Part Response to Council's FA - 51983.3225.13

Page 2

Applicant’s Response

Refer to the attached Revised Architectural Plans (Attachment 1) prepared by Lisa Page Interior Design. Plans
# 09/14 to 14/14 depict the palette and variety of materials which are proposed. The proposed design has
been amended to include more variety and juxtaposition in materials and colours. Window hoods and
awnings have been proposed to all of the new and existing windows to add depth and horizontal variety.

A variation in building materials including James Hardie Cladding (in vertical and horizontal profiles) and
Cemintel cladding (in teak colour) in colours which complement the surrounding developments create an
improved design outcome. The façade materials alternate to create visual interest. This variety in materials
and colours and creates greater articulation, variation and vitality.

The roof and rooftop terrace elements have been redesigned. A skillion roof design with 7 degree pitch has
been included as well as the provision of eaves to all sides of the roof. The proposed roof design contributed
positively to the skyline and complements the locality’s character. Louvred privacy and timber screens have
been incorporated into the new rooftop terrace design. These elements act as acoustic and visual screens
as a means to protect the amenity of the residents and surrounding properties.


Advice from Council

2.      Provide plans that show the built form on all levels with respect to the lot boundary. Ensure that the
        setbacks demonstrate with the Specific outcomes O8 of the Noosa Heads Locality Code which
        require Buildings and other structures are appropriately designed and sited to—

        a) provide amenity for users of the premises as well as preserve the visual and acoustic amenity of
        adjoining and nearby properties;

        b) provide adequate distance from adjoining land uses

        c) preserve any existing vegetation that will buffer the proposed building;

        d) allow for landscaping to be provided between buildings;

        e) maintain the visual continuity and pattern of buildings and landscape elements.


Applicant’s Response

Plans #03/14 to 06/14 enclosed within Attachment 1 identify the proposed setbacks from the dwelling to the
property boundaries.

a) The proposed Architectural Plan revision has been designed with regard to potential overlooking and is
reflected in the orientation/layout of the internal areas as well as the location and dimensions of the windows.
A privacy screen has been added to deck of level 1 to prevent direct overlooking from the subject site and
the adjoining Unit 20. The same regard has been applied to the widows within Bedroom 1 which have been
highset to avoid overlooking (windows face bin enclosure of Unit 20).

b) The orientation and the layout of Unit 19 has been designed with consideration to the adjoining land uses.

                                                                    PO Box 1818         07 5474 3873
                                                                    Noosa Heads         [email protected]
                                                                    QLD 4567            rgstrategic.com.au

Page 3

Screening, where appropriate, and the location and design of windows (louvers and high set windows) have
been incorporated to preserve the amenity of the residences and surrounding uses. These design elements,
along with the proposed landscaping (Attachment 2) provide adequate separation between land uses,
whether by physical or visual means.

c & d) In addition to the Revised Architectural Plans, Concept Landscape Plans have been prepared (by Louise
Custance) and are enclosed within Attachment 2. The applicant wishes to greatly improve the existing
landscape and proposes to a landscape design similar to the below. The applicant is in discussions with the
adjoining landowners and seeks a landscape design outcome that benefits all adjoining lots including Units
20, 21 and 22. Further details pertaining to the conjoined landscape outcome will be detailed within an
application for a Operational Works Permit if agreed to.

Nonetheless, the proposed concept landscape design for Unit 19 presents a greatly improved landscape
outcome for the dwelling. The proposed landscaping will be undertaken in a way as to complement the
proposed new architectural design. As depicted in the extract below, the design of the landscaping has been
purposeful in its intent to screen and mask the dwelling from the surrounding properties.




Figure 1: Extract of Concept Landscaping Plans – Cross Section (Attachment 2)

The planting density creates a visual interest as well as providing privacy for the residents and adjoining
properties. The dense planting creates privacy for the residents and screens Units 21 and 22 from Level 1 deck
as depicted in the Balcony Perspective contained within Attachment 2.




                                                                     PO Box 1818      07 5474 3873
                                                                     Noosa Heads      [email protected]
                                                                     QLD 4567         rgstrategic.com.au

Page 4

Figure 2: Extract of Concept Landscaping Plans – Balcony Perspective (Attachment 2)

e) As represented in the Plan #14/14 and the Concept Landscape Plan (Attachment 2) the continuity the
Noosa Heads building vernacular has been achieved. The landscaping design has been greatly improved,
as well has the proposed built form over the existing ‘pink mushroom design’.


Advice from Council

3.      Where demonstration of compliance is applicable, provide supporting evidence (eg. photographic,
        shadow diagrams etc.) that the plans will comply with this outcome.


Applicant’s Response

Refer to Renders Plans within the Revised Architectural Plans (Attachment 1) and the Site and Balcony
Perspectives within the Concept Landscape Plan s(Attachment 2). Both documents illustrate that through
the use of design and landscape elements, the visual and acoustic amenity of the surrounding uses can be
enhanced and protected.


Advice from Council

4.      Clarify the number of rooms capable of being used as a bedroom.


Applicant’s Response

Refer to the attached Revised Architectural Plans (Attachment 1). No bedroom is proposed to the ground
                                                                    PO Box 1818       07 5474 3873
                                                                    Noosa Heads       [email protected]
                                                                    QLD 4567          rgstrategic.com.au

Page 5

floor level. Plan # 03/14 shows the existing ground floor area to be utilised as a storage room, laundry, carport
and stairwell. Two bedrooms are located on level 2 as depicted in plan #05/14.

This ends my client’s response to matters raised by Council within their Further Advice.

We ask that Council proceeds with the assessment of this application under section 13.3 of the Development
Assessment Rules, effectively ending our applicant’s response period.

Should you require any additional information or have any queries please to not hesitate to contact us.



Kind Regards,




Russell Green APIA MQELA
Managing Director




                                                                     PO Box 1818        07 5474 3873
                                                                     Noosa Heads        [email protected]
                                                                     QLD 4567           rgstrategic.com.au

Page 6

STRATEGIC SOLUTIONS,
CREATIVE THINKING