Information Request MCU22 0016

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU22/0016
Your Reference:	20220554
1 March 2022
Ms IAM Hutton & N Hutton
C/- Adapt Town Planning
PO Box 7618
SIPPY DOWNS   QLD  4556
[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.	MCU22/0016
Street Address:	24 Plover St Peregian Beach Qld 4573
Real Property Description:	Lot 5 P 9313
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plans
The plans do not clearly show the building height relative to natural and finished ground. RL levels are not included on the plans relative to ground level and to the top of all the dwelling and structures.
It is not known the exact height of the proposed decks.
Information Required
Submit amended plans that show all RL’s to the top of all proposed structures.
Provide additional section plans that clearly show all deck heights.

Issue – 3 storeys
The proposed dwelling is 3 storeys. This has amenity impacts on adjoining property. Acceptable outcome AO7.4 and Performance outcome PO7 (f) seeks that buildings do not exceed 2 storeys. Further it does not comply with Acceptable outcome AO7.2 that seeks where excavation is required, the maximum portion of the exposed external façade of the building cannot exceed 8m in building height from ground level.  The proposal is not considered to comply with corresponding Performance outcome PO7 (a), (b), and (c).
Information Required
Provide amended plans that comply with Acceptable outcome AO7.4 and Performance outcome PO7 (f) and Performance outcome PO7 (a), (b), and (c) and Acceptable outcome AO7.2.

Issue – structures in setback to rear boundary
It is noted that a poolside deck and extensive retaining walls are proposed at the rear of the property. This is in addition to the existing pool. The site is located in the Coastal Protection and Scenic Amenity overlay area.  Acceptable outcome AO5 requires a mix of landscaping for a width of 5 metres for the rear boundary of the site to provide adequate landscape buffering to the dunal system. The plans submitted are not reflective of this provision.  There is a particular concern that the retaining walls on the boundary will have impacts on the dunal vegetation.
Information Required
Provide amended plans that comply with Acceptable outcome AO5 of the Coastal Protection and Scenic Amenity overlay code.

Issue – decks on side boundaries
There is a concern where the decks have very little setback to the side boundaries that there will be overlooking opportunities in adjoining property.  Fence heights over 2 metres from natural ground should not be a solution, as this alone creates amenity impacts for adjoining property.
Information Required
Submit amended plans that remove decks close to the side boundary and reduce fence heights to a maximum of 2 metres from natural ground.

Issue – garage height
The mean height of the garage on the boundary does not comply with the Queensland Development Code (QDC) A2 (d) (i) and AO9.4 of the Low Density Residential Code (a) (ii).
Information Required
Submit amended plans that comply with AO9.4 of the Low Density Residential Code (a) (ii) and Queensland Development Code (QDC) A2 (d) (i).

Issue – location of driveway
The driveway is to be repositioned from what currently exists.  This will impact on existing road reserve vegetation that currently exists, which screens buildings from the street.

Information Required
Provide amended plans that address the loss of mature vegetation in the road reserve.

Issue – Access
Plover St is classified as a Collector Road.
Noosa Plan’s Driveways and Parking Code requires that “vehicles enter and leave the site in a forward gear, excluding dual occupancy or detached dwellings on local roads.”
From the submitted plans, it is unclear whether the location of the proposed driveway will impact on any existing vegetation on road reserve.
Information Required
Demonstrate how vehicles accessing/egressing the subject property can do so in a forward gear.
Detail if any vegetation on road reserve is proposed to be removed, and if so, provide amended landscaping plans including vegetation on road reserve on a 2:1 ratio (i.e. 2 new street trees for any tree removed).

Issue – Earthworks
The submitted documentation indicates that significant earthworks are proposed though no information relating to this component of the works has been provided.
The subject site is also mapped on the Landslide Hazzard overlay (moderate and high).
Information Required
Provide a site specific geotechnical report and site stability assessment for the site and development. The report must include, but not be limited to:
recommendations for the construction and operational phases of the development to ensure the stability of the subject site and the adjoining properties for the longer term;
details of the proposed structural solution to protect the structural integrity of the existing sewer infrastructure running along the site’s eastern boundary;
Provide Unity Water’s approval for the proposed works over and adjacent to the existing sewer line.

Issue – Stormwater
The submitted material does not include an indication of how stormwater runoff from the proposed development will be collected and controlled. It is noted that there is no downstream Council drainage system, and it is expected that on-site infiltration will be required.
Information Required
Provide a preliminary stormwater management plan for the proposed development. The management plan must include but not be limited to:
the structures for both the construction and operational phases of the development;
be consistent with the site specific geotechnical report recommendations; and
demonstrate that the runoff from the site is suitably controlled to ensure that the downstream environment is not adversely affected or destabilised.
Please note that the stormwater drainage system must be a gravity system and pumps are not acceptable.

due date for response to information request
The due date for providing the requested information is 6 June 2022. Email your response to [email protected]. 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,

Lisa Pienaar
Development Planner

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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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