response to information request 3 Allambi

Page 2

                                   Existing Picture




                                  Proposed Render
Figure.2 Existing and proposed render of 3 Allambi Rise as viewed from 500m to the west
of the site along Noosa Main Beach towards Noosa Hill.




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Page 3

 2. It appears that site coverage has been calculated based on the total site area
    which includes the area of the site contained within the Environmental
    Management and Conservation zone. Amend the design and site cover to
    comply with parameters contained under AO8.1 based on the area of the site
    contained within the Low Density Residential Zone. It is noted this calculation
    method is included under the Draft Noosa Plan 2020 – Amendment 2. Our
    preliminary calculation indicates that the site area of the relevant zone is
    approximately 677m². Based on a recalculation of the site coverage;
    opportunities may result to retain more established vegetation along the
    northern side boundary as encouraged under PO8.

The Draft Noosa Plan 2020 – Amendment 2 has not been endorsed by the State and
cannot be used for assessment purposes for this application. The site is legally referred
to as lot 61RP52918 and has an area of 885m2. The development is to occur over the
entire site and the vegetation retention on part of the lot within the Open Space
Conservation zone is a key consideration relating to development on the entire site. All
other houses along the western side of Allambi Rise have calculated site cover over the
entire site, and this proposal meets the relevant Acceptable Outcome, with no further
assessment required against the Performance Outcome.




Figure.3 Title Plan of Lot 61RP52918 and definitions of site and site cover in The Noosa
Plan 2020.




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Page 4

 3. It is also noted that the basement is not contained completely below ground
    level and is not used for carparking. The area will also need to be included in
    any site coverage recalculation.

The subterranean lower ground level basement is accessible only from within the
building and is not visible from adjoining premises. This part of the building is
located directly under the other levels of the buildings (which have already been
counted as site cover). The basement projects no more than 1m above ground
level and does not contribute to visible built form. The definition of site cover also
seeks to count the percentage of a site relative to the number of storeys. However,
this basement area is not considered a storey and therefore not attributed a ratio
to be counted. No assessment against the Performance Outcome is therefore
required.




Figure.4 Section and site plans, with the relevant definitions for site cover, storey and
basement as they relate to AO8.1 of the Low Density Residential zone code within The
Noosa Plan 2020.




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Page 5

 4. Amend the design to respond to PO20 of the Low Density Residential zone
    code to be visually responsive to the natural topography and remove building
    on areas of the site with slope more than 33%.

The application is before Council, as part of the site includes slopes >33%, with
only a small part of the pool and edge of the building located within this part of the
site. Only the portion of the building that is on slopes of >33% should be considered
within the assessment of the Performance Outcome.




Figure.5 Area of building >33% slope highlited with relavent PO and finished renders with
sympathetic materials.

The northwestern corner of the proposed building is less than the 8m height limit
step down the slope. The retention of the three large trees within the site assists
to screen this part of the built form, making the development appear to sit within
the landscape, rather than dominating it. The materials of the wall and roof line are
proposed to be finished with materials and finishes that integrate with the
surrounding landscape and do not dominate the skyline – consistent with the
relevant Performance Outcomes.



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Page 6

 5. Provide an amended Stormwater Management Plan that is consistent with the
    recommendations of the site specific geotechnical assessment.
 6. Provide additional information to demonstrate how a low risk slope stability is
    achieved for the subject development and no adverse impacts are created on
    the neighbouring land (north, south and west).

Robert Gibb (RPEQ) from Tectonic provides the following commentary:

      ‘In Section 6.5 of our report, we intimated that the use of an engineer designed
      soakage/infiltration system would be acceptable from a stability perspective. This
      is what has been proposed by Westera.’

      ‘As part of our stability assessment for the site, we have provided a qualitative
      assessment in accordance with AGS 2007, which indicates a ‘Low Risk’ of
      instability could be achieved, subject to the implementation of the
      recommendations of our report. It should be noted that as part of the method used
      within AGS 2007 consideration for effects on adjacent properties is required.
      Stability for the proposed development was demonstrated further with numerical
      analysis, an extract of which was included in our report showing a factor of safety
      of 1.5 for long term conditions. To maintain this, a non-worsening condition should
      be achieved in terms of surface run-off and stormwater infiltration comparing
      existing conditions against those proposed at the site. Section 6 of the Westera
      Stormwater Management report indicates that the neighbouring properties or
      receiving environment would not be adversely affected, where the soakage trench
      is constructed in accordance with their design.’




Figure.6 Stormwater Management Plan Details




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Page 7

 7. Provide a preliminary engineering design for the vehicle crossover and
    driveway. The design must be prepared by a Registered Professional Engineer
    of Queensland and include but not be limited to:

     a. A design that is generally in accordance with Council's standard drawings
        RS-049 and RS-050
     b. A longitudinal section extending from the centreline of the road formation
        in Allambi Rise to the garage floor
     c. Sufficient detail to demonstrate that a B99 vehicle, as described in
        AS/NZS2890.1:2004, will not scrape or bottom out on the road formation or
        the driveway when entering and exiting the site

Westera Partners provides additional section plans through the driveway demonstrating
driveway grades no greater than 25% to account for the drop in elevation of nearly 2m
from the Allambi Rise road alignment to the garage ~15.5m away.




Figure.7 Vehicle Driveway details and Council standard drawing




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Page 8

 8. Submit revised engineering plans that clearly illustrate the full extent of all
    works necessary to facilitate the construction of the basement and dwelling,
    including any works outside the proposed building footprint.

Please find attached 40 pages of construction drawings and details including piling, wall
and earthworks details.




Figure.8 Construction Drawings – Westera Partners


 9. Provide a revised arborist report that evaluates the vegetation proposed for
    retention in the context of the updated extent of works. The report should
    assess potential impacts on vegetation based on the revised construction
    footprint and methodologies.

Matthew Duncan from Consult Arborist provides an updated arboriculture report, which
takes into consideration the construction and piling methodologies. The report has been
updated recommending the removal of the flooded gum along the southern boundary,
which is able to be removed currently because of the proximity to the house and boundary
line within the Low Density Residential zone.




Figure.9 Vegetation retention plans

The three large trees at the bottom of the site, provide for most of the screening of the
building from the beach (tree numbers 23, 24, 25). Although the applicant has provided
these detailed tree surveys, it is recognised that Council has a bounded assessment to
the relevant Accepted Outcome provisions of the Low-Density Residential Zone and
Dwelling House Codes.
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Page 9

Figure.10 Visual Assessment Plans and relevant trees within western portion of the site
for retention.
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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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