Information Request MCU21 0020

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU21/0020 and OPW21/0035
Your Reference:	0208
11 March 2021
Brown Rooster P/L TTE
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0020 and OPW21/0035
Street Address:	27 Grant St Noosa Heads Qld 4567
Real Property Description:	Lot 6 SP 179879
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Driveway – the submitted plans do not include sufficient detail on the access driveway.
Information Required
Provide additional detail on the access driveway. The detail must be prepared by a suitably qualified person and include but not be limited to:
levels and grades of the access driveway and the maneuvering areas;
a longitudinal section extending from the centerline of the formation in Grant Street to the carparking;
a driveway designed generally in accordance with Council’s standard drawings RS-049, RS-050 and respective addendum;
a 1.5m wide footpath;
demonstrate that a B99 vehicle will not bottom out or scrape entering/exiting the driveway;
the proposed stormwater drainage structures.

Issue
Earthworks – despite significant earthworks being required for the proposed development, it is noted that the submitted DA Form 1 does not include earthworks as part of the Operational Works assessment.
It is acknowledged SCG’s “Slope Stability Assessment”, report No 30378(SL), dated 8 February 2021, for the subject site, which provides construction recommendations to mitigate hazards related to earthworks, but no detail is provided as to the required earthworks, including, but not limited to: extents; volumes; existing and finished levels; cross-sections; batters and/or retaining structures; stabilisation methods proposed, etc.
Information Required
Confirm whether a building certifier will be assessing and approving the proposed earthworks component of the development, or whether council is required to.
If council is to assess the earthworks component of the proposed development:
Provide details, prepared by a RPEQ (Registered Professional Engineer of Queensland), of the proposed earthworks, including, but not limited to: extents; volumes; existing and finished levels; cross-sections; batters and/or retaining structures; stabilisation methods proposed, etc.
Provide additional detail on the proposed retaining structures. The detail must be prepared by a RPEQ and include but not be limited to:
The type of construction (material, foundations etc.);
Section plans indicating the location of the retaining structures and foundations in relation to the property boundary, the building pad, finished floor levels, proposed decks, driveway, etc.;
The structures required to collect and convey existing overland flows that are impacted on by the construction of these structures;
Any fencing to be installed on top of or beside these structures;
The location of any services, above or below ground, adjacent to the proposed retaining structures.
Issue
Site cover
The application material assesses site cover in terms of compliance with 50% on one level and 30% on the other level.
The assessment does not address the site cover attributed to the roof top decks whilst it refers to the raised pedestrian walkways to the north-western and south-eastern elevations as being an eave, this approach is not accepted and these areas must be included in the calculation of site cover. The site cover calculations were reviewed and it was identified that the site cover for the lower level exceeds 30%
Furthermore it is unclear as to how the site cover for the lower level was calculated specifically with regards to the undercroft/services area as not all of this area has been included.
Information Required
Assessment of site cover to include the roof top decks and pedestrian walkways.
Clarification of the methodology used for calculating the Lower Level site cover, specifically with regards to the undercroft/services area.
Demonstrate how the proposed development incorporating 3 stepped levels complies with the site cover requirements of the Noosa Plan 2020.
Issue
Plot ratio
Assessment of the plot ratio identifies that an exceedance of the permitted ratio of 0.4:1. The calculation has included the powder rooms adjacent to the garages and the roofed portions of the roof top decks. It is unclear as to why the dining balconies on the ground floor have not been included as they are enclosed.
Information Required
Amended plans which demonstrate compliance with Performance Outcome PO10 of the Medium Density Residential Zone Code.
Issue
Acceptable Outcome 14.1 of the Noosa Plan seeks that development provides visual interest to the street and surrounding areas through:
highlighting individual dwellings and land uses;
an asymmetrical design presentation to the street;
offsetting or staggering dwellings to provide variation in the frontage;
varying the roof form
The proposed design is not asymmetrical nor does it provide for a varied roof form and is considered to be in conflict with Performance Outcome PO14, the proposal is also in conflict with Performance Outcome PO7 of the Noosa Heads Local Plan Code.
Information Required
An amended design which provides for increased variation between the dwellings and also provides for a varied roof form.
It is noted that the planning scheme provides examples of the desired design outcomes at Figures 6.3.2.4 and 6.3.2.5.
Issue
The proposal seeks variation to the required rear setback from 6 metres to 4.5 metres. It appears that the reduced setback will impede the view lines from the rear of the property situated at 29 Grant Street contrary to Performance Outcome PO12.
Information Required
Demonstrate that the proposal complies with Performance Outcome PO12 or amend the setback to comply with Acceptable Outcome PO12.
Issue
The site slopes in excess of 6 metres from the front to the rear boundary whilst the development seeks to be constructed close to, and in part exceeding, the 8 metre height limit. No survey plan has been provided to clarify the existing natural ground levels.
Information Required
A copy of the survey plan on which the maximum building height allowances have been based.
A plan which overlays the roof plan, including RL’s, over the natural ground level contours.
due date for response to information request
The due date for providing the requested information is 16 June 2021. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Patrick Murphy
Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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