Information Request MCU21 0033

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	MCU21/0033
Your Reference:	20281
7 April 2021
Camtegan P/L TTE
C/- Project Urban
PO Box 6380
MAROOCHYDORE  QLD  4558
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0033
Street Address:	31 Bottlebrush Avenue, Noosa Heads
Real Property Description:	Lot 136 on RP88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Survey Plan
A Survey Plan showing the natural contours of the site and existing mature vegetation has not been provided with the application material.
Information Required
Provide a Survey Plan of the site clearly showing contours.
Issue – Building Height
The proposal plans do not comply with Acceptable Outcome AO5.2 under the High Density Residential Zone Code as, where excavated, the maximum portion of the exposed external façade of the building is more than 12m in height. The building also does not comply with corresponding Performance Outcome PO5, as the building does not present a building height consistent with structures on adjoining and surrounding premises and will visually dominate the street and surrounding area.
Information Required
Provide updated proposal plans complying with the building height requirements under the High Density Residential Zone Code.
Issue – Building Scale and Bulk
The proposal is considered to not comply with Performance Outcome PO6 of the High Density Residential Zone Code, as the building is not of a scale compatible with surrounding development and the particular circumstances of the site and presents an appearance of bulk to adjacent properties and roads. The current design is considered to be an over development of the site and is out of character with surrounding development.
Information Required
Provide updated plans complying with Performance Outcome PO6 of the High Density Residential Zone Code
Issue – Plot Ratio
It is noted that large portions of the balconies are walled, and as such are not considered to be ‘unenclosed private balconies’ as per the gross floor area definition under Noosa Plan 2020. As such, the proposal does not comply with plot ratio requirements.
Information Required
Provide updated plans complying with plot ratio requirements.
Issue – Setbacks
The proposal does not comply with the following setback requirements of the High Density Residential Zone Code:
Front setback
The setback to the deck on Level 3 Floor Plan and the Roof (pergola) on the Roof Plan; and
The swimming pool protruding more than 1 metre above the ground level on the Ground / Semi Basement Floor Plan.
Side setbacks
North western side boundary setback to the basement on Ground / Semi Basement Floor Plan and ‘planter’ on Level 1 Floor Plan; and
South eastern side boundary setback to the pedestrian pathway / entry arbour on Ground / Semi Basement Floor Plan and Level 1 Floor Plan.
Rear setback
The setback to the decks on Level 3 Floor Plan and the Roof (pergolas) on the Roof Plan.
The proposal also does not comply with corresponding Performance Outcome PO9 of the High Density Residential Zone Code, including (but not limited to) the development is not consistent with the predominant character of the surrounding area and does not allow for adequate area at ground level for landscaping to be provided within the front 6 metres of the property or between buildings.
Information Required
Provide updated plans complying with setback requirements of the High Density Residential Zone Code;
Provide information on any proposed retention of existing established vegetation on site to help buffer the development;
Provide evidence deep landscaping can be achieved within the side setbacks to provide screening to the development;
Provide additional Section Plans (including north/south and east/west sections):
taken through the highest most point of the dwelling house when measured from ground level, clearly indicating the ground level and setback requirements at these points; and
taken at any point where setbacks do not comply, clearly indicating the ground level and setback requirements at these points.
Issue – Streetscape
The proposal does not comply with Acceptable Outcome AO10.2 of the High Density Residential Zone Code or Acceptable Outcome AO8.1 – AO8.3 of the Noosa Heads Local Plan Code, as:
the main entrance to the building is not easily recognisable from the street, footpath, visitor car parking areas and driveway; and
the internal path network does not have clear sightlines to the main entry and street access points.
The proposal does not comply with Acceptable Outcome AO10.3, as wall lengths exceed 15m and the design does not allow for landscape treatments to soften the development.
The proposal also does not comply with corresponding Performance Outcome PO10 of the High Density Residential Zone Code, as including (but not limited to) the development is of a form and architectural scale that dominates the streetscape and the surrounding properties, has potential to impact on adjoining properties through the impact on views, access to sunlight or overlooking, is a large, single bulky development; and does not sit within a landscaped setting.
Information Required
Provide updated plans complying with Performance Outcome PO10 of the High Density Residential Zone Code and Performance Outcome PO8 of the Noosa Heads Local Plan Code.
Issue – Basement
The proposal plans do not comply with basement requirements under the High Density Residential Zone Code, as the basement extends into the setback requirements (as per above Issue – Setbacks). In addition, the basement does not comply with Performance Outcome PO12 as the basement does not visually integrate with the building, dominates the street and building design, is not screened through landscaping and presents as a storey to the street. The current design of the basement is not supported.
Information Required
Provide updated plans complying with Performance Outcome PO12 of the High Density Residential Zone Code,
Issue – Materials and Finishes
The proposal does not comply with Acceptable Outcome AO14, as the side elevations are do not provide sufficient variation in texture and finishes to break up the surface.
The proposal also does not comply with corresponding Performance Outcome PO14 of the High Density Residential Zone Code, as the side elevations present as bulky single plane finishes.
Information Required
Provide updated plans complying with Performance Outcome PO14, specifically by incorporating materials and finishes that complement the surrounding area and integrate with the surrounding natural and built environment; and
a variety of external finishes to provide an interesting built form and avoid bulky single plane finishes.
Issue – Amenity
It is unclear as to whether the proposal will result in overlooking or will result in the reduction of sunlight to private open spaces of adjacent dwellings, as per Acceptable Outcome AO16.1.
Information Required
Provide evidence that the proposal will not unreasonably impact on the amenity enjoyed by users of adjoining or nearby premises, including privacy and access to sunlight.
Issues - Landscaping
The proposal does not comply with Acceptable Outcome AO10.2 of the Dual Occupancy and Multiple Dwelling Code, as the proposal does not provide landscaping to a minimum of 35% of the site area and 60% of this is soft landscaping. The proposal also does not comply with Performance Outcome PO10 of the Dual Occupancy and Multiple Dwelling Code as the proposed landscaping does not contributes to the visual amenity and natural landscape character of the area or reduce the bulk and scale of the development.
Information Required
Provide updated plans complying with landscaping requirements of Noosa Plan 2020 and evidence that any planting on areas of fill will be capable of being maintained.
Issue – Access driveway
The proposed access driveway has significant grades and the work includes significant earthworks in the road reserve. Council has concerns that:
vehicles will scrap or bottom out on the driveway and/or the road formation when entering and exiting the site; and
the earthworks will impact on pedestrian safety, the adjoining properties and  services (surface and buried).
Information Required
Provide a preliminary design for the access driveway. The design must be prepared by a Registered Professional Engineer of Queensland and include (but not be limited to):
Dimensions;
existing and proposed levels, grades;
a longitudinal section that extends from the centreline of the road formation to the garage area. The section must demonstrate that a B99 vehicle (as described in AS/NZS2890.1:2004) will not scrap or bottom out on the driveway and/or the road formation when entering and exiting the site;
the depth and location of any services in the verge area. The vertical and horizontal clearances to services must be in accordance with the service authorities’ requirements;
the extent of any earthworks in the verge area to transition to the adjacent existing surface levels without creating pedestrian/trip hazards. Please note that Council will not support private retaining structures (walls etc) within the road reserve; and
any vegetation that may be impacted by the works.
Issue - Carparking
Council has concerns that the proposed carparking and manoeuvring areas are not functional and do not provide the opportunity for vehicles to enter the site and access the spaces in a forward gear, manoeuvre on site and exit the site in a forward gear.
Information Required
Provide plans that demonstrate that vehicles (B99 as described in AS/NZS2890.1:2004) can enter the site and access the spaces in a forward gear, manoeuvre on site and exit the site in a forward gear. The manoeuvre must be carried out in a total of 3 movements and consider that the adjacent space is occupied. It is noted that the proposed security gate will impact on the proposed visitor space and the proposed turning area
Issue - Stormwater
The submitted material does not include sufficient detail to fully assess the stormwater impacts of the proposed development.
Information Required
Provide an updated stormwater management plan prepared by an Registered Professional Engineer of Queensland that includes but is not be limited to:
a preliminary stormwater design for the proposed development which includes the detention system described in the submitted stormwater management plan;
measures to convey existing overland flows through the site without redirecting flows on to any adjoining property.
due date for response to information request
The due date for providing the requested information is 7 July 2021. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully

Tara Norley
Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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