Ltr - 20250128 - Further Advice Response - 100 Hilton Terrace, Noosaville - Final · MCU24/0112

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It is understood that the applicant is seeking a performance-based outcome for the provision of visitor
car parking. The justification given that includes that the development will operate more like a dwelling
house is not accepted. Small car parking spaces are not accepted.
Advice Required
Provide amended plans, which include at least one visitor car parking space, which is open to all bona
fide visitors to the site and remove the small car parking spaces.

Response:
In response to Issue 1, the Applicant has reviewed the proposed design and included one (1) visitor
car parking space located within the south-western corner of the site as illustrated in Figure 1 below.
The visitor car parking bay has dimensions of 2.6m x 5.4m which is in accordance with the standard
dimensions expected for a visitor car park. The proposed visitor car parking design is in accordance
with PO6 and AO6 of the Driveways and Parking Code and is supported by the assessment and
certification of the Applicant’s RPEQ, as detailed in Attachment C.
A SWEPT path analysis has been undertaken by Urbis Ltd and is included in Attachment C which
demonstrates the location of the visitor car parking bay maintains easy access to resident car parking
areas,
Figure 1 – Proposed Visitor Car Parking Location




Source: Blight Rayner

Roof Forms
Issue 2


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It is acknowledged that in the revised plans provided as part of the response to the Information
Request, eaves have been added to the façade of the building fronting Hilton Terrace (approximately
30% of the perimeter of the building). The overall extent of the eaves provided to the perimeter of the
building is significantly less than the 75% required by AO19.1 of the Medium Density Residential Zone
Code.
The current extent of eaves provided to the perimeter of the building does not successfully avoid a box
profile as required by PO19 of the Medium Density Residential Zone Code.
Advice Required
Provide to a greater extent of the perimeter of the building (closer to 75%), eaves which are at least
600mm.

Response:
In response to Issue 2, the Applicant has undertaken a design review to identify opportunities for the
increased provision of eaves to the perimeter of the building. The revised design achieves eaves
which are at least 600mm to 75% of the building.
To demonstrate this outcome, Blight Rayner has prepared an Eaves drawing which is detailed in
Figure 2 below.
Figure 2 – Proposed Eaves Cover




Source: Blight Rayner



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We note that Acceptable Outcome AO19.1 of the Medium Density Residential Zone Code requires a
of minimum 600mm eaves to at least 75% of the perimeter of the building. The proposed development
achieves compliance with AO19.1 of the Medium Density Residential Zone Code.
In summary, the roof form of the proposed development achieves the following:
▪   Positively contributes to the Hilton Terrace skyline through the delivery of a development
    consistent with the overall building heights within proximity to the site;
▪   Delivers a built form character that is consistent with the emerging residential development within
    proximity to the site comprising modern and contemporary elements such as flat and skillion roof
    forms;
▪   The inclusion of additional eaves visible from the street frontage provides further variation in the
    roof form and further reducing the appearance of a box profile to the eastern boundary of the site.
Figure 3 – Revised Hilton Terrace Frontage Render




Source: Blight Rayner

To achieve the proposed roof form outcome as detailed above, an alternative setback outcome is
proposed in accordance with PO12 of the Medium Density Residential Zone Code.
AO12.4 of the Medium Density Residential Zone Code prescribes side setback outcomes applicable
to the development as follows:
    Setbacks for side boundaries—
    ▪   1.5 metres setback up to 4.5 metres height;
    ▪   2 metres setback between 4.5 metres and 7.5 metres height; and
    ▪   2.5 metres where above 7.5 metres height.
The proposal achieves a side setback distance of 1.9m at the eaves resulting in a 600mm
encroachment into the compliant side setback area on the eastern side of the site, as illustrated on
Figure 4 below. Importantly, the proposed 600mm eaves are the only component of the building that


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encroaches into the side setback area. The external walls / building line is setback 2.5m from the side
boundary and remains compliant with AO12.4.
Figure 4 – Proposed Side Setback Arrangement – Eastern Side Boundary




Source: Blight Rayner

A performance outcome for the side setback arrangement for the portion of the eaves that encroach
into the compliant setback area with PO12 of the Medium Density Residential Zone Code is therefore
sought.
               PO12
               Buildings and structures are designed and sited to:
            (a) provide a high level of amenity to users of the subject site and adjoining premises,
                including provision of visual and acoustic privacy;
            (b) not unreasonably obstruct views or cause overlooking of private open space or
                habitable areas of adjoining premises;
            (c) provide adequate distance from adjoining land uses;
            (d) preserve existing vegetation that will help buffer development;
            (e) allow for space and landscaping to be provided between buildings including adequate
                area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
            (f) be consistent with the predominant character of the surrounding area; and
            (g) protect the natural character and avoid adverse impacts on ecologically important
                areas such as national parks, waterways and wetlands.
The proposed development achieves a site-specific design that is commensurate with the surrounding
built form and in particular:
▪   The inclusion of eaves to the eastern side boundary provides an improved amenity outcome for
    the residents of the subject site as the eaves provide protection from the elements;



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▪   The eaves provide further variation in the built form to the eastern side boundary of the site
    resulting in improved amenity for residents on the adjoining site through increased articulation;
▪   The proposed development maintains the compliant building form with side setback provisions, the
    eaves provide minimal impact on the setback areas;
▪   The eaves do not impact on views and vistas along the side boundary;
▪   The eaves do not impact on residential amenity of adjoining development, including privacy and
    overlooking, or access to breezes, or acoustic privacy;
▪   The eaves may marginally increase shadowing to the east, but note the site is located on the
    western side which benefits adjoining development by providing shade from hot, afternoon
    summer sun;
▪   The eaves do not affect the ability for vegetation planted along the side boundary to grow
    unobstructed, in part due to the height of the eaves above ground level;
▪   The proposed development remains well separated from adjoining development, and will not affect
    the ability for the adjoining site to be redeveloped to its potential as contemplated by Noosa Plan.
In summary, the proposed development maintains a high level of compliance with the requirements of
Noosa Plan 2020 and provides a design that is commensurate with the surrounding built form and
ensures that the amenity of residents to the subject site as well as adjoining residents is maintained.

Materials and Finishes
Issue 3
The overall east and west elevations do not show a sufficient mix of lightweight materials and textured
external finishes to break up the surface, which may result in a single plane finish.
Advice Required
Provide amended elevations that demonstrate a greater mix of materials and finishes to provide an
interesting built form that integrates with the surrounding natural and built environment.

Response:
In response to Item 3, the Applicant has revised the proposed design for the east and west elevations
and interfaces with adjoining residential uses. Please refer to the Revised Plans of Development
prepare by Blight Rayner and included in Attachment B, which details further variation as required.

Landscaping
Issue 4
On Plan No. A1103 – Landscape Open Space, the pools and a section on the driveway are identified
as soft landscaping.
Advice Required
Provide an amended Landscape Open Space Plan which removes these areas as soft landscaping
and recalculate the figures showing the total areas for soft and hard landscaping, to ensure that the
development still complies with AO10.1 of the Dual Occupancy and Multiple Dwelling Code.




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Response:
In response to Issue 4, the Landscape Open Space Plan has been revised to ensure that the soft and
hard landscaping elements are calculated in accordance with the definitions of the Noosa Plan 2020.
Importantly, the section of the driveway illustrated on Figure 3 below are grassed/turfed areas that
create a boundary of the townhouse are do not comprise hard landscaped elements. These
components have been included in the soft landscaping calculation.
The revised Landscaped Open Space Plan calculations achieve a total landscaped area of 42% and
75% of the landscaped area is soft landscaping. This outcome maintains compliance with AO10.1 of
the Dual Occupancy and Multiple Dwelling Code, providing a landscape outcome that enhances the
liveability of the development and promotes outdoor living as the proposal extends to the extensive
open space within proximity to the site.
Figure 5 – Proposed Landscape Outcome




Source: Blight Rayner

Issue 5
Along the frontage of the site the development only provides a 1.3m wide landscape buffer, in lieu of
the 2m required in accordance with AO8.1 of the Driveway and Parking Code and AO6.1 of the
Medium Density Residential Zone Code.
Advice Required




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It is considered that there is enough room on site to provide at least a 2m landscape buffer along the
road frontage. The development can be pushed back to achieve this outcome, considering there is a
10m+ rear setback.
Provide amended plans detailing a 2-metre-wide landscape setback to the frontage.

Response:
In response to Issue 5, the Applicant has reviewed the design of the road frontage and subsequently
increased the landscaped buffer along the site frontage from 1.3m to 2m in accordance with Council’s
advice and AO8.1 of the Driveway and Parking Code and AO6.1 of the Medium Density Residential
Zone Code. The 2m landscaped buffer comprises soft landscaping elements that positively contribute
to the streetscape whilst providing privacy elements to the residents.
Please refer to the Revised Plans of Development in Attachment B for further details.

Access Path to Park
Issue 6
The justification for this access path is unclear, considering all units are proposed to have their own
access through to the park next to each of the pool terraces. This area along the side boundary could
be utilised to provide a better landscape outcome between the site and the adjoining property to the
east.
Advice Required
Confirm the purpose of this pedestrian path and provide justification for its inclusion instead of
landscaping, which would improve landscape amenity and provide privacy between dwellings.

Response:
In response to Issue 6, the Applicant details that the purpose of the access path located along the
eastern boundary of the site is for residents of the development to be able to access the parkland at
the Noosa River front with smaller watercraft such as kayaks and paddle boards from their garage
without traversing through their townhouse. Given the development fronts the Noosa Riverfront it is
likely that this access path will be beneficial to the residents for reasons detailed above.
The Applicant acknowledges Council’s requested for additional landscaping along this boundary of the
site comprising the access path and have revised the design to include additional landscaping to
provide further privacy to the adjoining residential use and improve the overall amenity, as illustrated
in Figure 6 below.




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Figure 6 – Revised Access Path Design




Source: Blight Rayner

Fences
Issue 7
It is difficult to determine from the plans, the overall height of some of the boundary fences.
Advice Required
Relative to natural ground, confirm the height of all fences of the development.

Response:
In response to Issue 7, the Architectural Plans have been amended to include fence heights of the
development as follows:
▪   Southern boundary (front): 1.8m
▪   Northern boundary (rear): 1.2m
▪   Eastern boundary (side): 1.8m
▪   Western boundary (side): 1.8m
Please refer to the Revised Plans of Development in Attachment B for further details.

Sustainable Building Design
Issue 8
The plans do not include rainwater tanks as required by AO2.1 of the Sustainable Building Design
Code.
Advice Required
Show the locations of rainwater tanks on amended plans that provide a minimum of 3000 litres of
rainwater for non-potable purposes, to maximise water efficiency on site by incorporating rainwater
collection and reuse measures such as irrigation.




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Response:
In response to Issue 8, the Applicant has prepared revised Plans of Development to include locations
for 3000L rainwater tanks for non-potable purposes in accordance with the requirements of AO2.1 of
the Sustainable Building Design Code, as follows.
              AO2.1
              If for accommodation activities, a minimum 3,000 litres of rain water storage is provided
              per dwelling and reused for non-potable purposes and incorporated into a stormwater
              management plan for the development.
In conjunction with AO2.1 of the Sustainable Building Design Code and Civil Engineering advice
sought by the Applicant, the design has been refined to include a 3000L rainwater tank per dwelling,
as illustrated in Figure 7 below.




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Figure 7 – Proposed Rainwater Tank Locations




Source: Blight Rayner




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CONCLUDING COMMENTS
We trust the comprehensive response provided to each item is sufficient to enable Council to now
finalise its assessment of the application and to promptly issue draft conditions for the Applicant’s
review.
If you have any questions regarding this material or wish to discuss the application further, please do
not hesitate to contact Rhiannon Simpson (Consultant) or myself on (07) 3007 3800.


Yours sincerely,




Director
+61 7 3007 3866
[email protected]




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