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Part Response to NC IR
Council Reference: MCU20/00024 and OPW20/0055 Contact Person: Nadine Gorton Our Reference: 2552 NG 30th July 2020 Chief Executive Officer Noosa Council PO BOX 141 TEWANTIN QLD Attention: Glen Conforti Dear Sir/Madam RE: RESPONSE TO INFORMATION REQUEST__________________________________ Development Application MCU 20/0024 & opw20/0055 - Material Change of Use – Multiple Housing Type 2 Duplex and Operational Works over land described as Lot 320 on P93113 and situated at 3 Avocet Parade, Peregian Beach I refer to the above application and in particular to the request for additional information issued by your Council and dated 19th June 2020. This request listed sixteen items that Council considers is necessary in order to complete its assessment of the above application. The applicant has decided to respond to these items as below: Item 1: Please provide a 6m setback line on the first floor plan. Applicant’s Response to Item 1: Please refer to amended plans included as Attachment A. The plans are to scale and a 6m line has been indicated for part of the site. Item 2: Please provide confirmation the setback to the southern side of Avocet Pde will not impede views, alternatively increase the setback Applicant’s Response to Item 2: The subject site is a corner site and it is noted that Council typically agrees to some form of front setback relaxation due to the extensive area that would be affected by the imposition of a 6 metre setback to both frontages. The area of the intrusion that would affect views from surrounding properties is limited to the upper level master bedroom and ensuite which is located 4.5 metres back from the southern boundary. The roof line of this bedroom is located 1.7 metres below the top of the skillion roof line and slopes down to the southern boundary.
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Page 2
Page 2 It is noted that the main buildings in the area that could be affected by the proposal are those units located at 14 Avocet Parade and are directly opposite the site. This development comprises 3 townhouse style units that have a basement garage and two residential floor levels. As detailed by the photographs below, the lower decks have minimal distant view due to existing vegetation. The views of the upper levels will be affected by the compliant new roof at 8 metres, whilst the lower sloping roof of the master bedroom minimises the impacts on distant water views over the road way. Unit 1 – lower deck Unit 1 upper deck Unit 2 - Upper deck Unit 3 – Upper deck
Page 3
Page 3 Item 3: Please provide clarity on the plans and confirm the proposal meets the required 8m from both the finished and NGS’s. Applicant’s Response to Item 3: Refer to amended plans in Attachment A. Item 4: Please provide commentary on the function of pedestrian access proposed and the interaction between level given this is proposed as one dwelling Applicant’s Response to Item 4: Revised proposal plans include the provision of an internal stair. The external stair is also detailed as being enclosed by timber slats to provide an all weather access. Item 5: Please show clear pedestrian access to the stairs from the garage Applicant’s Response to Item 5: Please refer to amended plans in Attachment A. Item 6: Amend plans to indicate laundry and clothes drying facilities for the existing building. Applicant’s Response to Item 6: Please refer to amended plans in Attachment A which detail a laundry on the ground floor. Item 7: Please provide details of the storeroom use/access etc and why it should not be considered GFA. Applicant’s Response to Item 7: Please refer to amended plans in Attachment A which detail the storeroom as a garage. Item 8: Please provide a mix of external finishes to modernise and create a more interesting external building design. Applicant’s Response to Item 8: Please refer to amended plans in Attachment A. The plans detail new timber screens, repainting of the existing building, new balustrade and new roof over the front balcony. Item 9: Please provide further details on the health of the 3 eucalyptus supported by images. Applicant’s Response to Item 9: The existing Eucalyptus trees have been repeatedly lopped and are in poor condition with extensive epicormic growth as a result of poor pruning. The trees have a poor growth habit with the applicants landscape architect advising that they should be replaced with more appropriate species.
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Page 4 Item 10: Please provide a suitable location for the relocation of the pandanas mentioned above. Applicant’s Response to Item 10: The applicant has investigated the relocation of the existing pandanas on site however due to the size of the tree and its location it is not an economically feasible option. The tree unfortunately will be required to be removed. Item 11: Please provide boundary fence articulation in accordance with the planning scheme. Applicant’s Response to Item11: The applicant is willing to accept a condition in this regard. Item 12: Amend the plans to include the relevant works described in The Transport, Roads and Drainage Code – Probable Solution S13.1 or alternatively provide justification for why the works have not been included in the subject application Applicant’s Response to Item 12: Please refer to Attachment B and Attachment B for a response prepared by SCG Consulting Engineers. Item 13: Provide plans the indicate sight lines. Applicant’s Response to Item 13: Please refer to Attachment B and Attachment B for a response prepared by SCG Consulting Engineers. Item 14: Provide comment from the design engineer in regard to the retained portion of the existing driveway Applicant’s Response to Item 14: Please refer to Attachment B and Attachment B for a response prepared by SCG Consulting Engineers. Item 15: Provide plans that demonstrate compliance with The Driveways and Carparking Code – Specific Outcome 6. Applicant’s Response to Item 15: Please refer to Attachment B and Attachment B for a response prepared by SCG Consulting Engineers.
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Page 5 Item 16: Provide additional detail and comment from the design engineer that state that the proposed structure will be able to function as intended. Applicant’s Response to Item 16: Please refer to Attachment B and Attachment B for a response prepared by SCG Consulting Engineers. The applicant considers that they have now responded to Council’s information request. The Decision Making Period has therefore commenced and we request that your Council proceeds with its assessment of the application as soon as possible in accordance with the Sustainable Planning Act 2009. Please contact our Sunshine Coast office if you require any further information and/or clarification. Yours faithfully, Nadine Gorton Senior Planner martoo consulting