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Information Response
Our Ref: 20210417
Council Ref: MCU21/0170
16 November 2021
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Maxwell Potter
Dear Maxwell,
INFORMATION RESPONSE - MATERIAL CHANGE OF USE FOR A DUAL
OCCUPANCY AT 183 WEYBA ROAD, NOOSAVILLE (LOT 8 ON RP113358)
Further to Council’s Information Request issued 27 October 2021, we now respond in full to each of the
items raised.
In support of this application please find enclosed:
● Revised Proposal Plans prepared by Hive Architecture;
● Engineering RFI Response Letter and revised Engineering Plans prepared by Westera Partners;
● Plot Ratio Analysis prepared by Adapt Town Planning + Development Management; and
● Landscape Plans prepared by Seed Landscape Design.
Please find below the response to each of the items raised by Council:
Item 1
Please provide amended plans which show a 40% site cover and therefore compliance with
PO10.
Response: Please refer to the revised Architectural Plans prepared by Hive Architecture. The plans have
been amended and include a reduction in gross floor area on the lower level. The planters have also been
deleted to achieve 40% in accordance with PO10 of the Medium Density Residential zone code.
Item 2
Please provide amended plans which show a plot ratio of 0.4:1 and compliance with
Performance Outcome PO10.
Response: Please refer to the attached Plot Ratio Analysis prepared by Adapt Town Planning +
Development Management.
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An analysis of the building footprint in the immediate locality, noting that some of the surrounding sites
were currently being utilised for commercial purposes. This included a search of the Council online
system and a detailed NearMap aerial photo review. Limited data was available on Council's online system
and it was not able to be determined when the development occurred.
As can be seen in the attached analysis, a total of 16 sites were reviewed (3 of which were commercial
and not applicable), 8 of which surrounding the development site have an approximate footprint ranging
from 0.43-0.52. The subject site proposes a plot ratio of 0.43:1 and a site cover of 40%, which is well
within the range that is consistent with the prevailing character of the locality and of a scale that is
compatible with surrounding development (as per the planning scheme Overall Outcome). What is clearly
evident from a desktop review is that the subject site is of a scale that is well within the established
realms in the local area.
Also attached is a full set of revised Proposal Plans confirming the maximum site cover is 40% (0.4) in
response to Item 1 above, and generous setback dimensions of the proposed extension from the
adjoining properties. The revised Engineering Plans and response letter confirms suitable onsite vehicle
access, parking and manoeuvrability.
In the context of the surrounding built form, compliance with the below overall outcomes are easily
achieved by the proposed development:
● Development makes a positive contribution to the look and feel of residential neighbourhoods
by maintaining a high quality, low scale character with well-designed buildings and landscaping
that enhance the streetscape;
● New uses are located, designed and managed to be compatible with surrounding uses.
● Development maintains a high level of residential amenity having regard to traffic, noise, dust,
odour, lighting and other locally-specific impacts;
● In addition, Landscape Concept Plans have been prepared by Seed Landscape Design. A high
quality landscaping outcome is achieved for the proposed development.
Item 3
Please provide amended plans that include RL levels showing the maximum building height
and natural ground level.
Response: Please refer to the revised Architectural Plans prepared by Hive Architecture. Additional
details have been provided on the Roof Plan and Sections to assist Council’s assessment.
Item 4
Provide a copy of the survey plan which has informed site levels/RL’s.
Response: Please refer to the attached Contour and Detail Plan prepared by Skyline Surveyors.
Item 5
Please provide amended plans which show a minimum 600 millimetre eave to at least 75%
of the perimeter of the building.
Response: Please refer to Drawing A.06.01 - Eaves Diagram, prepared by Hive Architecture, which
demonstrates a minimum 600mm eave to at least 75% of the perimeter of the building.
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Item 6
Please provide amended plans which show a greater degree of variation between the
dwellings.
Response: Please refer to the revised Architectural Plans prepared by Hive Architecture. The amended
design includes further articulation and individuality in the dwelling units in the form of building materials
and finishes. The design results in a high quality architectural finish and positive contribution to the
streetscape. Greater variation is provided in the front facades of the dwelling units in accordance with
PO14 of the Medium Density Residential zone code.
Item 7
Please address Acceptable Outcome AO8.1 of the Sustainable Building Design code.
Response: Please refer to Drawings A.06.02-04 prepared by Hive Architecture and below table which
addresses AO8.1 of the Sustainable Building Design Code.
SUSTAINABLE BUILDING DESIGN CODE
Performance Outcomes Acceptable Outcomes Response
Building design AO8.1 Development provides a Complies with PO8
detailed assessment including Please refer to Drawings
PO8 Development -
supporting documents, A.06.02-04, which shows:
1. orientates buildings and demonstrating the means by
● Opportunities for natural
windows to make the most of which the design meets PO8.
ventilation and cross
prevailing winds, natural
breezes;
ventilation and cross breezes; AO8.2 Development ● Window screening devices to
2. maximises shade to east demonstrates a measured protect from the sun;
and west walls; equivalent to a 5-star Green Star ● Indicates daylighting
3. contains an open and rating. provisions to reduce reliance
permeable built form that on artificial lighting through
connects indoor and outdoor Editor’s note—The publications QDesign
and QCompanion, prepared by the State
the inclusion of double
spaces in an integrated design; of Queensland, provide climate responsive height light atrium and
4. retains existing design principles for development in south skylights;
east Queensland. Council encourages ● Provides an integrated and
vegetation and natural shading building and landscape designers to
where possible; seamless transition between
incorporate best practice outcomes
indoor/outdoor living areas;
5. incorporates passive described in these publications to help
development comply with PO8. ● Includes appropriate new
building design to reduce the
planting to complement the
need for auxiliary heating and
proposed development;
cooling;
● Provides appropriate shading
6. uses low toxic internal and natural ventilation
and external building materials; opportunities to reduce the
7. uses natural light rather need for mechanical
than artificial light, and may ventilation;
include skylights, atriums and ● Can include low toxic
light wells; internal and external
8. contains a minimum of building materials;
two openings per habitable room; ● Provides sufficient openings
in each room;
9. provides a minimum floor
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to ceiling height of 2.7 metres; ● Provides a floor to ceiling
and height of 2.65m on the
10. enables efficient upper level and 2.9m on the
operation and use of the building. lower level;
● Provides operable windows
Editor's Note: Refer to Figure to enable occupants to
9.4.6.4. control impacts of the
weather as necessary.
Item 8
Please demonstrate the design vehicle can still manoeuvre onsite and leave in a forward
gear with a second vehicle in each garage and without encroaching into the front
landscaping or alternatively reposition the footprint of the dwelling to allow more space for
manoeuvring at the front.
Response: Please refer to the Engineering RFI Response Letter and revised Engineering Plans prepared
by Westera Partners.
Item 9
Please demonstrate the development and filling of the site will not create off-site
stormwater impacts (ponding or diversion of overland flow paths onto adjoining properties)
and/or include appropriate stormwater drainage infrastructure to convey stormwater from
adjoining properties, through the site and to the lawful point of discharge.
Response: Please refer to the Engineering RFI Response Letter and revised Engineering Plans prepared
by Westera Partners.
Item 10
Please provide a preliminary earthworks plan that indicates the volume of fill required for
the site and where necessary (if fill volume triggers the requirement against the Acid Sulfate
Soil Overlay Code), provide an Acid Sulfate Soil Management Plan prepared by an RPEQ that
provides recommendations to address the potential risks associated with the fill works.
Response: Please refer to the Engineering RFI Response Letter and revised Engineering Plans prepared
by Westera Partners.
Item 11
With existing features restricting the width of the verge area available for a 3.0m wide
footpath, please amend the engineering plan(s) to include a 2.0m wide footpath across the
frontage of the development.
Response: Please refer to the Engineering RFI Response Letter and revised Engineering Plans prepared
by Westera Partners.
For the reasons outlined above, we consider the proposed plan revisions acceptable and request that
Council proceed to issue an approval.
Should you have any questions with respect to the above, please do not hesitate to contact me directly.
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Yours faithfully,
Adapt Town Planning + Development Management
Tiani Boulton
Associate
E: [email protected]
M: 0404 924 160
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