Bulk_20240820151717 (1).pdf

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Noosa Council documents




                 PO20 Development on sloping sites:
                 a) is visually responsive to the natural topography and sits within the landscape rather than
                    dominating it;
                 b) steps down slopes or uses suspended floor construction, minimising cut or fill and
                    avoiding benching of the site;
                 c) retains natural vegetation that assists in screening or visually softening development; and
                 d) uses materials, finishes and colours that complement the natural setting and integrate
                    with the landscape and skyline.


                 Information Required
                 1.     The more elevated central area of the building form (below) is a prominent portion of the
                        dwelling which conflicts with providing roof lines which are parallel with the natural
                        contours of the land and the height of the surrounding landscape.
                 2.     Amend the design to more successfully respond to PO20 of the Low Density Residential
                        zone code to be visually responsive to the natural topography and to ensure it sits within
                        the landscape rather than dominating it.




                 Issue – Building size and local prominence
                 The submitted planning assessment report outlines that the proposed dwelling is of a similar
                 scale to the existing dwelling (to be removed) and is approximately 850m² in gross floor area
                 (GFA).
                 The proposed dwelling results in a building which is significantly larger than the existing
                 dwelling with the GFA substantially exceeding the maximum building GFA of 500m² stated
                 under AO8.2 of the Low Density Residential zone code.
                 In this instance the mass and bulk of the dwelling house (approximately 57metres in length
                 and 37 metres in depth) will be a noticeable feature of the area. Removal of areas of
                 established site vegetation and placement of the building extending toward the eastern side
                 of the lot results in a dwelling which will be noticeable from the surrounding area and
                 beachfront and conflicts with AO8.2.




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PO20 Development on sloping sites:

a) is visually responsive to the natural topography and sits within the landscape rather than
dominating it;

b) steps down slopes or uses suspended floor construction, minimising cut or fill and
avoiding benching of the site;

c) retains natural vegetation that assists in screening or visually softening development; and

d) uses materials, finishes and colours that complement the natural setting and integrate
with the landscape and skyline.

Information Required

1. The more elevated central area of the building form (below) is a prominent portion of the
dwelling which conflicts with providing roof lines which are parallel with the natural
contours of the land and the height of the surrounding landscape.

2. | Amend the design to more successfully respond to PO20 of the Low Density Residential
zone code to be visually responsive to the natural topography and to ensure it sits within
the landscape rather than dominating it.

 

Issue — Building size and local prominence

 

The submitted planning assessment report outlines that the proposed dwelling is of a similar
scale to the existing dwelling (to be removed) and is approximately 850m? in gross floor area
(GFA).

The proposed dwelling results in a building which is significantly larger than the existing
dwelling with the GFA substantially exceeding the maximum building GFA of 500m? stated
under AO8.2 of the Low Density Residential zone code.

In this instance the mass and bulk of the dwelling house (approximately 57metres in length
and 37 metres in depth) will be a noticeable feature of the area. Removal of areas of
established site vegetation and placement of the building extending toward the eastern side
of the lot results in a dwelling which will be noticeable from the surrounding area and
beachfront and conflicts with AO8.2.

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                 Information Required
                 3.     Amend the design to reduce the appearance of bulk to more successfully respond to
                        PO8 of the Low Density Residential zone code (below).

                 PO8 Development:
                 a) is of a scale compatible with surrounding development and the particular circumstances
                    of the site;
                 b) has a low site impact to maximise the opportunity to retain site characteristics,
                    such as native vegetation and natural landforms;
                 c) allows the opportunity to provide soft landscaping between buildings;
                 d) does not present an appearance of bulk to adjacent properties, roads or other areas in
                    the vicinity of the site.


                 Issue – Location of Infiltration Trenches
                 Section 6.4 of Tectonic’s Geotechnical Investigation (24096-001-Rev0) dated 18 June 2024
                 recommends that roof water is discharged along Ross Crescent where physically possible
                 otherwise any infiltration occur at least 10m upslope of the rear boundary.
                 It is unclear from Westera Partners’ Stormwater Management Report if:
                        a.      the location of the two proposed infiltration trenches complies with the above
                                recommendation; or
                        b.      any roof water can be discharged into Council’s existing stormwater system along
                                Ross Crescent.
                 Information Required
                 4.     Provide confirmation by a suitably qualified representative of Westera Partners’ that:
                        a.      The location of the proposed infiltration trenches aligns with the recommendations
                                contained in Tectonic’s Geotechnical Investigation (24096-001-Rev0) dated 18
                                June 2024; and
                        b.      A meaningful area of roof water cannot reasonably be discharged into Council’s
                                existing stormwater system along Ross Crescent.


                 Issue – Increase in Fraction Impervious & Stormwater Capacity
                 Section 3 of Westera Partners’ Stormwater Management Report details that detention of
                 stormwater is not required despite the proposed increase in fraction impervious from ~16% to
                 ~37%. Insufficient detail has been provided to demonstrate that the proposed infiltration
                 trenches have sufficient capacity and the necessary infiltration rate to limit the post-
                 development peak flow from exceeding the pre-development peak flow during events up to
                 and including the DFE.
                 Council is concerned that the development may adversely alter the existing drainage regime
                 of the site and cause downstream nuisance by failing to disperse flow back to sheet flow if the
                 infiltration pit surcharges during events up to and including the DFE.
                 Information Required
                 5.     Provide additional detail by a suitably qualified representative of Westera Partners’ that
                        demonstrates:




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Information Required

3. | Amend the design to reduce the appearance of bulk to more successfully respond to
PO8 of the Low Density Residential zone code (below).

PO8 Development:
a) is ofascale compatible with surrounding development and the particular circumstances
of the site;

b) has alow site impact to maximise the opportunity to retain site characteristics,
such as native vegetation and natural landforms;

c) allows the opportunity to provide soft landscaping between buildings;

d) does not present an appearance of bulk to adjacent properties, roads or other areas in
the vicinity of the site.

Issue — Location of Infiltration Trenches

Section 6.4 of Tectonic’s Geotechnical Investigation (24096-001-Rev0O) dated 18 June 2024
recommends that roof water is discharged along Ross Crescent where physically possible
otherwise any infiltration occur at least 10m upslope of the rear boundary.

 

It is unclear from Westera Partners’ Stormwater Management Report if:

a. the location of the two proposed infiltration trenches complies with the above
recommendation; or

b. any roof water can be discharged into Council’s existing stormwater system along
Ross Crescent.

Information Required
4. Provide confirmation by a suitably qualified representative of Westera Partners’ that:

a. The location of the proposed infiltration trenches aligns with the recommendations
contained in Tectonic’s Geotechnical Investigation (24096-001-RevO) dated 18
June 2024; and

b. A meaningful area of roof water cannot reasonably be discharged into Council's
existing stormwater system along Ross Crescent.

Issue — Increase in Fraction Impervious & Stormwater Capacity

Section 3 of Westera Partners’ Stormwater Management Report details that detention of
stormwater is not required despite the proposed increase in fraction impervious from ~16% to
~37%. Insufficient detail has been provided to demonstrate that the proposed infiltration
trenches have sufficient capacity and the necessary infiltration rate to limit the post-
development peak flow from exceeding the pre-development peak flow during events up to
and including the DFE.

Council is concerned that the development may adversely alter the existing drainage regime
of the site and cause downstream nuisance by failing to disperse flow back to sheet flow if the
infiltration pit surcharges during events up to and including the DFE.

Information Required

5. Provide additional detail by a suitably qualified representative of Westera Partners’ that
demonstrates:

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                        a.      the peak post-development flow will not exceed the peak pre-development flow in
                                events up to and including the DFE; and
                        b.      how stormwater surcharging from the infiltration pit will be dispersed to sheet flow.


                 Issue – Ground Area Bypassing Infiltration Trenches
                 Westera Partners’ Preliminary Stormwater Management Plan Sheet 1 of 2 (S23-043-SW01)
                 details a minimum catchment area of 138m2 bypassing the infiltration trenches.
                 It is unclear how this catchment area bypassing the infiltration trenches will match the existing
                 drainage regime of the site (i.e., sheet flow) and avoid causing downstream nuisance.
                 Information Required
                 6.     Provide comment by a suitably qualified representative of Westera Partners’ that
                        demonstrates how the catchment areas bypassing the infiltration trenches will follow the
                        existing drainage regime of the site (i.e., sheet flow) and will not cause nuisance
                        downstream.


                 Issue – Earthworks Volume
                 The state trigger for referral for earthworks within the Coastal Management District and
                 Erosion Prone Zone is 1,000m3. The extent of earthworks on site is unclear.
                 Information Required
                 7.     Provide additional detail demonstrating that the extent of earthworks on site (i.e., cut and
                        filling) does not exceed 1,000m3.
                 8.     If the proposed on-site earthworks exceeds 1,000m3, confirm that a missed state referral
                        has not occurred.


                 Issue - Coastal Protection and Scenic Amenity Overlay Code - Peer review - Royal Haskoning
                       assessment report
                 Council will need to engage an external consultant to peer review the Royal Haskoning
                 Coastal Hazard assessment report dated 20 May 2024 in order to consider and assess the
                 development against the above Code.
                 In accordance with Noosa Council’s Fees & Charges schedule, this cost is required to be paid
                 for by the Applicant.
                 We shall forward the fee quote to you as soon as it is received for payment.
                 Based on this peer assessment, there may be a further advice issued.


                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST


                 The due date for providing the requested information is 21 November 2024.


                 Email your response to [email protected]. Please advise Council of your response to
                 this information request in accordance with section 13 of the Development Assessment Rules.




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a. the peak post-development flow will not exceed the peak pre-development flow in
events up to and including the DFE; and

b. how stormwater surcharging from the infiltration pit will be dispersed to sheet flow.

Issue — Ground Area Bypassing Infiltration Trenches

Westera Partners’ Preliminary Stormwater Management Plan Sheet 1 of 2 (S23-043-SW01)
details a minimum catchment area of 138m? bypassing the infiltration trenches.

It is unclear how this catchment area bypassing the infiltration trenches will match the existing
drainage regime of the site (i.e., sheet flow) and avoid causing downstream nuisance.
Information Required

6. Provide comment by a suitably qualified representative of Westera Partners’ that
demonstrates how the catchment areas bypassing the infiltration trenches will follow the
existing drainage regime of the site (i.e., sheet flow) and will not cause nuisance
downstream.

Issue — Earthworks Volume

The state trigger for referral for earthworks within the Coastal Management District and
Erosion Prone Zone is 1,000m%. The extent of earthworks on site is unclear.

Information Required

T. Provide additional detail demonstrating that the extent of earthworks on site (i.e., cut and
filling) does not exceed 1,000m%.

8. If the proposed on-site earthworks exceeds 1,000m°, confirm that a missed state referral
has not occurred.

Issue - Coastal Protection and Scenic Amenity Overlay Code - Peer review - Royal Haskoning
assessment report

Council will need to engage an external consultant to peer review the Royal Haskoning
Coastal Hazard assessment report dated 20 May 2024 in order to consider and assess the
development against the above Code.

In accordance with Noosa Council’s Fees & Charges schedule, this cost is required to be paid
for by the Applicant.

We shall forward the fee quote to you as soon as it is received for payment.

Based on this peer assessment, there may be a further advice issued.

3. DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 21 November 2024.

Email your response to [email protected]. Please advise Council of your response to
this information request in accordance with section 13 of the Development Assessment Rules.

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                 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.
                 4.     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,




                 Andrew Gaffney
                 Senior Development Planner




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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.

4. OTHER DETAILS

You can follow the progress of this application online at www.noosa.qid.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,

  
 
 

 

Senior Devglopment Planner

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