Information Request MCU18 0204

Officer: 	Patrick Murphy
Direct Telephone: 	61753296436
Our Reference:	MCU18/0204
Your Reference:	P0002071
1 February 2019
Andema Pty Ltd TTE
C/- Urbis Pty Ltd
Level 7, 123 Albert Street
BRISBANE  QLD  4000
[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.	MCU18/0204
Street Address:	6 Heron St Peregian Beach Qld 4573
Real Property Description:	Lot 69 P 9313
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plot ratio
It appears there is a discrepancy in the approved plot ratio.
The Planning Officers report of the current approval (MCU11/0266) indicates a plot ratio of ‘1.93:1 (418m²)’ approved. This is a typographical error as 418m² is equivalent to a plot ratio of 1.55:1.
The submitted documentation suggests the approved GFA / plot ratio is 1.69:1 (456m²).
Council is of the opinion that a plot ratio of 1.55:1 has been currently approved not 1.69:1. A greater plot ratio is unlikely to be supported.
Information Required
Please provide details/demonstrate (plans) how the 1.69:1 plot ratio was calculated for the current approval MCU11/0266.
Provide amended plans with a plot ratio no greater than that approved 1.55:1 (418m²).
Issue – Building height / roof terrace
It is unclear of the roof configuration of the lift and the stairs and whether the stair roof complies with the building height of 8m.
While a roof terrace is approved under MCU11/0266, it is approved for employee use only and not used for the general public. The proposal seeks a very different use that incorporates a 3rd storey commercial use within a 2 storey precinct.
As part of consultation with Council for a minor change to the existing approval (MCU11/0266.02), an amended plan was submitted by Cox Architecture which reduced the height of the external screening which assisted in a 2 storey presentation and also helped to reduce the bulk, given the near zero setback.
Council also sought to minimise or remove the 3 storey component of the development.
The proposal seeks timber screening to near the maximum building height and no setback to the proposed 3rd storey entertainment and dining use area. It is considered the timber screen should be lowered as previously amended (to proposed balustrade height) and the entertainment and dining use setback. Use area potentially restricted by a garden and glazing/screening.
Information Required
Please provide amended plans which clearly show the roof form and the stair roof complying with the maximum building height of 8m.
Minimise roofed areas on the roof terrace and roof areas greater than 8m above the NGL.
Provide amended plans with a minimum of a 2m setback from the building edge or boundary (whichever is the greater) to the entertainment and dining business use area on the roof terrace.
Provide amended plans indicating measures which assist in a 2 storey presentation and that reduce building bulk. This should include reducing the height of the timber screening. If required, alternate screening methods of the roof top services should be explored.
Please provide elevations with and without vines.
Issue – Demolition and construction
Council has concerns with impacts on the local area due to the site’s location and the expected works (demolition/construction). The submitted material does not make any mention about the potential issues and the methods to be employed to address the issues. It is acknowledged that the issue will be more relevant to the later stages but it is considered reasonable to consider the issues at this stage.
Information Required
Provide a preliminary Construction Management Plan for the development. The plan must include but not be limited to the following:
traffic management during all aspects of the development including:
a Traffic Management Control Plan (for demolition, deliveries and construction) in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the demolition and construction phases of the development
provision for worker car parking at off-site locations
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures
works programme identifying key components of the works and their respective durations
establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
details on the location of external dumps sites, the haulage route, type of vehicle to be utilised during operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations will be fully repaired at the applicant’s expense
Issue – Landscaping
The use of hanging plants feature prominently in the design and presentation to the street of the upper level. A review of the drawings show continuous glass panelling in front of the planter boxes with the vertical battens presenting to the frontage. There is concern the planter boxes will be unable to be maintained, watered, media changed or hanging plants managed due to the blockage the glazing presents.
Information Required
Provide a preliminary design and maintenance regime of the hanging plants which demonstrates the planter boxes are easily accessible for maintenance whilst not compromising any acoustic or safety elements. The response should incorporate any changes as a result of the information request.
Issue - Noise
The acoustic report provides modelling indicating that crowd noise from 70 patrons would be 95 dB(A) which is well above acceptable levels, however the report does state that noise levels from patron noise  and music is expected to achieve compliance. The report also has not done any analysis of external plant noise such as air conditioning and refrigeration etc.
Information Required
Please provide the following additional acoustic data prepared by a suitably qualified person:
Expected noise levels received at the boundaries of all the potentially affected residential properties.
Provide distance calculations to demonstrate how expected noise levels from the bar area will meet the target residential boundary noise levels.
Provide noise level limitations from any amplified music necessary to meet the targeted residential noise limits.
Provide acoustic analysis of any proposed external plant e.g. air conditioning and refrigeration equipment. Include as part of the analysis the expected noise levels from that plant at any potentially affected residential boundaries
due date for response to information request
The due date for providing the requested information is 1 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,

Glen Conforti
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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