Referral Agency Response - Planning RAP17 0012.01

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	RAP17/0012.01 : JElder
Your Reference:	n/a
21 September 2020
Orchard Holdings Australia
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566

[email protected]
Dear Sir/Madam,
Referral Agency Response – Minor Change Part Approval
Planning Act 2016
I refer to your application received on 18 August 2020, requesting a minor change to an existing development approval. Council, as a concurrence agency, decided your requested changes. Details are as follows:

application details
Application No:	RAP17/0012.01
Street address:	11 Ravenwood Drive, Noosa Heads.
Real property description:	Lot 2 SP 281580
Planning Scheme:	The Noosa Plan
Decision details
The following type of approval was issued on 30 April 2018.
The application seeks a Concurrence Agency Response.
In relation to the request to make a minor change to the existing approval, Council on 14 September 2020, decided to approve the requested changes. The changes are detailed below:
Approve the change in part.
Amend Condition 2.
Refuse to change the approval to allow the western wall to encroach within the 6 metre front setback as it does not comply with Specific Outcome O1 of the Detached House Code, for the following reasons:
The height and setback of the wall does not maintain the visual continuity and pattern of buildings in the street, adds bulk to the dwelling and will be a prominent feature of not only the site, but within the street as it is highly visible due to its departure from the front façade of the approved building.
The walls encroachment in the allowable front setback results in a lack of integration into the building and domination of the street, disrupting visual continuity and the built form pattern in the street.

concurrence agency conditions
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
1 of 8	C	Site Plan, drawn by YL Architectural Design & Drafting (annotated)	12/04/2018
2 of 8	C	Basement, drawn by YL Architectural Design & Drafting	12/04/2018
3 of 8	C	Ground Floor, drawn by YL Architectural Design & Drafting (annotated)	12/04/2018
4 of 8	C	Upper Floor, drawn by YL Architectural Design & Drafting	12/04/2018
5 of 8	C	Roof Plan, drawn by YL Architectural Design & Drafting	12/04/2018
6 of 8	C	Elevations 1 + 2, drawn by YL Architectural Design & Drafting (annotated)	12/04/2018
7 of 8	C	Elevations 3 + 4, drawn by YL Architectural Design & Drafting (annotated)	12/04/2018
8 of 8	C	Sections A + B, drawn by YL Architectural Design & Drafting	12/04/2018
n/a	n/a	Coloured rendering of western elevation of dwelling (as annotated by Council)	n/a
4 of 12 WD04-138-16 AAA	n/a	Upper floor plan (enclosure of western balcony only), drawn by Murray Lyons Design (as annotated by Council)	December 2017
Building Height
The maximum height of the development must not exceed 8.0 metres above the finished ground level and the natural ground surface.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $3,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
Existing trees on the site and within road reserves must be retained, except where required to be removed to accommodate the approved dwelling.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
Flood Immunity, Drainage and Earthworks
The minimum floor levels of all habitable rooms must be the greater of the following:
the minimum specified floor level if in an area where minimum floor levels are available
All cut and fill must not exceed 2 metres in depth relative to natural ground level.
Fill material placed over services must not impose any additional surcharge loading on the service.
Excavation must not be carried out within 600mm of any utility infrastructure (to top, sides and base of services). A retaining wall must be provided to support the soil surrounding utility infrastructure where proximate to excavation activities.
Compaction with a vibrating roller must not be carried out within 600mm of any utility infrastructure.
Other than for accessways, filling must not extend more than 1 metre beyond the footprint of the approved dwelling when measured from its outer walls.
Earthworks required on site must be carried out in accordance with Council’s Planning Scheme Policy PSP5 Engineering Design Standards, so as not to cause the additional ponding of water on any adjoining lands or concentrate or direct overland flow on to an adjoining property.
Nature of Approval
The proposed driveway must be developed to a minimum level of 2.410m AHD so as to be flood immune.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant is entitled to make representations to Council about this referral agency response pursuant to the Planning Act 2016.
If the applicant wishes to make representations, the applicant may, by written notice given to the assessment manager, for not more than 3 months, stop the decision making period at any time before the decision is made. If a notice is given, the decision making period stops the day the assessment manager receives the notice. The notice may be withdrawn at any time.

Yours faithfully,

Lisa Pienaar
Development Planner

Enc:	Approved Plans/Documents

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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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