AS PUBLISHED Information Request MCU25 0020

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                 1.   Noting that Council will not support the basement (including any piling and any associated
                      works) encroaching into the boundary setback areas, provide amended architectural
                      drawings which move the basement and structures out of the setbacks as required under
                      AO14(b) of the Low Density Residential Zone Code.
                 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.
                 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.
                 Issue - Building Height in metres
                 The submitted documentation does not include sufficient information to clearly demonstrate
                 how building heights have been determined.
                 Information Required
                 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.
                 Issue – Soft landscaping
                 The application material indicate that the development proposes 177m² or 28% of soft
                 landscaping, however it appears the proposal has included garden beds and areas above
                 concrete piling as part of landscaping. The Noosa Plan 2020 defines soft landscaping as:
                 “…means trees, shrubs, grass, garden beds and impervious surfaces that occur naturally such
                 as rock outcrops. Soft landscaping is not located on top of a constructed slab or other structure
                 and is capable of supporting the establishment and growth of canopy trees as well as other
                 species. The term does not include swimming pools or impervious surfaces such as
                 driveways, vehicular access lanes, vehicle parking and manoeuvring areas, pathways,
                 stormwater structures, tennis courts, decks, balconies, roof terraces and the like. It also does
                 not include areas over which balconies cantilever unless there is a vertical height of 4 metres
                 between the ground and the balcony to allow for significant planting.”
                 Council notes the following:
                 • Soft landscaping is NOT located on top of a constructed slab or other structures.
                 • Soft landscaping is capable of supporting the establishment of canopy trees as well as other
                 species.
                 Information Required
                 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.
                 Issue – Site Cover
                 Acceptable Outcome AO8.1 of the Low Density Residential Zone Code requires the site cover
                 for all buildings and structures (for a building of 2 storeys) to not exceed:
                 (i) 50% for one of the storeys; and
                 (ii) 30% for the other storey; or




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                 (iii) 40% for both storeys.


                 The Noosa Plan 2020 defines Site Cover as:
                 “…the portion of the site, expressed as a percentage, that will be covered by a building or
                 structure, measured to its outermost projection, after the development is carried out, other
                 than a building or structure, or part of a building or structure, that is -
                 (a) in a landscaped or open space area, including, for example a gazebo or shade structure
                 or;
                 (b) a basement that is completely below ground level and used for car parking; or
                 (c) the eaves of a building; or
                 (d) a sun shade.”
                 The Noosa Plan 2020 defines a basement as;
                 Basement means a space—
                    a) between a floor level in a building and the floor level that is immediately below it; and
                    b) no part of which is more than 1m above ground level.
                 The Performance Outcome PO8 requires buildings and structures to generally be of a
                 compatible scale with surrounding development and circumstance of the site, allow the
                 opportunity to provide soft landscaping between buildings, and do not present an appearance
                 of bulk to adjacent properties and roads.
                 Our calculations indicate that the proposal will result in a basement site cover that significantly
                 exceeds 50%. Council also notes that the proposal is likely not to achieve minimum soft
                 landscaping requirements and creates excessive bulk when compared to adjoining and
                 neighbouring properties.
                 Information Required
                 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.
                 7.   Provide amended plans that complies with the site cover and setback requirements of the
                      Noosa Plan 2020.
                 Issue – Streetscape
                 AO12.1 of the Low density residential zone code requires that buildings are oriented towards
                 the street by incorporating design elements within the front facade. This can include features
                 such as verandahs, porches, external stairs or awnings.
                 The current design maintains an austere presentation with a number of walls and closures to
                 the street on both levels which internalises the Dwelling and does not provide a positive
                 contribution to the streetscape.
                 Information Required
                 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.
                 Issue - length of wall greater than 20 metres
                 AO12.2 of the Low density residential zone code states that a wall greater than 5 metres in
                 height is no more than 20 metres in length. The proposed southern wall exceeds this
                 requirement.
                 Information Required




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                 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 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.
                 Issue- Non-Standard Driveway Crossover
                 Council recognises that the Ravenwood Drive verge width is 3.7m which limits the opportunity
                 for a standard driveway crossover to be constructed (i.e., RS-049, Type 2).
                 However, the width of the proposed driveway crossover at the kerb (W1 – 6.99m) and footpath
                 transition zone (W2 – 5.99m) is considered excessive.
                 Council believes an opportunity exists to reduce the width of the crossover at the kerb and
                 footpath transition zone to be closer to the standard while achieving the design intent
                 (manoeuvre on-street carparks, align with basement car lift, etc.).
                 Information Required
                 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
                        An indicate markup is provided below.




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                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 21 June 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,




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                 Andrew Gaffney
                 Senior Development Planner




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