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ADAMS+SPARKES Response to Information Request (Gympie Tce) 160401
Attached to the e-mail Response to Information Request - MCU16/0138.
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Our ref: 160401 Response to RFI 021217 jhr
Council Ref: MCU16/0138
09 March 2017
The Chief Executive Officer
Noosa Shire Council
PO Box 141
Tewantin QLD 4565
Attention: Development Assessment – Wilhelm Koschade
Via Email: [email protected]
Dear Wilhelm,
Re: Response to Information Request
Proposed Development Permit for Material Change of Use for Type 2 ‐ Duplex
(x 2) & Development Permit for Operational Work (Engineering Works)
111 & 113 Gympie Terrace, Noosaville
Lot 6 on RP79817 & Lot 18 on RP66590
Council ref: MCU16/0138
I refer to Council’s Information Request, dated 02 December 2016 in relation to the
abovementioned development.
On behalf of the applicant, Jason Payne and Susan Payne and Amritash Rai, and in
accordance with s278 of the Sustainable Planning Act 2009 (SPA), we provide a response
to all the issues raised. A response to the items raised in Councils Information Request
is outlined below:
PLANNING REQUIREMENTS
1.
Provide the following:
(a) A minimum of four cross sections which include the natural and finished
ground level. The cross sections must be provided in locations shown in
Figure 1;
(b) Height blanket diagram indicating any building height encroachments.
RESPONSE
Please refer to the Amended Architectural Plans, prepared by Icon Building Design
(Attachment 1), which includes all requested cross‐sections, as well as the requested
height blanket diagram.
2.
Please provide an amended site plan where the total ‘landscaped area’ in
conjunction with ‘soft landscaping’ is clearly identifiable and areas (m2)
stipulated on the plan. The proposed landscaped areas must conform to
Probable Solution S1.1 of the Landscaping Code (proposed population density
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Page 2
multiplied by 30m2, providing that a minimum of 60% of this is soft
landscaping).
RESPONSE
Please refer to the Amended Architectural Plans, prepared by Icon Building Design (Attachment 1), which
identifies the site contains a total landscaping area of 556m2, which exceeds the required landscaping of 369m2
required by Table 14‐57 of the Landscaping Code.
It is noted that the development contains a total soft landscaping component of 277.5m2, this exceeds the
required soft landscaping of 60% of 369m2, with the proposed soft landscaping equating to 75% of the required
landscaping. Accordingly, the proposed development complies with the requirements of the landscaping code.
3.
Please provide amended plans where the western and eastern building façade of the proposed
duplex at 113 Gympie Terrace is broken up visually by incorporating different but
complimentary colours, textures and building materials or the like.
RESPONSE
Please refer to the Amended Architectural Plans, prepared by Icon Building Design (Attachment 1), which
includes changes in cladding orientation on the western façade, as well as the addition of louvers on the eastern
façade.
Despite the proposed alterations to the building façade identified in the Amended Architectural Plan, it is noted
that the previous design complied with Division 20, Probable Solution S49.1 of the Noosaville Locality Code. This
is due to the previous design not containing any walls, which exceeded 15 metres in length, and all external wall
panes included at least one design element, which complied with the intent of adding visual interest to the built
form.
ENGINEERING REQUIREMENTS
4.
Provide a complete Stormwater Management Plan for the development that includes but is
not limited to:
(a) Providing drainage line/s to collect and convey surface water from the
adjoining properties to ensure no worsening on the exiting drainage
conditions.
(b) Collection of all stormwater runoff from the driveway within the
boundaries of the site to minimise sheet flows runoff onto the public
footpath.
(c) Grades of all drainage lines including the lines that collect and convey
surface water from the adjoining properties.
(d) The discharge rates at the kerb and channel. Please note that the
maximum discharge rate at any one location is 25l/sec.
RESPONSE
Please refer to the Engineering Correspondence, provided by JTC Consulting Engineers (Attachment 2), which
provides detailed comment regarding all engineering related issues associated with Council’s Information
Request.
Page 3
The Engineering Correspondence identifies that the development has been amended to include a stormwater
culvert, which is located down the western side of the development and will provide relief drainage from the
surface flows from the sea scouts site. This stormwater drainage culvert has been designed in accordance with
the findings of the Hydraulic Modelling Report prepared by TOPO Consulting (Attachment 3), which identifies
that during major flood events, the whole Sea Scout site will be inundated and that the proposed development
will not have any adverse impacts on the Sea Scouts property during a major flood event.
Further the proposed development includes a gated drain, across the width of the driveway at the boundary to
minimise sheet flows on the public footpath. All stormwater flows will be directed to Council’s existing
stormwater infrastructure and do not exceed 22L/sec.
5.
Provide certification from the design RPEQ that states that the development of the site, if built
in accordance with the submitted design, will not cause any additional ponding of stormwater
on the adjoining properties up to and including the 1%AEP event.
RESPONSE
As detailed in the Engineering Correspondence prepared by JTC Consulting Engineers (Attachment 2), should the
development be built in accordance with the submitted design, the development will not cause additional
ponding of stormwater on the adjoining properties, up to and including the 1% AEP event.
6.
Provide plans that demonstrate that vehicles can access site and all spaces in a forward gear,
reverse from the space and exit the site in a forward gear in a total of 3 movements. Please
note that the vehicle template must be the B99 vehicle as described in AS/NZS2890.1:2004.
Where required, turning areas should indicated and marked.
RESPONSE
Please refer to the Amended Engineering Drawings (Drawings SK10, SK11, SK12 and SK13), prepared by JTC
Consulting Engineers (Appendix 4), which demonstrates a B99 vehicle can access all spaces in a forward gear and
can reverse from the space and exit the site in a forward gear, in a total of 3 movements.
7.
Amend or provide additional engineering plan to show the required works associated with
removing the existing redundant driveways and reinstating the kerb line and the road grassed
verge area.
RESPONSE
Please refer to the Amended Engineering Drawings (Drawing No. OP2‐A), prepared by JTC Consulting Engineers
(Appendix 3), which has been updated to identify that existing redundant crossovers will be removed, and that
the pathway, kerb and channel will be reinstated to match the existing profiles.
8.
Provide a site specific acid sulphate soils management plan for the development that is
prepared by a suitably qualified person (RPEQ) or alternatively provide comment from a
Page 4
suitably qualified person (RPEQ) that indicates that the development does not require
assessment against the code.
RESPONSE
It is requested that Council condition this as part of the assessment, to ensure that all excavation or filling on land below 5
metres AHD is undertaken in accordance with the Acid Sulphate Soils Management Plan.
This response represents our complete response to the Information Request issued by the Noosa Council, and we
look forward to the decision notice being issued by Council in accordance with the relevant provisions of the SPA.
As always, please feel free to contact me direct should you require any additional information or clarification.
Yours faithfully,
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
Cameron Adams
MANAGING DIRECTOR
Encl: Amended Architectural Plans, prepared by Icon Building Design (Attachment 1)
Engineering Correspondence, prepared by JTC Consulting Engineers (Attachment 2)
Hydraulic Modelling Report, prepared by TOPO Consulting (Attachment 3)
Amended Engineering Drawings, prepared by JTC Consulting Engineers (Attachment 4)
Cc: Paddy Guilford
Jason & Susan Payne
Amritash Rai
Page 5
Attachment 1 Amended Architectural Plans, prepared by Icon Building Design [OCR of page images] Attachment 1 Amended Architectural Plans, prepared by Icon Building Design adams «Sparkes
Page 6
PROPOSED DUPLEX DEVELOPMENT APPLICATION NO. 111 & 113 GYMPIE TERRACE, NOOSAVILLE
PROPOSED STREET FRONT PERSPECTIVE
GENERAL INFORMATION
Minimum Design Standards Wall Construction Glazing Construction
Construction of this building to be in Wall framing to be constructed in Powdercoated Aluminum Frame
accordance with the following Australian accordance with engineering specification Windows in accordance with AS 4055
governing bodies. and must not differ from certification "wind loads for residential" & AS 1288
covered by the Form 15. Cladding systems "Glass in Buildings selection and
♦ National Construction Code (NCC) to be fixed in accordance with installation"
♦ Queensland Development Code manufactures specification.
♦ Standard Building Regulation 2006 Site Plan Notes Waterproofing & water Resistant
♦ Local government planning policies Surface water drainage must be prevented Materials PROPOSED NO. 111 PERSPECTIVE
from entering the building with FGL sloping All wet area waterproofing is to
away from the building & finished slab levels. comply with AS3740, waterproofing
Wet Areas
The builder is responsible to check all existing wet areas in residential buildings.
Floors in "Wet Areas" to be impervious in
services prior to beginning construction. NCC Vol2 P3.8.1.0
accordance with Australian Standards.
Finish and fall gradients to floor wastes.
Position of proposed building to
Roof Construction
be verified by builder on site.
Colorbond sheet metal to be fixed in
Location of existing services to be
accordance with manufactures
verified by builder prior to construction.
specification.
All ridge capping, steps, hips valleys and
Soffit Construction
vent flashings to provide waterproofing
4.5mm F.C Sheeting and Painted
system.
PROPOSED NO. 113 PERSPECTIVE
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number:01 Project Number:16-024
A DA Set 1.0 07/03/2017 B.Hunt
Climate Zone: 2
Wind Category: To engineers spec.
Development Perspectives
Phone: 0488209840
email: [email protected] Project Issue Date: 07/03/2017 Project Status: DA Set 1.0 - RFI Scale: 1 : 100
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 7
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1.23
1.27
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1.26 1.24
1.26
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1.23
1.18 1.27
1.25 1.23
1.02 1.13 PP1.22 ' 1.26
75 °0 1.30 1.27
D/Way 1.17 1.25 05 s
1.16 18.1 Step
1.13 1.28
1.16 1.27 1.34
D/Way 1.21
1.33 FLOOR LEVEL
1.19 1.18 1.25 1.26 1.33 1.29
WM *O 1.22
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1.20 ea
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1.34 3.63
18
1.15 ow
1.22 er Top of Awning
*
1.17 1.28
TELE PIT 1.29
1.19
1.26
1.24 1.35
Deck
Existing Building
1.26
1.29 1.22
Step
1.26 1.27
1.2
s
CARPORT 1.34
1.16
Blo ck
1.28 1.22
Re ta
Paving 1.26
1.34
1.2
1.34
ining
3.68
FLOOR LEVEL
1.2
Wall
1.2 1.22
1.24 1.27
3.63
1.16 s
Step
Ove rg
Top of Awning
Existing Building
rown
1.41
1.10
Gard
IO
165°
40.2
1.23
en
1.28
0'
34
1.18 Deck
1.19
Septic Tank
2.46
1.14 1.28 Top of Wall
1.14 1.08
CP
1.2
1.08 3.68 1.15
1.28 Deck Level BUP104209
1.38
40.2
344°5
1.24
1.27 1.26
34
1.05
40.2
4'
344°5
1.28 1.26
34
1.30 1.06
4'
1.38 1.04 1.09
1.02 Paving
Deck 1.30
1.02 1.18
1.17
1.30 1.24 1.32
Step
3.01 1.29
s
Deck Level 1.30 1.05
1.36
1.08
1.25 1.39
1.26
1.05 1.24 Palm Clump
1.15 1.12
1.21
1.60 1.08 Palm Clump
1.05 2.47
1.11 Top of Wall
1.33
1.07 1.16 1.14 1.09
1.04 1.15 1.05
1.14 1.15 1.17
1.2 1.05
5 1.11
1.11
1.25
RP79817 1.32
1.22
1.23
6 1.20
1.21
1.20
1.05
1.2 1.12 Clothes Line
1.20 1.20 1.23
1.20
1.18 1.18
1.11
1.17
1.23
1.2 2.47
1.4 Top of Wall
1.21 ank
1.26 of B
om
1.14 Bott 1.6
Clothes Line 1.8
1.13 1.33 1.39
2 2.45
1.34
1.41 1.26 2.2 59
1.19 1.30 15.2
1.13 2.41 2.4 '
1.45 1.39 5 5° 0 2
Bank
1.50 Top of
ce
1.92 2.30 2.40 r Fen
1.19
1.41 Timbe s*
cord
Fro m Re
1.39
er Line
1.17
1.35 *Sew
1.2 1.33
1.25
1.35
CP
1.21
05 BUP103813
1.30 18.1
EXISTING SURVEY SITE PLAN 25 5°
0' Emt C
RP817453
Supplied by Skyline Surveys. 1.31 Timbe
r Fen
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Recor
ds*
er Lin *
*Sew Re cords
m
e Fro
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*Sew
RP817422
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number: 02 Project Number:16-024
Climate Zone: 2
Wind Category: To engineers spec.
Existing Survey Plan
Phone: 0488209840
email: [email protected] Project Issue Date: 07/03/2017 Project Status: DA Set 1.0 - RFI Scale: 1 : 200
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 8
ath
1.18 1.24 Fo otp
1.20
ace
ds * 1.35
1.2 Rec or
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1.21
rom
Real Property Description Existing Pathway i
1.06
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Gymp
WM
From
Rec or
ds* Real Property Description
Lot 6 on R.P. 79817 Design in accordance and rectify r Lin e 1.26
1.24 *Wa te Lot 18 on R.P. 66590
Parish of Tewantin existing pathway to regulations 1.24 1.44
1.19 1.25 75 °0
'
Proposed bin storage Parish of Tewantin
wer*
1.58
County of March stated in SEQ R056 1.19 1.08 TELE PIT
15.3
29
1.22
County of March
ead Po
SCREW 1.31
(Screened from view with Front Fence
Block
1.27
Area : 728 m² ath
Area : 615 m²
6690
1.18 Fo otp
*Overh
1.19 and screening)
Wa ll
OMP
Site Cover : 38.5% 1.23
D/Way
Site Cover : 37.2%
Total Landscaping : 10.6%
1.27
1.26 Proposed Pool Total Landscaping: 13%
1.26 1.24
Planting Beds Shown: 78m² 1.26 Location and size to be verified. Planting Beds Shown: 80m²
Total GFA: 321.4m² Proposed Front Wall 1.2
1.25 1.27
1.27
1.23
Total GFA : 276.3m²
To be rendered and painted.
PP1.22
1.25
75 °0
'
Screened
1.27 Existing Driveway
Positioned 1m from front boundary. Removed existing driveway crossover
Bin Storage 2750
To be softened by street front landscaping. and re-construct kerb as required.
0
2751.33 SEQ R050
Max. height 1.8m WM
1.25
1.22
1.20
e Proposed Unit P.O.S
al slop
3.63
Minim ay
Top of Awning
Approximately 85m2 private open space
7501
1.28
1.29
ew
in driv t this
OMP
Proposed Unit P.O.S
10°
a to be verified onsite.
1.24
design for
Approximately 101m2 private open space
lo c a ti o n
l swin
g 10°
to be verified onsite. r n a
1.26
1.29
inte
gates
Proposed Pool 10°
Location and size to be verified. Proposed Duplex
Blo ck
1.28 1.22
FFL 2.82m
Re ta
15°
Location and size to be verified.
ining
2067
Wall
1.2 1.22
3.63
L.Wall
3°
Top of Awning
3°
2782
165°
40.2
0'
34
2.46
Top of Wall
Proposed Clothes line
1.14
CP
Proposed Landscaping
1.15
Location and size to be verified
10° BUP104209
on site.
15°
344°5
In accordance with operational works and landscaping
10°
4'
designer plans.
1517 1.09 Proposed Landscaping
Proposed Clothes line 1.02 In accordance with operational works and
landscaping designer plans.
Location and size to be verified 5°
on site.
3421 5° Proposed Clothes line
Location and size to be verified
10°
on site.
Proposed Duplex 10° Screened
1.05 2.47
Top of Wall
Existing Retaining Wall
1.07 1.16 1.09
Bin Storage 1.04 1.15 Top of wall RL 2.47m
FFL 2.82m
1.14
10° 2169
1.05
Location and size to be verified.
OMP
5
RP79817 Existing Fencing
10°
1.22 Timber fence to remain as required
1.20
1.05 between existing multi residential
Clothes Line complex.
1.18
Proposed Clothes line 1.11
Proposed Unit P.O.S
3°
1.17
4802
2.47
Approximately 85m2 private open space
OMP
Location and size to be verified
3818 1.21 1.4 Top of Wall
on site. 1.6 to be verified onsite.
1.8
1.13 1.33 1.39
2 2.45
1.34
2.2 59
15.2
Proposed Rear & Side 1.19 1.30
1.45 1.39
2.41 2.4 0'
25 5°
PROPOSED SITE PLAN Scale 1:200
15°
Bank
Fencing 1.92 2.30 2.40
Top of
r Fen
ce
Timber fence 1.8m - consultation between neighboring lots to Timbe
cord s* All stormwater drainage shall be in
Fro m Re
clarify the extent of fencing required. 1.17
1.39
1.35 *Sew
er Line accordance with A.S. 3500.3.
1.2 1.33
1.25
Existing Vegetation All stormwater drainage shall be in
5045
1.35
accordance with N.S.C.
OMP
To be removed as required.
CP
1.21
Proposed P.O.S 1.30
BUP103813 All stormwater drainage design is
25 5°
0' Emt C preliminary and shall be confirmed
Approximately 120m2 private open space RP817453
by a licensed plumber as this only
r Fen
ce ds*
Recor
to be verified onsite. 1.31 Timbe e From
forms a guide.
*Sew
er Lin
er Lin
e Fro
m Re cords
*
Proposed Pool
Emt D
*Sew Location and size to be verified.
RP817422
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number: 03 Project Number:16-024
A DA Set 1.0 07/03/2017 B.Hunt
Climate Zone: 2
Wind Category: To engineers spec.
Proposed Site Plan
Phone: 0488209840
email: [email protected] Project Issue Date: 07/03/2017 Project Status: DA Set 1.0 - RFI Scale: As indicated
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 9
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1.18 1.24 Fo otp
ace
1.20 * 1.35
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Notes From
Rec or
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Denotes Fill
r Lin e 1.26
Sewerage to discharge to existing 1.24 *Wa te
to be confirmed
1.24 1.44
sewer in accordance with A.S. 3500. 1.19 1.25 75 °0
'
by Operational
wer*
1.58
1.19 1.08 TELE PIT 29
1.22 15.3
ead Po
SCREW 1.31
Works plans by RPEQ
Block
1.27
Stabilised cut and fill batters to be a 1.18 Fo otp
ath
*Overh
1.19
Wa ll
D/Way
minimum of 1000mm away from 1.23
1.27
footings 1.26
1.26 1.24
and are to have 1 in 1 max. gradient. 1.2 1.26 1.27
1.23
1.25 1.27
Grade finished surface level PP1.22
75 °0
'
1.23 1.26
1.27
from slab and footings.
Po ol E
1.25 05
18.1
2750
Position of proposed building to 0
xc ava
2751.33
Fall
1.25 1.26 1.29
be verified by builder on site. WM 1.22
tion
1000
1.20
3.63 1.25
Location of existing services to be
1.29
1.28
Top of Awning
18
verified by builder prior to
Fall
1.26
Fall
construction. 1.24 1.35
Pool Excavation
All stormwater drainage shall be in 1.29 1.22
Step
1.26 1.27
accordance with A.S. 3500.3. 1.2
s
CARPORT 1.34
1.16
All stormwater drainage shall be in
Blo ck
1.22
accordance with NSC. 1.28
Re ta
Paving
1.34
1.2
ining
All stormwater drainage design is 1.2
Wall
1.2 1.22
1.24
Fall
preliminary and shall be confirmed 3.63 1.16
Ove rg
Top of Awning
by a RPEQ civil engineer. Minimal fill to this location
Fall
rown
to provide surface drainage. 1.10
Gard
IO
Block up footing
165°
Divert all stormwater from roof
40.2
en
1.28
0'
storage to subfloor
34
1.18
to driveway side of building where 1.19
Septic Tank
2.46
possible. 1.14
1.28
1.08 Top of Wall
1.08 3.68 1.15 CP
1.28 Deck Level BUP104209
1.38
40.2
344°5
1.27 1.26
34
1.05
40.2
4'
344°5
1.28 1.26
34
1.30
4'
1.38 1.04 1.09
Paving
Proposed Landscaping 1.02
1.30
In accordance with operational works and landscaping 1.29
1.30 1.24 1.32
designer plans. 1.30
1.36
Landscaping Required : 369m2
Landscaping Achieved : 556.2m2 1.26 1.39
Palm Clump
Green Hatch Soft Landscape: 277.5 m2 (111 & 113)
Light Blue Hard Landscaping : 278.7 m2 (111 & 113)
Fall
1.60 1.08
Total Sites m2 = 1343m2 1.05 2.47
1.33 Top of Wall
Total Soft Landscaping % = 20.66% 1.07 1.16
1.04 1.15
1.09
Total Landscaping % = 20.7% 1.14 1.05
5
RP79817 1.32
1.22
1.20
1.05
Clothes Line
1.18
1.11
Block up 1.17
2.47
footing storage 1.21 1.4 Top of Wall
Minimal fill to this location to subfloor 1.6
to provide surface drainage. 1.13 Pool 1.33 1.39
1.8
2 2.45
Divert all stormwater from roof Excavation 1.34
2.2 59
15.2
to driveway side of building where 1.19 1.30
1.45 2.41 2.4 0'
1.39 25 5°
possible. Pool Bank
Top of
Excavation 1.92 2.30 2.40
Timbe
r Fen
ce
cords*
Fro m Re
1.39
er Line
1.17
1.35 *Sew
1.2 1.33
1.25
1.35
CP
1.21
05 BUP103813
1.30 18.1
25 5°
0' Emt C
r Fen
ce
Recor
ds*
RP817453 PROPOSED SITE WORKS
1.31 Timbe e From
er Lin *
*Sew
Fro m Re
cords * Refer to civil engineering operational works plans
e
er Lin Emt D
*Sew (guide only)
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only. RP817422
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number: 04 Project Number:16-024
A DA Set 1.0 07/03/2017 B.Hunt
Climate Zone: 2
B RFI - COUNCIL 11/12/2016 B.Hunt
Wind Category: To engineers spec.
Proposed Site Works
Phone: 0488209840
email: [email protected] Project Issue Date: 07/03/2017 Project Status: DA Set 1.0 - RFI Scale: As indicated
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
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