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response to information request - 38 mossman 21.05.24 · MCU24/0032
21 May 2024 Noosa Council [email protected] RE: Response to Information Request MCU24/0032 & OPW24/0032 – 38 Mossman Ct Noosa Heads Council issued an information request on 5 April 2024, the applicant provides the following additional information in response to the items: 1. Revise the application material to include a planning report and include an assessment of the proposal against all the applicable benchmarks of the Noosa Plan 2020. An updated planning report is attached based on the updated set of plans submitted. 2. Provide a survey plan of the site confirming the existing levels (AHD). The survey must include the location of adjoining dwellings and any windows within 10 metres of the boundary. A survey plan is provided on page 2 of the engineering plans and shows an existing floor level of the house of 2.3m AHD. The proposal is for a generally compliant dwelling house and no additional survey data is considered necessary for the adjoining properties. 3. Provide amended architectural plans that comply with the height requirements of the Low Density Residential Zone Code. The existing RAP approval for the site allowed for a building to be overheight. The proposal reduces the extent of the building over height to the celestery roof at 10.55m AHD, which is compliant with the 8m height extent (relative to finished ground levels of 2.7m AHD. Figure. 1 Proposal Plan section and front elevation
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Page 2
Figure. 2 Existing approval front elevation
4. Provide amended architectural plans that include the location of natural
ground level on the elevation and sectional drawings and include the
maximum height of the building.
5. Provide amended architectural plans that include the boundary locations on
the elevations and sections.
All sections include finished heights and the setback distances shown in grey, as per the
Section E below.
Figure. 3 Section E plan with setbacks and height elevations.
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6. Provide amended plans that complies with the site cover requirements of the
Noosa Plan 2020.
Amended site cover plans are provided demonstrating compliance with the 50% and 30%
site cover requirements for dwelling houses on each storey and in accordance with the
planning scheme definition, which should only account for the voids as a single storey.
Figure. 4 Site Cover drawings and relevant Noosa Plan definitions.
7. Provide amended architectural drawings with setbacks that comply with the
requirements of the zone code.
8. Noting that Council will not support the basement (including piling and any
associated works) encroaching into the boundary setback areas, provide
amended architectural drawings with setbacks that comply with the
requirements of the zone code.
9. Provide an amended landscaping plan calculated in accordance with the
Noosa Plan 2020 definition of soft landscaping.
Amended plans are provided with increased setbacks for the basement and shoring to
allow for landscaping around the perimeter of the building. The revised landscaping plans
provide for meaningful and deep landscaping, with conditions to be applied for size and
location of landscaping trees.
10. Provide floor plans and elevations of the proposed dwelling demonstrating
that habitable floor levels can be provided in accordance with Table 8.2.6.4
of the Flood Hazard Overlay Code.
The floor levels are designed above the 2.7m AHD minimum floor levels.
11. Provide an updated site-specific Dewatering and Acid Sulfate Management
Plan prepared by a suitably qualified person. The updated plan must
reference the proposed development plans and demonstrate how Acid
Sulfate affected water encountered during construction will be treated and
disposed of.
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12. Provide updated Engineering Plans prepared by a suitably qualified person.
The updated plan must reference the proposed development plans.
Updated engineering plans are provided by SCG engineers. ADG engineers also provide
the following email correspondence relating to the dewatering plan.
From: Michael Campbell [email protected]
Sent: Thursday, May 16, 2024 9:50 AM
To: Tom Harrington [email protected]
Subject: RE: 38 Mossman Court
Hi Tom,
I can confirm that I have now reviewed the latest basement floor plan layout (ref. Project Number
2401, Drawing Number 02 DA04) and compared it against the previous iteration used for
reference purposes in preparing the DMP for 38 Mossman Crt, Noosa Sound (refer DMP Appendix
C).
I can also confirm that the proposed floorplan layout changes in no way affect the extent or depth
of excavation, and therefore will have no effective impact (no change) to the temporary
construction dewatering requirement for this project to enable construction in dry conditions. As
such, we confirm there is no need to amend the DMP to reflect the proposed floor plan layout
change.
If you require further information or clarification, please don’t hesitate to let me know.
Cheers, Michael.
Michael Campbell
BEnvSc, BSc[Hons], DipProjMgt, DipOHS, DipBusMgt, DipBus(Quality Auditing)
MEIANZ, MALGA, MSSA
Director & Principal Environmental Scientist
M 0415 960 372
P 07 3801 1564
E [email protected]
W adgconsulting.com.au
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please proceed with the
assessment 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 MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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