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Response to information request (rec. 4.9.25) MCU25-0060 · MCU25/0060
4 September 2025 Noosa Council [email protected] RE: Response to Information Request (MCU25/0060) – Dwelling House - situated at 22/512 David Low Way Castaways Beach Council issued a further advice request on 30 June 2025. The following additional information provides a response to Council’s request items: 1. Revise plans to not exceed 2 storeys and clearly detail finished ground level and fencing (not to illustrated in a way to conceal building face). The levels along the southern side of the house have been updated to ensure the lower ground level is not protruding more than 1m from the finished ground line to the top of slab height on the middle level, as shown below. 2. Reduce the dwelling’s total floor area to align with the predominant character within Noosa Dunes i.e., maximum dwelling unit floor area of 350m2 (including garage space). The interpretation for the allowance of a ‘managers unit’ within the ‘floor area’ calculation for each dwelling house, describes how the Plan Of Development is outdated. The area under the house on the lower ground floor could be used for the positioning of water tanks, or a retained accessible under croft area. The proposal conceals these areas whilst also stabilising the sand dune slope within the building envelope. The Noosa Plan has a limit of 500m2 and gives a definition for gross floor area. The corresponding Performance Outcomes seek for development to be of a scale that does not present an appearance of bulk to surrounding development, while considering the circumstances of the site. The proposal complies with the Acceptable Outcome of The Noosa Plan and therefore no assessment of the Performance Outcomes is required. Landscaping is proposed around the entire building envelope and provides for a vegetated walkways contouring down the sides of the steeply sloping site. The design has been amended to comply with the Plan of Development’s ‘floor area’ requirement of 390m2, as shown in the calculations below.
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3. Provide a properly prepared landscape plan as per Condition 10 of the Court
Judgement.
As per the legal advice provided with this application, a landscaping plan must be signed
off by the Body Corporate prior to Building Approval (not MCU). A landscaped area is
provided around the building envelope with landscaping to be provided in accordance with
Planning Scheme Policy 2 – Landscaping using a Coastal Plantings Palette.
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4. Provide revised plans with a reduced rooftop terrace footprint, demonstrating
compliance against the Performance Outcome.
The top-level balcony is directly accessible from the main bedroom on the same floor and
is not considered a separate ‘rooftop terrace’. Regardless, the applicant provides further
diagrams, demonstrating there is no overlooking of the neighbouring private areas.
5. Provide a site specific geotechnical investigation and report that is prepared
by a suitably qualified Registered Professional Engineer of Queensland and
includes but is not limited to:
a. An assessment of the current site conditions
b. Recommendations for the construction of the residence
c. Recommendations for measures to protect the stability of the
adjoining properties
d. Recommendations for the collection and disposal of stormwater
on site both during construction and the operational phase of the
development.
Tectonic have undertaken a detailed geotechnical engineering report, with the findings of
the assessment concluding there would be a Low Risk of slope instability, with appropriate
recommendations included to prevent nuisance to adjoining properties.
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6. Provide a site specific stormwater management plan for the proposed
development. The SWMP must be prepared by a suitably qualified Registered
Professional Engineer of Queensland and include but is not limited to:
a. Stormwater runoff collection both during the construction phase
and the operational phase of the development
b. On site disposal of stormwater runoff that is consistent with the
recommendations of the site specific geotechnical investigation
and report
7. Provide a preliminary design plan for the access driveway. The plan must be
prepared by a suitably qualified Registered Professional Engineer of
Queensland and include but is not limited to:
c. Levels and grades of the existing common property road and the
transitions to the residential driveway
d. A longitudinal section extending from the common property road
to the garage floor including sufficient detail that demonstrates
that a vehicle will not bottom out or scrape on the common
property road or the driveway when entering and exiting the site.
e. Any necessary drainage grates to collect surface runoff
Westera Engineers provide a stormwater management plan and design for the access
driveway, demonstrating a compliant driveway gradient. All engineering reports have been
coordinated and updated with the revised architectural plans.
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8. Provide written authority from the Body Corporate for any changes to the
common property infrastructure.
There is no requirement for the Body Corporate involvement in the Material Change of
Use application. Preliminary discussions have been undertaken with the Body Corporate
and the proposed driveway is located to ensure no net loss in parking spaces within the
private road. The site plans demonstrate the relocation of street parking, including two
bays in front of the property.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with the processing 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 RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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