MCU21.0192 -Applicant's Response to Council's IR

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2. Provide a copy of the survey plan which informed the RL levels


Applicant’s Response

Refer to the Revised Architectural Plans prepared by Garland Design enclosed within Attachment 1. RL levels
showing the maximum building height are indicated on plans WD.4.01 and WD.4.02.

Refer to the Detailed Survey prepared by Skyline Surveyors enclosed within Attachment 2 for the survey
details.




Information Required by Council

3. Please address Acceptable Outcome AO8.1 of the Sustainable Building Design code.


Applicant’s Response

Refer to the Revised Architectural Plans prepared by Garland Design enclosed within Attachment 1. Jasmin
Chandler, the Building Designer has provided the following commentary which demonstrates that the revised
design of the proposed duplex complies with Performance Outcome PO8 (and Acceptable Outcome AO8.1):

    (a) orientates buildings and windows to make the most of prevailing winds, natural ventilation and cross
           breezes;

           The proposed duplex has been oriented on the site to best address the irregular allotment shape and
           the natural and topographical constraints of the site. The private open spaces for Unit 1 are located
           on the Western side of the building to enable the primary living areas to make use of the North and
           Eastern aspects of the site. The use and placement of glass stacking sliding doors and louvre windows
           have been included to promote cross flow ventilation and funnel desirable Easterly to Southerly ocean
           breezes through the duplex and main living areas.



    (b) maximises shade to east and west walls;

           The proposed design incorporates a greater roof overhang of 1500mm at the entry and 900mm
           elsewhere, and an overhang of the Level 1 suspended floor is provided along the entirety of the
           South-western facade to shade this wall for a larger portion of the day. A floor to ceiling vertical
           batten screening is included to partially shade the south-western wall.

           The Unit 2 balcony and balcony roof have been positioned to shade the majority of the glazing
           along the North-eastern wall, whilst allowing the Northern (winter sun) in. Retention of the existing
           vegetation to the North-east has been done to assist in shading the North-eastern wall.




                                                                        PO Box 1818        07 5474 3873
                                                                        Noosa Heads        [email protected]
                                                                        QLD 4567           rgstrategic.com.au

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(c) contains an open and permeable built form that connects indoor and outdoor spaces in an
    integrated design;

    The use and placement of glass stacking sliding doors and louvre windows create a feeling of
    integrated indoor/outdoor flow and living environments. The ground floor of both units allows for open
    plan living and flow from internal and external living spaces.



(d) retains existing vegetation and natural shading where possible;

    The proposed duplex has been designed to retain as much of the existing vegetation as possible,
    particularly the established trees to the east and to the west of the site which help to shade the
    building.



(e) incorporates passive building design to reduce the need for auxiliary heating and cooling;

    The living areas of Unit 1 has been oriented to the North and West aspect of the house, whereas the
    living areas of Unit 2 are positioned to the East and South. The proposed layout allows for the
    development to capture the prevailing winds, light and creates privacy between the two units.



(f) uses low toxic internal and external building materials;

    The proposed palette consists of raw materials: timer, concrete, stone and pebble.



(g) uses natural light rather than artificial light, and may include skylights, atriums and light wells;

    Design features including large glass openings and void spaces are integrated in the proposed
    design to promote natural light.



(h) contains a minimum of two openings per habitable room;

    The elevations in the Revised Architectural Plans illustrate the proposed size, quantity and location
    of the openings for both Units 1 and 2. Refer to plans WD.3.01 and WD.3.02.



(i) provides a minimum floor to ceiling height of 2.7 metres; and

    Refer to plan WD.3.02. within the Revised Architectural Plans which demonstrates a floor to ceiling
    height of 2.7 metres.



(j) enables efficient operation and use of the building.

    The proposed design represents an open plan living environment, promoting seamless indoor and
    outdoor living. The duplex is responsive to Sunshine Beach’s subtropical climate and has been

                                                                   PO Box 1818         07 5474 3873
                                                                   Noosa Heads         [email protected]
                                                                   QLD 4567            rgstrategic.com.au

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        oriented to capture the prevailing winds and address the natural topography of the site.




Information Required by Council

4. Provide a preliminary Stormwater Management Plan (SWMP), prepared by a Registered Professional
Engineer of Queensland (RPEQ), demonstrating that the proposed development will not cause a worsening
of stormwater conditions by adversely altering stormwater drainage characteristics external to the site,
including, but not limited to:

        4.1. additional ponding on neighbouring properties or on road reserve;

        4.2. increased runoff onto neighbouring properties or road reserve;

        4.3. redirect overland flows.


Applicant’s Response

Refer to the Preliminary Stormwater Management Plan prepared by AAA Design & Development enclosed
within Attachment 3. The preliminary plan includes the QUDM Catchment Calculation.




Information Required by Council

5. Provide a preliminary earthworks plan for the proposed development, prepared by a RPEQ, including, but
not limited to: extents; volumes; existing and finished levels; cross sections; batters and retaining structures;
stabilisation methods proposed, etc.


Applicant’s Response

Refer to the Preliminary Earthworks Plan prepared by AAA Design & Development enclosed within Attachment
4.




Information Required by Council

6. Provide amended plans demonstrating compliance with the requirements of AS/NZS 2890.1:2004. The plans
must be prepared by a qualified person and demonstrating the headroom measured as shown on “FIGURE
5.3 – CRITICAL HEADROOM MEASUREMENT AT A GRADE CHANGE” of AS/NZS 2890.1:2004




                                                                     PO Box 1818        07 5474 3873
                                                                     Noosa Heads        [email protected]
                                                                     QLD 4567           rgstrategic.com.au

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Applicant’s Response

Refer to the Revised Architectural Plans prepared by Garland Design enclosed within Attachment 1. Plan
WD.4.02 demonstrates the headroom basement garage as 2.3 metre minimum.




Information Required by Council

7. As a replacement, provide 2 x 45 litre native street trees within the road reserve a minimum of 1 metre behind
the back of the kerb or the edge of the roadway. All street trees must be provided with a garden edge and
mulch collar. Where possible the new street trees must take into consideration the appropriate distances
from driveways, street lighting and underground infrastructure.


Applicant’s Response

Refer to the Revised Landscaping Plan WD.2.07 enclosed within Attachment 5. Two (2) 45 litre Pandanus
trees are proposed within the road reserve. Further details will be provided as part of the application for
Operational Works lodged at a later date.




Information Required by Council

8. Provide an amended Landscape Concept Plan detailing the incorporation of screen planting along the
northern, eastern and southern boundaries. Native plants must be established at appropriate densities,
sufficiently enough to form a vegetation screen with potential to reach a maximum height growth of 4-6
metres at maturity.

9. Provide a landscaped garden that achieves a width of 2 metres along the frontage of the site except for
the driveway. The area of land between the front fence and the boundary must be landscaped to screen the
fence from the street. Landscaping must contribute positively to the streetscape character and consist of
local native coastal plants.


Applicant’s Response

Refer to the Revised Landscaping Plan WD.2.07 enclosed within Attachment 5. Acronychia imperforata,
known as Fraser Island Apple, are proposed to be planted to the northern, eastern and southern
boundaries. Banksia aemula (Wallum Bankdia) will be planted in the corners as statement trees, along with
a variety of shrub species. Further details regarding sizing, quantity and planting design will be provided as
part of the application for Operational Works lodged at a later date.

A 2-metre-wide landscaped garden is proposed along the frontage to Edward Street as demonstrated
within he Revised Landscaping Plan WD.2.07 (Attachment 5). A variety of plant species is proposed to
                                                                     PO Box 1818        07 5474 3873
                                                                     Noosa Heads        [email protected]
                                                                     QLD 4567           rgstrategic.com.au

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create visual interest and enhance the streetscape. Further details regarding sizing, quantity and planting
design will be provided as part of the application for Operational Works lodged at a later date.



This ends my client’s response to matters raised by Council within their Information Request.

We ask that Council proceeds with the assessment of this application under section 13.3 of the Development
Assessment Rules, effectively ending our applicant’s response period.

Should you require any additional information or have any queries please to not hesitate to contact us.



Kind Regards,




Russell Green APIA MQELA
Managing Director
RG Strategic




                                                                   PO Box 1818        07 5474 3873
                                                                   Noosa Heads        [email protected]
                                                                   QLD 4567           rgstrategic.com.au

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