Information Request MCU20 0116

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU20/0116
Your Reference:	02698
17 November 2020
JS Haines TTE & 356 Silver Fox Pty Ltd TTE
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567
[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.	MCU20/0116
Street Address:	23 Bottlebrush Ave Noosa Heads Qld 4567
Real Property Description:	Lot 140 RP 88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The form and dark materials of the proposed development result in an appearance which has strong linear elements and a form consistent with inner urban areas. It is also noted that the rear of the building is dominated by a large bland wall which is dark in colour.
The applicable codes include a number of provisions with regards to building design and streetscape including:
6.3.3.3 of High Density Residential Zone Code
7.2.5.3 of Noosa Heads Local Plan Code
These include:
Performance Outcomes PO3, PO7 of the Noosa Heads Local Plan Code; and
Performance Outcome PO10, PO14 and PO15 of the High Density Residential Code.
It is unclear how the proposed built form:
Contributes to the establishment of attractive streetscapes to enhance the character of Noosa Heads.
Has a form and architectural scale that does not dominate the streetscape or surrounding properties;
Sits within a landscaping setting;
Is integrated with the natural landscape and reflect the character and setting of the Noosa Heads area in terms of form, composition and protection of neighbourhood amenity.
Utilises materials and finishes which complement the surrounding area and integrate with the surrounding natural and built environment.
Information Required
A review of the proposal in light of the Noosa Plan design requirements which should include:
Amended design and use of lightweight materials which address the Noosa Heads design character which is generally reflective of the beach side locale, light weight and relaxed.
A streetscape perspective of the proposed development which includes buildings on adjoining properties
Increased landscaping between the building and the front boundary.
Issue
Gross Floor Area – the application material details that the proposed development has a Gross Floor Area of 378.75m2. Review of plans indicates that the Gross Floor Area is actually 395m2 which exceeds the maximum 0.75:1 plot ratio permitted for small dwelling units.
Information Required
Review of the Gross Floor Area and confirmation that the proposal does not exceed the maximum permitted 0.75:1.
Issue
The proposal plans do not include the levels of the maximum building height.
Information Required
Elevation and roof plans to detail the maximum RL of the building associated with the highest point of the building and each roof form.
Issue
The building appears as 4 storeys, this is associated with:
The area to the side elevations towards the rear of the building, noting that the proposed screens do not limit views of the windows in this area; and
The entrance area adjacent to the lift and stairs and the 3 levels above.
An appearance of 4 storeys will not be supported.
Information Required
Amended plans which address the 4 storey appearance of the building.
Cross section plans through the entrance area demonstrating that the building is not 4 storey’s in this location.

Issue
The application material includes shadow diagrams which reflecting shadowing on March 20. AO16.1 of the High Density Residential Code seeks that development avoids reduction of sunlight to at least 40% of the private open space areas of any adjoining residences to less than 2 hours between 9:00am and 3:00pm on any day of the year. In this regard, it is considered that shadow diagrams should be provided at the winter equinox.
Information Required
Amended shadow diagrams which represent overshadowing at the time of the winter equinox. It is suggested that the plans demonstrate shadowing associated with the proposed built form and also associated with built form which complies with the setback requirements.
Issue
The proposal seeks to vary the rear setback, 3rd storey, with decks provided in this area. It appears that the decks will result in overlooking to adjoining properties, particularly to the properties within Nairana Rest.
Information Required
Amended plans which maintain the privacy of the adjoining properties.
Issue
The proposal includes suspended swimming pools for which no balustrading has been provided.
Information Required
Clarification as to the building requirements associated with the suspended pool require that balustrading be provided.
If balustrading is required details of the form and materials, which must be light weight and transparent.
Issue
The site is mapped as landslide hazard and the proposal involves significant earthworks. The proposed development must be supported by geotechnical investigation and assessment report/s.
Information Required
Provide a site-specific geotechnical assessment report for the proposed development, prepared by a suitably qualified RPEQ that /includes any required pile works, foundation works and all necessary measures to addresses any potential of adverse impact on the stability of the adjoining properties and the subject site.
Issue
Information is required to demonstrate that a compliant access driveway can be provided to development site that matches any new public pathway, the existing grassed verge grades and protect the existing tree/s within the road reserve.
Information Required
Provide design for the proposed access driveway and crossover in compliance with AS2890.1 and applicable standard drawing/s, the design shall include:
1.5m wide concrete pathway.
Any required earthworks batters/retaining walls without posing fall or trip hazards to road users, or any maintenance liabilities to Council.
A supporting arborist report for the protection of the exiting native trees within the road reserve.
Issue
Confirmation of compliance of the parking areas with the applicable standards and Council requirements.
Information Required
Provide information/confirmation to verify that all parking spaces and car manoeuvring are in compliance with AS2890.1 and for the use of a standard B99 vehicle. In particular, there is concern that the proposed visitor parking space near the front boundary does not comply with Council‘s requirement to allow a standard vehicle to park and leave the site in three movements.
Issue
A stormwater management plan is required.
Information Required
Provide a stormwater management plan for the development site that include:
The collection, control and containment of the existing overland flows from adjoining properties.
Any necessary stormwater detention and/or retention measures to maintain the stormwater runoffs from the site to its predevelopment rates.
The stormwater design should aim at disposing of the stormwater flows directly into Council’s existing pit/pipeline rather than into the kerb line.
due date for response to information request
The due date for providing the requested information is 19 February 2021. 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,

Patrick Murphy
Coordinator Planning

[word/footer1.xml]
Page 4 of 4

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 4

[word/header1.xml]
3