Change Representations - eumundi noosa 18.03 (v2)

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Figure. 2 – Proposal Site Plans - 03/11/23




Figure. 3 – Latest Proposal Site Plans - 18/03/24


-   The Ground Level “drying court” (as detailed on the ground level of Units 101, 102,
    105 & 701-704) are not to be an enclosed area, the door is to be removed. Remove
    external walls/screens of each “drying court” and replace with a free-standing screen
    with a minimum of 50% transparency, and minimum of 300mm gap from the top and
    bottom of the screen. The fixed screen is not to exceed a height of 1.8 metres, 2.1
    metres from finished ground level. The screen can be extended in front of the entryway
    if desired for additional privacy.

Amended plans are provided with a free-standing screen with a 50% transparency.
Further detail is provided below which includes a gate for storage and general security for
bikes/surfboards and the like with a 100mm gap at the bottom. This detail complies with
Council’s requirement for the area to not be enclosed, however provides for safe external
storage and use.




Figure. 4 – Elevation Plans for Building 1 and 7 from the internal road to carparking areas

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Building 1 & 7 Ground Floor courtyards: (30 x 30section, 30mm gap, 2100 high, 100mm gap at bottom, open to slab above)

 

Figure. 5 — Detailed design of screen areas

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-   The Upper Level “drying court” (as detailed on the upper level of Units 205-208, 603,
    604 & 706-708) are to have an appearance of an upper level terrace, with the
    clothesline screened from the streetscape. In this regard, the clothesline is to be
    relocated to the northern wall of the terrace with the clothesline screened to 1 metre,
    with the remaining portion (~2 metres) of the area an open terrace. These areas are
    to be redesigned to not contribute to gross floor area as per the administrative term of
    the Noosa Plan 2020.

Amended plans are provided with a fixed screen (50% transparent) provided along the
terraces for 75% of the length to screen the clothesline. The unit 603 and 604 include a
screen across the length for privacy screening requirements between adjoining
neighbours. The relevant render and elevation plan is provided below for reference. The
areas allow for screening of clothesline, however are not enclosed and contributing to GFA
as per the Noosa Plan definition.




Figure. 6 – Open screening detail for Building 7 drying courts

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Figure. 7 – Open screening detail for Building 2 drying courts




Figure. 7 – Open screening detail for Building 6 drying courts

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-   Front fences or walls along Eumundi Noosa Road frontage are set back an average
    of 1 metre and are articulated to provide visual interest by stepping the design at a
    maximum of 5 metre intervals.

The nearby ‘Malolo’ development includes gates accessible to the street to provide for
access to the townhouse units. It is good planning practice to allow for walking access to
the street, to encourage walkability and connectivity to the streetscape.

There are no direct Acceptable Outcomes precluding direct access for units to the street.
The current design provides for visual interest and stepping of the design – with a more
substantial and meaningful landscaping area between the footpath and the front walls
(setback nearly 2m from the front boundary). We seek for this requirement to be removed
and the plans approved which include a consolidation of accesses in accordance with the
information request response from Council.




Figure. 8 – Constructed entrances at the recently constructed Malolo development

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Figure. 9 – Proposed frontage landscaping and combined entrances coordinated with
streetscape planting.


-   Introduce an additional colour to the external building façade with adeep, stronger
    colour tone to highlight individual dwellings and adding visual interest to the street and
    surrounds.

The design provides for a soft colour palette that complements the Noosaville locality,
adjoining developments, mix of materials and the strong landscaping palette to Eumundi
Noosa Rd. The colours are understated in accordance with AO7.5 and blend in with the
surrounding natural environment PO22 of the Noosaville Locality Plan Code.

This requirement is requested to be removed from the plans requiring amendment.

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1 | rm |

 

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Condition 15 – Screening Devices

15. To ensure privacy is protected between adjoining properties to the north, east and
south, 105, 209, 304, 705-706, 501, 603 must:
       a. provide screening devices to upper level balconies; and/or
       b. have a minimum window sill height or 1.7 metres above floor level; and/or
       c. be fitted with translucent glazing; and/or
       d. be fitted with fixed external screens.

The previous RFI requested screening to units 209, 705 & 706 which has been provided.
Units 105 & 304 also include screening along their boundaries.

Unit 501 does not overlooks dense landscaping towards Headland Dr and does not face
active open space areas. The unit is setback so as not to be able to look over the adjoining
neighbour and it is considered this requirement be removed for this unit.

Unit 603 adjoins the currently vacant lot to the north. The unit has been designed with
balconies orientated to the north and east, with screens in front of the bedroom and the
majority of the living room balcony, as well as translucent balustrading. Although not
covering the entire of the balcony – the opening is designed to capture the eastern aspect,
while allowing for breezes and privacy between residential users. As a result, it is
requested the unit be removed from this requirement and approved in accordance with
the amended plans.

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Condition 20 – Streetscape connections

20. There are to be no private footpath connections within Council’s road reserve to Units
101, 102, 105 & 701-704, this area is to be returned to grass.

Malolo allows for streetscape pathway connections and there are no specific outcomes in
the planning scheme restricting this arrangement. Please delete this condition in
accordance with the information request response and good planning practice for
connecting people to active streetscapes.

25. The notated “drying court” as shown on the Upper Level Plans of Units 205-208, 603,
604 & 706-708 are not to be enclosed, with the area to present as an upper level terrace.
The screening element of the “drying court” is to achieve a minimum of 50% transparency,
with the remaining terrace being open with a balustrade.

Revised plans are provided with appropriate screening device details with this condition
to be deleted.

30. Vegetation must only be removed or disturbed in accordance with a Fauna
Management Plan (or part thereof) prepared by a qualified person* and endorsed through
an Operational Works approval. *(Refer to Advisory Note)

The vegetation surrounding the house has been removed as part of the demolition
approvals. The site is not covered by a Biodoversity overlay and is in the middle of the
built environment – with the risk to fauna therefore minimal and is an unreasonable
imposition on the development.

41. Pedestrian and bicycle facilities must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and must include
in particular:
         a. a 3 metre wide footpath within the road verge for the entire length of the site’s
         frontage to Eumundi Noosa Road;
         b. the resealing of the existing asphalt path fronting the development.

Condition 41 is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk
infrastructure identified by Council’s LGIP to service the development.

The condition for Malolo (MCU21/0156) required the construction of a 2.0m footpath to
match the balance of the site frontage. The landscaping approval and information requests
sought for dense landscaping between the footpath and the fence line (also setback from
the boundary).

Eumundi Noosa Rd is classified as a ‘2 lane Distributor’ (minor - 5k to 15k VPD). The
requirement seeks for a 2m desirable pathway width and for major distributor roads to
have a 3m pathway. This part of Eumundi Noosa Rd has a 3m pathway on the western
side of the road and this side of the road should have the extra landscaping and vegetation
in accordance with other recent approvals along the street.

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DEVELOPMENT PERMIT FOR RECONFIGURING A LOT (RAL23/0014)

Development authorised by this approval must be undertaken generally in accordance
with the Approved Plans listed in the table/s below. The plans must be amended to
incorporate the amendments listed within the table below and resubmitted to Council
prior to the issue of any Development Permit for Building Works*

The plans have been amended relocating the pool from this area. Please amend the
condition to reflect the changes.


DEVELOPMENT PERMIT FOR OPERATIONAL WORKS (OPW23/0113)
(Road work, Earthworks, Signage, Vegetation Clearing)

3. Prior to commencement of works within the development site, maintenance and
rectification of the underground stormwater drainage network downstream of the site is to
be completed and is to ensure that the capacity of the network is consistent with the
capacity assumed in the Stormwater Management Plan Rev C (prepared by SCG
Consulting Engineers, dated 5.12.2023).


SCG consulting engineers have reviewed the condition and seeks further clarification
regarding the wording. Council should not be able to condition the developer for the
maintenance & rectification of Council’s existing stormwater network prior to
commencement of works. If the existing network has been damaged it is prudent to advise
Council of the problem, however it is not the responsibility of the developer to rectify works
that could be hundreds of metres away from their site that they have not caused damage
to. Please review the wording of the condition.


PRELIMINARY APPROVAL Development Permit FOR OPERATIONAL WORKS
(OPW23/0113) (Landscaping, Drainage Work, Stormwater)

Please find attached the updated landscaping and engineering drawings addressing
Council’s plan requiring amendments including:

-   Bioretention layout plan updated
-   Detention tank details
-   Landscaping adjacent to Lot 2 includes syzigium and callistemon
-   Headland Dr landscaping basin landscaping extended into road reserve
-   Landscaping species updated

A full Development Permit should be issued, and standard conditions included.
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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 MPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227