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Planning Response to NC IR
Council’s Reference: 51938.3225.14 and 51983.3225 Our Reference: 1897 L07 NG Our Contact: Nadine Gorton 10th May 2021 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Attention: Development Assessment Dear Sir/Madam, RESPONSE TO INFORMATION REQUST OTHER CHANGE TO 51983.3225.13 (MULTIPLE DWELLING 25 UNITS AND 8 SHPS) OVER UNIT 9-10 THE HASTINGS, HASTINGS STREET NOOSA HEADS DESCRIBED AS LOT 30 ON SP307674 INCLUDING LOTS 7 & 11/30 HASTINGS STREE NOOSA HEADS DESCRIBED AS LOTS 7 & 11 ON GTP1154 FOR CONSTRUCTION ACCESS AND STORAGE I refer to the above application and the information request issued by your Council and dated 22nd April 2021. This request listed 6 items that Council considers is necessary in order to complete its assessment of the above application. The applicant provides the following response: Item 1: Provide amended plans that substantially increase the setback of the building to the southern boundary, to what is currently proposed. Applicant’s Response to Item 1: The information request issued by Council raises concerns with the proposed works in relation to the adjoining dwelling unit to the south, identified as Unit 11. As previously advised the applicant owns Unit 11 and has no objection to the proposed works on the adjoining lot. Attachment A provides written confirmation of this advice and that the owner of Unit 11 considers that the works on the adjoining lot will improve the amenity of Unit 11 as it will remove the existing impacts of lack of privacy and noise impacts associated with the location and design of unit 10. The applicant notes that there are limited windows along the northern elevation of Unit 11 with the two windows (one large window off the lounge room at level 2 and small high window at level 3) often kept closed to minimise noise and maintain privacy from guests accessing the rear unit on lot 30. As illustrated by Figure 1 below, the existing units, central driveway and access areas to the units does not provide good quality open space on the site. To remedy the impacts of overlooking the new unit on Lot 30 has been designed to take advantage of the northern aspect and focuses balconies and windows away from adjoining units on site.
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Page 2
Page 2 Figure 1: Unit 11 internal and deck views Councils information request also raised concerns that the proposal will impact on Unit 11 in terms of access to sunlight particularly in winter. The applicants designer has provided amended shadow diagrams that take into account the existing vegetation on site that currently shades Unit 11 and the surrounding development (refer Attachment B). These diagrams demonstrate that the new development on Lot 30 does not significantly alter the existing shading to Unit 11. The applicant has considered Councils suggestion to increase the setback to Unit 11 however the impacts of changing the setback results in a building that will be much closer to Unit 8 and to the rear yard of Unit 8 which is not owned by the applicant as indicated in figure 2 below. As indicated in figure 3 below the proposal provides greater separation and opportunities for landscaping along the northern boundary compared to the existing two units on the site. Figure 2: Boundary and proposed setbacks Figure 3: Outline of existing building over proposed ground floor plan The information request issued by Council comments that the proposed setback does not comply with Performance Outcome 13 of the Tourist Accommodation Code. A review of the proposal against the Code is provided below:
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13. Buildings and other structures are designed and sited to:
a) provide a high level of amenity to users of the subject site and adjoining premises,
including provision of visual and acoustic privacy;
As previously detailed, the existing two units on Lot 30 have poor amenity due to overlooking
and noise from the surrounding units and common areas. The main areas of private open
space for the rear unit (unit 9) is on the front deck which is totally visible from the central
driveway as is the deck associated with the front unit (unit 10). Figures 4 and 5 below illustrate
the areas of private open space and visibility to the common areas of the site.
Figure 4: View from central driveway to Unit 9 Figure 5: View from central driveway to front of Unit 10
It is noted that the landscaped areas at ground level are not utilised for recreation by the units
as they have little relationship to the living areas of the units and that the upper level decks
are the main areas of usable open space.
The proposed new dwelling unit has been designed to provide landscaped areas that are
accessible from the ground floor and private decks along the northern façade that are useable
and private.
b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises;
As detailed above, the existing dwelling units on site currently experience high levels of
overlooking from adjoining units and common areas. The proposal proposes decks that are
appropriately screened to minimise overlooking to surrounding units and provide useable
outdoor areas. Plans SD.951 and SD.952 detail propose screening to adjoining units on site.
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Page 4
c) provide adequate distance from adjoining land uses;
The existing pattern of development on site includes units located in a staggered formation,
which extend over lot boundaries and in some areas are located 1.4 metres away from each
other. The project designer advises that the setback is consistent with existing setbacks
provided elsewhere on site and provides appropriate separation between the buildings.
d) preserve existing vegetation that will help buffer development;
The existing fig tree is not an appropriate species for a residential unit site and the existing
fishtail palms are not native to the area. The applicant will undertake extensive landscaping
on the site consistent with Council requirements.
e) allow for space and landscaping to be provided between buildings including adequate
area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
The proposed setback enables landscaping to be provided between the units on site as well
as useable outdoor spaces.
f) be consistent with the predominant character of the surrounding area, maintaining the
visual continuity and pattern of buildings and landscape elements within the street;
The subject site is not visible from the street however, the proposed building is consistent with
the character of the Hastings Street and Noosa Parade areas which comprise multi storey unit
developments. Contextually, the site is part of a unit development that is surrounded by larger
multi storey developments and is quite different to the form of development that exists in the
area.
It is noted that the site (including the proposed extensions) is under developed in terms of
gross floor area and site cover and that the planning scheme anticipates a greater form of
development than that currently existing.
g) protect the natural character and avoid adverse impacts on ecologically important areas
such as the beach, Noosa River, national parks and other parklands.
The proposed setback and building form does not impact on the natural character of the
Hastings Street locality.
Item 2: Provide site cover and GFA calculations between what exists and what is proposed and what
this means for the overall site cover and GFA for the site. Provide calculations for each floor where
comparing.
Applicant’s Response to Item 2: Please refer to Attachment C which provides revised proposal plans
detailing site cover and gross floor area calculations. A comparison of the existing and proposed site
cover and gross floor area calculations are detailed below:
Scheme Provision Existing units – Lot 30 Proposed Unit - Lot 30
Site Cover 91.20m2 124.81m2
Gross Floor Area 184.22m2 305.79m2
Based on Councils report for a minor change to 51983.3225.13 (Unit 19), the entire development site
including the extension results in a development that is well under the development parameters
approved for the site as illustrated in the table below.
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Page 5
Criteria Planning Scheme Existing Approved Proposal Complies
(NP2006) Development +
previous minor
change .13
Plot ratio 5680 m² max 2479.14m2 Additional 121.57m²
residential plus totaling 2600.71m² for
850m2 commercial residential
Total 3450.71m2
Site cover 45% max (2219.85m2) 35.831% Additional 33.6m2
Total 36.48%
Item 3: Provide section plans (north south and east west) that show RL’s reflecting existing and finished
ground levels and RL’s to each level and top of the roof line.
Applicant’s Response to Item 3: Please refer to Attachment C which provides amended plans detailing
the requested ground floor and RL’ s for the development.
Item 4: Provide a plan that indicates all vegetation proposed to be removed to facilitate the new dwelling
unit and detail footprints to be utilised for construction on Lots 7 & 11 and detail potential impacts on
existing vegetation on these lots.
Applicant’s Response to Item 4: Please refer to Plan SD 105 which details that all vegetation on Lot 30
is to be removed. It is noted that previous inspections with Council officer Mr Glen Conforti confirmed
that the existing Fig tree was an inappropriate species in relation to its proximity to buildings and that
the palm species (Fishtail palm) were not native to the locality.
Refer photographs illustrate the species located on site.
Existing vegetation adjacent to Unit 11. View from Unit 11 balcony.
No vegetation is proposed to be removed from Lot 11 or Lot 7 with the existing garages of both units to
be available for storage of materials as well as the driveway of unit 11. A Construction Management
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Page 6 Plan will be prepared as part of an operational works application when a builder has been engaged and final engineering design undertaken. Item 5: Provide a detailed landscape plan that is in accordance with Noosa Plan PSP2 Landscaping – Coastal Beachfront areas species. Applicant’s Response to Item 5: The applicant will undertake landscaping of the subject sites in accordance with Councils landscape policy and is willing to accept a condition in this regard. Existing vegetation will be retained where possible however as detailed above existing vegetation Item 6: Indicate the proposed screens capacity for coverage. Applicant’s Response to Item 6: The project designer indicates that screens will be designed to provide a minimum of 50% transparency. Final details will be confirmed at a later stage with the applicant willing to accept a condition in this regard. The applicant considers that they have now responded to Council’s information request. We request the Council issues a list of adjoining owners so we may commence public notification of the proposal. Please contact our Sunshine Coast office if you require any further information and/or clarification. Yours faithfully, Nadine Gorton Senior Planner martoo consulting pty. ltd