Information Request MCU22 0197 · MCU22/0197

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU22/0197, OPW22/0296, RAL22/0031
Your Reference:	0426
14 December 2022
IS Trovatello & SA Rawson
C/- Pivotal Perspective Pty Ltd
95/3 Hilton Tce
NOOSAVILLE  QLD  4566
[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.	MCU22/0197, OPW22/0296, RAL22/0031
Street Address:	73 Southern Cross Pde Sunrise Beach Qld 4567
Real Property Description:	Lot 672 RP 225123
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – plans
The architectural plans are conceptual in part and require some further detail/clarification to enable a full assessment of the proposed development against the Noosa Plan 2020 codes.
Information Required
Amend the ground floor plan and detail all boundaries and the proposed front, side and rear setbacks as provided for the upper level.
Provide a plan detailing the location of the section plans.
Provide revised section plans, with no more than 2 sections per page.  The section plans should also detail the RLs for all floors, the proposed swimming pool and deck levels and existing ground level and label all rooms.

Issue – Repetitiveness of Design and Garage Doors
PO14 and AO14 of the Medium Density Residential Zone code requires development to address and enhance the streetscape by incorporating articulation and individual design elements that add visual interest to the development and takes the form of small separate buildings.
PO15 and AO15.1 and AO15.2 of the Medium Density Residential Zone Codes requires garages to not dominate the street or building design and are staggered or separated.
It is considered that the design presentation to the Southern Cross Parade is too similar to 75 Southern Cross Parade and greater variation in the design of 73 Southern Cross Parade is required, particularly to the garages and upper level balcony presentation to the street.

Information Required
Provide revised plans incorporating additional individual design elements to ensure the development is varied further in design to 75 Southern Cross Parade and the garages and balcony balustrade do not present a continuous form across the façade.

Issue - Landscaping
A detailed operational works landscaping plan prepared by a suitably qualified person has not been provided in support of the development application. Whilst the concept landscape plan generally indicates that the development can achieve a minimum of 40% of the site as landscaped area, the plans do not create the necessary screening to neighbouring lots to the north, or sufficient screening and scaling of the built form Southern Cross Parade.
Information Required
Provide a detailed landscaping plans prepared by a suitably qualified landscape architect in accordance with the requirements of the PSP2 – Landscaping, and that incorporate the following:
Vegetation with vertical scale to be provide screening/buffering of the built form when viewed from Southern Cross Parade. This landscape should be designed such, that a minimum 30% of the built form will be screened at maturity.
Screening vegetation with vertical scale to be provide along the northern boundary to buffer the built from when viewed from the north. Ensure planting includes appropriate height screening plants (minimum 4-5 metres in height at maturity)
Relocate the timber slat and masonry wall back within the private court lawn to allow a meaningful landscape space with a width capable of screening and softening the development.  Particular reference is to be made to A012.2/P012 in response to the item, in this regard 2 metres of landscape should be provided adjacent the front wall.
Feature pandanus to be located well within the property boundary to avoid contact with path users on Southern Cross Parade.

Issue – Sustainable Building Design
PO8 of the Sustainable Building Design Code requires development to provide a minimum floor to ceiling height of 2.7m.  The upper floors have a lesser floor to ceiling height.
Information Required
Provide amended plans with floor to ceiling heights of 2.7m.

Issue – Rear Setback
PO12 and AO12.1 requires a rear setback of 6m to provide space and landscaping between buildings and a high level of amenity to users of the site and adjoining premises.  The proposed dual occupancy proposes a substantially lesser rear setback including to the upper level of unit 1.
Information Required
Provide amended plans increasing the rear setbacks for the units.

Issue – Driveway Access
The submitted documentation does not contain sufficient information for Council to assess the proposed driveway, crossover and areas of verge.
Information Required
Provide additional detail on the proposed driveway and crossover. The detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
a design generally in accordance with RS-049, RS-050 and any associated addendum;
dimensions, levels and grade of the access driveway;
Provide additional detail demonstrating how trip hazards will be eliminated within the road reserve due to the construction of the proposed driveway crossover. Please note that Council is unlikely to support private retaining structures within the road reserve. The amended plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
the full extent of the transition to the adjoining areas of verge.

Issue – On-site Manoeuvrability
The submitted Vehicle Swept Path plans do not include sufficient information to demonstrate that a B99 vehicle is able to enter and exit the site.
Information Required
Provide amended Vehicle Swept Path Plans demonstrating that vehicles are able to enter and exit the site without the vehicle body envelope colliding with any features of the proposed development. The additional detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
adjacent carparks must be occupied when demonstrating how a B99 vehicle can enter and exit the proposed garages.
provide practical start/end points for vehicles entering/exiting the proposed garages.

Issue – Sustainable Building Design Code
The proposed stormwater management plan does not include 3,000 litres of rain water storage per dwelling as required by PO2 of the Sustainable Building Design Code.
Information Required
Provide sufficient detail to demonstrate that the development achieves compliance with The Noosa Plan 2020 – Sustainable Building Design Code. The detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).

Issue – Works in Council’s Landslide Hazard Overlay
The subject site is located within Council’s Landslide Hazard Overlay and a site-specific Geotechnical Engineer report has not be provided.

Information Required
Provide a Geotechnical Engineer report demonstrating the proposed works will have no adverse effects on the existing slope stability conditions of the subject site or any of the adjoining properties. The report must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include construction methodology, foundation recommendations etc.

Issue - Earthworks
Council is concerned the construction of the southern and western retaining walls may undermine the structural integrity of Lot 71 Southern Cross Parade and Lot 8 Beacon Court, respectively.
Information Required
Provide additional detail demonstrating how the proposed earthworks will not undermine the structural integrity of adjoining properties.

Issue – Proposed Street Trees
Council is concerned there may be insufficient space within the road reserve for the proposed Tuckeroos to comply with Council’s standard setback requirements without affecting the existing/proposed footpath.
Information Required
Provide additional detail demonstrating the location of the proposed Tuckeroo street trees. The location of the proposed Tuckeroo street trees must comply with Council’s setback requirements.
due date for response to information request
The due date for providing the requested information is 24 March 2023. 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,

Lisa Pienaar
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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