Applicant's Response to Council's-55 Doonella St

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Information Required by Council

1.      Provide amended plans which includes a landscaped setback of 2.0m (minimum) to the full length of
        the site’s frontage (excluding driveway/crossover) to Doonella Street.


Applicant’s Response

The proposal plans provided as Attachment 3 have been amended to provide a minimum of 1.6m wide
garden where dense landscaping can be planted. A 1.6m wide garden is of sufficient width to provide dense
landscaping to help screen the development. The applicant is happy to accept a condition which requires 45
litre pot size screening plants at 1m centres across the frontage of the site. This density of landscaping will
provide instant screening from pedestrian level and Doonella Street noting that the full width of the site
except for the driveway will be densely planted.

It is requested that Council considers that the site access is highly constrained by infrastructure in the road
reserve and street vegetation resulting in limited access to where the existing crossover is located.

Please note the whole development has been moved slightly towards the rear boundary to provide for the
requested landscaping which has resulted in a minor setback encroachment. The encroachment does not
result in any adverse imp CATS on the neighbouring property and an existing screening device ensures privacy
is maintained between uses. Furthermore, a 1.5m side setback allows for adequate landscaping to provide
screening.


Information Required by Council

2       Provide amended plans that demonstrate compliance with the roof form provisions of the Medium
        Density Residential Zone Code.


Applicant’s Response

The plans have been amended to include long window hoods along the elevations. The window hoods
provide additional ‘Tewantin character’ detail styling (colonial type). This complements the character of
Tewantin and provides shading to the walls and windows of the development complying with the Planning
Scheme requirements.


Information Required by Council

Issue

The proposed development provides a symmetrical design presentation to the street and does not
incorporate articulation and individual design elements that add visual interest to the development and
each dwelling unit. The applicant’s commentary is noted on page 14 of the Planning Report regarding
design and consistency with the character provisions of Tewantin, however, the asymmetrical design

                                                                    PO Box 1818        07 5474 3873
                                                                    Noosa Heads        [email protected]
                                                                    QLD 4567           rgstrategic.com.au

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provisions seek the following outcomes:

a. Development incorporates articulation and individual design elements (to each building);

b. Development has a form that does not dominate the streetscape; and

c. Development takes the form of small separate buildings.

Information Required

3. Provide amended plans that more fully comply with Performance Outcome PO14 of the Medium Density
Residential Zone Code.


Applicant’s Response

The plans have been amended in accordance with Councils request noting the following.

     •   Different external materials are used on each dwelling. One is shiplap and one is weatherboard. This
         creates a completely different look to each dwelling as one is a vertical finish while the other is
         horizontal.

     •   Each dwelling is a different colour.

     •   Different balustrades on each dwelling. One is solid feature timber, and one is frosted glass. The
         balustrades are designed for user privacy, given they overlook busy Doonella Street.

     •   Different carport door. One is open timber battens and one is panel lift metal.

     •   Different texture to the feature beams around the carport doors. One is exposed steel and one is
         painted.

     •   Dense landscaping is provided in the form of 45 litre pot size plantings every 1m to provide instant
         greenery to the streetscape, contributing to the landscape setting of the frontage.


Information Required by Council

4.       Provide amended swept path plans that:

         (i) reflect the extent of the driveway indicated on the final architectural plans

         (ii) indicate swept paths that do not extend into the landscaped areas

         (iii) indicate on the plans gates in an open position and their impacts on the proposed vehicle swept
         paths

5.       Provide additional comment on the potential for vehicles to enter the site and space in a forward
         gear, manoeuvre on site and exit the site in a forward gear. If this is achievable provide amended
         swept path plans.




                                                                      PO Box 1818            07 5474 3873
                                                                      Noosa Heads            [email protected]
                                                                      QLD 4567               rgstrategic.com.au

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Applicant’s Response

Item 4

4(i)         Amended plans have been provided where the driveway is in accordance with the architectural
plans. 4(ii)         The whole development has been shifted so that swept paths do not extend into the
gardens.

4(iii)       No gates are proposed

Item 5

Swept paths have been provided by Recor which indicate that each dwelling has 1 space where a B99 can
enter the site in a forward gear and exit in a forward gear in less than a 3 point turn. The swept path plans
also indicate that the other 1 space per dwelling, a B85 can enter the site in forward gear and exit in a
forward gear in less than 3 point turn. Noting that a B99 can exit the site in a forward gear in less than 5
movements from these 2 spaces.

Noting, Council has recently approved a multiple dwelling where B99 visitor spaces are permitted to exit a
site in 5 movements. A copy of condition 26 of MCU210133 & OPW21/0220 which permits the 5 movements is
provided below for reference.

26.          All vehicles must enter and exit the site in a forward gear. In regard to the visitor space plans
             demonstrating that a B99 vehicle (as described in AS/NZS2890.1:2004) can enter the site and space
             in a forward gear, manoeuvre on site and exit the site in a forward gear in a maximum of 5
             movements must be submitted to Council prior to the issue of a building permit.

It is requested that Council considers the site constraints in this instance. Vehicle access is limited to the
existing crossover location which is not centrally located and hinders the ability to manoeuvre vehicles. The
mature character street trees and stormwater infrastructure located in the road reserve allow only for these
existing crossover locations to be used. Furthermore, a Dual occupancy is required to provide only 1 car
space per dwelling which the applicant has provided as a B99 and the other 1 required space and 1 extra
space to be able to leave the site in less than either a 3 point turn if a B85 or, less than a 5 point turn if a
B99. This ensures vehicles can enter and exit the site in a forward gear.


Information required by Council

         6   Provide comment from the engineer that addresses the suitability of the grass cell pavers in the
             driveway area for vehicle and pedestrian use.


Applicants Response

The grass pavers have been removed and regular type pavers are proposed. Further details will be
provided with the OPW application.




                                                                          PO Box 1818         07 5474 3873
                                                                          Noosa Heads         [email protected]
                                                                          QLD 4567            rgstrategic.com.au

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Information required by Council

    7    Provide preliminary surface and outlet levels for the bioretention devices, and demonstrate that water
         will not pond within the filter media, based on the final outlet level. Also demonstrate that the offsets
         to HAT specified in Table 7 of the Bioretention Technical Design Guidelines (Water by Design, 2014)
         are achieved.
    8    Provide an updated SWMP and MUSIC model which demonstrates compliance with AO6.1 of the
         Water Quality and Drainage Code
    9    Provide amended plans which either remove the pools or re-locate them to other areas of the site
         where the surface of the pool will be above the DFE and the pool structure will not cause a loss of
         floodplain storage.


Applicant’s response

Items 7 & 8

A stormwater management report and plans, prepared by Recor are provided as Attachment 1.

Briefly, the bio-basin has been removed and the proposed features such as litter baskets, tanks and the
swale are proposed. While the site is under the area thresholds of the SPP, the proposed measures are
practical for the site to minimise any impact on receiving waters.

Item 9

The loss of flood storage is insignificant and given the nature of the development (Dual occupancy) is not
considered necessary to relocate or model impact.



This ends my client’s response to matters raised by Council within their Information Request.

We ask that Council proceeds with the assessment of this application under section 13.3 of the
Development Assessment Rules, effectively ending our applicant’s response period.

Should you require any additional information or have any queries please do not hesitate to contact us.



Kind Regards,




Russell Green APIA MQELA

Managing Director

RG Strategic




                                                                      PO Box 1818        07 5474 3873
                                                                      Noosa Heads        [email protected]
                                                                      QLD 4567           rgstrategic.com.au

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