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Response to Council IR
Council’s Reference: MCU21/0027 and OPW21/0047 Our Reference: 2061 L06 NG Our Contact: Nadine Gorton 23rd April 2021 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Attention: Planning Assessment Dear Sir/Madam, RESPONSE TO INFORMATION REQUST PROPOSED MATERIAL CHANGE OF USE FOR A MULTIPLE DWELLING OF 4 UNITS AND OPERTIONAL WORKS LOCATED OVER LOTS 3 AND 4 ON RP72986 AND LOCATED AT 30 AND 32 JAMES STREET NOOSAVILLE I refer to the above application and the information request issued by your Council and dated 9th March 2021. This request listed 8 items that Council considers is necessary in order to complete its assessment of the above application. The applicant provides the following response to Councils request: Item 1: Provide amended plans and site cover calculations that include the subject parts of the building and comply with the maximum site cover of 40%. Applicant’s Response to Item 1: Please refer to Attachment A which provides a plan of site cover calculations for the site. The project designer indicates compliance with scheme requirements. Item 2: Identify measures where overlooking opportunities can be mitigated. A response will have to be carefully considered in conjunction with the issues raised in Item 6 of this information request. Applicant’s Response to Item 2: Please refer to Attachment B which provides additional elevations detailing privacy screen details for upper level windows as well as fencing and landscaping along the side boundaries. It is noted that the building has been setback 2.7 metres from the top of the awning and 3.6 metres from building façade to the northern side boundary and is compliant with the Medium Density Residential zone code setback requirements. Landscape garden beds are provided along this boundary in front of internal living and dining areas as well as outdoor living space, which will soften the boundary fencing and contribute to screening of lower levels. Due to Councils minimum floor heights, the site is required to be filled and will be higher than the adjoining property to the north. The proposed setback, screening of upper levels and landscaping is considered to minimise overlooking from the development. The proposed works and fencing heights are noted as being consistent with Councils requirements as detailed by other developments approved in the area including 46 - 48 Elizabeth Street, Noosaville detailed left. The recently completed development at 46 - 48 Elizabeth Street provides a retaining wall and fence along the common boundary.
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Item 3: 3. Provide detailed plans, prepared by a RPEQ (Registered Professional Engineer of
Queensland), of the new proposed stormwater line, including but not limited to:
a. A longitudinal section of this drainage line, detailing finished surface levels, pipe diameters, pits’
sizes, invert levels, chainages, materials, etc.;
b. Easement details, designed in accordance with Noosa Council’s Planning Scheme Policy 6 –
Engineering Design Standards. Note that the easement must be 4 metres wide (minimum) and
centrally located in relation to the pipe;
c. Decommissioning details of the existing stormwater infrastructure (must be removed) and
connections of new proposed stormwater line to existing infrastructure.
Applicant’s Response to Item 3: Please refer to Attachments C and D which provides a response
from SCG Consulting Engineers.
Item 4: Provide RPEQ written certification, certifying that the proposed stormwater management plan,
as detailed in SCG’s plan 31026-SW1.1, titled “Stormwater Management Plan“, dated February 2021,
will not cause a worsening of stormwater conditions by adversely altering stormwater drainage
characteristics external to the site, including, but not limited to:
a. Additional ponding on neighbouring properties or on road reserve;
b. Increased runoff onto neighbouring properties or road reserve.
Applicant’s Response to Item 4: Please refer to Attachments C and D which provides a response
from SCG Consulting Engineers.
Item 5: Amend SCG’s plan 31026-SW1.1, titled “Stormwater Management Plan“, dated February
2021 to exclude any reference to PVC kerb adaptors – these must be metallic.
Applicant’s Response to Item 5: Please refer to Attachments C and D which provides a response
from SCG Consulting Engineers.
Item 6: Provide amended plans, prepared by a RPEQ, indicating, but not limited to:
a. the height of the proposed retaining walls along the subject properties boundaries (levels at top
of wall compared to neighbouring ground levels);
b. any fencing to be installed on top of or beside the walls;
c. the height of any fencing to be installed on top of or beside the walls;
Applicant’s Response to Item 6: Please refer to Attachments C and D which provides a response
from SCG Consulting Engineers.
Item 7: Detail any amenity impacts on neighbouring properties.
Applicant’s Response to Item 7: Item 7 comments that the proposed works include significant fill with
retaining walls along most boundaries of the subject properties and requests details of impacts on
neighbouring properties. As detailed in Attachment B the retaining wall and fence will have a typical
height of 2.8 metres which includes 900mm of fill required for minimum floor heights and screen
fencing typical for the area. The 900mm of fill required on the site is to comply with Councils minimum
floor height requirements for flooding and the fencing required for safety and privacy.
The fencing and fill has been engineered to address stormwater drainage on site and on adjoining
premises whilst providing privacy for the development and surrounding sites. An extract of the
proposed fencing and fill details is provided below.
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Page 3 Item 8: Provide an Acid Sulphate Soil Management Plan for the site (with recommendations), prepared by a qualified person*, in case acid sulphate soils are encountered during construction. For the purpose of preparing an Acid Sulphate Soils, a qualified person is considered to be either: a. a Registered Professional Engineer of Queensland (RPEQ); o b. a soil scientist with a minimum of 5 years’ experience in the field of acid sulphate soils. Applicant’s Response to Item 8: Please refer to Attachment C which confirms that a Geotechnical Engineer has been engaged and confirm that the applicant is willing to accept a condition requiring the report to be provided prior to a prestart meeting. As requested Attachment E provides plans for Operational Works Landscaping. 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 Planning Act 2016. Please contact our Sunshine Coast office if you require any further information and/or clarification.
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Page 4 Yours faithfully, Nadine Gorton Senior Planner martoo consulting pty. ltd [OCR of page images] @ Page 4 Yours faithfully, Nadine Gorton Senior Planner martoo consulting pty. Itd