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response to information request - 9 Bottlebrush
Attached to the e-mail Response to RFI - 9 Bottlebrush Avenue Noosa Heads - MCU21/0133.
29 September 2021 Patrick Murphy Noosa Council [email protected] RE: Response to Information Request – MCU21/0133 & OPW21/0220 – 9 Bottlebrush Ave, Noosa Heads Council issued a further information request on 2 September 2021. The applicant provides the following additional information in response to the items: 1. Provide amended plans that include: 1.1. The longitudinal section extending to the centreline of the road formation. 1.2. The plans with the footpath section located where pedestrians could reasonably cross to the existing path in the frontage of the adjoining property. 1.3. The footpath section with a consistent width on the relevant plans (desirably 2m, 1.5m minimum). 1.4. Additional sections within the road reserve which clearly indicate the transitions to the adjacent verge areas which do not create trip or fall hazards. 1.5. Please note that Council does not support private retaining structures in the road reserve. 1.6. The depths of the existing services in the road reserve determined by potholing. If it is apparent that services may need to be altered provided written approval from the relevant service provider. 2. Provide amended plans that demonstrate that all spaces are accessible for a B99 vehicle to enter the space in a forward gear, reverse from the space and exit the site in a forward gear in a total of 3 movements. 3. Provide a plan that demonstrates that vehicles can reverse from the visitor space and exit the site in a forward gear when the garage door is closed. 4. Indicate on the plan the extent of the door and the potential impacts on the swept paths for carspaces 2 & 3. 5. Provide additional comment in regard to: 5.1. The discharge rate at the outlet point in the kerb and channel (Council’s maximum is 25l/sec). Council requires the discharge to not extend into the traffic lane and create a traffic hazard so if the discharge is greater than 25l/sec provide justification for the proposed rate 5.2. There does not appear to be any measures/structures to address overland flows adjacent to the southern boundary. It is noted that the proposed bin store extends to the property boundary and has the potential to block/redirect overland flows.
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6. Provide an amended earthworks plans that is consistent with and includes the
recommendations of the submitted geotechnical investigation
Please find attached response to the detailed items 1-6 from Recor Consulting Engineers.
In regard to the use of parking bay 1 adjacent to the lift core, the bay has been changed
from a visitor bay to an owner’s bay. The owner will have access to the panel lift garage
door to allow for existing.
An additional visitor parking bay has also been provided for within Bottlebrush Ave.
Detailed engineering design has been included to allow for the parking bay, while allowing
for landscaping, appropriate sightlines and stormwater. It is considered the number of
parking provided onsite and in front of the development meets the Performance Outcomes
for the number and type of vehicles to use the site and the streetscape context.
7. Calculation of gross floor area taken from the external walls and to include the
common walls.
8. Plot ratio not to exceed 0.7:1, or 0.75:1 where small dwelling units are provided
at a ratio of 3:4.
9. Amended pans with compliant plot ratio.
10. Clarification of which part of each level has been included in the site coverage
calculation.
11. The site cover calculation to include all buildings and structures, including
podium areas around the building.
A service void is provided through the building to comply with the required Gross Floor
Area requirements. Updated plans are provided with measurements taken from external
walls and site cover for all buildings.
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12. A copy of the site survey plan.
13. A plan which includes the upper-level roof RL’s overlaid against the site
contours.
The existing site survey plan and 12m height blanket is provided. The building levels have
been dropped 500mm and the plans demonstrate the building meets the required height
limits.
14. Amended elevations and perspectives which are not inhibited by features such
as landscaping, the ground level at the boundary and fencing and include details
of the finished ground level around the building.
Details of the finished ground level will also confirm as to whether basement
meets the planning scheme requirements for and definition of a basement. This
may also impact upon the setbacks of the proposal.
15. Clarification of the height of the proposed wall on the boundary associated with
the bin store.
Updated plans are provided demonstrating the finished levels and heights of the walls to
ensure the building is not greater than 3 storeys in any one section.
Landscaping and finishing treatments of the side boundariy walls have been considered
allow for landscaping along the boundaries to cater for overland flow and provide
screening vegetation, as shown below.
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16. Provide 8 car parking spaces for the proposal.
An additional visitor parking bay has also been provided for within Bottlebrush Ave.
Council historically has considered the on-street parking as part of the development in
cases where the development has contributed to the additional spaces.
17. Provide an amended Landscape Concept Plan that demonstrates the following:
a. Species selection consistent with Noosa Planning Scheme Policy 3—
Landscaping Plants & Guidelines.
b. Provide 2 x 45 litre Banksia integrifolia street trees within the road reserve a
minimum of 1 metre behind the back of the kerb. All street trees must be
provided with a garden edge, mulch collar and NATSPEC approved by a
qualified arborist prior to leaving the nursery. Where possible the new street
trees must take into consideration the appropriate distances from driveways,
street lighting and underground infrastructure.
c. Provide a tree protection zone in the landscape concept plans for the retention
of the Eucalyptus racemosa located in the road reserve.
An updated landscaping plan is included with 2 banksias in the road reserve and a tree
protection zone around the existing eucalyptus tree. Conditions are recommended for the
protection of the tree in accordance with a detailed arborist assessment before and after
the development.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the further advice. Please progress with your
decision making at your earliest convenience.
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 MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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