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Response to Further Advice · OPW23/0189
11 December 2023 Noosa Council [email protected] RE: Response to Further Advice (RAP21/0028.01) – Dwelling House – 38 Mossman Ct, Noosa Heads Council issued an information request on 31 August 2023 to Michael Bowcock (Coastal Building Certifiers). The owner has since provided amended plans and sought for Pivotal Perspective planners to finalise the response to the response. The following additional information provides a response to Council’s Further Advice Request items: Issue – Site Cover 1. Provide revised architectural drawings with reduced building bulk and to be of a scale that achieves the site cover requirements of the zone code and is compatible with the established streetscape character. The acceptable outcomes seek for the site cover for each level does not exceed 40% for both levels. The site cover calculations comply with the Acceptable Outcome as demonstrated below. Site Area = 606m2 Site Cover Floor 1 = 234m2 (38.6%) Site Cover Ground = 232m2 (38.2%) As per the definition for site cover above, the following components of the buildings cannot be considered as site cover: - Entry arbour shade structure within the landscaped open space - Veranda areas on the ground floor connected to the landscaped open space area - Eaves and sunshades along the northern and southern elevations
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Figure.1 Level 1 Site Cover Plan (Marked in Red dashed line). The celestery roof is
outlined in yellow and the main roof in red.
Figure.2 Ground Floor Site Cover Plan (marked in blue outline). The celestery roof is
outlined in yellow and the main roof in red and first floor outline in red dash.
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Figure.3 3d renders of the proposed building viewed from the west and north.
Issue – Structures on boundary
2. Provide amended plans that comply with the Acceptable Outcomes of the
Low Density Residential Zone code.
3. Provide amended plans that setback the built to boundary deck area from
the side boundary by 1.5 metres and propose landscaping between the
deck and the boundary.
The garage along the boundary has been removed from the original plans, however the
amended plans include a separate class 10 storeroom, which is 3.3m in height and 4.2m
in length along the eastern boundary.
Issue – Soft Landscaping
4. Provide amended plans that comply with the Acceptable Outcomes of the
Low Density Housing Code.
In accordance with the definition for soft landscaping, the landscaped areas are calculated
to be 96m2 (15.8%). The soft landscaping area is 25m2 below the minimum 20%
acceptable outcome.
If the landscaping areas are considered insufficient and does not meet the Performance
Outcome, we seek for Noosa Council to condition for the ponds at the front of the house
to be removed and replaced with deep landscaping, as shown below.
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Figure.4 Minimum landscaped areas calculated in green. Blue highlighted ponds also
highlighted at the front of the site with the extent of basement in brown dotted line.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. 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 RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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