Response to NC information request

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Item 2: Please provide a landscape concept plan, which clearly illustrate how compliance has been
achieved against each of Noosaville Locality Code’s Probably Solutions S53.1, S53.2 and S533.

Applicant’s Response to Item 2: The above solutions are not relevant to the proposal as they refer to
development located in the Attached Housing zone whereas the site is included in the Visitor Mixed Use
zone. However to assist Council is their assessment, a Landscape Plan is provided in Attachment A
which illustrates plantings for the site as well as a revised fencing plan.


Item 3:          Amend the Proposal Plans to refer to correct front boundary setback distance .

Applicant’s Response to Item 3: The amended proposal plans included in Attachment B clearly
illustrate the location of the required 10 metre setback in relation to the line of the building.


Item 4: If still within the 10m front boundary setbacks following consideration and amendment, provide
reasons why a reduced setback to the third storey is required and how it achieves compliance with the
Noosa Plan.

Applicant’s Response to Item 4: As discussed in the pre lodgement meeting, Council has consistently
relaxed upper level setbacks in the Noosaville area with the most recent approval being a Multiple
Dwelling of 3 units approved at 279 Gympie Terrace Noosaville under MCU15/0014. The approved
plans for this development included an approved setback of 8.0 metres to the line of the third storey roof
and 7.2 metre to the sun control battens. (refer figure 1 below)




Figure 1 – extract of approved plans for MCU15/0014 demonstrating upper level roof intrusion into setback area


In response to Council staff comments the applicant has now amended the proposal plans and reduced
the width of the upper level which results in a setback of 7.95 metres on the eastern corner of the building
and 8.5 metres on the western corner. The reduced third storey setback for the roof line is considered
to meet the Specific Outcomes of the Noosa Plan relating to setbacks as follows:

       a) provide amenity for users of the premises as well as preserve the visual and acoustic
       amenity of adjoining and nearby properties; - The proposed third storey front roof line is setback
       from the street frontage and provides a diagonal setback ranging from 7.95 metres on the

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     eastern portion of the building to 8.5 metres on the west. This roof line and eave provides sun
     protection and shading for the building and upper level terrace and is well is setback from the
     edge of the upper level landscape terrace.

      The upper level deck on the adjoining Regatta development to the east of the site is located
      approximately 6.3 metres from the frontage and will not be affected by the upper level roof line
      encroachment which at 7.95 metres is behind this deck.

      Due to height of the third storey roof it is unlikely to impact on the amenity of the units to the
      west of the site.

      b) provide adequate distance from adjoining land uses; The reduced third storey roof setback to
      Gympie Terrace does not impact on the adjoining unit developments and is consistent with the
      range of setbacks and buildings that have been developed in the surrounding area as detailed
      in Figure 2 below. Due to the roof line having a height of over 12 metres it will not impede or
      overshadow adjoining units




      Figure 2 – estimated front boundary setbacks



      c)allow space for required vehicle parking; - All carparking provided on site and not affected
      by the reduced upper level roof line.

      d) preserve any existing vegetation that will buffer the proposed building; - Existing mature
      trees at rear of the site to be retained where possible. There is no vegetation at the front or
      sides of the site.

      e) allow for landscaping to be provided between buildings; - Reduced third level roof line
      does not impact on ground level landscaping. Due to the provision of carparking in a basement
      the development provides substantial areas that are able to be planted rather than used for
      driveways and parking.

      f) maintain the visual continuity and pattern of buildings and landscape elements within the
      street; - As detailed in figure 2 above, the existing development along Gympie Terrace exhibits
      reduced setbacks to this frontage. The proposal substantially complies with the required
      setbacks as the lower levels are setback over 6 metres from the street frontage and the front
      intrusion relates to the upper level roof form.

      The proposed development will provide greater articulation and landscaping as well as a more
      lightweight building to the Gympie Terrace frontage especially when compared to the existing
      development such as the Regatta complex.

      g) avoid large areas of continuous wall planes by varying the building setbacks and using
      appropriate techniques to provide visual relief; - The entire frontage is well articulated with large
      decks and roof lines that provide visual relief.

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      h) help protect the natural character and visual amenity of the Noosa River system and other
      watercourses. – The reduced third storey roof setback will not impact on the amenity of Noosa
      River as it is well setback from Gympie Terrace with landscaping areas provided to the
      frontage.


Item 5:        Amend the Proposal Plans to correct references to flood height.

Applicant’s Response to Item 5: Revised proposal plans are included in Attachment B detailing the
correct flood height.


Item 6: Provide a landscape concept plan for the frontage of the site which addresses inter alia:
        • Fill requirements;
        • Pool fencing;
        • Scalability of plants with relation to pool fence requirements;
        • Provision of landscaping to the frontage which visually screens the bulk of the building; and
        • Provision of suitable street trees.

Applicant’s Response to Item 6: Please refer to Attachment A which provides a landscape plan for
the proposed development.


Item 7: Provide information and/or siting of any water or other utility infrastructure within the landscape
frontage areas or road reserve.

Applicant’s Response to Item 7: The applicant has discussed the potential for the provision of
electrical or fire infrastructure at the front of the site with Council officers and noted that detailed design
and investigation of such matters has not been undertaken at this early stage of the process. The project
designer notes that there are large setbacks and landscaped areas at the front of the site that can be
used for the provision of such infrastructure. The applicant is willing to consider a condition in this regard.


Item 8: The proposal plans must include replacing and upgrading the existing pathway to 2.0m wide
pathway. The works must also include the removal and reinstatement of all existing redundant driveways
to the site including the driveway near northwest corner of the site. Amend the relevant plans to comply.

Applicant’s Response to Item 8: This item can be conditioned as part of any approval and detailed
as required for a future Operational Works application. The information is not critical to Councils
assessment of the application.


Item 9: Investigate amendment to the existing linemarking for the bus stop in line with the Council
Preferred Bus Stop Treatment and provide alteration to the proposed crossover to improve vehicular
access and vehicle passing opportunities to the proposed building.

Applicant’s Response to Item 9: SCG Consulting Engineers have advised that they have inspected
the site and the set out of the existing bus stop. The Engineers advise that the existing line making
exceeds the dimensions shown in Councils Preferred Bus Stop Treatment diagram and in their opinion
there will not be any benefit in reducing the existing line markings to reduce the set out.

If Council requires any changes to the set out, the applicant is willing to consider a condition in this
regard.


Item 10:        Provide a longitudinal cross section for the length of the proposed driveway including
B99 Template to demonstrate adequate ground clearance at critical sections of the driveway.

Applicant’s Response to Item 10: Please refer to Attachment C for revised plans prepared by SCG
Consulting Engineers.

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Item 11:          Investigate providing additional on-street parking spaces including a space along the
redundant crossover near the northwest of the site. Provide detailed plan for linemarking for frontage to
demonstrate allocation of the maximum number possible of compliant parking spaces, the plan should
also illustrate any amendment to the linemarking for the bus stop as discussed in the above previous
item.

Applicant’s Response to Item 11: Please refer to Attachment C which includes amended plans that
detail an additional parking space on Gympie Terrace. A detailed plan for line marking will be provided
as part of the future Operational works application for the site.


Item 12:          The information and amendment addressing the following are required:
   a. Structural retaining for the proposed passing bay encroaches on the existing sewer easement and
   may be in conflict with Unitywater requirements, Unitywater endorsement of the encroachment and
   retaining wall design is required.
   b. Update plan to reflect changes to the crossover discussed previously.
   c. Vehicle turning path encroaches on the pathway, provide amended plan to address this matter
   and consistent with the new design of the crossover.


Applicant’s Response to Item 12: The applicants Engineers SCG Consulting have advised that a
detailed retaining wall design and Build over the Sewer Application will be undertaken as part of the
Operational Works Design and application phase for the project. Attachment D provides SCG vehicle
turning paths and driveway levels.


Item 13:        Amend plan to avoid conflict between the proposed stormwater cells and the existing
sewer main or seek endorsement of Unitywater in this regard.

Applicant’s Response to Item 13: Please refer to Attachment D which provides an amended
Stormwater Management Plan to relocate the infiltration cells clear of the Unity Water Sewer Main.


Item 14:         Provide further details of effluent disposal from the basement and confirm that they are
in compliance with the applicable regulations and endorsed in written by Unitywater.

Applicant’s Response to Item 14: SCG Consulting Engineers advise that an effluent disposal system
will not be used as the site is connected to Unity Water Sewer infrastructure. A hydraulic consultant will
be engaged as part of the next design phase of the project. This will include detailed design of a
proprietary pumped out system which will be compliant with Unity Water regulations.


Item 15:          Provide plans which illustrate one location for the visitor parking and that the turn table
is not required to access the visitor car parking.

Applicant’s Response to Item 10: Please refer to Attachment D which provides amended plans in
relation to the location of visitor spaces.


Following issue of the information request, Council staff raised that side boundary setbacks may be an
issue due to concerns from surrounding residents. It is understood that this aspect was not raised in the
information request as the pre-lodgement meeting notes indicated that Council staff were supportive of
the reduced setbacks. Following a meeting with Council staff on 14 th May 2019, the applicant has
reviewed the proposal plans and considered the view lines from the existing units to the rear of the site.
These units on Elizabeth Street are approved with living areas on the ground floor and upper level as
detailed below. The units also feature a ‘frame’ around the northern balconies which focus views from
within the building.

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Figure 3 – Approved Plans- Elizabeth Street


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Figure 4 – View of adjoining units to the south and west.

The applicant has revised the western side and rear setback by effectively truncating the entire south
western of the corner of the building. This truncation for the entire building provides effective view lines
for the rear properties with a 5.7 metre side setback. The reduced western side boundary setback
addresses the code as follows:

        a) provide amenity for users of the premises as well as preserve the visual and acoustic
        amenity of adjoining and nearby properties; - The proposed side boundary setback is consistent
        with the setbacks that have been granted along Gympie Terrace and significantly consistent
        with the adjoining development to the west known as Wai Coco.

        The truncated corner of the building provides views to the river noting the existing design and
        layout of the premises in Elizabeth Street.

        b) provide adequate distance from adjoining land uses; The reduced side boundary setback is
        consistent with the adjoining development to the east and similar to recent approvals in the area
        including MCU15/0014 at 295 Gympie Terrace where a reduced front and side boundary
        setbacks were approved. The design of the building also focuses views and recreational spaces
        to the northern frontage away from the residential properties at the rear providing areas for
        substantial landscaping.

        c)allow space for required vehicle parking; - All carparking provided on site and not affected
        by the reduced upper level roof line.

        d) preserve any existing vegetation that will buffer the proposed building; - Existing mature
        trees at rear of the site to be retained where possible.

        e) allow for landscaping to be provided between buildings; - Side boundary setbacks of around
        3 metres average are provided which will enable good quality landscaping to be provided
        between buildings.

        Due to the provision of carparking in a basement the development also provides substantial
        areas that are able to be planted rather than used for driveways and parking.

        f) maintain the visual continuity and pattern of buildings and landscape elements within the
        street; - It is noted that there are many examples of existing development along Gympie Terrace
        that exhibits reduced setbacks. The proposed development will provide greater articulation and
        landscaping as well as a more lightweight building to the Gympie Terrace frontage especially
        when compared to the existing adjoining developments such as the Regatta complex.

        g) avoid large areas of continuous wall planes by varying the building setbacks and using
        appropriate techniques to provide visual relief; - The reduced side boundary setbacks do not
        impact on the overall design of the building which is well articulated and incorporates desirable
        features including decks, large eaves and variation to the façade.

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       h) help protect the natural character and visual amenity of the Noosa River system and other
       watercourses. – The reduced side boundary setbacks will not impact on the amenity of Noosa
       River as it is well setback from Gympie Terrace with landscaping areas provided to the
       frontage.


The applicants consider that they have now responded to Council’s information request. Would you
please provide us with a list of adjoining owners so we may commence public notification of the
application. Please contact our Sunshine Coast office if you require any further information and/or
clarification.


Yours faithfully,




Nadine Gorton
Senior Planner
martoo consulting pty ltd