Information Request MCU22 0104

Officer: 	Georgina Schramm
Direct Telephone: 	07 53296569
Our Reference:	MCU22/0104 & OPW22/0161
Your Reference:	220417
12 July 2022
Mahadevan-Wilson & Ramana DS Trust
C/- Adams & Sparkes Town Planning
PO Box 1000
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.	MCU22/0104 OPW22/0161, PLM22/0003
Street Address:	23 Coral Tree Ave Noosa Heads Qld 4567
Real Property Description:	Lot 17 RP 90014
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Setbacks
A greater setback is required than proposed is required, Acceptable outcome AO12.1 and corresponding Performance outcome PO12 of the Medium Density Residential Zone.  The proposed front setback is 5.5 metres to the ground floor outdoor entertaining area, and is not considered acceptable in its location.
Information Required
Provide revised plans in demonstrating compliance with the required 6 metre setback of the zone code.
Issue – Structures over driveway
The proposed pergolas over the driveway are considered a structure and are not supported to be built to boundary. The inclusion of the pergolas raises concern in terms of amenity to the adjoining premises and visibility from the roadside, it will result in structural elements across the majority of the lot and will become a dominant feature from the roadside.
Information Required
Remove the structures built to boundary.
Issues – Services Room
It is unclear what is located in the services room as shown on the upper floor of each unit, and whether there will be any windows to allow for ventilation, or how the room will be accessed.
Information Required
Clarify what will be contained in the ‘services’ room, how it will accessed, and how ventilation will work etc.
Issue – Swimming pools
There is concern where the swimming pools have a minor setback to the side boundaries, this avails no space for landscaping and separation between adjoining land uses. It is not clear whether the pools are sited above natural ground and if so to what extent (i.e. will the respective pools contribute to site cover).
Information Required
Provide a greater setback to the side boundaries where immediate to the respective swimming pools to allow for landscaping to be established.
Provide cross sections of the swimming pools to show whether the respective pools will be greater than 1 metre above NGL and therefore contribute to site cover.
Revise planning report, and site cover calculations should the pools be sited above 1 metre NGL.
Issue – Gross Floor Area
The ground floor plan gross floor area (GFA) calculations appear to exclude the laundry sink. While this may be a minor discrepancy and be a small area this area is to be shown and included in GFA, plot ratio calculations.
Information Request
Provide revise plans including the area in GFA and plot ratio calculations.
Issue – Fence height
The plans provided show a fence/retaining wall height of 3 metres in sections. It is unclear why a fence more than 2 metres is required along the side and rear boundary is required. Fence heights greater than 2 metres from natural ground should not be a solution to combat privacy issues, as this alone creates amenity impacts for adjoining properties.
Information Required
Provide amended plans that reduce the cumulative fence/retaining wall height to be no more than 2 metres from natural ground along the side and rear boundaries.
Issue – Front fence, wall
The proposed front fence is 1.8 metres high in lieu of 1.2 metres in accordance with AO17.1 of the Medium Density Residential Zone Code. The reasoning for the fence height is outlined to be for the purpose of combatting privacy concerns. Increased fence height for the purpose of reducing privacy issues should not be relied upon, as it unduly impacting streetscape character.
Information Required
Reduce the front fence height to be no more than 1.2 metres and landscape with species with a mature height suitable for providing additional privacy, or provide a wall which is 50% transparent and has a height no exceeding 1.8 metres.
Issue – Sustainable Building Design
The application does not include detail in regard to Acceptable outcome AO2.1 of the Sustainable Building Design Code - a minimum 3,000 litres of rain water storage is provided per dwelling and reused for non-potable purposes and incorporated into a stormwater management plan for the development.
Information Request
Provide an amended stormwater management plan that demonstrates compliance with the above Acceptable outcome. The amended stormwater management plan must be certified by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).
Issue – Landscaping discrepancies in plans
The Landscaping Plan provided by Bird Landscaping Design and conceptual landscaping plan prepared by Icon Building Design do not align with one another. Bird Landscaping Design’s plans show greater soft landscaping than Icon.
Information Required
Provide revised plans to rectify discrepancies or identify the higher order plan and confirm correct landscaping calculations for total landscaping and soft landscaping.
Issue – Landscape species
Species selected do not meet the Landscaping Works Code PO10 as some are inappropriate for the locality and landscape character of the area. Species identified as potentially inappropriate include:
HOWEA forsteriana - Kentia Palm – endemic to Lord Howe Island not Noosa
LICUALA ramsayi - Australian Fan Palm – endemic to North Queensland not Noosa
Heliconia psittocroum ‘Fuchsia’ – not native
Heliconia orthothicha ‘Garden of Eden’ – not native
Ficus pumila – Creeping Fig – not native
Information Required
Review species selection and ensure and justify species meet PO10.
Review and justify that if exotic species are to be included in the landscape plan that they are only located around pool areas and no more than 25% of the landscaping is with exotic plant species.
Review and justify that palms are specifically located in group plantings only as detailed within PSP2 - Landscaping and are not located on the external front fence boundary.
Issue – Vegetation screening
Species selection on all boundaries is not providing adequate screening. Appropriate understorey and taller species are required to provide appropriate screening and softening of the building.
Information Required
Review the species selected that are utilised for screening the front boundary and rear and side boundaries and substitute/include for species that provide adequate screening i.e. mature height of minimum 4m e.g. Syzygium Resilience/Straight and Narrow.
Ensure appropriate root barriers are installed where infrastructure may be impacted and select appropriate species that will provide screening in those areas.
Issue – Gardens in road reserve
Council is not supportive of gardens or edging being located on the Council verge area. Council is supportive of removal of non-native species within the group of plants on the Council verge. If native species of tree is present and can be retained this may be proposed to remain as the street trees however a replacement street tree is a requirement if non are to be retained.
Information Required
Amend landscape plan to include at a minimum 1 x 45l street tree with the species sourced from the PSP2 – Landscaping policy and located in an appropriate location on the verge if no native street trees are to be retained.
Remove non-native plants and any garden edging from the Council verge.
Issue – Sight distance
Given the proximity to the corner of Coral Tree Avenue, Council have concerns regarding the potential impacts the proposed driveway crossover will have on the safety of the existing road conditions for all users.
Information Required
Provide additional detail demonstrating that the proposed location of the driveway is safe by providing a safe sight distance analysis on the intersection. The analysis must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).
Issue – Vehicle Manoeuvring
The submitted plans do not include sufficient detail on the access driveway, the manoeuvring area and access into each proposed garage.
Information Required
Provide additional detail on the access driveway and the manoeuvring area. 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;
a longitudinal section extending from the centreline of the formation in Coral Tree Avenue to driveway adjacent to the garages; and
demonstrate that a B99 vehicle will not bottom out of scrape while entering/exiting the driveway.
Provide a Turning Path Plan that demonstrates how the driveway and manoeuvring area will function. The plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
demonstrate how a B99 vehicle, beginning and ending at the proposed ‘refuse area’, can enter and exit each garage while the proposed visitor carpark is occupied; and
demonstrate how a B99 vehicle can enter and exit the visitor carpark while both garages are occupied.
Provide comment from a suitably qualified person discussing what necessary safety controls are to be implemented to ensure the sight lines from the road frontage to the manoeuvring area remain unobstructed and to remove the potential creation of traffic hazards between vehicles entering and exiting the site simultaneously.
Issue – Underground infrastructure
The submitted documentation indicate that the proposed works is to be constructed in close proximity (above and adjacent) to existing Unitywater infrastructure and no relocation point to the existing water meter has been proposed. A statement from Unitywater approving the locality of the proposed works to their existing infrastructure has not been provided.
Information Required
Provide an additional statement from a Unitywater representative authorising the locality of these works and the relocation of the water meter.
Issue – Lawful point of discharge
According to Council standards, the maximum discharge flow rate to a Lawful Point of Discharge is 25l/s in a 1% AEP event. The submitted documentation indicates that the maximum site discharge to each kerb adapter is 14l/s in a 5% AEP event. Council are concerned that the discharge flows from each kerb adapter in a 1% AEP event may create a worsening of existing drainage conditions and potential traffic hazards.
Information Required
Provide additional detail considering the discharge rate in a 1% AEP event and demonstrating that this discharge rate will not create a worsening of conditions or potential creation of traffic hazards along Coral Tree Avenue if a 1% AEP event occurred. This detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).
Issue – Street trees
Council would prefer the removal of both the existing trees (marked as ‘removal/relocation’ and ‘to be retained’) and be replaced with a suitable street tree.
Information Required
Provide additional detail demonstrating that both existing trees are to be removed and replaced with a suitable street tree. The replacement street tree must:
meet AS2303:2018 Tree Stock for Landscape Use;
be a minimum of 45 Litres;
be maintained (watered) for 12 months; and
be planted according to the standard species and setbacks. A few suggestions for suitable species include:
Banskia Integrifolia;
Callistemon Viminalis; and
Cupaniopsis Anacardiodes.
due date for response to information request
The due date for providing the requested information is 11 October 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,

Georgina Schramm
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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