Information Response

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staggers units to no more than two on the same alignment. In addition, staggering Unit 10 would result
in the terrace extending into the rear boundary setback clearance.

The inclusion of large trees along the common driveway could obstruct driver views or create blind spots,
increasing the risk of internal accidents, or externally when exiting the driveway in respect of vehicular or
pedestrian passerbys. In addition to affecting drivers, the new trees could also pose a hazard for
pedestrians. Their placement might force pedestrians to walk closer to the driveway or even in the
driveway to avoid the trees, putting them at greater risk of being hit by a vehicle. However, the
Landscape OPW Plans have been revised to improve the extent of landscaping along the extent of the
driveway.

It is noted that in the pre-lodgment meeting, the Council officers requested a tree at the end of the
driveway so that when cars were stopped on Myall Street and queuing to go through the Myall and Elm
Street intersections, this would soften the built form. However, it is noted that there is a ‘Keep Clear’
section line marked on the road at the foot of the driveway, such that cars will never be able to sit in this
space looking up the driveway. Please see Figure 1 below.




         Figure 1: Keep Clear line marking on Myall Street (extracted from Traffic Engineering Response)

Item 3

Revise architectural plans to clearly annotate treatments to reasonably address overlooking
opportunities.

Response: Please refer to the revised Elevation Plans within the revised Proposal Plans. A mix of
balustrading, high window sills and window screening is proposed to address overlooking opportunities.


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Item 4

Please provide the maximum building height, shown as a Reduced Level (RL).

Response: Please refer to the revised Proposal Plans, which now includes the maximum building height
shown as a Reduced Level (RL).

Item 5

Provide fencing plan            clearly    illustrating    retaining     wall    heights    and     fencing
heights/treatments.

Response: Please refer to the revised Proposal Plans, which clearly shows the retaining wall heights and
proposed fencing height/treatments.

Item 6

Provide amended plans to achieve compliance with PO11 of the Medium Density Residential
Zone Code.

Response: Please refer to the revised Proposal Plans. The proposed plot ratio is 0.496:1, achieving
compliance with PO11(b) of the Medium density residential zone code for small dwellings.

Item 7

Provide amended plans to achieve compliance with PO10 of the Medium Density Residential
Zone Code.

Response: Please refer to the revised Proposal Plans. The project designer has calculated the site cover
to be 45%, achieving compliance with PO10(b) of the Medium density residential zone code for small
dwellings. ‘Site cover’ and ‘building’ are defined below:

    site cover of development, means the portion of the site, expressed as a percentage, that will be
    covered by a building or structure, measured to its outermost projection, after the development is
    carried out, other than a building or structure, or part of a building or structure, that is—

               1.​ in a landscaped or open space area, including, for example a gazebo or shade
                    structure or;
             2.    a basement that is completely below ground level and used for car parking; or
             3.    the eaves of a building; or
             4.    a sun shade.

    building means a fixed structure that is wholly or partly enclosed by walls and is roofed, and
    includes any part of a building.

The term 'eaves' is universally understood in construction as the part of a roof that projects beyond a
plan area of a building to provide rain and sun protection. It is intrinsically tied to the main roof line of
the building it serves. As the above definition of a building refers to a fixed structure that is wholly or
partly enclosed by walls and is roofed, it is considered that the eaves associated with the private open
space terraces for each unit should therefore be excluded from site cover calculations. Refer to Figure 2.
Notwithstanding, the roofed area could otherwise be classified as a sun shade or covered open space
area. Although not defined within Schedule 1 of the Planning Scheme, a ‘sunshade’ can be defined as a
parasol or awning or other device giving protection from the sun. Further an ‘awning’ is defined as an



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outdoor structure attached over a window, door or open space to provide protection from the sun, rain,
snow and other elements. A covered open space area can include a private open space terrace.

The purpose of the covered area is to provide the required private open space for each unit, a designated
open space area required under AO11.2 of the Dual Occupancy and Multiple Dwelling Code within the
Planning Scheme. The roof structure functions as a shade structure that is designed to make the open
space usable in various weather conditions. The proposed roof extensions are critical to provide weather
protection for private recreational areas for residents. Removing these roof extensions negatively impacts
the future liveability of these units for owners and forces these areas to be reduced, which does not
reduce building bulk or encourage smaller units in Noosa. The alfresco areas range from 10.3m2-13.7m2,
with the smaller area being the absolute minimum size suitable to fit a 6 seater dining table and allow for
clearance and walkways around the table/chairs. Furthermore, without weather protection, the outdoor
areas will be largely unusable in the event of adverse weather conditions, particularly those that are seen
from October - April in South-East Queensland (i.e. during the heat of summer or excessive rainfall/storm
events).




                       Figure 2: Visual Representation of private open space roof eaves

Site cover has been calculated on this basis, and is considered to comply with the maximum 45%
requirement. The roof extensions can be considered eaves or sunshades, the entire roof over the terrace
can be considered a roofed open space area. Council have the ability to exclude such spaces from private
open space to help facilitate the provision of small units within Noosa.

Item 8

Provide amended plans, prepared by a RPEQ, detailing the frontage works, including but not
limited to:

    8.1. relocating the existing power pole;
    8.2. a 3m wide footpath in accordance with RS-065, for the full length of the site’s
    frontage, with the required clearances to any obstructive elements on the road reserve;
    8.3. levels and grades of the access driveway and the manoeuvring areas;
    8.4. a longitudinal section extending from the centreline of the formation in Myall St to
    the site’s parking and manoeuvring areas;
    8.5. a driveway designed generally in accordance with Council’s standard drawing RS-
    051 and respective addendums;


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    8.6. demonstrate that a B99 vehicle will not bottom out or scrape entering/exiting the
    driveway;
    8.7. any necessary stormwater drainage structures;
    8.8. any earthworks within the road reserve;
    8.9. implications on existing vegetation.

Response: Please refer to the revised Engineering Plans prepared by Ingeniir. The following changes are
proposed:
    ●​ The existing power pole is proposed to be relocated to accommodate the driveway;
    ●​ A 2m wide footpath is proposed, which is consistent with the footpath width of 27 Myall Street,
       which has been recently approved. Providing a 3m wide footpath results in the footpath being
       relocated against the site frontage boundary, and reduces the opportunity for landscaping within
       the road reserve;
    ●​ Inclusion of a longitudinal section from the centreline of the formation in Myall Street to the site’s
       parking and manoeuvring areas;
    ●​ A non-standard RSD-102 crossover is proposed to respond to site conditions;
    ●​ Stormwater drainage structure and earthworks are also detailed.

In addition to this, swept paths have been prepared by Hayes Traffic Engineering within the Traffic
Engineering Response letter, which confirms a B99 vehicle will not bottom out or scrape entering/exiting
the driveway.

Existing vegetation within the road reserve is noted as being retained or removed on the Landscape OPW
Plans.

Item 9

Assuming that the garage of units U08 and U13 has 2 vehicles parked, demonstrate that cars
parked in each garage can leave the site in a forward gear through a two-point turn
maximum.

Response: Please refer to the attached Traffic Engineering Response prepared by Hayes Traffic
Engineering. Adequate vehicular maneuvering can be achieved for Units 8 and 13.

We thank Council on behalf of the applicant for assessing the attached additional application material.
Based on the information provided in this application we respectfully request that Council proceed to
issue an approval.

Should you have any questions with respect to the above, please do not hesitate to contact the
undersigned.

Yours faithfully,
Adapt Development Management Pty Ltd




 Liam Pinese                                           Tiani Boulton
 Managing Director                                     Director
 E: [email protected]                   E: [email protected]
 M: 0432 497 857                                       M: 0404 924 160




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