Information Request MCU20 0150

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU20/0150
Your Reference:	20110/PO11000006
12 January 2021
Altum Properties No 9 Pty Ltd
C/- JFP Urban Consultants Pty Ltd
T1. 209 Kon-Tiki Business Centre
55 Plaza Parade
MAROOCHYDORE QLD  4558
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU20/0150
Street Address:	101 and 105 Eumundi Noosa Rd Noosaville
Real Property Description:	Lot 1 RP 23093 Lot 1 RP 849431
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Stormwater
It is noted that the proposal includes a proprietary device to treat the stormwater. This is contrary to Performance Outcomes O7 and O9 of the Water Quality and Drainage Code of the Noosa Plan 2020
The use of the proprietary underground stormwater treatment device in this instance is not supported as it has not been shown that use of a vegetated treatment system is not possible at this site and performance of the proposed system has not been verified through an independent national testing protocol (SQIDEP)

Information Required
Provide a revised stormwater treatment system and management plan which incorporates use of vegetated treatment systems as required by Specific Outcome O7 of the Water Sensitive Design Code.

Issue
Stormwater Quantity – the proximity of downslope residential dwellings necessitates a high degree of rigor in the management of stormwater discharges in order to not impact these properties. Concern is raised in particular with the location of the spillway of the detention basin and the risk of concentrating discharges onto the downstream property for events exceeding the 5%AEP (Q20).
Information Required
Provide a revised stormwater management plan incorporating a stormwater detention system which addresses the following issues:
Demonstrate that stormwater discharges onto neighbouring land will not be concentrated for all events up to the 1%AEP event. Consideration should be made to adapting the detention basin design such that there is no spillway discharge for the 1%AEP event

Rational method calculations are based on the entire site discharging to a single point, where-as the catchment plans in Appendix F identify that the existing and developed site will contain a number of sub-catchments and discharge locations. The rational method calculations should be revised for each sub-catchment in order to provide comparison to the hydrologic model outputs.

Provide further detail on the hydrologic model assumptions, such as initial and continuing losses, source of IFD data and temporal patterns adopted.

Clarify how the downstream drainage network has been accounted for in the model and the potential for the network capacity to affect the basin outlet characteristics. Consideration should be made to including the downstream pipe network within the easement into the model (to the connection with the street network).
Issue
The planning report submitted with the application advises that a traffic report would be presented to Council once finalised.  At the time of writing this information request the traffic report has not been received.  It is noted that the access is proposed onto a busy important road in the network, near a zebra crossing and a crest in the road, without provision for turning / passing lanes.  Council’s preliminary investigation suggests that the access should be restricted to left turns only, and that the existing refuge island at the zebra crossing should be extended north along Eumundi Noosa Road to north of the access so as to satisfactorily restrict traffic movements to left turns only.
Information Required
A Traffic Report which includes the following at a minimum:
Assessment of the capacity, operation and safety (including sight lines and interaction with the zebra crossing) of the proposed site access to the end of the ten year design horizon (if left in / left out is proposed to no capacity assessment is required).
A review of parking bays, manoeuvring areas, queuing areas, loading, set down, pickup areas and driveways confirming that they are designed in accordance with the Australian Standards for Parking Facilities.
A review of the capacity for waste collection vehicles to collect waste from the site in compliance with Planning Scheme Policy PSP9 – Waste Management
Review of the carport and carpark spaces compliance with AS/NZS 2890.1-2004, in particular door opening requirements and column sizes (with columns located clear of parking space requirements).
Review of the proposed pedestrian path along the centre of the parking aisle.
Provision of disabled parking at the rate specified in the BCA.

Further RFI items may be issued following provision of the Traffic Report.

Issue
The submitted plan does not include sufficient detail to demonstrate that the garages, garage doors and aisle width comply with the Australian Standard.
Information Required
Provide sufficient detail to demonstrate that the garages, garage door widths and the aisle widths are in accordance with section 5.4 of AS/NZS2890.1:200
Issue
The submitted “Engineering Services Assessment” states that the existing hydrant location is sufficient to cater for the development for fire-fighting purposes.
Information Required
Confirmation, from a hydraulic consultant, that the existing hydrant location is sufficient to cater for the development for fire-fighting purposes.
Issue
The submitted stormwater management plan includes a harvesting and detention tank adjacent to the front boundary but it is not clear from the documents whether this tank will extend above ground level. If the tank extends above ground level it may impact on the visual appearance.
Information Required
Updated plans which clarify the form of the proposed harvesting and detention tank adjacent to the front boundary. Built form/bulk which detrimentally impacts on the streetscape will not be supported.
Issue
There are a number of provisions within the Noosa Plan 2020 which address preferred design outcomes. Specifically, these include:
Noosaville Local Plan Code:
Purpose and Overall Outcomes
(e)	Development design and siting responds to the relatively flat topography of Noosaville by creating visual interest and differentiation in built form through design and the application of:
a range of textures, colours, styles and finishes;
a range of architectural elements within the context of a sub-tropical architectural theme;
varied roof heights, that cumulatively make a positive contribution to an interesting skyline;
varied setbacks which create opportunities for both landscaping and design variety; and
retention of mature trees and the provision of new landscaping which create attractive spaces between buildings.

(q)	Development fronting Eumundi-Noosa Road, Eenie Creek Road and Walter Hay Drive provides high quality buildings, landscaping and integrated signage that improves the visual appearance of these roads as entrances to Noosaville.

Performance and Acceptable Outcomes:
PO4
The visual amenity and character surrounding the major road network and entrance roads, including Eumundi Noosa Road, Beckmans Road, Eenie Creek Road, Walter Hay Drive, Gympie Terrace, Noosa Parade and Weyba Road is protected and enhanced.
AO4
Development adjacent to the major road network, particularly Eumundi Noosa Road, Beckmans Road, Eenie Creek Road, Walter Hay Drive, Gympie Terrace, Noosa Parade and Weyba Road incorporates landscaping that complements the natural species occurring in the local area, protects existing vegetation within the road reserve and incorporates design elements that add visual interest to the streetscape.
PO7
Buildings, structures and landscaping are integrated with the natural landscape and reflect the riverside character and setting of the local plan area in terms of form, composition and protection of neighbourhood amenity.

AO7.1
Development takes the form of small separate buildings rather than large single bulky buildings and does not visually dominate the street, riverfront, adjacent properties, surrounding spaces or the existing skyline.

AO7.2
Buildings and structures have a scale and building height consistent with development on adjoining and surrounding land.

AO7.3
Buildings and structures preserve the amenity of adjoining land including sunlight to neighbouring properties.

AO7.4
Development respects the scale of surrounding vegetation and maximises the opportunity for retention of existing vegetation and incorporates soft landscaping between buildings.
AO7.5
Buildings and structures:

incorporate articulated roof forms which are visible from the street and have a pitch of no less than 5 degrees;
incorporate a mix of lightweight and textured external building materials or materials that reflect the natural environment such as timber and rock face;
provide variation through articulation, texture and detailing;
incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or semi-open balustrades;
use understated colour schemes and low-reflective roofing and cladding materials.

Medium Density Residential Zone Code
Performance and Acceptable Outcomes:

Building Scale and Bulk 
PO9
Development:
is of a scale compatible with surrounding development and the particular circumstances of the site; and
does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site.

Streetscape
PO14
Development:
contributes positively to the locality;
addresses and enhances the streetscape by incorporating articulation and individual design elements that add visual interest to the development;
has a form and architectural scale that does not dominate the streetscape or the surrounding properties;
does not detract from the visual amenity of adjoining properties through the impact on views, access to sunlight or overlooking;
takes the form of small separate buildings, rather than large single bulky development; and
sits within a landscaped setting.

AO14.1
Development provides visual interest to the street and surrounding areas through:
highlighting individual dwellings and land uses;
an asymmetrical design presentation to the street;
offsetting or staggering dwellings to provide variation in the frontage;
varying the roof form
AO14.2
Buildings have the main entrance easily recognisable from the street and include design elements in the front façade such as verandahs, external stairs, awning or shade structures and window openings.

AO14.3
Buildings and structures are designed to:
have a maximum wall length of 15 metres and external walls incorporate at least one design element to add visual interest and amenity;
allow for landscape treatments to soften the development;
avoid more than six dwellings attached in any one plane; and
have no more than four dwellings are attached along a street frontage.

It is considered that the proposed development does not accord with the design requirements of the planning scheme as a consequence of:
The proposed large buildings are not of a scale reflective of surrounding development and present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site;
The proposed development visually dominates the street;
The proposed design does not provide for a suitable range of textures, colours, styles and finishes
The proposed design is uniform and does not provide for an asymmetrical design presentation to the street noting that both the northern and southern elevations will be visible from Eumundi-Noosa Road
The roof form not being varied
Insufficient variation of the horizontal plane
Insufficient landscaping within the central areas of the site
The proposal does not offset or stagger buildings to the street
The proposal includes more than 6 dwellings on a plane (building 1)

Information Required
Provide amended plans that have considered this and demonstrate compliance with the relevant requirements of the Noosa Plan 2020 with respect to bulk, building design, mix of materials, articulation, considering the character of Noosaville and the local and surrounding streetscape. This should include but not be limited to:
Increased variation in colours and materials
Eaves to western elevation of buildings 1 and 3
Create a separation within buildings 1 and 2
Variation of the roof form and horizontal planes
Increased landscaping within the site, including landscaping which is visible when viewed from the Eumundi-Noosa Road access
Compliance with the maximum plot ratio of 0.5:1
Issue
Additional information is required to enable a full assessment of the proposal.
Information Required
Elevation plans to include:
RL of maximum height of each building
Details of colours and materials
Issue
The extent of earthworks and resulting retaining walls, with fences situated on top, is excessive and will result in detrimental impacts on the amenity of occupiers of adjoining properties. This is particularly relevant in the south eastern area of the site where a retaining wall of approximately 2.0 metres is proposed.
Information Required
The extent of earthworks to be reduced and the inclusion of batters to ensure that the amenity of adjoining properties is preserved.
Issue
Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling Code seeks that bedroom windows are at least 3 metres away from shared driveways, car parking areas, mechanical plant, refuse and recycling areas, vents and exhausts.
The upstairs bedrooms within building 1 are located within 3 metres of the internal driveway.
Information Required
The location of the bedrooms amended so as to comply with Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling Code.
Issue
Acceptable Outcome AO21.1 of the Medium Density Residential Zone Code seeks that communal outdoor recreational facilities including swimming pools, spas and sports courts are:
setback at least 12 metres from the boundary of land in a residential zone and screened by a 5 metre wide buffer densely planted with trees and shrubs including species from 1 metre to 8 metres in height; or
located internally to the arrangement of buildings on the site; and
not used between the hours of 9:00pm and 6:30am the following day.
The proposed swimming pool is not setback 12 metres from the boundary of the adjoining land in a residential zone nor located internally to the arrangement of buildings on the site.
Information Required
The location of the pool amended so as to comply with Acceptable Outcome AO21.1 of the Medium Density Residential Zone Code.
Issue
Landscaping
The planning scheme defines landscaped area (including landscaped buffer areas, landscaped building setback and landscaping) as:
.......part of a site comprising predominantly soft landscaping and set aside for the purposes of enhancing or protecting the amenity of the site. The term includes the areas occupied by bicycle racks, swimming pools or ponds and garden paths, but does not include impervious surfaces such as driveways, vehicle access lanes, vehicle parking and manoeuvring areas, waste storage areas, and the like.
It is unclear why the terrace areas have been included in the calculation of landscaping. Accordingly, it appears that insufficient landscaping has been provided.
Information Required
A review of the extent of landscaping in light of the planning scheme’s definition of landscaping and soft landscaping with plans amended as required to ensure compliance with the landscaping requirements within the Dual Occupancy and Multiple Dwelling Code.
Issue
It is noted that a response to the Sustainable Design Works Code has been submitted. The response does not address as to whether a minimum of two openings have been provided to each habitable room.
Information Required
Clarification as to how the proposal complies with this aspect of Performance Outcome PO8.
Issue
The site abuts a property which includes an access point and storage area for a commercial activity which are located within close proximity of the proposed dwellings. It is likely that this existing land use will detrimentally impact on the acoustic amenity and privacy of occupants of the proposed development.
Information Required
Clarification as to how the proposed building design ameliorates the potential amenity impacts of the adjoining commercial business.
due date for response to information request
The due date for providing the requested information is 12 April 2021. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.

Yours faithfully,

Patrick Murphy
Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
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