AU213016247.Information Request Response (MCU25-0118) · MCU25/0118

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Information Request Response

    1.     Plan Detail

           To assist with calculations, please ensure all plans include a scale bar and clear measurements.
           Reduced Levels (RLs) must be shown for ground, floor and roof levels on elevation and section
           drawings.
           Provide revised plans incorporating a scale bar and measurements to support accurate
           calculations.

Applicant Response
Reference is made to the amended Architectural Plans prepared by HMA provided at Appendix A of this
response, which now include scale bars and reduced levels to assist with Council’s calculations.


    2.     Building Presentation to Lake Macdonald Drive

           Acceptable Outcome AO24.3 of the Community Facilities Zone Code seeks building design to avoid
           uniform facades by incorporation variation in form and detail.
           To improve the development’s presentation to Lake Macdonald Drive, revised elevations should
           include a greater variety of materials, colours and finishes.
           AO24.3 Buildings incorporate:
                a. variations in plan shape, such as steps, recesses, projections or splays;
                b. variations in the vertical profile, with steps or slopes at different levels;
                c. variations in the treatment and patterning of windows, sun protection and shading devices, or
                   other elements of façade treatment at a finer scale than the overall building structure;
                d. balconies, verandas or terraces; and
                e. planting, particularly on podiums, terraces, and low level roof decks or incorporate other
                   landscape elements such as green walls.
           Revise the Lake Macdonald Drive elevation to include additional materials, finishes and/or
           colours to the elevation and better align with AO24.

Applicant Response
Reference is made to the amended Architectural Plans prepared by HMA provided at Appendix A of this
response, which comprise amended elevations depicting additional variation in colours and materiality for
those units fronting Lake Macdonald Drive.

Specific reference is made to Drawing Ref. 1293:SK-8-3 (F) – North Elevation Colour which provides a more
legible illustration of the variation in colours and materiality, as reproduced at Figure 1 below.




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Figure 1 – North Elevation extract prepared by HMA


    3.     Section Details and Relationship with Retaining Walls

           To better understand the relationship between the proposed development, retaining structures,
           landscaped areas, access ramps, and adjoining properties, additional sectional drawings are required,
           as illustrated below.




           Revise the plan package to include longitudinal sections as identified above.

Applicant Response
Reference is made to the amended Architectural Plans prepared by HMA provided at Appendix A and
amended Engineering Plans prepared by Arcos provided at Appendix B, which now both include additional
longitudinal sections.




RPS Australia East Pty Ltd. Registered in Australia No. 44 140 292 762
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 4 & 5 Retaining Wall / Landscaping

           The civil plans indicate a retaining wall along sections of the proposed road elevation. Based on the
           location shown in the screenshot below, it may be more appropriate for the wall to adjoin the building,
           allowing for increased landscaping width in this area.




           Noting the limited area for inground landscaping along the western and southern boundaries (as
           mentioned in the above item) consequence of the ramps, stairs, drainage infrastructure and retaining
           structures, a detailed landscaping plan is requested to be provided. This will better inform the extent
           of landscaping along this elevation.
           Confirm the proposed retaining wall height and advise whether it can be relocated closer to the
           building to improve landscaping opportunities.
           Provide detailed landscaping plans of suitable species within the above-mentioned
           constrained areas.

Applicant Response
The opportunities for dense landscaping in this location have been reviewed in conjunction with the alignment
of the DDA compliant pathway and adjoining retaining walls, resulting in the proposed treatments depicted in
Section 3.3 Detail Plan – Ground Floor of the amended Landscape Plans prepared by Project Urban provided
at Appendix C of this response (refer extract at Figure 2 below).




Figure 2 – Landscape extract



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 6 & 7 Car Parking

           The development consists of 25 residential units and one communal area (referred to as “Unit Type
           (e)”).
           In accordance with Table 9.4.1.4, the development requires one car parking space per small dwelling
           and one visitor space per four dwellings. Based on this, a total of 32 car parking spaces is required.
           The application material identifies 31 spaces, resulting in a shortfall of one space.
           Unit Type (e) has not been included in the parking demand calculation, as it does not function as a
           small dwelling. Instead, it serves as a communal area providing supplementary support services for
           use by the service provider.
           To assess the suitability of the proposed shortfall, further information is required regarding the
           provision of visitor parking and the anticipated parking demand generated by service providers
           accessing the communal area.

           Provide further information regarding the provision of visitor parking and the anticipated
           parking demand generated by service providers accessing the communal area.
           Provide further justification/rationale for the proposed car parking arrangement that the
           applicant has experienced through similar affordable housing projects, also including
           reference to the Strategic Framework and purpose, overall outcomes of the Codes of the Noosa
           Plan 2020.

Applicant Response
As outlined in the Town Planning Report, this project is committed for social housing which will be owned and
managed by Coast2Bay in perpetuity. The target tenant cohorts are families, young people and seniors, which
will include a majority of single person households. This is in line with other Coast2Bay projects recently
delivered across the Sunshine Coast, with similar demographic makeup in social housing needs.

Car ownership levels amongst Coast2Bay’s tenants are lower than typical market housing, with many
households being fully reliant on public transport, subsidised taxi services and support workers for their
transport needs. A centralised communal car parking area, in lieu of attached car parking typical of townhouse
and other medium density product, is beneficial, as it allows flexibility in the allocation of car spaces. Over time,
car spaces may be allocated to different units based on needs (including PWD accessibility). Across all
Coast2Bay completed medium density developments to date (4 projects totalling 117 dwellings), a car parking
ratio of 1.25 has been applied (1 per unit plus 1 per 4 visitor).

Coast2Bay’s most recent project in Banya is fully occupied with 34 units and is supported by a large community
room with Coast2Bay staff on site at least 3 days per week. The tenant mix includes seniors, people with
disabilities and single parent families. Approximately 60% of the tenants own their car, meaning underutilisation
of approximately 13 car spaces, which are effectively being used for additional visitor spaces. The car park,
inclusive of visitor spaces, is typically less than 50% occupied.

The communal room for the Lake Macdonald Drive project will provide for tenant meetings and small
gatherings only, to support community development initiatives. The space is relatively small and has no
dedicated office area, so will not support staff working full or part time. Staff will access this space ad-hoc when
present on site for inspections, tenant meetings and other activities. This would typically be 1-2 staff members
at a time, so the anticipated car parking demand is limited to 1-2 spaces which are not required to be dedicated.

Coast2Bay is connected with many support service providers that work with tenants on various needs and
ambitions. These services are typically provided in a range of settings, informed by individual needs, including
in-home, in communal spaces and off-site. The inclusion of the indoor community room at Lake Macdonald


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Drive provides a flexible, neutral space that may be booked by tenants and/or support providers to meet their
needs. Car parking demand for this use is expected to be very limited, as the space can only facilitate one
meeting at any given time.

In summary, demand for staff and support service provider car parking is very limited and can readily be
serviced by the 6 visitor space allowance and/or unallocated resident spaces.


 8 & 9 Waste

           The proposed waste collection arrangement includes a 10.2m long front loading (Custom BCC) Waste
           Collection Vehicle (WCV).
           The WCV Access and WCV – Standing Area & B99 Passing vehicle tracking plans (Drawing SKT-C-
           001 Rev P1) show the WCV parked in different locations.
           Revise plans to adopt a rear loading WCV, accessing the bin area in a reverse gear. See
           attached specifications for the preferred design WCV.
           Provide amended vehicle turning path diagrams demonstrating that a car can pass when the
           WCV is parked and loading.

Applicant Response
As outlined in the Engineering response prepared by Arcos provided at Appendix B, revised Civil Drawings
have been provided in the appendix, demonstrating a waste collection arrangement designed to Noosa Council
standards.
The drawings now show the WCV which will turn at the designated turn around at the end of the street, enter
the site in a reverse gear and drive off the site in a forward direction, and passing manoeuvres for a B99
vehicle have been verified in the same location as the WCV access path.


10 – 12 Parking and Access

             The carpark entrance has a (reduced) isle width of 6m.
             Two PWD parks have been provided, a shared area is required between the parks. The engineering
             plans show line markings between the two PWDs, the architectural plans show a turnaround bay.
             A B85 – PWD Parking vehicle tracking plan (Drawing SKT-C-001 Rev P1) has been provided. The
             plan appears to show HRV/WCV vehicle tracking plan.
             Demonstrate adequate manoeuvring for all car parks because of the reduced isle width.
             Provide a dedicated vehicle turnaround area clear of the PWD space.
             Clearly demonstrate appropriate PWD and HRV manoeuvring.

Applicant Response
As outlined in the Engineering response prepared by Arcos provided at Appendix B, the revised Civil Drawings
include vehicle swept paths confirming satisfactory manoeuvring for all car parking spaces, including those
adjacent to the reduced aisle width. Representative worst-case parking movements have been demonstrated
to confirm compliance without duplicating all 31 bays.
Turn paths for a HRV vehicle has been provided to confirm accessibility and circulation. It is noted that PWD
spaces are not required as part of this development – instead a turnaround bay has been nominated.




RPS Australia East Pty Ltd. Registered in Australia No. 44 140 292 762
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   13. Earthworks

           Limited engineering details have been provided regarding the extent of earthworks required.
           Provide a preliminary earthworks plan including cross sections and identify top of wall, bottom
           of wall.

Applicant Response
As outlined in the Engineering response prepared by Arcos provided at Appendix B, revised Civil Drawings
have been included in the appendix, providing preliminary earthworks plan (MCU-C-201) and earthworks
sections (MCU-C-210 series).


End of Information Request Response.


We look forward to continuing working with you on this development. In the meantime, if you have any
queries please contact Ben Heaton on (07) 5436 7835.

Yours sincerely,
for RPS AAP Consulting Pty Ltd




Ben Heaton
Technical Director - Planning
[email protected]
+61 7 5436 7888


Cc:                 Jess Knott & Emily Latham, Coast2Bay Housing Group




RPS Australia East Pty Ltd. Registered in Australia No. 44 140 292 762
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