Ltr - 20241112 - Information Request Response - 100 Hilton Terrace, Noosaville · MCU24/0112

Page 2

▪   Attachment F – Response to Acid Sulfate Soils Overlay Code.
This correspondence should be read in conjunction with the accompanying supporting information, as
well as the common material for the development application, including the material submitted with the
development application at the time of lodgement.
Each item from Council’s information request letter has been outlined below (in italics) along with
respective comments for each item.

PLANNING
Item 1 – Roof Forms
Issue
It is acknowledged that the design of the developments front façade is staggered and does not result
in overlooking to neighbouring properties. Notwithstanding this, it has not been fully demonstrated that
the proposed form of the roof is consistent with the character of the area. The design does not include
sufficient eaves to shade the front windows and terraces.
The design of the front façade, as shown in the submitted perspective, does not avoid box profiles and
needs further material variation between dwellings to increase visual interest.
Information Required
Provide further justification of how the development meets the performance criteria for PO19 of the
Medium Density Residential Zone Code. Providing examples of other existing or approved
development in the locality will assist with demonstrating this justification.
Provide an amended roof and façade design that avoids box profiles, provides sufficient eaves and
further material variation between each dwelling in accordance with PO19/AO19.1 of the Medium
Density Residential Zone Code.

Response:
In response to Item 1, the Applicant has reviewed the proposed design and identified opportunities to
improve the streetscape character through a revised roof form design. The following revisions have
been made:
▪   Eaves of a minimum of 600mm have been included to the roof from where fronting Hilton Terrace.
    The inclusion of these eaves create variation in roof length and articulation in the roof form, as
    illustrated in Figure 2 below.
▪   Through the inclusion of eaves, the front windows and terraces benefit from shaded spaces that
    are functional throughout various times of the day.
▪   The underside of the eaves comprises timber cladding that adds further variation to the materiality
    of the façade and is complimentary to the other materials utilised throughout the proposed
    development to ensure a cohesive design outcome.
▪   Whilst the revised roof form presents as a taller built form to Hilton Terrace, the ceiling height and
    overall building height remains consistent with the previous design.
A comparison of the lodgement roof form design and the revised roof form is detailed in Figure 1 and
Figure 2 below.



Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                               2

Page 3

The proposed development is consistent with the character of Hilton Terrace, as demonstrated in
Figure 3 below.
Figure 1 – Previous Roof Form




Source: Blight Rayner

Figure 2 – Revised Roof Forms




Source: Blight Rayner




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                    3

Page 4

Figure 3 – Street Elevation – South




Source: Blight Rayner


We note that Acceptable Outcome AO19.1 of the Medium Density Residential Zone Code requires the
main roof of the building to have a roof pitch no less than 5 degrees.

As the proposed development provides an alternative outcome with a roof pitch of less than 5
degrees, a Performance Outcome is proposed.

Performance Outcome PO19 of the Medium Density Residential Zone Code states –

        PO19

        Roof forms:

        (a) contribute positively to the local skyline;

        (b) complement the character of the locality and the topography of the site;

        (c) avoid box profiles/parapets; and

        (d) do not create opportunities for overlooking the private open space or internal spaces
            of neighbouring properties.

The roof form of the proposed development achieves the following:
▪   As demonstrated in Figure 3 above, the proposed development achieves an overall height that is
    consistent with the surrounding streetscape and will not protrude beyond the anticipated building
    heights along Hilton Terrace.
▪   A review of the built forms within the surrounding locality identified that the character is fragmented
    with emerging developments comprising modern, contemporary dwellings similar to that proposed
    by the Applicant, with older developments comprising a gable pitch and varied materiality. The
    proposed roof form is consistent with the emerging development and character, as illustrated in
    Figure 4 below. Surrounding development with flat and skillion roofs include:
    ‒    57 Hilton Terrace, Tewantin;
    ‒    108 Hilton Terrace, Noosaville;
    ‒    111 Gympie Terrace, Noosaville;



Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                           4

Page 5

    ‒   128-132 Gympie Terrace, Noosaville;
    ‒   165 Gympie Terrace, Noosaville; and
    ‒   167 Gympie Terrace, Noosaville.
Figure 4 – Surrounding Development




Source: Nearmap 2024 (Adapted by Urbis Ltd)

▪   The proposed roof form reduces the appearance of a box profile through the inclusion compliant
    eaves, a staggered roof form, variation in materiality and landscaping for each townhouse to
    ensure that the individuality of each townhouse is present in the built form when viewing the
    development from Hilton Terrace.
▪   The proposed development incorporates a staggered façade through intentional design to offset
    each dwelling within the development site. This intentional design outcome is to ensure that the
    privacy and amenity of the residents is protected through limited opportunities for overlooking.
The proposed roof form and façade achieves a design outcome that is largely consistent with the
emerging character of Noosaville, and complies with Performance Outcome PO19 of the Medium
Density Residential Zone Code.




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                         5

Page 6

ENGINEERING
Item 2 – Access and Parking
Issue
Council has some concerns with the access and carparking.
The vehicle access to the garaging for the units crosses over the pedestrian paths and there is
potential for conflict. No detail has been provided to demonstrate how the potential risks will be
addressed.
In relation to car parking, the third car space for units A and D appears to be undersized even for a
“small car”.
Information Required
1. Provide additional detail how the potential risks for conflict on the access driveway will be
   addressed (through surface treatments etc).
2. Provide dimensions for the third car space for units A and D and demonstrate that the space is
   suitable for a “small car”, as described in AS/NZS2890.1:2004 (2.4.1(a)(ii)

Response:
In response to Item 2(1) of the Information Request, Urbis Ltd has prepared a Transport Engineering
Response (refer to Attachment B), which has undertaken an assessment of the potential risks to
pedestrians on the access driveway within the site. The proposed surface treatments to mitigate any
potential risks are as follows:
▪   The proposed pedestrian pathways from the Unit’s front gate to the front entryway is delineated
    from the driveway and manoeuvring area by variation in colour and texture on the pedestrian
    pathways, see Figure 5 below. This variation has been determined to be an appropriate outcome
    to highlight the potential risk to vehicles and pedestrians within the site.
▪   The traffic generated by the development is conservatively assumed to be between 0.4-0.6 trips
    per dwelling during peak hour and resulting in two way traffic of around 1.6-2.4 trips per hour
    during the busiest time of day. Based on this, the likelihood of conflict between pedestrians and
    vehicles is minimal given a similar number of pedestrian trips on the driveway during the peak
    hour.
▪   With respect to the vehicle manoeuvring within the site, the access driveway and the furthest Unit
    garage is less than 30m, throughout the site all cars will be travelling at slow speeds of 10-20km
    an hour and collision is unlikely to occur between vehicles and pedestrians.




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                           6

Page 7

Figure 5 – Revised Surface Treatments




Source: Blight Rayner

In direct response to Item 2(2) of the Information Request, the Plans of Development have been
updated to include the dimensions for the “small car” space located in Units A and D, see Figure 6
below.




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                       7

Page 8

Figure 6 – Unit A and Unit D “Small Car” Dimensions




Picture 1 – Unit A Garage                               Picture 2 – Unit D Garage
Source: Blight Rayner                                   Source: [Insert source]

The dimensions of 5m x 2.3m achieves compliance with the relevant Australian Standard
AS2890.1:2004 Section 2.4.1(a)(iii). To further demonstrate the viability of the “small car” space a
swept path has been prepared and is included in Attachment C – Transport Engineering
Response.

Item 3 – Acid Sulfate Soils
Issue
The proposed development of the site includes filling of most of the site. No detail has been provided
on the extent of the works and the potential to impact on Acid Sulfate Soils, existing drainage paths
and flooding.
Information Required
3. Provide additional detail on the proposed filling of the site. The detail must be prepared by a
   Registered Professional Engineer of Queensland (RPEQ) and include but not be limited to:
    3.1.   Plans indicating the full extent of filling (area and depth);
    3.2.   Sufficient detail to demonstrate if the works trigger assessment for Acid Sulfate Soils. If the
           works require assessment, provide a preliminary management plan that demonstrates
           compliance with the State Planning Policy and The Noosa Plan 2020 – Acid Sulfate Soils
           Overlay Code; and
    3.3.   Sufficient detail to demonstrate that the works will not adversely impact on the adjoining
           properties by altering existing drainage paths or flood levels.




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                           8

Page 9

Response:
In response to Item 3 of the Information Request, Westera Partners has prepared an Earthworks Plan
and Response to Item 3 (refer to Attachment D), which outlines the excavation and filling works
required for the proposed development.
The Earthworks Plan includes the following summary of proposed earthworks:
▪   Total volume of cut – 89.0m3;
▪   Total volume of fill – 1,229.0m3.
The extent of filling changes the level of the site by less than 1m to create a pad for construction. The
Earthworks Plan prepared by Westera Partners included in Attachment D demonstrates the filling
proposed.
In direct response to Item 3(2), the proposal will trigger a future Operational Works application due to
the site being located in Area 1 of the Acid Sulfate Soils overlay and filling exceeds 500m3. For
Council’s assistance, we have prepared an initial assessment against the Acid Sulfate Soils Overlay
Code (refer to Attachment F). It is common and reasonable for the impacts associated with soil
disturbance to be managed through the preparation of appropriate management plans as a part of the
subsequent Operational Works application.
Council may wish to include a relevant and reasonable condition of approval for this material change
of use development application requiring the Applicant to prepare an Acid Sulfate Soils Investigation
Report, and an Acid Sulfate Soils Management Plan where the Investigation Report identifies that a
Management Plan is required. A suitable condition may be as follows (or similar):
     “Acid Sulfate Soils – Management Plan
     Submit an Acid Sulfate Soils (ASS) Investigation Report and Management Plan for approval by
     Noosa Council. The Investigation Report and Management Plan are to detail management
     measures of possible impacts of soil disturbance if disturbance (e.g. filling, excavation, drainage
     works, stripping of topsoil) is greater than 500m3. The ASS Management Plan must be in
     accordance with the Acid Sulfate Soil Overlay Code.
     The Investigation Report and Management Plan are to be prepared by a suitably qualified and
     experienced professional, with the following qualifications:

         •   qualifications in agricultural or environmental soils science with specialisation in soil
             chemistry and hydrology;
         •   at least 2 years’ experience in acid sulfate soil management; and
         •   accreditation by a professional organisation such as the Australian Society of Soil
             Science.
     (a) Implement Management Plan
     Implement and maintain the provisions of the approved 'Acid Sulfate Soil Management Plan'.
     (b) Submit Certification to Council
     Submit Certification to Council, by a suitably qualified Engineer certifying that the acid sulfate soil
     management measures as detailed in the approved report above, have been implemented.”
Alternatively, the Acid Sulfate Soils Investigation Report and Management Plan can be required to be
prepared and provided to Council for approval as part of the future Operational Works application.


Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                              9

Page 10

In direct response to Item 3(3), Westera Partners has advised there are no existing drainage paths
within the site.. Further, the site levels and existing building FFLs indicate stormwater discharge to the
property boundaries and no provision for conveying overland flow. No impacts are expected to
neighbouring properties as there are no alterations to existing drainage paths and these sites have
also been filled to achieve flood immunity. Please refer to Attachment D for further details.

Item 4 – Stormwater
Issue
No detail has been provided regarding stormwater collection and discharge for the proposed
development. The required retention and treatment structures may impact on the proposed design.
Information Required
4. Provide a preliminary stormwater management plan for the proposed development. The plan must
   be prepared by a Registered Professional Engineer of Queensland (RPEQ) and include, but not
   be limited to:
    4.1.   Sufficient detail to demonstrate that the development will achieve compliance with The
           Noosa Plan 2020 – Water Quality and Drainage Code, the Sustainable Building Design
           Code and the State Planning Policy.

Response:
In response to Item 4 of the Information Request, Westera Partners has prepared a Stormwater
Management Report (refer to Attachment E). The key details of the Stormwater Management Report
that demonstrates that the development will achieve compliance with the relevant Noosa Plan codes
and policies are as follows:
▪   The lawful point of discharge for the development will be to the existing stormwater infrastructure
    on Hilton Terrace, with a connection proposed into the existing manhole.
▪   The proposed development will include new on-site stormwater infrastructure to collect stormwater
    runoff and direct it to the lawful point of discharge.
▪   Stormwater detention is unnecessary as the proposed development’s final impervious area is
    consistent with the existing site conditions. The proposed development is not anticipated to
    increase the runoff to such an extent that the downstream drainage cannot cater for the site.
▪   Stormwater quality treatment is proposed to be managed on-site to achieve the water quality
    objectives through treatment from ATLAN filter cartridges in the treatment tank.
Importantly, the Stormwater Management Report concludes that the stormwater runoff for the site will
be appropriately managed in order to ensure that the receiving environment will not be adversely
affected.

CONCLUDING COMMENTS
This information request response, comprising this correspondence together with the accompanying
supporting material, constitutes a complete response response to the Information Request made by
Council on 1 October 2024. The changes made to the architectural plans and specifically the roof
form/streetscape design, as well as the technical reports are in direct response to the matters raised



Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                           10

Page 11

by Council in its letter. The changes are minor and do not result in the development assessment
process stopping or restarting.
As there are no referral agencies for this application, the Information Request Part of the Development
Assessment Rules is now complete. Accordingly, we ask that Council proceed with its assessment of
the application.
If you have any questions regarding this material or wish to discuss the application further, please do
not hesitate to contact Rhiannon Simpson (Consultant) or myself on (07) 3007 3800.


Yours sincerely,




Director
+61 7 3007 3866
[email protected]




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville                        11

Page 12

ATTACHMENT A                         NOOSA COUNCIL’S INFORMATION
                                     REQUEST




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   12

Page 13

ATTACHMENT B                         REVISED PLANS OF DEVELOPMENT




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   13

Page 14

ATTACHMENT C                         TRANSPORT ENGINEERING




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   14

Page 15

ATTACHMENT D                         EARTHWORKS PLAN




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   15

Page 16

ATTACHMENT E                         STORMWATER MANAGEMENT
                                     REPORT




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   16

Page 17

ATTACHMENT F                         RESPONSE TO ACID SULFATE SOILS
                                     OVERLAY CODE




Ltr - 20241002 - Information Request Response - 100 Hilton Terrace, Noosaville   17