Information Request MCU19 0008 · MCU19/0008

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU19/0008
Your Reference:	n/a
5 February 2019
AP Douglass & M Douglass
C/- Bartley Burns Building Certifiers &
Town Planners
Unit 1/1027 Manly Road
TINGALPA
[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.	MCU19/0008
Street Address:	22 Arakoon Cres Sunshine Beach Qld 4567
Real Property Description:	Lot 793 RP 48111
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Building Height
The application states that the proposal plans detail the areas of non-compliance with regard to building height in storeys. It is noted that the proposal may also be non-compliant with regard to the building height definition in Noosa Plan.  Building height is measured from natural ground and finished ground levels. Please provide the following:
Information Required
Clarify and clearly show the extent of cut and fill relating to the redevelopment of the site.
A contour and detail plan (show on site plan) that clearly details proposed R.L.s.
Elevations and sections that clearly label the areas of non-compliance relating to building height and storeys relative to natural and finished ground levels relating to the redevelopment of the site.  Identify the 3rd storey component of the building.
Provide a visual analysis of how 3 storeys will be viewed from the beach.

Issue - Coastal Building line
The proposal intends to extend eastward of the Coastal Building Line.  Specific Outcome O20 of the Natural Hazards and Natural Resources Overlay Code only allows uncovered and cantilevered balconies to extend eastward of the coastal building line to a maximum of 3 metres.  No other structures are permitted to be constructed within this area.

Information required
Provide amended plans that comply with Specific Outcome O20.   Please note that this no Probable Solution applicable to this outcome.  Therefore, compliance is required against this outcome in order for the proposal to be supported.

Issue – Setbacks
Front boundary: the entire dwelling is proposed to be setback 0.7-1.1 metres from the front boundary.  The required setback in a Detached House zone is 6 metres.  It is noted that the existing dwelling has maintained the required setback for approximately 50% of the dwelling.  It is noted that the part of the dwelling within the setback visually dominates the streetscape with little opportunities for landscaping.

Northern boundary: the proposed dwelling proposes a 1.5 metre setback (parts of Level 1 and Rooftop) in lieu of a 2-2.5m setback in accordance with Schedule 1 of Noosa Plan.

Information required
Provide amended plans that demonstrate compliance with Specific outcome O1 of the Detached House Code.
Provide some articulation (greater setback/stepping in) to the western elevation, so that it does not present as one horizontal plane to the street. Consider and show landscaping opportunities that seek to soften presentation to the street.
Issue – Wall height
The southern elevation shows a masonry wall up to and over 6 metres in height from finished ground level (it is assumed). This has potential impacts on amenity for the neighbour adjoining to the south. External building materials in the Eastern beaches should generally be of lightweight materials and be a mix of materials, rather than dominant rendered block, which contributes to the bulk of the building.
Information Required
Consider and address the extent of masonry wall on the southern elevation through a mix of materials and articulation of this part of the building.

Issue – potential for overlooking
There is a potential for overlooking from the roof top terrace into the northern neighbours private open space (currently being constructed).
Information Required
Provide sight lines for persons using the pool area to the private recreation areas associated with dwelling to the north. Provide corresponding RL’s where necessary.

Issue – roof pitch and eves
The proposed dwelling does not comply with O16 & S16.1 of the Detached House Code in Noosa Plan, as the roof does not have a 5 degree pitch or have eves to 75% of the perimeter of the roof.  As a result the proposed dwelling presents as a box profile to neighbours and to the street.

Information Required
Demonstrate compliance with O16 of the Detached House Code in Noosa Plan.
Issue - Geotechnical
The site is mapped as being in a Landslide Hazard Area. A geotechnical investigation is required to address site stability and method of construction associated with the development.
Information Required
Provide a geotechnical report and site stability assessment for the proposed development that include but limited to the following:
Recommendations for the construction and operational phases of the development to ensure the stability of the subject site and the adjoining properties during the construction.
Plans/details of the proposed temporary and permanent structural and foundation systems and their construction methodology. Please note that the system must not rely on temporary or permanent anchors extending beyond the property boundary unless written authority from the land owners or controlling authority are provided.
Issue – Stormwater Disposal
A detailed stormwater drainage management plan for the stormwater disposal from the developed site is required.
Information Required
Provide stormwater management plan and details prepared by a suitably specialised person in stormwater design (RPEQ) that includes/addresses but not limited the following:
A stormwater plan and details that cater for the collection, control and disposal of the stormwater runoffs from the developed site.
The stormwater plan must be supported by a geotechnical stability assessment and certification by suitably qualified experienced geotechnical engineer to ensure no adverse impact on the stability of the steep rear embankment and the preservation of the existing natural vegetation in the coastal protection area.
NB:
Submitted plans - Please amend plan number DD102 to reflect rear boundary setbacks (labels) accurately.
Public Laneway - The design for the development, particularly the northern elevation, should take into consideration the likelihood that a public pathway will be formalised by Council along the existing lane reserve along the northern boundary of the site.  This may necessitate significant changes to the existing finished levels along this property boundary.
due date for response to information request
The due date for providing the requested information is 6 May 2019. 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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