IR - Duplex - Response to NC information request · MCU19/0119

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Probable solution S49.1 states:

        S49.1 Buildings and other structures are designed to—
         a) have a maximum wall length of 15m and each external wall plane incorporates at least one design
        element to add visual interest and amenity (such as windows, pergolas, sun shading devices, balconies
        or a change of building material); (See Figure 11.6)
        b) vary and break up the roof forms through gables or different pitches to add visual interest and define
        the individual dwelling units;
        c) provide individual segmented balconies for each dwelling unit to reduce dominant horizontal banding;
        d) visually break up building facades by incorporating different but complimentary colours, textures and
        building materials; and
        e) visually break up the bulk of the building by integrating tall plant species in front of and to the side of
        buildings.

The revised plans demonstrate compliance with the Probable Solution and provide:

            A maximum wall length of 15 metres with each wall plane including windows, doors, balconies,
             vertical and horizontal screening.
            A simple hip roof form for the building with an increased roof pitch to 8 degrees. The roof
             includes a change in material and roof pitch over the front and rear balconies which provides
             further interest to the overall roof form. The use of vertical timber battens and step in the eastern
             façade of the building provides interest and defines the two units.
            Individual upper level balconies include fixed vertical screens that provide further segmentation
             to the building form.
            Building facades are visually broken into segments through the use of a range of building
             materials such as a rendered finish, FC sheeting with cover battens and timber screens. The
             proposal plans include details of the building materials as well as a colour scheme for the
             development (refer Attachment B)
            The landscape setbacks around the site enable tall plant species to the provide

The change to the roof form required above, has resulted in the building now exceeding the maximum
height by approximately 0.3 to 0.4 metres dependant on the existing natural ground level. The proposed
roof height is however considered to comply with the Specific Outcome as detailed below:

        a) are low rise and have a visual bulk and an architectural scale consistent with structures on
           adjoining or nearby land; - Proposed building complements the existing character of the street
           which includes unit complexes. The area of intrusion relates to the central hip section of the
           roof line and is relatively minor and will relate well to the adjoining 3 storey development
           directly to north. The site complies with site cover and landscaping requirements and will be
           consistent with the form of development that is occurring within the Noosaville locality

        b) do not exceed a building height of —
            i. for the Attached Housing Zone 2 storeys – Complies

        c) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and will
           not be visible to the street as it relates to a central ridge line.

        d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of the
           roof and will not impact on the surrounding amenity.

        e)      ensure that development responds to the site topography; - Design of building respects the
                flat nature of the site and the minimum floor heights required due to flooding constraints.

        f)     are well articulated with strong horizontal and vertical design elements to provide an
               interesting streetscape and to complement landform changes and landscapes – Building is
               well designed and respects the design intent for the area. Large open balconies and
               landscaped areas proposed to the street frontages.

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Item 3: Provide amended proposal plans and eave calculation plan that demonstrate compliance with
S20.1 of the Noosaville Locality Code.

Applicant’s Response to Item 3: The amended proposal plans included in Attachment A illustrate the
eaves for the building. It is noted that the design of the western units (T1 A & B) includes a timber screen
extending from the eaves over the windows of the bedrooms of the units for privacy. This design detail
is consistent with the provision of eaves as well as privacy measures (Outcome 13) detailed in the
Residential Uses Code.


Item 4: Provide an amended landscaping plan in accordance with the Landscaping Code and
including local native species suitable for the area.

Applicant’s Response to Item 4: An amended landscape plan is currently being prepared and will be
submitted on 15th November 2019.


Item 5: Provide amended proposal plans that demonstrate compliance with Probable Solution S49.1
and Specific Outcome O49 of the Noosaville Locality Code. In this regard, Council is unlikely to support
a wall length in exceedance of 15 metres.

Applicant’s Response to Item 5: Revised proposal plans are included in Attachment A detailing the
compliance with length of wall provisions.


Item 6: Provide amended proposal plans that demonstrate compliance with Acceptable Solutions S53.1
– S53.3 of the Noosaville Locality Code.

Applicant’s Response to Item 6: Please refer to Attachment A for proposal plans which demonstrates
compliance with fencing requirements. The fence has been relocated and is now 1.0 metre off the front
boundary and are articulated with a range of materials.


Item 7: Provide an amended landscaping plan in accordance with the Landscaping Code and
including local native species suitable for the area.

Applicant’s Response to Item 7: An amended landscape plan will be provided.


Item 5: Confirm that the payment of the PLSL does not apply given the monetary value of the
operational works.

Applicant’s Response to Item 5: The applicant has advised that the operational works will be below
the Qleave threshold. Further the applicant advises that the final scope of works will be determined by
the builder with relevant leave payments determined as part of building works contracts.


Item 6: Provide evidence of having paid the PLSL levy.

Applicant’s Response to Item 6: Amended Form 1 attached.


Item 7: Submit amended drawings showing footpaths across the 2 frontages generally in accordance
with Council’s Standard Drawing RS-065 and respective addendum, including 2 pram ramps
(Southeastern frontage and across The Cockleshell) generally in accordance with Council’s Standard
Drawing SD: 9006. Consideration for existing Unity Water infrastructure in the Cockleshell frontage is
required.

Applicant’s Response to Item 7: Please refer to Attachment C for revised plans prepared by SCG
Consulting Engineers.

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Item 8: Update the Stormwater Management Plan for the site to include details of (but not limited to):
11.1. any required Stormwater pipelines/flowpaths within the site to drain low areas on all adjoining
properties to prevent additional stormwater ponding; and
11.2. shape, slope, lining, outlet, etc. of the swales shown on SCGs drawing No. 29175- SW1.1,
“Stormwater Management”.

Applicant’s Response to Item 8: Please refer to Attachment C for revised plans prepared by SCG
Consulting Engineers.


Item 9: Provide structural details for the proposed retaining walls.

Applicant’s Response to Item 9: Please refer to Attachment C for revised plans prepared by SCG
Consulting Engineers.


The applicants consider that they have now responded to Council’s information request. Would you
please provide us with a list of adjoining owners so we may commence public notification of the
application. Please contact our Sunshine Coast office if you require any further information and/or
clarification.




Yours faithfully,




Nadine Gorton
Senior Planner
martoo consulting pty ltd