Information Request MCU22 0172 · MCU22/0172

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU22/0172, OPW22/0243, RAL22/0024
Your Reference:	0450
18 October 2022
Integra Partnerships
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.	MCU22/0172, OPW22/0243, RAL22/0024
Street Address:	22 Grant St Noosa Heads Qld 4567
Real Property Description:	Lot 90 RP 92518
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
PLANNING
Issue – 3 storeys and structures above ground level
The plans are not clear as to what extent is above finished ground level.  The building appears to be 3 storeys at one point.  It appears that the lower level is not defined as a basement as it will be more than 1 metre above (finished) ground level.
There is also a concern that the stairs will add to additional site cover, but it is not clear to what extent the stairs are over 1 metre out of the finished ground level.
There is also a concern that the walls associated with the garages may appear too high depending on what the finished ground level is.
Information Required
Provide amended plans that include the finished ground levels relative to the floor level of the 2nd level.  Additionally, provide additional section plans through both garages and include reference points on all elevation and section plans.
Provide amended plans that detail the extent of the stairs /walls above ground level. Ensure the plans comply with a maxim\um 40% site cover.

Issue – asymmetrical
Although there is a slight variance between the 2 dwellings presenting to Grant St, they do not meet AO14.1 (a), (b) & (d) of the Medium Density Residential zone code.
Information Required
Provide amended plans that address AO14.1 (a), (b) & (d) of the Medium Density Residential zone code.

Issue – parapet wall
The Grant St elevation does not comply with AO19.3 of the Medium Density Residential zone code as it exceeds 50% of the total façade of the building.  The parapet is relevant to the garage and balustrading, and the upper roof line.  The parapet above the garage is quite wide and heavy, particularly as this serves as balustrading to the balcony.
Information Required
Provide amended plans that comply with AO19.3, or alternatively PO19, in particular PO19 (c).

Issue – landscaping
The landscape plan includes many species which are not identified in PSP 2 – Landscaping and not endemic to Noosa.
Information Required
Provide an amended landscape plan that complies with PSP 2 – Landscaping.

Issue – Sustainable Building Design Code
It is noted there is no provision for water tanks on site.  This is required by the AO2.1 of the Sustainable Building Design Code and is to be incorporated within the stormwater management plan.
Information Required
Provide amended plans that provide for rain water storage and provide an amended stormwater management plan that incorporates tanks.

Issue – front setback for landscaping
The front fence is setback 1 metre from the front boundary.  AO12.2 of the Medium Density Residential zone code seeks that the front 6 metre are landscaped open space and AO17.1 seeks that the front fence or wall is set back an average of 1 metre and have a stepped in design.
Information Required
Provided amended plans that comply with the above provisions in Noosa Plan.

ENGINEERING
Issue – Driveway Access
The submitted documentation does not contain sufficient information for Council to assess the proposed driveway, crossover and areas of verge.
Council have identified that the location of the proposed driveway does not comply the minimum 1 metre distance from the proposed pit lintel.
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;
levels and grade of the access driveway;
a longitudinal section extending from the centre of the formation along Grant Street to the finished floor level of the proposed garages; and
demonstrate that a B99 vehicle will not scrape or bottom out while entering or exiting the driveway.
Provide additional detail demonstrating how trip hazards will be eliminated within the road reserve due to the construction of the proposed driveway crossover. 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.
Please note that Council is unlikely to support private retaining structures within the road reserve
Issue – External Works (Footpath)
The submitted operational works documentation does not indicate that a footpath will be constructed as part of the proposed works as required under The Noosa Plan 2020, PSP6 – Engineering Design Standards, Table SC6.7.2.
Information Required
Provide an amended plan that demonstrates a 1.5m wide footpath will be constructed along the frontage of the subject site that connects to the adjoining existing footpaths. The amended plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).

Issue – Stormwater Infrastructure Works in Road Reserve
Council have no records of the existing stormwater pit indicated for removal as per RECOR’s Stormwater Layout Plan (20220218-040) and are unable to access the proposed stormwater pit.
Information Required
Provide additional information regarding the construction methodology of the proposed stormwater pit and its’ integration into Council’s existing stormwater infrastructure network. The detail should be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
demonstrate the extent of works required to remove the existing pit, stormwater pipe and any kerb and reinstate the road and associated kerb;
demonstrate the extent of works required to install the proposed stormwater pit and associated stormwater pipes, include levels (surface and invert) and grades; and
demonstrate how the proposed stormwater pit will integrate into Council’s existing stormwater infrastructure.

Issue – Stormwater Catchment
Council is concerned that overland flow from the uphill property (11 Katharina Street) will result in additional catchment volume in the subject site.
Information Required
Provide comment certifying that any potential additional catchment volume from the uphill property (11 Katharina Street) has been accounted for during the preparation of the Stormwater Management Plan for the subject site.

Issue – Existing Street Tree
Consider the construction of a 1.5m wide footpath along the frontage of the subject site, RECOR’s ‘Existing Features and Demolition Plan’ (20220218-003) does not demonstrate if the existing street tree is to be removed or retained as part of the proposed works.
Information Required
Provide additional detail demonstrating what existing street trees are to remain and which are to be removed as part of the proposed works.
If the existing street tree is to remain, provide additional detail by a suitably qualified person certifying this is possible and demonstrate what protective measures are necessary, if any, to ensure that the proposed works will not have any adverse effects on the health of the existing tree.
If the existing street tree is to be removed, provide additional detail indicating a suitable location for the replacement street tree/s. The replacement street tree/s must:
meet AS2303:2017 Tree Stock for Land Use;
be a minimum of 45L; and
be planted according to the standard species and setbacks.
A few suggestions for suitable species are:
Harpullia Pendula;
Xanthostemon Chrysanthus; or
Callistemon Viminalis
If the existing street tree is to be removed and replanting is not being proposed, provide additional detail demonstrating that there are no suitable locations for replanting. The detail must be prepared by a suitably qualified person.

Issue – On-site Manoeuvrability
The submitted vehicle swept path layout plan includes a number of manoeuvres that result in collisions. The subject site is located on a local road and therefore vehicles are not required to manoeuvre on site.
Engineering believe that is it unreasonable to expect vehicles to reverse into the northern-most carpark, noting that a B99 vehicle collides during the first manoeuvre on RECOR’s ‘Vehicle Swept Paths Sheet 1 of 2’ (20220218-060).
Information Required
Provide an amended Turning Path Plan demonstrating that vehicles are able to enter the proposed garages and exit the site in a reverse gear (or forward gear if achievable) without colliding with any future landscaping or structures. The additional detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).

due date for response to information request
The due date for providing the requested information is 31 January 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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