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response to information request Plover St
25 November 2021 Maxwell Potter Noosa Council [email protected] RE: Response to Information Request MCU21/0171 – 34 Plover St, Peregian Beach Council issued a further advice request on 4 November 2021. The applicant provides the following additional information in response to the items: 1. Please provide amended plans containing RL levels showing the maximum building height. The proposed building is less than 8m relative to natural ground level as determined by the survey. This is most appropriately shown on the height blanket diagram below. 2. Provide a copy of the survey plan which was informed the RL levels A copy of the detailed contour survey by dts consultants is attached.
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Page 2
3. Please provide amended plans which show the dwelling to be 2 storeys.
The definition of storey is described below with the relevant emphasis highlighted
applicable to this proposal.—
1. means a space within a building between 2 floor levels, or a floor level and a ceiling or roof,
other than—
1. a space containing only a lift shaft, stairway or meter room; or
2. a space containing only a bathroom, shower room, laundry, toilet or other
sanitary compartment; or
3. a space containing only a combination of the things stated in subparagraphs (i)
or (ii); or
4. a basement with a ceiling that is not more than 1m above ground level; and
2. includes—
1. a mezzanine; and
2. a roofed structure that is on, or part of, a rooftop, if the structure does not only
accommodate building plant and equipment.
The plans show an undercorft meter room, laundry, stairs and toilet on the lower ground
floor, as shown in plan form below. This part of the building is not considered a storey
relative to the definition and is also retained with landscaping along the side of the building
to not be seen as a separate storey when viewed from the boundaries.
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Page 3
4. Please provide amended plans which show a site cover which shows 50%
for one of the storeys and a maximum of 30% for the others. It is noted
that the other storeys must be within the building footprint of the storey
which is 50%.
The Low Density Residential zone requirement and definition of site cover is described
below with the relevant emphasis highlighted applicable to this proposal.—
Site cover for a building of 2 storeys –
1. 50% for one of the storeys; and
2. 30% for the other storey; or
3. 40% for both storeys.
site cover of development, means 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—
1. in a landscaped or open space area, including, for example a gazebo or shade structure or;
2. a basement that is completely below ground level and used for car parking; or
3. the eaves of a building; or
4. a sun shade
The undercorft meter room, laundry, stairs and toilet on the lower ground floor is not
considered a storey (as described above). The following site cover calculations are
therefore applicable to the proposal and comply with the 50%, 30%, 30% requirement.
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Page 4
5. Please provided amended plans showing a minimum setback of 5.33
metres for the eaves of the dwelling and 5.93 for the building.
The average setback for the houses along Plover St is 4.1m as referenced in the
neighbourhood setback analysis below.
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Page 5
The site slopes steeply away from the Plover St frontage and the driveway design requires
the garage to be setback less than 6m to allow for the garaging without scraping. This
design is consistent with many coastal properties along this part of Peregian and Sunshine
Beach.
The local award-winning architect Dan Sparks provides the following commentary in
regard to the design:
‘The building is perceived as two distinct pavilions, articulated as robust ’shells’
These shells, whilst providing a strong coastal architectural aesthetic, performed
the function of providing protection to living spaces within and under - expressed
as more intricate, detailed and layered space and material. The shells protect from
sun, rain and inclement winds. They provide both the primary architectural
language of the home and its dominant environmental control.’
The shells address the street and hang over the garage providing visual interest to the
street, as shown below.
The main building line to the garage is setback 4.5m and is more than the average setback
along this part of Peregian Beach. The shell elements provide an important part of the
building design and provide weather protection and interest to the building. Landscaping
is provided in front of the building and is consistent with the predominant building
streetscape consistent with the Performance Outcomes.
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6. Please provided amended plans showing the eaves of the building
setback 6 metres from the rear boundary.
The site is located more than 200m from the shoreline and includes a substantial
vegetation buffer to Peregian Beach. The main building line is setback 6m from the rear
eastern coastal boundary with a cantilevered balcony and eave, as shown below.
The relevant Overall Outcomes and Purpose statements relevant to the design is included below.
• Development is designed and sited to protect the visual character and scenic amenity of the
Coastal Protection and Scenic Amenity Area and to integrate with the surrounding natural
landscape and skyline vegetation.
• Ensure development is designed and sited to protect the natural beach experience and scenic
amenity of the coastal area enjoyed by Noosa Shire residents and visitors.
The roof design slopes down and provides a consistent scale and building for the site. The
building matches into the surrounding landscape and skyline vegetation. As noted from
the following pictures, these cantilevered elements are designed and sited so as not to
impact the scenic amenity of residents and visitors looking at the site from the beach.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please proceed with the
assessment of the application at your earliest convenience.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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