AS PUBLISHED Information Request MCU25 0042 · MCU25/0042

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                 Storey—
                   a)  means a space within a building between 2 floor levels, or a floor level and a ceiling or
                             roof, other than—
                          I. a space containing only a lift shaft, stairway or meter room; or
                         II. a space containing only a bathroom, shower room, laundry, toilet or other sanitary
                             compartment; or
                        III. a space containing only a combination of the things stated in subparagraphs (i) or
                             (ii); or
                        IV. a basement with a ceiling that is not more than 1m above ground level; and
                   b)  includes—
                          I. a mezzanine; and
                         II. a roofed structure that is on, or part of, a rooftop, if the structure does not only
                             accommodate building plant and equipment.
                 Noosa Shire Planning Scheme - Definitions
                 Information Required
                 1.   The carparking level is not defined as a basement and includes spaces which are more
                      than 1 metre above ground level. In this instance, this level is a storey under Noosa Plan
                      2020.
                 2.   Amend the plans and elevations to contain a maximum of two storeys in accordance with
                      PO8 of the Medium Density Residential zone code and definition of a storey under the
                      Noosa Plan 2020.


                 Issue - Building Height in metres
                 The submitted documentation does not include sufficient information to demonstrate the
                 proposed building height.
                 Information Required
                 3.   Provide amended and/or additional plans, including:
                      (a) Confirm that building heights for the Dwelling house have been determined from a
                          recent site survey showing the lawfully established ground levels;
                      (b) Provide additional Section Plans (north/south and east/west) showing the dwelling at
                          the highest point from natural ground, with all height measurements shown in RL’s
                          relevant back to a ground level and if required an updated maximum building height
                          blanket at 8.0 metres showing any exceedance;
                      (c) In particular the side elevations appear to exceed the maximum 8.0 metre height for
                          that part of the dwelling’s externally exposed wall.
                      (d) If required, amend the design to reduce the height to comply with AO8.2 of the
                          Medium Density Residential zone code.




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Document Set ID: 23746271
Version: 2, Version Date: 22/05/2025

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                 Issue – Site Cover and Plot ratio
                 Acceptable and Performance Outcomes 10 and 11 of the Medium Density Residential Zone
                 Code requires that for Dwelling houses; Site cover and Plot ratio development do not exceed
                 40% and 0.4:1 respectively.
                 The planning assessment report indicates that the site cover of the proposed development is
                 42.7% and that the plot ratio is exceeded. Based on the combined exceedance of site
                 coverage and plot ratio the Dwelling house is an over development of the site and is not
                 supported.
                 It is unclear what areas of the Dwelling have been included within site cover and as gross floor
                 area to determine the plot ratio.
                 Information Required
                 4.   Both site cover and plot ratio maximums are Performance Outcomes of the Medium
                      Density Residential zone code. Provide site cover and gross floor area calculations in
                      accordance with Noosa plan 2020 for each level of the Dwelling house.
                 5.   Based on this assessment, provide amended plans and elevations to comply with the site
                      cover and plot ratio Performance Outcomes 10 and 11 of the Medium Density Residential
                      zone code.
                 6.   Provide additional clarification of the purpose and area of ‘plant and equipment’ proposed
                      at the lower level which contributes to gross floor area and plot ratio of the Dwelling.


                 Issue – Roof Forms
                 It has not been fully demonstrated that the proposed form of the roof is consistent with the
                 character of the area. The design appears to dominate the streetscape and result in a box
                 profile particularly when compared to existing developments to the east of the site.
                 Information Required
                 Provide further justification of how the development meets the performance criteria for PO19
                 of the Medium Density Residential Zone Code. Providing examples of other existing or
                 approved development in the locality will assist with demonstrating this justification.
                 Provide an amended roof and façade design that avoids boxy profiles and provides sufficient
                 eaves in accordance with PO19/AO19.1 of the Medium Density Residential Zone Code.
                 To reduce bulk and increase visual interest, it is requested that an alternative means of
                 screening is investigated. The amended roof and façade design is required to further address
                 PO14/AO14.1 and AO14.2 of the Medium Density Residential Zone Code.

                 Issue - Rear setback
                 AO 12.1 of the Medium Density Residential Zone Code requires a 6.0 metre rear setback.
                 The proposed development indicates a 2.4 metre rear setback to the contained planter and a
                 3.0 metre setback to the kitchen, dining and living area at first floor level and a similar set back
                 to the upper level balcony and plunge pool. The current rear setbacks are not supported.
                 Council have significant concerns that the proposed design and setbacks provide
                 opportunities for direct overlooking into adjoining premises to the north as well as potential
                 acoustic issues resulting from the upper level plunge pool and balcony within the setback.
                 The reduced set back also limits opportunities for any meaningful vegetation to occur at the
                 rear of the property and between buildings.
                 Information Required




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Document Set ID: 23746271
Version: 2, Version Date: 22/05/2025

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                 7.     Submit amended plans and elevations which increase the rear setback to as stated
                        under PO12 of the Medium Density Residential Zone Code.


                 Issue – front fence and driveway extent
                 A0 17.1 of the Medium Density Residential zone code requires that front fences are set back
                 an average of 1 metre and are articulated. The current design provides a front fence which is
                 constructed along the entire front boundary in one plane and does not contribute towards the
                 attractiveness of the streetscape.
                 The proposed driveway located adjacent to the western boundary is constructed to the
                 neighbouring boundary and does not provide for any landscaping or buffering to the
                 neighbouring side boundary.
                 Information Required
                 Submit amended plans and elevations which;
                      - Provides articulation and heights of the front fence in accordance with AO 17.1 and
                        AO17.2 of the Medium Density Residential zone code.
                      - incorporate additional landscaping adjacent to the southern side boundary to provide
                        softening to the side boundary and adjoining premises.


                 Issue – Excavation to side boundary
                 Information Required
                 8.    Provide further details and sections showing how fencing will be constructed and
                       maintained between adjoining properties.


                 Issue – Stormwater Discharge
                 Council has concerns the proposal is increasing the sites impervious area and the site is falling
                 away from the street.
                 Information Required
                 9.     Demonstrate a lawful point of discharge by providing a stormwater management plan
                        prepared by a suitably qualified person.


                 Issue – Vehicle Crossover
                 The proposed driveway is shown on the property boundary adjacent to the neighbouring
                 driveway and two established street trees. Council has concerns the vehicle crossover is not
                 compliant with standard drawing RS-049 and may impact the street trees.
                 Information Required
                 10.    Provide further information addressing the vehicle crossover and street trees,
                        demonstrating how the potential impacts will be mitigated.




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Document Set ID: 23746271
Version: 2, Version Date: 22/05/2025

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                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 22 August 2025.
                 Email your response to [email protected]. Please advise Council of your response to
                 this information request in accordance with section 13 of the Development Assessment Rules.
                 If you do not provide a response before the due date, it will be taken as if you have decided
                 not to respond to the information request and Council will continue with the assessment of
                 your application.
                 4.     OTHER DETAILS

                 You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
                 Services” page can be accessed via "Quick Links" on the left hand side of the screen.
                 Should you have any further queries in relation to the above, please do not hesitate to contact
                 me on the number above.
                 Yours faithfully,




                 Andrew Gaffney
                 Senior Development Planner




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Document Set ID: 23746271
Version: 2, Version Date: 22/05/2025