Information Response · MCU25/0020

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Item 2

Based on the above basement amendments, the area of the front setback showing a ‘pond
and planter’ should return to landscaped areas (PO9) to provide more space for more
substantive landscaping to occur to assist with softening the front façade presentation to
the street.

Response: The front setback of the basement has been significantly increased from 1.65m to 6m
(compliant). The Ground Level achieves 4.65m of soft landscaping to the entry stairs and feature ponds
and planters that highlight the entry point. Overall, the development provides 26.4% soft landscaping
across the site, where only 20% is required. The building wall is setback 6m, however, the front landing
and step access is required to achieve pedestrian access from the street to the dwelling entry. The
combination of soft landscaping and the pond/planter entry feature provides a high quality dense
landscape outcome that provides a visually pleasing streetscape presentation.

Item 3

Confirm that the maximum height of the building does not exceed more than 7.5 metres
above ground level and if so amend the plans and elevations to comply with a minimum side
setback of 2.5 metres.

Response: As per the attached updated proposal plans, the dwelling achieves compliant side setbacks
with the exception of the minor ensuite screening device and 500mm high planter, which is setback 1.5m
in lieu of the preferred 2m set out in AO9.3 of the Low Density Residential zone code. Despite this small
non-compliance, the screening device is deemed necessary for the following reasons:

    ●​ To achieve suitable privacy to the master bedroom ensuite from the adjoining neighbour, whilst
       allowing natural lighting to this room;
    ●​ The screening device has an approximate width of only 2.5m to the southern adjoining
       neighbour, which is considered a minimal encroachment;
    ●​ This element will be a lightweight timber-look aluminium screen, and will assist in providing
       articulation to the bulk and scale of the southern elevation, and does not unreasonably obstruct
       viewlines; and
    ●​ Landscaping along the side boundary can still be achieved.

Figure 1 below shows an elevation view including compliant setbacks in red, and the extent of the ensuite
screening outside of the preferred setback.




                                  Figure 1: Side setback - elevation profile



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Item 4

Provide amended and/or additional plans, including:

    (a) Confirm that the building heights have been determined from a recent site survey
    showing the ground level with ground level heights shown on elevations with all height
    measurements shown in RL’s relevant back to a surveyed ground level.

Response: Building heights have been obtained from a contour and detail survey that was conducted in
2021. Elevations and sections show the natural and existing ground levels and the 8 metre height limit as
detailed in the attached Proposal Plans.

Item 5

Provide an amended landscaping plan calculated in accordance with the above Noosa Plan
2020 definition of soft landscaping with setbacks that comply with the requirements of the
zone code. The amended plan is to specifically define each area of soft landscaping with a
per m2 area notated for ease of calculation.

Response: Drawing No. 5.0 - Landscaping Plan confirms that the proposal achieves 26.4% soft
landscaping plus 1.6% landscaping within planters. Refer to Figure 2 below.




                                        Figure 2: Landscape Areas

Item 6

The proposed basement is not completely below ground level, will be used for other
purposes aside from carparking and significantly exceeds 50% of site area. The extent of the
basement is not supported.




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Response: In accordance with the definition of basement, the basement levels are less than 1m above
ground level. Due to being located within a flood hazard area with requirements to achieve a minimum
finished floor level, the basement is slightly elevated, which is a common characteristic for mapped flood
hazard developed properties under the Noosa Plan flood resilience requirements. To ensure compliance
with the minimum floor level requirements, as an alternate solution the basement is backfilled,
landscaped and setback from boundaries to ensure there is no basement built form visible from
surrounding properties, canal or street frontage. This landscape design response in addition to the
reduced basement footprint results in an exemplary landscape design outcome, which will ensure
sustainable building outcome within a densely landscaped setting. Refer to Figures 3-5 and Section Plans.




                                   Figure 3: Basement levels plan extract




                                   Figure 4: Basement 2 level plan extract




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                                   Figure 5: Basement level plan extract

Item 7

Provide amended plans that complies with the site cover and setback requirements of the
Noosa Plan 2020.

Response: In accordance with Drawing No. C4.0 of the Proposal Plan set, the proposed site cover is
40% per level. A built-to-boundary garage is proposed to the southern elevation, however, this has a
maximum length of 9m, a maximum height of significantly less than 4.5m, and a mean height of 3.582m
(exceeding the QDC mean height by only 82mm). The height is well below the maximum 4.5m height
allowance, however the mean height is slightly exceeded due to the floor level requirements associated
with flood hazard, and is considered to be a minimal non-compliance. There are some minor setback
intrusions as outlined in the items above, all of which are proposed to be overcome via achieving the
associated performance outcomes, with an exemplary landscape outcome achieved.

Item 8

Amend the front facade of the dwelling in accordance with AO12 and PO12 to ensure the
dwelling more successfully addresses and contributes towards streetscape character.

Response: The proposal is oriented towards the street frontage. The main entry point is easily
recognisable via a separate pedestrian entry, gate, pathway, and feature entry landscaping including a
pond and planters. The street facing elevation also incorporates window openings, a porch, external
stairs, and awnings. As per Item 2, the extent of soft landscaping has been increased as a result of the
compliant basement setbacks and reduce basement footprint (Item 1) to soften the built form.

Item 9

Amend the southern elevation to more successfully respond to PO12 by avoiding large
continuous wall planes and bulky elevations. This may include introducing physical breaks in



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the length of the wall and or indentations to provide greater articulation to the upper floor
to ensure a more sympathetic residential building presentation results.

Based on the current design, there is limited opportunity for any substantial landscaping to
grow along the side boundary which would exacerbate the presentation of the southern
facade to adjoining premises.

Response: In response to Item 1 of this Information Request, the basement setbacks are now
compliant, allowing for more substantial soft landscaping opportunities around the dwelling. Some
additional windows have been included along the southern elevation to provide further articulation. Refer
to Figure 6 below.




                                        Figure 6: Southern Elevation

Item 10

Provide amended Civil and Architectural Plans that reduces the overall width of the driveway
crossover at the kerb and footpath transition zone. The amended Plans must be prepared by
a suitably qualified person and achieve the following widths:

    a. Width at the kerb (W1) = 6.0m
    b. Width at the footpath transition zone (W2) = 5.0m
    c. Width at the property boundary (W3) = 6.0m

Response: The Proposal Plans and Civil Plans have been revised to incorporate the above measurements
for the driveway.

We thank the Council on behalf of the applicant for assessing the attached additional application material.

Based on the information provided in this application we respectfully request that Council proceed to
issue an approval.




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Should you have any questions with respect to the above, please do not hesitate to contact the
undersigned.

Yours faithfully,
Adapt Development Management Pty Ltd




 Liam Pinese                                    Tiani Boulton
 Managing Director                              Director
 E: [email protected]            E: [email protected]
 M: 0432 497 857                                M: 0404 924 160




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