07/1181 - Representations Received. [As Published] · 132007.1181

Page 2

safety and fire exits ; and is inconsistent with the Hastings street streetscape upgrade works. Given
that existing trees in front of nearby shops have been removed with the Hastings street
streetscape works (eg in front of ‘Breakers') we do not believe any additional frontage
landscaping is necessary. In the event that some soft landscaping is necessary and deemed
consistent with the streetscape works, the amended landscape plan provides for 2 street trees.

Deletion of condition 4.1 is requested or alternatively if this is not supported then amendment to
reference provision of 2 street trees as detailed on the landscape plan prepared by
Landgraphics.

Conditions 4.2 & 4.3

Conditions 4.2 & 4.3 require 1.5m wide planters along the full length of the side boundaries and
additional soft landscaping at the rear of the site near the beach frontage, which is to be
integrated within the planters along the site boundaries. As discussed at our meeting due to
access and operational design (eg basement ventilation voids and harvestings tanks)
requirements, it is not possible to provide 1.5m planters along the full length of the side
boundaries. Additional planters, which have been integrated with the soft landscaping at the
rear of the site, have been provided and are detailed on the operational works landscape plan
prepared by Landgraphics. It is considered that this amended landscape design provides an
improvement to the previous concept and represents a suitable outcome.

Amendment of condition 4.2 & 4.3 is requested to reference landscaping in accordance with
the operational works landscape plan prepared by Landgraphics.

Condition 7

Condition 7 requires the fencing between the building and the beach is to be no more than
1.2m in height. Having regard to the existing fencing along the beach front, the majority of
fencing is more than 1.2m in height, with several of the fences at 1.2m in height compromised for
pool safety due to mounding and planting that has occurred. As shown in the attached beach
front elevation plan, the adjoining fences are both greater than 1.2m in height. The 'Annabells”
fence is greater than 2m in height and the ‘Breakers’ fence is 2m in height. In order to integrate
with the adjoining fences and address security, privacy and pool safety requirements, it is
requested that a fence of up to 1.8m in height be allowed. This fence would be of similar detail
to that shown on the beach front elevation plan {ie rendered masonry fence with openings). This
elevation demonstrates that at 1.8m the fence will be lower than both adjoining fences. The
fence will also be heavily screened by the existing Pandanus along the beach frontage.

Amendment of condition 7 is requested to allow a fence of no more than 1.8m in height generally
in accordance with the fence detail shown on plan DA-06 issue A.

Condition 24

Condition 24 requires the preparation of an Acid Sulfate Soils Report to be submitted for approval
prior to the issue of a Development Permit for Operational Works. While no objection is raised to
the preparation of an Acid Sulfate Soils Report, the timing stipulated in the condition presents
practical difficulties. The existing building form and narrow access driveway prohibits access for
carrying out a compliant acid sulfate soils test. This cannot be completed until such time as the
existing building is demolished. Steve Gamble from Soils Survey has been commissioned to
undertake this work and is very familiar with the beach side of Hastings Street having worked on
Tingirana, Breakers and 23, and does not believe acid sulfate soils will be encountered. We
request that the condition be amended to require submission of the Acid Sulfate Soils Report
after building demolition but prior to commencement of new building works. While the

Page 3

demolition will remove the existing footings, it will not get to the excavation levels that trigger
acid sulfate concerns required by the new basement.

Amendment of condition 24 is requested to require submission of the Acid Sulfate Soils Report
prior to commencement of new building works.

Condition 25

Condition 25 requires the access driveway within the site to be a minimum of 3.5m. In the
process of proceeding with detailed building deign work, Queensland Fire Service and Rescue,
have asked that the proposed fire hydrants and boosters be located closer to Hastings Street, this
may require a lesser access driveway width than the previously submitted plans indicate. In
order to make allowance for this requirement it is requested that the condition be amended to
3.2 m minimum width, alihough every endeavour shal! be made to keep if as wide as possible.
(We note that at 3.2m the driveway would still be 200 mm wider than the Breakers at its minimum
point.)

Foster Designs have advised, after consulting Traffic engineers that a 3.2m width of the access
driveway would still comply with the Australian Standard. Reference is made to clause 3.2.2 that
states that “in other cases subject to consideration of traffic volumes on a case by case basis,
lesser widths, down to a minimum of 3.0 m at a domestic property may be provided. As a guide,
30 or more movements in a peak hour {in and out combined) would usually require provision for
two or more vehicles to pass on a driveway, i.e. a minimum width of 5.5 m." As accepted by
Council in the assessment of the application the development will not generate 30 or more
movements in a peak hour. A 3.5m driveway only allows for a single car width movement and as
such reduction to 3.2m would not resu!t in any further impact.

Amendment of condition 25 is requested to allow a minimum driveway width of 3.2m.
Condition 45

Condition 45 requires the existing sewer main that traverses the site adjacent to the northern
boundary and the ‘zone of influence’ to be accurately located and shown on plans submitted
for Operational works approval. The sewerage line in question was the subject of a search and
identification exercise at the beginning of the year. Mike Froude has confirmed that the sewer
will be redundant, and made safe and retired from use as part of the new building works.
Therefore no need exits for the location of the sewer main and ‘zone of influence’ and as such
this condition is unnecessary and irrelevant.

Deletion of condition 45 is requested.

Condition 51

Condition 51 requires a registered easement to be created over the ‘zone of influence’ of any
sewer main within or impacting upon the subject site. As detailed in condition 45 discussion
above, the only sewer impact is the redundant sewer main adjacent to the northern boundary.
As such this condition is unnecessary and irrelevant.

Deletion of condition 51 is requested.

Condition 59

Condition 59 requires the submission of a traffic management plan prior fo issue of any

Development Permits for Demolition, Building or Operational works. Traffic management plans
are usually prepared by the contractor after engagement and are usually given to Council at

Page 4

the pre-start meeting. It is not considered that any need exists for this to be prepared prior to
issue of a Development Permit for Operational Works.

Amendment of condition 59 is requested to require submission of a traffic management plan
prior to the pre start meeting or prior to issue of Development Permits for Demolition or Building.

We look forward to Councils further consideration of these matters and to the issue of a negotiated
decision notice. Should you have any questions with respect to the above, please do not hesitate
to contact me direct.

Yours faithfully
KEN HICKS & ASSOCIATES

Scott Sobey,
DIRECTOR

Page 5

 

To:

Noosa Shire Council

 

Atta:

 

PROJECT:

Kerri Coyle_

PROPOSED REDEVELOPMENT OF
33 HASTING STREET , NOOSA HEADS

NEW BUILDING- 2 SHOPS & 3 APARTMENTS

   
  
 

 

 

~ e
Gee Grete Sweet Ph 07 8428 3108

f Peregan Bewch OLD + Fax 07 5448 1415

peo By

   

TRANSMITTAL REGISTER -33 HASTINGS STREET

We enclose copies of the following documents. Please withdraw supersceded issuses from use.

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YOSUGE Gesigge

PTY LTD ARCHITECTS,

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Date of issue

Day
Month
Year

6

14

11] 11

 

6

6

7| 12

 

7

7

7| 7

 

{D0 CODE

SIZE DOCUMENT TITLE

 

ARCHITECTURAL - JOB No# 2007-02 DEVELOPMENT APPROVAL DWGS

 

A3

COVER SHEET

 

A3

PHOTO SHEET-URBAN CONTEXT

 

A3

PHOTO SHEET-EXISTING CONDITIONS

 

 

DA 00

A3

SITE PLAN from Survey by David Lau

 

DA 01

A3

BASEMENT FLOOR PLAN-LEVEL 0 1:150

 

DA 02.1

A3

SITE COVERAGE & GFA PLAN - LEVEL 1

 

DA 02.2

A3

PODIUM FLOOR PLAN-LEVEL1 1:100

 

DA 03

A3

SECOND FLOOR PLAN - LEVEL 2 __1:100

 

DA 04

A3

THIRD FLOOR PLAN-LEVEL 3 1:100

 

DA 05

A3

ROOF PLAN 1:150

 

IDA 06

A3

NORTH ELEVATION - BEACH 1:150

 

DA 07

A3

SOUTH ELEVATION - STREET 1:150

 

DA 08

A3

EAST ELEVATION 1:150

 

DA 09

A3

WEST ELEVATION 1:150

t
PLP | Pl P|>

 

DA 10

A3

LONG SECTION 1:150

 

DA 11

A3

CROSS SECTION 1:150

 

 

HYDRAULICS

CONSTRUCTION HYDRAULIC

 

1703-0-1

General Notes

 

1703-0-2

Council Stormwater/ Operational Works

 

1703-0-3

Stormwater Drainage- Operational Works

 

1703-0-4

 

Sediment & Erosion Control Plan

 

 

DISTRIBUTION

 

Client -KARABIN PTY LID

 

Townplanner- SCOTT SOBEY

1E

 

Building Certifier-TBC

pdf

 

Hydraulic Eng.-REINHOLD KOENNING

 

Structural Eng- MICHAEL BLAKENEY

pdf|

 

Quantity Surveyor-GRAHAM LUKINS

pdf

 

Landscape Arch-Landgraphic-MARGAUX dE BRUYN

df|

 

Electrical -TBC
Fire Services-RICK FOSTER
Interior Designer -JOAN MOORE
Land Surveyor- DAVID LAU

Local Authority - NOOSA COUNCIL

pdf

 

pdf

 

pdf

 

pdf

 

6H

4H

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TRANSFER MEDIUM: E-email F-fax C-courier H-hand
NOTE: TBI* = To Be Issued

Page 6

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Suite 7/8 Grebe Street Ph. 07 5448 3186 ~\ (Project No- Sheet No.:
Peregian Beach QLD Fax, 07 5448 1415 ( BASEMENT LEVEL O PLAN “2007-02
Pe san Beach 4873 Email admin @ptstattosions com au B D.A. Amendment Project Name and Address: Date DA-OT
ee : — OFRS Hydranis /Retail2 set back |07/12/07 PROPOSED REDEVELOPMENT OF 15/05/2007
VOSvE? aOSlgws \ Wy TURNS SS tnose|| 33 HASTINGS STREET,NOOSA FOR = —
PTY LTD ARCHITECTS Issue] Comments Date KARABIN PTY LTD JOINT VENTURE @ 1150 @ A3 B )
CRW Foster Qid Board Arch. Reg. N° 002793 NORTH. ZS

 

 

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Page 7

THE BREAKERS
31 HASTINGS ST
NOOSA HEADS

POSSIBLE SOLAR
ELECTRICAL PANELS

 

NOTE - Balcony / Parapet wall at Roof Terrace -
raked to integrate with roof line & remove “flat”
elements on elevation.

Pergola reduced in size to fit within plane of fire
slalr structure, Size reduced by 35%

 

 

 

 

 

 

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Suite 7/8 Grebe Street Ph. 07 5448 3186 { ™~ (Project No: Sheet No.:
Peregian Beach QLD Fax. 07 5448 1415 S ROOF TERRACE PLAN 2007-02
PO Box 86 Web: www fosterdesigns com au Project Name and Address: Dale: DA-O5S
Peregian Beach 4573 — Email: [email protected] PROPOSED REDEVELOPMENT OF ate: 99/05/2007
YOSVE? GESlgas \ 44 a oaer|| 33 HASTINGS STREET,NOOSA Sone sau
Ey rouie ad Board Arch Reg, N° 002783 NORTH. Issue] Commenis Date J FOR KARABIN PTY LTD VENTURE \ 1150 @ AS A )

 

 

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Page 8

 

Opening

  
                     

Powdercoated aluminium fencing
Intl,

Height varies - Rendered masonry.

maximum —_—. Stepped.

4800mm. .

SOLAR Fencing to comply with BCA
PANELS FENCE DETAIL requirements for swimming pools.
TO BE WIDTH OF Scale 1:50

FIRE STAIRS BEHND >
GLASS |

UNITS Ne ae 4 =

UNIT 2 ERNE IB

    

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SIGNAGE TO

RENOERD WALL
,

   

            

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FRONT FENCE/WALL 4 ———————————— ——— = ee
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MOSTLY MASONRY }

      
    

   

   

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) EXISTING PANDANUS PALMS. H
| SCREENING AT FRONT OF SITE. |
ANNABELLE'S 33 HASTINGS STREET THE BREAKERS

BEACH FRONT ELEVATION

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Suite 7/8 Grebe Streat Ph. 07 5448 3186 ~ f/Praject No.: Sheet No.: ~\
Peregian Beach QLD Fax. 07 5448 1415 4 NORTH ELEVATION -co.oureo 2007-02
PO Box 86 Web: www fosterdesigns.com.au Project Name and Address: Date: DA-O06
Peregian Beach 4573 Email: [email protected] ate:
PROPOSED REDEVELOPMENT OF 29/05/2007

VOSVEr GEslgns a svaerl| 33 HASTINGS STREET,NOOSA sae ae

PTY LTD ARCHITECTS <a) comm - :

CRW rotten Gol Beotetwet hee aie faze issue] Comments pare J\ FOR KARABIN PTY LTD JOINT VENTURE } \_ )

 

 

————

Page 9

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PTY LTD ARCHITECTS 4:150 @ A3
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ON

Page 10

 

NOTE - Balcony / Parapet wall at Roof
Terrace - raked to integrate with roof line
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MAXIMUM PERMISSABLE HEIGHT

 

 

 

 

 

 

     

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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——————

Page 11

 

NOTE - Balcony / Parapet wall at Roof
Terrace - raked to integrate with roof line
& remove “flat* elements on elevation.

 

 

 

 

 

        

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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———————————

Page 12

 

 

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= =e
{
THE BREAKERS
o rc 34 HASTINGS ST ! FOSTER DESIGNS PTY LTD advise this
TP 5 fe c PROPOSED NOOSA HEADS | | s drawing/documents
2 REMOVE NIG WALL [$8 3500 ] ( A \ ao project specific and forwarded solely for the information
8 4 TO IMPROVE SIGHT LINES AT | Lan @ /co-ordinate of the party to whom we have transmitted it. It
ao STREET FRONT ‘ \CD-0,08 | o Bq + ' . . : .
s TO BE COORDINATED WITH , ews 8 is confidential and may contain copyright material of
ai +f ADJOINING NEIGHBOUR ; ~ ' - FOSTER DESIGNS Pty Ltd and should be read by the
i an abn +] w mes top block ot) RL@S)(_\( intended addressee only. If the recipient of this document
- - - - - { - _ . he F - ; = al is not the intended addressee only, please call FOSTER
| 2 PAR Tne A aa (cia DESIGNS on (07) 5448 3186.
z 4 ! Tl Pics
3 1 IN FRONT OF RETAL heed | | tl 1 ' ( FOSTER DESIGNS Pty Ltd are not responsible for re-use
8s Seieiesiaay = eer Ih fo) HEERMEEE nor liable
a # GUNG 4 a [ 'g | RETAIL 1 ! ; We —__-— | L -__-— 4 "| VPASE for alterations therto. The recipient will be liable for all
oe ; - { t tHE: ‘ J ‘ .
- - _ - - | -_. 6 - - BIS : —— - — - fFFDSe00]- | = > _ ~ _ - subsequent alterations and re-transmittals
jo | PR = L_ . 1
ey? cD-0.10R"4 t c Se rb _J - | Co-ordinating personnel must confirm the accuracy and
FOOTPATH | m 7 : | r ' \ f adequacy of information relative to their expertise before
n < 2! i | preparing their own documentation
1 ro bn
NEW FRONT PA\ 4 Vher E I} ty 1/1}
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oe eed. : 2 PRESENTATION TO FOOTPATH.
a+ $f wa y 2. SERIOUSLY COMPROMISES SAFE & EQUITABLE
RLSA7S ACCESS REQUIREMENTS TO RETAIL.
SIGHT LINES ‘00+ oB 3. POTENTIALLY COMPROMISES SAFETY. FIRE
ERRATUM. = ao | oso oRveWay Rane EXITS FROM RETAIL
WOULD SE ASSUMED THAT THE ———-] |_sesoree ee \____} 4. 1S AT ODDS WITH THE HASTINGS STREET
RESGuNTee Fm teh NES 10 ‘Feanglpent | BEAUTIFICATION & DUPLICATES UNNECESSARILY
EHICLES ACCESS ; feud floor : THE PLANTERS THAT HAVE BEEN INSTALLED.
Eg L. 3.58 ' i
| (FFL S650)

 

 

 

LEVEL 0 seus

p

Ss) RETAIL & BASEMENT CARPARK PLAN

        

 

Suite 7/8 Grabe Street Ph. 07 5448 3186

Peragian BeachQLD = Fax. 07 5448 1415

PO Box 86 Web: www.fosterdesigns.com.au
Peregian Beach 4573 Email: [email protected]

VOStOr GOSIGAS _

PTY LTD ARCHITECTS
CRW Foster Qld Board Arch. Reg. N° 002793

 

 

 

ea aehee cies

 

Scale 1: 100 at A3 SIZE

 

 

 

 

 

CARPARK PLAN

 

PROPOSED REDEVELOPMENT ("50 Sheet Nes
2007-02

OF CD-0.03
33 HASTINGS STREET, NOOSA Date:

jent:
KARABIN Pty.Ltd. JOINT VENTURE 15/11/07
Drawing Title: Scale: Issue:
LEVEL ORETAL & BASEMENT J 1:100 @ A3 P J