Minor Change Report MCU22 0087 01 (As Published)

               Basement extent
               Council’s concern related to the extent of the basement encroaching into the side setbacks and
               the impact this would to the upper level, north eastern side boundary landscaping.
               In response the applicant submits;
               ..Since the plans were approved there has been a level of detailed design and design coordination
               which has given light to the fact that the approved building could not be physically built nor built in
               a compliant manner. Examples include the required contiguous piling for the basement which
               resulted in the basement creeping towards the northern boundary, and the fire brigade access from
               Berrima Road through the rear terraces of each unit resulting in a marginal decrease in planter
               widths and an entry path from Berrima Road breaking the landscape.
               The additional landscaping is in addition to the retention of the existing pine trees within the road
               reserve, as well as additional landscaping within the front 2m of the site. The proposal not only
               meets the Acceptable Outcome requirements for soft landscaping, the design provides for
               landscaping in meaningful areas to complement the building. The building presents positively to
               the street and surrounding neighbours.
               The width along the northeastern boundary is dictated by a minimum width 1m wide path for
               hydrant access through the rear terraces. The dimension in CAD measures at 0.73m to deep
               ground. Carl Safstrom (Landscape Architect) has been in direct conversations with XXXXX both
               have confirmed this area is sufficient width to establish a narrow hedge (lilly pillys) as shown on
               the landscape plans.
               Development Engineering have reviewed the basement design and agree that from an engineering
               viewpoint the width of the basement (to accommodate 6 spaces) when maintaining building
               setbacks to Bottlebrush Avenue will result in the basement encroaching into the side setback.
               There is also some consideration in this instance due to the application history which included
               approval for engineering structures and encroachment within the side boundary at the basement
               level. Ultimately the basement will be predominately located below ground level and surrounded
               by landscaping to all road frontages. The northeastern side boundary will be improved with
               landscaping in ‘planters’ above ground level and soft planting (deep planting at the site corner).
               The length of the side boundary is not highly visible from the street or neighbouring premises.


               Roof Form
               The applicant proposes;
                a) removal of the Roof top terrace area from Unit 3;
                b) replacement of non-permeable roofing material with pergola roofing; and
                c) access to the roof top from two covered stairs located to the east and west of the terrace areas.
               The area of the roof terraces (are the same area as approved approx. 30m²).
               The above changes are considered an improvement to the roof form by reducing the extent of the
               roof to be used for terraces which now complies with AO9.1 of the High Density Residential zone
               code by removing building bulk within 10.0 metres setback to Berrima Row (development above
               the second floor level). The roof and building height has been slightly increased to RL43.26
               however maintains a maximum building height from the FFL of the basement (RL31.6) of 11.6
               metres. From the ground levels surrounding the building particularly from Berrima Row the building
               ranges in heigh from 7 - 8 metres above ground level which is a height intended within the High
               Density Residential Zone and remains 3 storeys.


               Landscaping
               A number of revisions have occurred to ensure the amended basement design does not prejudice
               compliance with Noosa Plan 2020 minimum requirement for soft landscaping area.



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Document Set ID: 23692796
Version: 12, Version Date: 20/11/2025