Information Request MCU21 0190

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU21/0190
Your Reference:	21-7662
23 November 2021
Hanifin Education Management ATF
C/- Urban Strategies P/L
PO Box 3368
SOUTH BRISBANE  QLD  4101
[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.	MCU21/0190
Street Address:	65 & 67 Elanda St Sunshine Beach
Real Property Description:	Lot 410 RP 48112, Lot 411 RP 48112
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below.  It is noted that some of these issues were raised in the Prelodgement meeting dated 1 September 2021 and there are several major non compliances with Noosa Plan.
Issue – Plans
The plans do not clearly show the building height relative to natural and finished ground. RL levels are not included to the top of all structures. Additionally, no plan of survey with surveyed contours has been submitted that verifies the height of the building.
Section plans have been provided but are not referenced on any floor/site plans. It is also suggested that additional section plans will be required.
Information Required
Submit amended plans that show all RL’s and a contour plan derived from survey.
Provide amended plans that reference all sections and submit additional section plans.

Issue – Storeys and structures on the top level
From the floor plans it appears lifts, pergola, pools etc are the structures proposed on the top level. The street elevation suggests there are more structures proposed on this level such as dividing block walls etc.  All structures contribute to building bulk and the presentation of 4 storeys from all elevations.
Information Required
Provide amended plans that do not include roof structures on the top level and show the extent of all proposed structures. Proposed structures on the roof should be minimised and be of a lightweight appearance.

Issue- roof top terraces
The extent of the proposed roof top terraces will provide significant overlooking opportunities into surrounding property. The usable terrace area takes up the entire roof area providing significant overlooking opportunities into neighbouring property.  Where a roof top terrace is created, the footprint and centrally locating the roof top terrace limits overlooking and the need for screening devices etc that add to the bulk of the building and potentially encroach on the height limit.
Information Required
Provide amended plans that decrease the footprint of usable space, centrally locating them and limiting opportunities for overlooking into neighbouring property.
Provide an analysis and/or diagram demonstrating that the privacy of neighbouring property is protected with regard to overlooking opportunities and identify other potential solutions to mitigate impacts and that comply with Performance outcome PO15 of the High Density Residential Code.

Issue – Plot ratio and site cover
Performance outcome PO8 of the High Density Residential Zone code allows a maximum plot ratio of 0.65:1 and site cover of 40%. The proposal exceeds this significantly.  Any exceedance of the allowable plot ratio and site cover will not be supported.
Information Required
Provide amended plans that comply with a maximum plot ratio of 0.65:1 and 40% site cover.

Issue - Design
The High Density Residential Zone and Coastal Communities Local Plan Code refers to design elements and the proposal is not considered to comply with the design elements in the code. Units must present as small separate dwellings, rather than one large, individual building which the proposal presents as. This can be achieved through offsetting or staggering dwellings and varying roof form. The building must include different external materials, finishes and textures, avoid single plane finishes (vary line and plane), and present as lightweight using natural finishes which break up the bulk of the building. The extent of screening material at street elevation adds to the bulk of the building. The plans indicate that the building will be quite dominant and does not meet the setback requirements for the top level.  Further, there is a concern that it is not reflective of the subtropical design prevalent in the coastal communities in Noosa. This is particularly and more relevant at the street elevation. The design requires revision to comply with the relevant codes.
Information Required
Provide amended plans that address the above concerns.

Issue- Balconies
Balconies intrude in the rear setback and provide significant overlooking opportunities into nearby property. The building also sits higher than the existing buildings to the rear due to the slope of the land. The building should comply with the required setbacks and where it does not, provide justification otherwise.
Information Required
Provide amended plans with potential solutions and/or an analysis with regard to overlooking opportunities relative to adjoining habitable indoor and outdoor private space.

Issue – setbacks
Side: the proposed setback is 1.5/1.6 metres in lieu of the required 2 and 2.5 metres.  The proposed setback does not comply with Performance outcome PO9 of the High Density Residential zone code.
Information Required
Provide amended plans that comply with Performance outcome PO9 of the High Density Residential zone code.

Issue – garaging
It is considered that the proposed four garages that face Elanda Street dominate the streetscape.  In this regard they do not comply with Acceptable outcomes AO11.1, AO11.2, AO11.3 and corresponding Performance outcome PO11 of the High Density Residential zone code.

Information Required
Provide amended plans that comply with Acceptable outcomes AO11.1, AO11.2, AO11.3 of the High Density Residential zone code

Issue – Landscaping
Acceptable outcome AO10.1 of the Dual Occupancy and Multiple Dwelling Code seeks there is a minimum of 40% of the site area to be landscaped and 60% of that is soft landscaping. Measurements taken from the landscape documentation suggest that there is a significant shortfall the minimum 40%. It is also noted a significant Hoop Pine is on site which is characteristic of the area and is worthy of retention.
Information Required
Provide amended plans that comply with Acceptable outcome AO10.1 of the Dual Occupancy and Multiple Dwelling Code.
Indicate why the building cannot be designed to ensure the retention of the Hoop Pine.

Issue - Stormwater
Council has a number of concerns with the submitted Stormwater Management Plan as follows.
The submitted plan does not demonstrate compliance with the Water Quality and Drainage Code of The Noosa Plan 2020. The plan does not demonstrate how the impacts of climate change will be addressed (specifically Performance Outcome PO2 and Acceptable Outcome AO2.4 (a 20% increase in rainfall intensity by 2100).
The proposed design includes on-site infiltration but does not include any comment from a geotechnical engineer that supports the infiltration on the site.
The proposed drainage system and infiltration location is in close proximity to the Unitywater sewer main.
Information Required
Provide an amended Stormwater Management Plan that demonstrates compliance with Water Quality and Drainage Code of The Noosa Plan 2020 and makes specific comment regarding Performance Outcome PO2 and Acceptable Outcome AO2.4 (a 20% increase in rainfall intensity by 2100).
Provide a site specific geotechnical investigation that assesses the existing soil type, determines the infiltration capacity and supports the proposed infiltration system. Provide sizing of the infiltration system and any rainwater capture and reuse proposed for the site, which demonstrates that runoff volumes to the downstream properties will not be increased and justifies the absence of a pipe connection from the site to the trunk stormwater network.
Provide written approval from Unitywater for the proposed drainage and infiltration system.

Issue - Access
The vehicle access to the northern building is not located centrally on the building and appears to make it difficult for vehicles to access the northern most unit (H4).
The access driveways shown on the submitted plan extend to the existing dish drain adjacent to the road formation and do not consider the future alignment of kerb and channel across the frontage of the sites.
Information Required
Provide amended plans that locate the driveway for the northern units to be central to the building or alternatively provided justification for the proposed location and demonstrate how vehicles can enter and exit the site and garaging.
Provide preliminary engineering designs for the driveways. The designs must be prepared by a Registered Professional Engineer of Queensland and include but not be  limited to:
Crossovers in accordance with Council’s standard drawings RS-049 and RS-050 together with any applicable addendum
Dimensions of the driveways
A longitudinal section that extends from the centre of the road formation to the garage level. The section must also include a new kerb line/road widening/footpath on the same alignments as the adjoining property to the north (No 63)
The extent of any other works required in the road reserve to transition between existing levels and the proposed driveways
Detail on how runoff from the new kerb line will be conveyed along the road reserve without causing issues with the adjoining property (No 69)

Issue - power
It is unclear how electrical power will be supplied to the development. It is noted that No 67 does not appear to have a current service connection.
Information Required
Provide additional detail on how electrical power will be provided to the development.

due date for response to information request
The due date for providing the requested information is  28 February 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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