Response to NC IR · MCU20/0026

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      Side boundaries—1.5m setback up to 4.5m height; 2m setback between 4.5m - 7.5m height; and 2m
      plus 0.5m for every 3m above 7.5m height or part thereof

The requirement for a Type 2 Duplex to have lesser setbacks than a detached house appears to be an
anomaly in the scheme as duplex developments have greater impacts than residential dwellings in terms of
carparking and increased density. This anomaly has been recognised and rectified by the draft Noosa Plan
which details standard side boundary requirements for the High Density zone in which the site is proposed to
be contained. The proposed setbacks complies with the setbacks required for duplex development in the zone.

It is also noted that Council approved reduced setbacks for an application for a detached house on the
adjoining site to the south under MCU15/0070 and noted that the proposed setbacks provided sufficient
separation between sites and provided greater setbacks compared to larger unit developments in the area.

The project architect has also modified the front setback because of engineering requirements with the building
now setback 4.2 metres from the street frontage and the awning setback 1.1 metres. The slight change
provides a setback that is still considered to be consistent with the character of the street, provides for
landscaping to the boundaries of the site and will not impact on the amenity of adjoining sites which also have
garages within the front setback.


Item 2:        Provide updates plans complying with a maximum of 3 storeys in height.

Applicant’s Response to Item 2: Please refer to Attachment A which provides revised plans detailing
compliance.


Item 3:        Provide section plans at the below critical points of the dwelling clearly showing height
               complying with the 12 meter requirement from both natural ground level and finished
               ground level.

Applicant’s Response to Item 3: Please refer to Attachment A which provides revised plans detailing
compliance.


Item 4:        Provide an updated site cover plan calculating site cover in accordance with the
               requirements for the Attached Housing zone in the Eastern Beaches locality and the
               definition of site cover under the Noosa plan including all buildings and structures in
               excess of 1 metre in height.

Applicant’s Response to Item 4: Please refer to Attachment A which provides revised plans detailing
compliance.


Item 5:        Provide details on the overall height of the lift and any proposed lift overrun.

Applicant’s Response to Item 5: Please refer to Attachment A which provides revised plans detailing
the lift.


Item 6:        Provide a Roof plan detailing the degree of pitch proposed for each section of the roof
               and the total percentage of the perimeter of the dwelling to be eaved to a minimum of
               600mm

Applicant’s Response to Item 6: Please refer to Attachment A which provides revised plans. Probable
solution S12.1 states:

      The main roof of the building has a roof pitch no less than 5 degrees and has minimum 600mm eaves
      to at least 75% of the perimeter of the building;

The proposal plans detail that the main roof of the building has a roof pitch of 5 degrees and therefore
complies with scheme provisions. The proposal plans further indicate that 600mm eaves are provided
as follows:

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          Level 1 – 87%
          Level 2 – 52%
          Level 3 - 70%

The proposal plans also detail that each level has over 85% eaves that are greater than 500mm wide.
To ensure the main living and bedroom areas do not overlooking adjoining private sites, the project
architect has screened side windows with timber slats that cover the eave line.

Whilst the current Noosa Plan details requirements for eaves it is noted that the High Density Residential
Zone Code of the Draft Noosa Plan (AO14.1) excludes Coastal Communities Local Area from providing
eaves and a roof pitch. Based on the design of some of the surrounding buildings in the area the
proposal is considered to comply with the character of the area.


Item 7:         Provide updated proposal plans removing the roof terrace. Alternatively provide evidence
                (site line diagrams) that any roof terrace will not result in overlooking of neighbouring
                properties.

Applicant’s Response to Item 7: The upper floor balcony is not a roof terrace as it is accessed directly
from the master bedroom. A roof terrace is an area that is located on a roof and not accessible directly
from a habitable room.

The project architect has modified the plans and has set the balcony balustrade back from the edge of
the roof line with planters provided for landscaping purposes.

Item 8:         Provide structural details of the proposed retaining garden wall/structure and demonstrate
                how it will not compromise the structural integrity of the exiting stormwater infrastructure

Applicant’s Response to Item 6: Please refer to Attachment B which includes a Stormwater
Management Report prepared by Westera Partners. Attachment B of the Westera Report includes
Preliminary Engineering drawings.


Item 9:         Demonstrate how it is proposed to ensure that tree roots will not compromise the existing
                drain.

Applicant’s Response to Item 7: The applicant will comply with Council requirements in this regard and.
appropriate species will be planted across the drain.


Item 10:        Provide a site specific geotechnical report and site stability assessment for the site and
                development.

Applicant’s Response to Item 6: Please refer to Attachment C which provides a Slope Stability
Assessment and Geotechnical Report prepared by Soil Surveys.


Item 11:        Provide a plan of the proposed temporary and permanent structural systems and their
                construction methodology.

Applicant’s Response to Item 11: Please refer to Attachment C which provides a Slope Stability
Assessment and Geotechnical Report prepared by Soil Surveys.


Item 12:        Provide a stormwater management plan for the proposed development

Applicant’s Response to Item 12: Please refer to Attachment B.

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Item 13:        Provide additional detail on the driveway and access to the proposed garage. The detail
                must be prepared by a suitably qualified person.

Applicant’s Response to Item 13: Please refer to Attachment B which includes a Stormwater
Management Plan prepared by Westera Partners.


The applicant considers that they have now responded to Council’s information request. The Decision Making
Period has therefore commenced and we request that your Council proceeds with its assessment of the
application as soon as possible in accordance with the Planning Act 2016.

Please contact our Sunshine Coast office if you require any further information and/or clarification.


Yours faithfully,




Nadine Gorton
Senior Town Planner
Martoo Consulting Pty. Ltd.