response to information request 17 bottlebrush · MCU26/0001

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   2. Revise plans and reduce the development’s total plot ratio and site cover to meet
      Performance Outcomes PO8 & PO9. This is to include but not limited to:
          a. Reduce the size of Unit 3 to not exceed 100m2 of gross floor area, and
             thereby enabling the proposal to remain eligible for the small dwelling
             “bonus provisions”.

The plot ratio and site cover has been recalculated, and three of the four units comply with the
required 100m2 area and are small dwelling units.




           b. Remove Unit 4’s rear terraces/balconies and replace them with windows with
              a windowsill height of not less than 1.7 metres above finished floor area.

   The eastern elevation has been amended to ensure any window above ground level is >1.7m,
   to ensure no overlooking of neighbours. A screen is also included along the eastern elevation
   on the rooftop terrace to ensure no overlooking.




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3. Revise plans demonstrating compliance with the building height provisions of the
   Zone Code. This may include but is not limited to:
      a. Reduce the number of storeys.
      b. Clearly detail finished ground level on elevation plans. This will allow for
          accurate measurement of the building in regard to AO6.2 of the Zone Code.
      c. Remove the arbor from the rooftop terrace.
      d. Revise section plans to show ground level of adjoining properties, enabling
          assessment of wall and fence heights, and the potential impacts on
          neighbouring properties.

The survey is included as part of the application material with the design complying with the
12m height limit. The basement is also restricted to one entrance less than 6m wide and
backfilled on the sides to ensure the carparking area is not visible from neighbours and
backfilled around the visitor bay, so as not to be visually dominant when viewed from the
Bottlebrush Ave. A detailed landscape plan is also included with the proposal showing retention
of the mounded levels and planting of a feature bottlebrush in front of the development.

The arbor has been removed from the rooftop terrace and the lobby to the lift and stairwell does
not constitute a storey. The roofed pool equipment is also located on top of the stairs below
and does not constitute 4 storeys in this section. Additional detail is also provided of the
adjoining fences and finished heights to ensure landscaping is provided around fencelines and
edges of the building.




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    4. Provide increased front setbacks to Bottlebrush Avenue and demonstrate a
       staggered upper-level built form for Units 3 and 4, consistent with the intent of
       AO10.1.

    The setback of the third storey terrace roof line has been increased to 10m, compliant with
    Acceptable Outcome AO10.1 of the High Density Residential Zone code.

    5. Revise plans and suitably demonstrate compliance with Performance Outcome
       PO17 of the High Density Residential Zone Code. This may include but not be limited
       to:
           a. Reduction to the size of the rooftop terrace so that the usable outdoor area
              is located toward the centre of the roof, away from the site boundaries,
              thereby limiting potential overlooking and visual intrusion.
           b. Providing a view line assessment (plan and section-based diagrams)
              illustrating sightlines between the rooftop terrace and the adjoining
              residential properties’ private open space, to assist in determining the extent
              of overlooking and whether additional screening or design amendments are
              required.

    The roof top terrace has been substantially reduced and focussed into the centre of the building
    with views orientated to the west. Overlooking sections have been produced to ensure there is
    no visibility into adjoining neighbours windows or outdoor living areas.




    Original Application Rooftop Terrace                         Amended Design Rooftop Terrace
    6.  Provide a revised drainage design in accordance with PO3 & PO4 of the Water Quality and
        Drainage Code including;
             a. Replacement of structure 1/1 in accordance with the Noosa Plan Planning Scheme
                 Policy 6 Engineering Design Standards
             b. Removal or relocation of structure 2/1 to provide a minimum 1m of separation to the
                 driveway crossover in accordance with Standard Drawing RS-049.
    7. Review the design considering proximity of the existing stormwater pipe relative to unit 3/4
        storage areas and stairs in accordance with PO1 of the Existing Services Code, demonstrating
        the development does not;
             a. adversely affect the function of the service;
             b. place an additional load on the service; and
             c. unduly increase future maintenance costs.
    8. Provide amended earthworks sections;
             a. Demonstrating appropriate clearances and the zone of influence of footings,
                 ensuring no additional loading on the service.
    9. Demonstrate the proposal provides an appropriate clear zone for future maintenance access.
    10. In accordance with AO2.1 of the Sustainable Building Design Code, provide a minimum 3,000
        litres of rainwater storage per dwelling to be reused for non-potable purposes and
        incorporated into a stormwater management plan for the development.
    11. Provide amended plans demonstrating a compliant 2.5% grade across the footpath in
        accordance with Noosa Council’s Standard Drawing RS-050.
    12. Provide amended plans demonstrating compliance with AO10 of the Driveways and Parking
        Code; vehicles to enter and leave the site in a forward gear

    See attached detailed response from Barlow and Associates including the replacement of the
    gully pit, retention of the stormwater easement, use of a 3k Litre tank for irrigation and a turn
    table to assist with parking and maneuvering.

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Pursuant to the Development Assessment Rules, the applicant has given the assessment manager
the information requested. Please proceed with the processing of the application at your earliest
convenience. If you have any further queries in relation to the above, please do not hesitate to
contact myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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