response to information request 128-133 gympie tce francis · MCU22/0196

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   3. Provide amended plans and calculations that comply with 40% site cover,
      measured at a birds eye view.

The first two site cover plans below show the relevant coverage for each level, with the
third plan showing the overlapping areas for a ‘bird’s eye view calculation’. The site cover
is calculated at 39.8% of the entire 1,581m2 site.




   4. Provide amended plans that address AO14.1 (a), (b) & (c) & (d) of the Medium
      Density Residential zone code.
   5. Provide amended plans that comply with AO19.3, or alternatively PO19, in
      particular PO19 (b) & (c).

The amended plans show an asymmetrical appearance to Gympie Tce by using different
materials and variety of horizontal and vertical elements on the first floor. This is the most
readily visible element of the building when viewed from Gympie Tce, owing to the bus
stop in front of the eastern set of units and the driveway in front of the western set, as
shown below.

The slab above the garage has been reduced in size and there is no part of the slab
protruding above to consider it a parapet. Furthermore, landscaping is provided on the
ground level and first level to complement and soften the built form when viewed from the
street.




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   6. Provided amended architectural and landscaping plans that comply with the
      above provisions in Noosa Plan and include significant landscaping in the
      front setback (and side and rear) in accordance with the Landscaping Code
      and PSP2 - Landscaping.
   7. Provide amended plans that provide a greater setback of the pools/spas and
      provide for dense and meaningful landscaping to soften and screen all
      buildings and structures.

Additional landscaping is provided within the frontage in coordination with the onsite
vehicle manoeuvring plans. The landscaping provides for a minimum of 1m and a
maximum of 2.65m of landscaping setback across the entire frontage, as shown below.
This landscaping is within minimal battered landscaped beds to screen the driveway from
Gympie Tce.




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In accordance with the Noosa Plan requirements, 640m2 of the site is considered
landscaped area with over 430m2 deep landscaping as per the calculated areas shown
below.




Updated detailed landscaping plans are provided by Project Urban with a further
landscaped setback provided along the northern edge of the pool to provide a landscaping
edge to the park. This will allow the units to provide casual surveillance of Chaplin Park
without having a large retaining wall the dominant feature after considering the change in
levels to the habitable floor areas, as shown below in perspective view.




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8. If the basement slab does not entirely seal the basement, provide additional detail
    demonstrating how any groundwater seepage into the basement will be controlled,
    collected and released without the use of a stormwater pump. The detail must be
    prepared by a suitably qualified person (RPEQ – Registered Professional Engineer
    of Queensland).
9. Provide an Acid Sulfate Soils Management Plan, which includes a Dewatering Plan,
    demonstrating how Acid Sulfate affected soils and water encountered during
    excavation will be treated and disposed of or reused. The additional plans must be
    prepared by a suitably qualified person (RPEQ – Registered Professional Engineer
    of Queensland) and adhere to the recommendations made in Appendix E of Pacific
    Geotech Consulting’s ACID SULFATE SOIL REPORT (PG-9236) dated November
    2022.
10. Provide an amended Earthworks Plan that incorporates the recommendations made
    in Appendix E of Pacific Geotech Consulting’s ACID SULFATE SOIL REPORT (PG-
    9236) dated November 2022. The amended plan must be prepared by a suitably
    qualified person (RPEQ – Registered Professional Engineer of Queensland) and
    include, but not be limited to:
        a. a temporary stockpile and treatment area for Acid Sulfate Soils;
        b. a suitably sized drain or retention basin to collect drainage from the
             treatment area; and
        c. a temporary stockpile for treated soils for the purpose of general reuse or
             removal.
11. Provide additional detailing on the proposed concrete piling within the development.
    The detailing must be prepared by a suitably qualified person and include, but not
    be limited to:
        a. standard details of the concrete piling;
        b. anchoring points (noting that all anchoring points, both above and below
             ground, both temporary and permanent, must be contained entirely within
             the subject site unless written permission from the respective landowner(s)
             is provided to Council); and
        c. demonstrate the structural integrity of the surrounding lots (Lot 128 & 134
             Gympie Terrace and Chaplain Park, Mill Street) will not be undermined as
             result of the excavation.
12. Provide additional detail demonstrating how the proposed pool excavation will
    occur, noting that owners’ consent will be required if the contractor wishes to utilise
    the western property (128 Gympie Terrace) or northern park (Chaplain Park, Mill
    Street) in any capacity.
13. Provide additional information demonstrating the effects the water table and existing
    natural constraints will have on the basements’ waterproofing ability to avoid
    seepage. The additional information must be certified by a suitably qualified person
    (RPEQ – Registered Professional Engineer of Queensland).
14. Provide sufficient detail to demonstrate that the development achieves compliance
    with The Noosa Plan 2020 – Sustainable Building Design Code. The detail must be
    prepared by a suitably qualified person (RPEQ – Registered Professional Engineer
    of Queensland). Any proposed reuse & attenuation tanks must be certified by a
    geotechnical engineer where located below the water table to ensure they are
    adequately secured and unable to move due to the natural water table.
15. Provide additional detail on the proposed development’s internal drainage system.
    The detail must be prepared by a suitably qualified person (RPEQ – Registered
    Professional Engineer of Queensland) and include, but not be limited to:
        a. the surface levels, invert levels, lengths and grades of all internal stormwater
             infrastructure; and
        b. a longitudinal section of each stormwater ‘line’;
        c. indicate where the roof downpipes connect to the proposed stormwater
             system; and
        d. amendments demonstrating compliance with the Sustainable Building
             Design Code (Item 8.);
16. Provide additional detail demonstrating where the ‘150 grated drain’ will discharge
    to.
17. Provide additional detail and comment demonstrating how the proposed stormwater
    system and associated infrastructure will function during, up to and including, 1%
    AEP events (including flood 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
                                                                               Page 5 of 6

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        Engineer of Queensland) and include, but not be limited to: the functionality of the
        proposed kerb outlets during a flood event in which the outlets are submerged.
    18. Provide a Turning Path Plan demonstrating that a B99 vehicles is able to enter each
        garage carpark of Unit 2 in a forward gear, manoeuvre on site and exit in a forward
        gear. The additional detail must be prepared by a suitably qualified person (RPEQ –
        Registered Professional Engineer of Queensland) and include, but not be limited to:
             a. realistic start/end points for vehicles; and
             b. adjacent carparks must be occupied.
    19. Provide additional comment demonstrating if the proposed driveway crossover is to
        be a ‘left-in, left-out’ design. If the driveway crossover allows for ‘right-in, right-out’,
        provide a traffic assessment demonstrating what necessary works (if any) are
        required to ensure the existing traffic conditions will not be adversely affected. The
        traffic assessment must be prepared by an (RPEQ – Registered Professional
        Engineer of Queensland).

Please find attached detailed response by SCG Engineering to all engineering matters
including updated earthworks, stormwater and vehicle manoeuvring plans, as well as
further comments regarding the stormwater and flood immunity.

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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. 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
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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