Appendix B - Prelodgment notes

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                 5.      ADVICE & INFORMATION

                 Patrick Murphy, Coordinator Planning - Comments
                 1.      It is proposed to develop 5 small dwelling units which are to be constructed over 3 levels
                         above a basement car park. Elevated pools are proposed to be incorporated within the
                         street facing balconies.
                         A Multiple dwelling development is Code Assessable within the High Density Residential
                         Zone and is subject to assessment against the following codes:
                 •       Noosa Heads Local Plan Code
                 •       High Density Residential Code
                 •       Dual Occupancy and Multiple Dwelling Code
                 •       Works Code
                 2.      As this is likely to be one of the first developments within Bottlebrush Avenue to be
                         assessed under the new provisions of the Noosa Plan 2020 the application would be
                         assessed by an officer who would make a recommendation to Council. Council would
                         make the final decision on the application.
                 3.      The High Density Residential Code prescribes a height limit of 12 metres and 3 storeys.
                         As a consequence of the mezzanine levels the development results in a 4 storey
                         development. Whilst the development maintains compliance with the 12 metre height
                         limit the elevation plans detail that the building has the appearance of 4 storeys. A
                         building which appears externally to be 4 storeys will not be supported, if the 4 storeys
                         can be contained within a building which appears as 3 storeys this could be supported
                         at officer level.
                 4.      The plans demonstrate that bulk attributed to the pools servicing the 3rd storey dwellings
                         is situated in the area associated with the second storey and as such it is reasonable
                         that it complies with the 6 metre second storey setback requirement. Any part of the
                         pool, such as balustrading, that intrudes into the storey must comply with the 10 metre
                         front setback requirement.
                         The development also proposes to encroach into the 8 metre rear setback requirement
                         for the 3rd storey. An application should demonstrate that any encroachment will not
                         impact on the amenity of surrounding property’s with regards to overlooking and
                         excessive bulk. It was unclear from the submitted plans as to whether the development
                         complies with the side setback requirements
                 5.      The High Density Residential Zone prescribes a plot ratio and site cover of 0.75:1 and
                         45% respectively for small dwelling units. Initial review of the plans indicate that the
                         proposal complies with these parameters, any application should continue to
                         demonstrate compliance with these parameters.
                 6.      The applicable codes include a number of provisions with regards to building design and
                         streetscape including:
                 •       6.3.3.3 of High Density Residential Zone Code
                 •       7.2.5.3 of Noosa Heads Local Plan Code
                         These provisions include requirements regarding:
                 •       Variation/articulation in roof form that is to be visible from the street;
                 •       a mix of lightweight and textured external building materials or materials that reflect the
                         natural environment such as timber and rock face;


                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21234939
Version: 9, Version Date: 17/09/2020

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                 •       a variety of external finishes to provide an interesting built form and avoid bulky single
                         plane finishes;
                 •       preserving the amenity of adjoining land including sunlight to neighbouring properties.
                         In this regard, the proposed dark colours do not present as lightweight and consideration
                         should be given to use of lighter colours. Furthermore, it should be demonstrated that
                         the amenity of the adjoining premises is preserved including access to sunlight.
                 7.      Performance Outcome 09 of the Dual Occupancy and Multiple Dwelling Code seeks that
                         multiple dwellings can be accommodated and visited by a wide cross section of the
                         community including people with limited mobility.
                         In this regard the Acceptable Outcome requires:
                        One in three multiple dwelling units:

                   1. is accessible by a safe, continuous and step free path of travel from the street entrance
                      of the property or from a car parking space;
                   2. has a step-free entrance door with opening width of at least 820 millimetres; and
                   3. contains a bathroom on the entry level.
                        The application should demonstrate how it complies with this performance criteria.
                 8.      Landscaping - permeable pavers with in the driveway will not be included in the
                         calculation of landscaping. It is also noted that significant vegetation is located at the
                         property frontage, it is noted that the planning scheme seeks the retention of existing
                         vegetation.


                 Monkeith Kadhum – Development Engineer
                 The main engineering issues, but are not limited to the following:
                 1. Earthworks:

                 •    The site is mapped as landslide hazard and the proposal involves significant earthworks.
                      The proposed development must be supported by geotechnical investigation report/s
                      and engineering design. The geotechnical investigation and engineering design should
                      address/include any required pile works, foundation method and the potential of adverse
                      impact on the stability of the adjoining properties.

                 2. Frontage works:

                 •    A public pathway abutting the kerb line at an appropriate width should be provided along
                      the full frontage of the site and be extended where appropriate to connect with adjoining
                      sections of pathway.
                 •    An access driveway at compliant grades and profile (refer to AS2890.1) should match
                      the existing grassed verge without the need for retaining walls, steep batters or edging
                      that could pose trip hazards, fall hazards or maintenance issues to Council.
                 •    A large gum tree/s on the right-hand front corner should be retained.

                 3. Parking Area:

                 •    All parking spaces and manoeuvring and turning area must be in compliance with
                      AS2890.1 and for the use of a standard B99 vehicle.

                 4. Stormwater Management Plan:
                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21234939
Version: 9, Version Date: 17/09/2020

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                    A stormwater management plan and design are required, that address in particular the
                    following:
                 • Allow for the collection, control and containment of the existing overland flows from
                    adjoining properties.
                 • Provide any necessary stormwater detention and/or retention measures to maintain the
                    stormwater runoffs from the site to its predevelopment rates.
                 • The stormwater design should aim at disposing of the stormwater flows directly into
                    Council’s existing pit/pipeline rather than into the kerb line.
                 5. Erosion & Sediment Control:

                 •    Given the steepness of the site and the proposed earthworks, a design for E&SC
                      prepared by suitably qualified persom must provided in accordance with “Best Practice
                      Erosion and Sediment Control” published by the International Erosion Control
                      Association (Australasian Chapter) (IECA, 2008)

                 Note: The applicant suggests that a Combined MCU and OPW may be submitted for the
                 proposal. As such a detailed engineering design for the civil works in compliance with the
                 relevant standards will be required to address, but not limited to, the above issues.


                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours faithfully,




                 Patrick Murphy
                 Coordinator Planning




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21234939
Version: 9, Version Date: 17/09/2020