Information Request MCU22 0012

Officer: 	Georgina Schramm
Direct Telephone: 	07 53296569
Our Reference:	MCU22/0012
Your Reference:	2988
4 March 2022
Urban Fabrics Developments Pty Ltd
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU22/0012
Street Address:	27 Hilton Tce Tewantin Qld 4565
Real Property Description:	Lot 106 RP 41223
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Design, Material and Finishes
The proposal plans do not achieve compliance with the Design, Material and Finishes provisions of the relevant codes of the Noosa Plan 2020. The front building façade is considered to dominate the streetscape and is not consistent with the Tewantin locality.
The symmetrical presentation of the building and limited soft landscaping within the front setback creates an appearance of bulk from the roadside.
Information Required
The proposed building façade of the units are not of a scale and presentation consistent with the area, the street presentation is to be revised to present as asymmetrical to Hilton Terrace. Compliance with AO14.1 is to be demonstrated.
This may be demonstrated by greater incorporation of natural finishes and use of lightweight materials to provide variation.

Issue – Landscaping
A Landscaping Plan has not been provided in support of the development application. Whilst the plant species illustrated within the front setback are vibrant and provide interest, the species do not create a landscaped setback from the roadside, the setback area consists of excessive impervious pavement with little incorporation of soft landscaping.
Information Required
Provide a Landscaping Concept Plan consistent the Landscaping Code and PSPS 2 of the Noosa Plan 2020.
Amend and improve the proposed front landscape setback to soften the development and upholds the amenity of the area. This may include incorporating plant species which will assist in screening and increasing the plantings in the front setback. Particular reference is to be made to AO12.2/PO12 in response to the item, in this regard 2 metres of landscaping should be provided adjacent to the front boundary.
Ensure species selection upholds the amenity and local character of the area. This includes incorporating plant species which will assist in screening (see PSP2 – Landscaping for preferred species list).
Ensure planting along all boundaries includes appropriate height screening plants (minimum 4-5m height at maturity).
Illustrate the location and species of the 2 street trees along the frontage.
Issue – Building Height & Fence Height
The plans do not clearly show the building height relative to natural and finished ground. RL levels are not included on the plans relative to ground level and to the top of all the dwelling and structures.
It is not known the exact building height following works to comply with raising the dwellings to comply with the DFE.
The proposed side and rear fencing height is to achieve a height of 3 metres. There is limited information provided in relation to the fencing materials and whether it will comply with the relevant Outcomes.
Information Required
Submit amended plans that show all RL’s to the top of all proposed structures.
Reduce the overall height and dominance of the fence. This may be achieved by providing a combination of soft landscaping, off-setting/staggering the fence etc. to improve the appearance of the wall/fence and reduce and reduce impacts to adjoining premises. Reference is to be made to AO17 of the Medium Density Residential Zone Code.
Issue – Site Cover & Plot Ratio
The development exceeds site cover and plot ratio requirements as outlined in AO10 and AO11 of the Medium Density Residential Zone Code. The proposed ‘gazebo’ fulfils the definition of a building and therefore contributes to the development’s site cover and gross floor area.
Such variations have the potential to compromise future adjoining and surrounding development/s should land be further developed as encouraged by the zoning, therefore it is unlikely that the variations will be supported.

Information Required
Reduce the total site cover and plot ratio of the development in compliance with the above-mentioned outcomes.
Provide revised elevations to clearly illustrate the proposed materials and finishes of the ‘gazebo’.
Issue – Building Setbacks
The siting of the Dual Occupancy is not in accordance with AO12.1 of the Medium Density Residential Zone Code. Compliance is not achieved with the front nor the side boundary setbacks, assessment against the Outcome has not been provided in the Planning Report.
Information Required
Provide an assessment against AO12.1/PO12 of the Medium Density Residential Zone Code. Should a relaxation be sought, supporting information should include comparative assessment of surrounding and adjoining premises and particular reference to access to sunlight and privacy to assist in the assessment of the proposal.
Issue – Works near underground infrastructure
A sewer line runs across the subject property and the submitted plans propose the construction of a retaining wall over the existing sewer line. Currently, there isn’t an easement for this Unitywater’s asset.
Information Required
Provide Unitywater’s approval for the proposed works over and adjacent to the sewer line.
Issue – Stormwater
According to the submitted documentation the site is to be filled. Council has concerns with the potential for stormwater drainage impact (redirect overland flows, increased runoff or additional ponding) onto the adjoining properties.
The submitted Stormwater Management Plan, prepared by Arcos, is acknowledged.
Information Required
Provide RPEQ written certification, certifying that the proposed earthworks and stormwater management plan, as detailed in Arcos’ plans OPW-C-00201 & SMP-C-00001, rev A and dated 20/01/2022, will not cause a worsening of stormwater conditions by adversely altering stormwater drainage characteristics external to the site, including, but not limited to:
additional ponding on neighbouring properties or on road reserve;
increased runoff onto neighbouring properties or road reserve
redirect overland flows.

NOTE:
Any changes to the proposed design (e.g. front setbacks; building; landscaping; etc.) must demonstrate that all vehicles can enter the site and space if a forward gear, manoeuvre on site and exit in a forward gear in a total of 3 movements.

due date for response to information request
The due date for providing the requested information is 3 June 2022. 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.
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,

Georgina Schramm
Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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