Response to Outstanding Issues - 65-67 Elanda Street, Sunshine Beach

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Item 1
  Council’s Assets team have advised that there is no support for the stormwater
  installation in council’s road reserve. It is noted there is a connection point in Pacific
  Ave and this point seems more logical than the Henderson St connection point.
  However, it seems that the Pacific Ave connection is limited in downstream capacity.
  Therefore, as previously suggested in the initial prelodgement advice, you will need to
  provide an amended stormwater management plan that caters for on site disposal,
  which is how all other properties deal with their stormwater. If your engineers deem it
  necessary to discharge some stormwater to the street, there will need to be some
  analysis and solution that address the limited capacity downstream. From a planning
  point of view, above ground detention tanks (as currently proposed) along the side of
  the building where it is contrary to the submitted landscape plan and our policy cannot
  be supported either – there is no opportunity for landscape buffering at all.

Response
A revised Stormwater Management Plan has been prepared by WC Designs. The design
involves a series of field inlet pits and two 7,000L underground water tanks for the
purposes of collecting and storing roof water. Stormwater runoff from the site is proposed
to be discharged to the proposed soakage trenches located at the rea of the property.

The tanks are proposed to be located under the alfresco areas of the two external units,
refer to Figure 1 below.




                                       Figure 1: Location of underground water tanks




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Item 2
  The amended design has not addressed our concerns with the floor to ceiling screens
  on both levels. They enclose the balconies (adding additional plot ratio where the
  development has maxed where not including this area), creates a repetitive façade etc.
  etc. as per the multiple correspondence previously issued. It is noted that the screens
  and balconies intrude in the front setback. Where there is an open balcony and the
  design is lightweight we have supported some intrusion, but this cannot be accepted as
  currently shown.

Response
The design has been revised to reduce the extent and repetitiveness of screening on the
front façade. The amended design proposes screening of a lightweight and open design
and provides variation in the screening between the upper and lower levels, and also
between the individual units.

It is noted that the plot ratio remains below 0.65, in accordance with the Noosa Plan.




                                       Figure 2: Proposed front façade and screening




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Item 3
  There is no further setback of the upper level (not referring to roof top) either, which
  contributes to the flat façade. The setback provisions in Noosa Plan from the front
  boundary are 6m for the first 2 storeys and 10 m for the third. This allows a stepping
  back of the building which further articulates the buildings façade.

Response
The central two units have been setback further to create a staggered building design and
variation within the façade, as can be seen within the accompanying revised Architectural
Plans.

The amended plans detail the setbacks to the balcony and the wall of each unit. Stepping
and articulation of the building is considered to be achieved through the varied setback
of the units and the varied wall setbacks between upper and lower levels.

The design of the balconies themselves have been re-designed to provide a more
lightweight and varied appearance. The balcony design is varied between upper and lower
levels and between Units 1 and 4 and Units 2 and 3. The use of a variety of materials,
textures, and shapes creates an appealing façade design. The inclusion of the planter
boxes further break up the façade and contribute to the sub-tropical design.

Item 4
  As previously advised the garaging does not comply with Noosa Plan – we still have
  garaging on one plane etc. There is capacity and it is suggested to setback the first 2
  northern units which will help with the breakup of the façade at all levels. It will also
  allow additional landscaping in the front setback. There is a large amount of hard stand
  still present in this setback. The entries to 2 units down the side of the building also
  create more handstand than necessary.

Response
The amended design proposes an increase front setback of the two central units by
approximately 700mm. Staggering the units has allowed each double garage to present
individually within the façade.

The amended plans propose garages which do not dominate the streetscape or the
building design and are visually separated by the gatehouse, entryway, visitor parking and
landscaping.




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Item 5
  The gate house is still too high, but I can condition this to be in accordance with the
  QDC requirement – please amend where providing amended plans.

Response
The height of the proposed gatehouses have been reduced to a maximum of 2.8m, and
as such complies with the QDC requirements.




                                                Figure 3: Proposed gatehouse


Item 6
  Setback of the front walls and screening needs to be an average of 1 m and this area
  between the wall/fence needs to be landscaped. Please note that Noosa Plan
  requirements are not just about the amount, but the placement – ie. buffering buildings
  and within setbacks.

Response
The amended plans propose a 1m setback between the front boundary and the fenceline.
It is noted that this area is proposed to be landscaped, refer to the revised Landscape
Concept Plan prepared by Open Space Architecture.




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                                         Figure 4: Landscaping within front setback


Item 7
  The creation of the stairs in front setback at a height well above natural ground level is
  not supported. All other access ways on that side of the road all step
  down. Opportunities for meaning landscaping is also limited.

Response
The design of the entryway has been revised in order to further setback the stairs. The
stairs have been further setback which will serve to minimise the visual impact from the
street. The stairs are proposed to be setback is 3.58m from the front boundary.

We note that the landscaping, as proposed, accords with the percentage requirements of
the Noosa Plan.

Item 8
  The visitor space is very tight with regard to the neighbouring garage. Visitor spaces
  generally work well where they run parallel to the road and have at least a 2m wide
  landscaping strip buffering to the street. I understand the current design does not allow
  this, but it needs to be explored with the building design


Response
The visitor space, located beneath the pedestrian entryway, is considered to be the most
suitable location available. Other options were explored however this was still considered
to be the most suitable location when considering accessibility, practicality of resident
parking, retention of landscaping areas, and privacy.




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As a result of the middle two units being further setback, it has created an increased
setback for the parking bay which provides more space for navigating and increased
amenity.

Amended swept path diagrams have been prepared by ITE Consulting to demonstrate the
suitability of the visitor car parking space, and the northern resident space of Unit 3.


                                                              ***

We trust the above and accompanying information suitably addresses the comments of
the Council however should further clarification or information be required please contact
our office.

Yours faithfully
URBAN STRATEGIES PTY LTD




Georgina McNee
TOWN PLANNER




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