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Info response
6 April 2022 Noosa Council [email protected] RE: Response to Further Information Request MCU21/0231 – 10 Natasha Ave, Noosa Heads and 24 Katharina St, Noosa Heads Qld 4567 Council issued an information request on 31 January 2022. The applicant provides the following additional information in response to the items: 1. Demonstrate compliance with the below-mentioned design elements of the Noosa Plan, revise plans to incorporate materials which are in-keeping with the area and do not dominate the streetscape or detract from surrounding properties. In reference to: • Acceptable Outcomes 7.1-7.5 of the Noosa Heads Local Plan Code; • Acceptable Outcome 14 of the Medium Density Residential Zone Code; • Performance Outcome 9 of the Medium Density Residential Zone Code. 2. Provide elevations inclusive of details of the colours and materials of the Multiple Dwellings. The design has been updated to provide more visual interest to both streetscapes including the following materials: - Transparent glass balustrades; - White rendered concrete block columns; - Vertical cladding; and - Aluminium privacy screens As per the render below, the design provides for strong vertical and horizontal lines addressing the street with landscaping to balance the built form. This is in keeping with the surrounding streetscape and the Noosa Heads local plan area.
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3. Reduce the total building height of the development do comply with
Acceptable Outcome 8 of the Medium Density Residential Zone Code,
including RLs of the maximum height of each building.
The building has been reduced in height to comply with the existing ground line height,
however considering the extrapolated survey for the natural ground line – the building
slightly encroaches above the height plane for a part of multiple dwelling unit N1 roof line.
The proposal reduces the height encroachment compared to the existing building onsite
and is required to provide for visual interest for the roof form. The encroachment does not
restrict any neighbouring dwellings sight lines and will not be visually dominant when
viewed from within or external to the site. Considering the sloping site and proposed
earthworks – the slight encroachment is considered to meet the Performance Outcomes
pertaining to height.
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4. Provide amended plans clearly showing all setbacks on each level to the
outermost projection of the building and demonstrate compliance with AO12
of the Medium Density Residential Zone Code.
Updated setback plans are provided on the site plans showing compliance with the
setbacks requirements. All units have been reduced in size to comply with the side setback
requirements.
5. Confirm whether the swimming pool is for use solely by the occupiers of
units K1 or is a communal facility.
The pool in front of K1 is for the exclusive use of this unit. Please note the pool has reduced
in size and setback to provide for additional landscaping, access and allow for changes
between the street and the units.
6. Reduce and confirm the total site cover of the development is a total of
achieve 45% site coverage or less in compliance with
Performance/Acceptable Outcome 10.
Site cover has been reduced to 44.7% with the corresponding calculation not including
eaves and demonstrated on Plan S1.2 below.
7. Revise plans and demonstrate compliance with AO20 of the Medium Density
Residential Zone Code and Acceptable Outcome 6.5 of the Dual Occupancy
and Multiple Dwelling Code.
The setbacks for units have been increased as well as providing for screens along
boundaries to not allow for overlooking into neighbouring dwellings. Note the detail relating
to Unit N2 below.
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8. Provide updated plans in compliance with AO6.4 of the Medium Density
Residential Zone Code and PO3 of the Transport Code.
Two wheelie bins have been provided for each unit within the common property areas
(recycle and waste), the locations are clear of the turning areas and screened from the
street, whilst also being conveniently located for users of the dwelling units.
9. Provide amended plans that are consistent.
Updated engineering and design drawings have been coordinated for consistency with
levels and detail.
10. Provide amended plans for the development access and carparking. The
plans must include but not be limited to:
10.1. Consistent architectural and engineering plans
10.2. Dimensions of garages, carspaces and access aisles
10.3. Turning paths that demonstrate that vehicles (B99 as described in
AS/NZS2890.1:2004) can access the site and each space in a forward gear,
reverse out and exit the site in a forward gear in a total of 3 movements
10.4. Plans that limit the works in the Katharina Street road reserve to the
minimum required.
10.5. Plans that clearly show the existing services (above and below ground),
the existing vegetation (in the road reserve and on adjoining properties) and
the onstreet parking. Provide justification for any impacts caused by the
proposed works. Please note that Council does not support private retaining
structures in the road reserve and any works must not create trip/fall hazards
in the road reserve
10.6. The measures/changes required to address the potential for conflict on
the access driveway from Natasha Street.
11. Provide plans and detail that demonstrate that the proposed access and
carparking arrangements achieve compliance with The Noosa Plan 2020:
11.1. The Dual Occupancy and Multiple Dwelling Code – PO3 and PO12
(AO12.2)
11.2. The Driveways and Parking Code – PO2, PO4, PO5, PO7, PO10 and
PO13
11.3. The Transport Code – PO3 and PO14 (footpath section in driveway and
across frontages).
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Updated engineering carparking plans and design drawings have been coordinated for
consistency with levels and details. All swept paths and services are included on the plans
with compliant levels and head heights.
Detailed design has also been included for the proposed footpaths. The design engineer
has been in discussion with Council’s development engineer to ensure compliance with
the levels in the road reserve while providing for a footpath and compliant driveway.
12. Provide a preliminary design plan of the proposed stormwater drainage
system. The plan must be prepared and endorsed by a Registered
Professional Engineer of Queensland (RPEQ) and include but not be limited
to:
12.1. dimensions, levels and grades of the various structures,
12.2. any buried services in the road reserve in the area of the works
12.3. detail that demonstrates that the proposed stormwater arrangements
achieve compliance with The Noosa Plan 2020:
12.3.1. The Medium Density Residential Zone Code – PO24
12.3.2. The Dual Occupancy and Multiple Dwelling Code – PO3 and
PO14
12.3.3. The Driveways and Parking Code – PO17
12.3.4. The Earthworks Code – PO2
12.3.5. The Existing Services Code – PO1
12.3.6. The Water Quality and Drainage Code – PO1, PO2, PO4, PO6,
PO7 and PO14 (In regard to PO2 the climate change consideration is
to include a 20% in rainfall intensity by the year 2100).
An updated stormwater design is provided by TODs to comply with Council Water Quality
and Drainage code to include landscaping treatment, rainwater harvesting and reuse.
13. Provide a site specific geotechnical investigation and report. The report must
include recommendations:
13.1. for the construction of the development works
13.2. the methods to be employed on site to protect the adjoining properties
(land, buildings, structures and vegetation)
13.3. any additional measures to ensure the long term stability of the subject
site and the adjoining properties The report is to be prepared by a suitably
qualified person. The person must be:
i. A Registered Professional Engineer of Queensland (RPEQ)
ii. has a degree in civil engineering or engineering geology; and
iii. has a minimum of 5 years experience in the field of geotechnical
engineering or engineering geology.
14. Provide sufficient detail that demonstrates that the proposed works achieve
compliance with The Noosa Plan 2020 - The Earthworks Code.
Please note that any temporary or permanent anchors, both above and below
ground level, must be wholly contained within the subject site unless written
approval from the adjoining property owner is supplied to Council.
A preliminary earthworks plan is provided by TODs. Detailed earthworks and geotechnical
investigation will be provided as part of the detailed operational works – footing design
and construction management plans.
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15. A Landscape Concept Plan must be provided that achieves the following:
• Demonstrate how dense landscaped native vegetation screening to all
side boundaries (palm are not an acceptable outcome) achieves the
desired outcome in accordance with the Noosa Planning Scheme Policy
– 3 Landscaping Guidelines. All plantings must have the potential to
reach a maximum height of 4-5m.
• Provide dense native landscaping to the 1m setback garden areas along
the frontages of Natasha Avenue and Katharina Street frontages.
• Detail the names of any existing trees or vegetation on the Landscape
Concept Plans that are located in the road reserve areas to be retained or
removed. Provide justification as to why the trees to be removed cannot
be retained.
• Detail the names of any trees or vegetation on the Landscape Concept
Plans that are located within the lot boundaries to be retained or
removed. Provide justification as to why the trees to be removed cannot
be retained.
• Provide 2 native street trees per frontage.
16. Provide a detailed assessment of how the proposed landscaping (detailed
within the Landscape Concept Plan) meets the performance objectives for
the Noosa Plan Landscaping Code.
17. Provide detail on the proposed fence design and height for the front
boundaries and how it meets the Medium Density Residential Zone Code
PO17.
18. Provide detail on the proposed fence design and height for the side
boundary fences.
19. Provide justification on the necessity of removal of existing vegetation on
the development site and how the proposed landscaping (Landscape
Concept Plan) will ensure erosion does not cause any issues.
Owing to the amount of landscaping proposed to develop the site for much needed
housing supply in an appropriately zoned land – retention of existing trees on the site is
problematic. Rather, the application proposes to revegetate the site in meaningful
landscaping areas to enhance the amenity of residents onsite and present a well
landscaped development. A landscape concept plan is provided to inform a further
detailed landscaping Operational Works approval documentation.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with your assessment of the
application at your earliest convenience.
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 MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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