response to information request 22 lorikeet · MCU25/0146

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2. Amend plans and elevations which reduces and removes areas of roof
   profile within the 1.5 metre set back to the northern and southern side
   boundaries.

The plans have been amended with reduced eaves lines within the side setback, as
per below.

Ground level (<4.5m height) - Req= 1.5m, Prov=0.9m for eave only (noting southern
elevation encroachment is for garage, which is allowed a nil setback under QDC.

First level (between 4.5m and 7.5m height) - Req= 2.0m, Prov=1.4m for eave only

Balustrade (>7.5m) – Req = 2.5m, Prov= 2.0m balustrade at front only




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The encroachments are predominantly for the eaves of the building and will not reduce
views from neighbours. A picture of the view from 25 Lorikeet Dr (across the road),
looking towards the site is included below, and demonstrates this property does not have
ocean views.




                                                                            Page 3 of 6

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   3. Amend the front facade of the dwelling in accordance with AO12 and PO12
      to ensure the dwelling more successfully addresses and contributes
      towards streetscape character.

Windows and an awning over the front door have been added to the plans to meet the
Acceptable Outcome AO12. The use of eaves and landscaping has also been used to
present positively to the streetscape.




   4. Amend the southern elevation to more successfully respond to PO12 by
      avoiding large continuous wall planes and elevations. This may include
      introducing physical breaks in the length of the wall and or indentations to
      provide greater articulation to the upper floor to ensure a more sympathetic
      residential building presentation results. Based on the current design, there
      are setback restrictions for any substantial landscaping to grow along the
      side boundary which would exacerbate the presentation of the southern
      elevation to adjoining premises.

The stairwell on the first level is stepped in from the services and kitchen/living space,
demonstrating a change in plane along this southern elevation. The architect has also
utilised different materials to complement the beachside landscape. The presentation
looks away from neighbours towards a central swimming pool and living space with dense
landscaping provided along the side setbacks. Conditions may be imposed in this regard
for dense coastal landscaping in this regard.




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   5. Provide amended and/or additional plans, including:

           a. Confirm the Ground Level as defined under Noosa plan 2020;
           b. Update elevations and Section Plans showing the Dwelling at the
              highest point from ground level, with all height measurements shown
              in RL’s relevant back to a ground level and a maximum building height
              blanket at 8.0 metres above ground level clearly showing any height
              exceedance;
           c. Based on the above assessment amend the design to reduce the
              height to comply AO7.1 of the Low Density Residential zone code.

A survey plan is included with the revised set demonstrating a ground floor level finished
floor level of 11.32; a street level of 11.75 and the coastal reserve level at 10.25. The
design includes the pitched roof within the middle of the building and does not exceed the
8m height limit as defined by the survey.




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    6. Provide a landscape plan which incorporates the mix of landscaping as
       required under A05. The proposed planting is to be shown for the 5 metre
       rear seaward boundary of the site.

A preliminary landscape plan is provided which includes a mix of coastal trees (banksia
integrofolia) and grass within the rear 5m setback to the native vegetated dune reserve.




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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with the processing 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 RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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