ASTP-Resp_To_IR.pdf

            Information Required
                 1. Provide amended plans which limits the build form to 2 storeys as defined in the
                    Noosa Plan 2020; or
                 2. Provide further justification for how the proposal can comply with all the relevant
                    provisions and definitions.

RESPONSE
Please refer to the enclosed amended design plans prepared by DCM in Attachment 1. Further consideration
has been given to the design, the overall height and the nature and positioning of the stacked levels. DCM have
provided additional detail in the form of an Elevation Height Section on Sheet DD-4.03 and a Building Storeys
Diagram on Sheet DD-6.02. The design intent has been to provide a split-level design that steps down the slope
of the site, as desired by the planning scheme; however, it is acknowledged that part of the dwelling house does
constitute 3 storeys, as shown on Sheet DD-6.02. This 3-storey element is limited to a central section of the
dwelling house, where some excavation is proposed to achieve the split-level design. Additional filling and
retaining is now proposed which limits this three-storey section further.

The 3-storey section of the dwelling has no consequence in terms of bulk and scale when viewed from
Shearwater Street, the beach or from adjoining properties to the north and south. Further, the privacy and
amenity of adjoining properties are not compromised by the inclusion of this 3-storey element. The proposal
satisfies PO7 of the Low Density Residential Zone Code on the following basis:
     •    Despite providing a 3-storey element, the design ensures that this element does not create any
          additional visual or amenity impacts on the streetscape, the beach or adjoining properties to the north
          and south;
     •    The proposal responds to the existing topography of the site and represents a construction form that
          is typical for sites falling away from the site frontage to the rear – this is evident by throughout the
          surrounding area and on sites that back onto the coastal reserve;
     •    The proposal is low-rise and complements the nature, scale and predominant character of residential
          development in the surrounding area;
     •    The proposal complements and does not visually dominate the existing streetscape of Shearwater
          Street; and,
     •    The proposal presents as 2-storeys when viewed from Shearwater Street.



            ITEM – BUILDING HEIGHT
            The proposed development will contain a substantial cut to accommodate the lower levels,
            it is unclear whether the side elevation(s) will exceed the maximum 8.0 metre height for that
            part of the dwelling’s externally exposed wall as stated in Acceptable Outcome AO7.2 of the
            Low Density Residential Zone Code, namely;
            Where excavation is required, the maximum portion of the exposed external façade of the
            building cannot exceed 8m in building height.

            Information Required
                 3. Provide additional information and/or detail which confirms the exposed facades
                    of the building do not exceed 8m in building height; and
                 4. Provide additional fully dimensioned levels/details which demonstrate how the
                    proposed excavations will interface with the adjoining premises to the North and
                    South.


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