Information Request MCU22 0171 · MCU22/0171

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU22/0171
Your Reference:	PR22001
5 December 2022
CE Cullen & M Cullen
C/- Mallee Group Pty Ltd
4 Lalwinya Street
BUDDINA  QLD  4575
[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.	MCU22/0171
Street Address:	128 Gympie Tce Noosaville Qld 4566
Real Property Description:	Lot 1 MCH 3881
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Design
The proposal does not comply with the character and design requirements in Noosaville, specifically:
AO7.5 of the Noosaville Local Plan Code;
AO19.1 (eaves to 75% of the building) & PO19 & AO20.5 (front balcony) of the Medium Density Residential Zone Code;
AO14.1 (d) & AO14.3 (a) of the Medium Density Residential Zone Code and corresponding Performance outcome PO14;
Points to note in this regard:
The street elevation is very heavy in appearance (not lightweight) and has a boxy appearance on the upper level. It has a parapet appearance, with no roof pitch visible from the street.
There are no roof overhangs to the walls of the building. Noosa Plan requires eaves to 75% of the perimeter of the building. Eaves are considered to be edges of a roof that overhang the face of the wall.  The proposed sunshades are not considered to meet the intent of an eave on a building.  Further, although the sunshades along the walls of the building articulate the building there is significant encroachment into the allowable setbacks.
The street façade lacks a variety of finishes, texture and detailing to break up the upper storey bulk.
The balcony to the street is not open and is very much enclosed – completely on the sides.  The sunshade further encloses the balcony.
The wall length is over 15 metres.

Information Required
It is noted that these points were raised in the Prelodgement notes dated 6 July 2022 and have been raised prior to the issue of this information request. The existing design is not supported. Provide amended plans that comply with the design requirements in Noosa Plan.

Issue - GFA
The proposed building does not comply with the allowable maximum GFA which is 0.4:1.  Calculations indicate, it is approximately 38m2 over the allowable.   Please note these requirements under the Medium Density Residential Zone Code are Performance outcomes, with no acceptable outcomes provided.  Additional GFA to that stipulated in PO11 of the Medium Density Residential zone code is not supported.
Information Required
Provide amended plans that comply with 0.4:1.

Issue – site cover
The proposal exceeds the required site cover of 40% in the Medium Density Residential Zone code.  The ground level pool and decks are over 1 metre from existing ground level and are to be included in site cover.
Information Required
Provide amended plans that comply with 40% site cover.

Issue – shade sail structures in side setback
The renderings show sail structures for the entry to the site in the eastern setback. Although the east elevation shows the height of the structures, there is no other information.
Information Required
Provide setbacks of proposed entry structures in the side setback and the extent of the structures.

Issue - Landscaping
The concept landscaping plan is in a format that is unable to be measured.
The landscape plan includes many species which are not identified in PSP 2 – Landscaping and not endemic to Noosa.
Information Required
Provide a landscape concept plan that has site boundaries and hard and soft landscaped areas fully labelled, demonstrating compliance with PSP2 Landscaping.  Ensure that species from PSP2 Landscaping are used, noting that up to 25% of landscaping can be exotics provided this is restricted to pool areas.

Issue - Earthworks
The submitted documentation does not contain sufficient information for Council to assess the earthworks required to carry out the proposed development.
Council have identified that the proposed development is encumbered by Council’s Acid Sulfate Soils overlay. The proposed works includes significant excavations below the existing water table. The submitted documentation does not include an Acid Sulfate Soils Management Plan.
Information Required
Provide additional detail demonstrating the full extent of earthworks required to carry out the proposed development. The additional detail 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 cut and fill;
the volume of cut, fill and excess earth; and
demonstrate how the proposed earthworks will not undermine the structural integrity of adjoining properties.
Provide a dewatering plan demonstrating how Acid Sulfate affected water encountered during excavation will be treated and disposed of. The dewatering plan must be prepared by a suitably qualified person.

Issue – Access
There is insufficient information on the internal driveway and to demonstrate how the internal driveway will function when a vehicle is entering and another is existing the internal driveway.
Information Required
Provide additional detail on the proposed driveway and access. The detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
levels and grade of the access driveway;
a longitudinal section extending from the centre of the formation along Mill Street to the beginning of the downward slope of the basement ramp; and
demonstrate that a B99 vehicle will not scrape or bottom out while entering or exiting the access driveway.
demonstrates how the internal driveway will function in the event a B99 vehicle is entering while another is exiting

Issue – Variation in Flood Gate between Plans
The location of the proposed flood gate is shown along the west boundary in DME Projects’ Stormwater Details (220508-05), while it is shown at the peak of the downward slope of the driveway in Sparks Architects’ Driveway (DD 1.4).
Information Required
Clarify the proposed location of the proposed flood gate.
Provide comment discussing why the proposed location is the most suitable for the proposed flood gate. Noting that the proposed development must not adversely affect the existing drainage conditions of the subject site and neighbouring properties.

Issue – Flooding
The subject site is located in Council’s Flood Hazard overlay and is adjacent to the Noosa River and Canal. Council are concerned regarding the functionality of the proposed stormwater system and associated infrastructure during, up to and including, 1% AEP events and at the end of the development’s lifespan. Council predict that the yearly average rainfall will increase approximately 20% towards the end of the development’s life span (2100).
Information Required
Provide additional detail and comment demonstrating how the proposed stormwater system and associated infrastructure will function during, up to and including, 1% AEP events and when experiencing an average annual rainfall increase of 20% by the year 2100. The additional detail and comment must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
the functionality of the proposed kerb outlet during a flood event in which the outlet is submerged

Issue – Stormwater Management
The submitted documentation does not include sufficient information for Council to assess how the proposed development will collect and release stormwater.
The submitted documentation indicates that a stormwater pump will be used to discharge rainwater collected in the proposed northern strip drain to the proposed drainage outlet along Gympie Terrace. Council is unlikely to support the use of stormwater pumps.
Information Required
Provide additional detail demonstrating how the rainwater collected on-site will be controlled, collected and released without causing scour damage to neighbouring properties and without the use of a stormwater pump. The additional detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
demonstrate that all other means of basement drainage have been exhausted;
demonstrate how the basement will drain any incidental rainwater and rainwater captured from the strip drain during a power failure;
provide additional detail on the proposed basement sump and automatic pump;
demonstrate how the proposed basement sump and automatic pump will discharge to the street; and
demonstrate the proposed southern-most strip drain can achieve the required minimum grade (1:200).

due date for response to information request
The due date for providing the requested information is 15 March 2022. 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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