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response to information request
3 December 2020 Lisa Pienaar Development Planner Noosa Council [email protected] RE: Response to Information Request (MCU20/0103) – Shop and Short-term Accommodation situated at 13 Noosa Dr, Noosa Heads (5/RP91777) Council issued a further information request on 19 October 2020. The applicant provides the following additional information in response to the items: PLANNING 1 Obtain a flood search to determine the appropriate minimum floor levels for the site and submit amended plans that comply with the Flood Hazard Overlay Code. 2 Provide plans that indicate the grades of the pedestrian and vehicle access to the site if the proposal was to achieve the minimum floor height as required by the Flood Hazard Overlay Code. Please note that the grades must also be suitable for people with disabilities. A flood certificate has been obtained indicating a minimum floor height of 2.7m AHD. The floor levels have been amended to comply with the minimum requirements, while still achieving grades suitable for disabled person access to the site, suspended slab construction for tree preservation and appropriate stormwater design. The design also integrates with the street by using steps integrating the shop with the footpath. ---------------------------------------------------------------------------------------------------------------------- 3 Provide justification as to why a larger residential component can’t be included in the proposal or alternatively provide an amended proposal that addresses the intent of the Tourist Accommodation zone. The application has been amended to include a 2-bedroom short-term accommodation unit on the first floor. This is consistent with the intent of the Tourist Accommodation zone providing for short-term accommodation and an activated ground floor shop use creating for an active street frontage. ------------------------------------------------------------------------------------------------------------------ 4 Provide clarification the awnings positioning with regard to the roof of the building and submit plans that that comply with the site cover requirements under PO11 of the Tourist Accommodation zone in Noosa Plan. 5 Will the awning over the driveway be able to achieve the appropriate fire rating? The design has been reviewed by Council’s consultant architect (Noel Robinson) and the awning structure has been amended to be finished as an open pergola battens which is finished non-structural fire-resistant construction.
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The site cover calculation is 172m2 (41%) and is below the required 45% sought for the
Hastings Street Precinct. A copy of the site cover calculation is included below.
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6 Provide amended plans that indicate any proposed scooter spaces clear of
the vehicle swept paths and travel routes of any vehicle accessing the
parking space at the rear of the building.
7 Provide additional detail on the available headroom at the corner of the
building that overhangs the vehicle swept path. The headroom must be in
accordance with AS/NZS2890.1:2004.
8 Indicate a preference for an additional on-site car space or for a condition to
be included limiting occupants of the dwelling. Provide amended plans
where relevant.
The amended plans provide for a carparking space at the rear of the site. The bay is
reserved for the exclusive use of the short-term accommodation unit, while the carparking
requirement for the shops is to be provided by way of an infrastructure agreement for
carparking in lieu (as per Council Policy).
Two scooter bays are provided adjacent to the car turning area and clear of the
manoeuvring and parking area for the space. All deliveries for the site will be undertaken
using the existing loading bays in Noosa Dr and Halse Lane as per the practices of the
other shops within this locality and Council’s recommendations.
The timber batten awning is 4.0m above the finished driveway level and provides sufficient
headroom for a car in accordance with AS2890.
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Provide additional detail on the proposed “permeable pavers and Zoyzia grass”
provide certification from a suitably qualified person that states that the proposal
is suitable for the intended use.
The revised plans provide for ‘no mo’ grass cut out sections to part of the driveway to
provide interest to the frontage of the site, while dealing with the change in grades between
the street and the shop level. A disabled access way is located adjacent to the building at
an appropriate grade with no concrete cut out sections, allowing for appropriate access in
accordance with the BCA requirements. Further detail is provided as part of the landscape
concept plan.
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9 Provide a colour and material palette with regard to the proposed building
and structures and fencing and planters. Renders of the actual proposal are
also encouraged.
Further renders have been drawn to indicate how the development will integrate with the
Noosa Dr frontage. The renders and drawings have been designed in accordance with the
architectural review by Noel Robinson (Council’s architect) and provide for a defining
Noosa Style building at the entrance to Noosa’s Hastings St precinct.
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10 Provide amended plans that reduce the height, length and bulk of the wall
and provide some articulation and that comply with AO7.3, A07.4 and A.7.5
b) & c) of the Noosa Heads Local Plan Code.
11 It is suggested that treatments of the wall be investigated that result in a wall
that looks lightweight and is domestic in scale, using materials such as fibre
cement cladding and battens. Please include this in the material and colour
palette.
12 Provide amended plans that have considered the stair orientation as outlined
above.
Discussions between Council’s architect and the applicant’s architect have resulted in
changes to the southern elevation materials to incorporate ‘painted FC Sheeting over
MGO boards to achieve fire rating. The elevation is included below in reference to the
finish of the adjoining building providing articulation and a lightweight appearance when
viewed from the south.
Considering the design retails 4 large canopy trees on the narrow site – the elevation will
also be partially screened by existing vegetation and is of an appropriate scale consistent
with the landscaped Noosa Local Plan character.
An ‘L shaped’ stair is also provided at the rear of the site beside the carparking bay,
resulting in a slightly shorter building located further away from the tree, in accordance
with the Council’s architect recommendations.
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13 Provide an assessment of the impacts of the proposed development on the
health and retention of the significant trees on the site and adjacent to the
site. The assessment must be carried out by a level 5 AQF qualified person
in arboriculture or ecology with a minimum 10m years’ experience in
conducting assessments in Queensland or New South Wales.
The engineering and architectural plans have been supported by the recommendations of
Kurt Brown from Sunshine Coast Tree Works, including suspended slab, stormwater
design and retaining wall constructions to ensure the health of the existing trees on the
site.
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14 Further explore the enhancement of the landscape frontage of the site, with
reference to the anchor Paperbark tree and providing a low island of native
ground covers with contemporary seating features, such as sandstone block
seating.
15 Provide a properly prepared landscape architect plan which provides for an
enhanced Noosa-style entrance to the main tourist district addressing the
opportunity.
Considering the increase in height to provide for flood immunity and disable access – the
existing paperbark is proposed to be complemented with grass for casual seating around
the tree.
Council’s Infrastructure Services Branch have indicated the Noosa Dr pedestrian footpath
is to be finished in ‘CCS Chocolate’ concrete colour. The Architect has incorporated the
Council’s intent and provided for suitable landscaping areas around the driveway areas to
complement the built form, with further small shrubs and landscaping crawlers along the
northern boundary. A preliminary landscape concept plan is provided showing supporting
landscaping, while further detailed landscaping plans and species details are be provided
as part of the detailed Operational Works plans.
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16 The layout of the proposed on-site infiltration system is different to that
previously approved on the site. Any arborist report would need to be
updated to reflect the proposed design.
17 There is a notation on drawing CD-D01 Rev B on the southern boundary near
the street that reads “RC BLK Firewall to Boundary”. There is no wall shown
on that section of the boundary. Is this a drafting error? Please clarify.
The engineering and architectural plans have been supported by the recommendations of
Kurt Brown from Sunshine Coast Tree Works, including suspended slab, stormwater
design and retaining wall constructions to ensure the health of the existing trees on the
site.
The layout plans have been updated to include the RC firewall to match in with the existing
wall along the southern boundary.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please send the adjoining owners’ details at your
earliest convenience, in order to commence public notification of the application.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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