Further Advice Assessment Manager MCU20 0021

Officer: 	Billy Glover
Direct Telephone: 	07 53296109
Our Reference:	MCU20/0021
Your Reference:	n/a
18 September 2020
Roger Parkin Project Architect
Po Box 253
CLAYFIELD  QLD  4011
[email protected]
Dear Sir/Madam
Further Advice – Development Application
I refer to your application and advise that Council wishes to provide you with further advice about the application in accordance with the provisions of the Development Assessment Rules 2017.
application details
Application No.	MCU20/0021 RAL20/0002
Street Address:	53 & 55 Hilton Tce Tewantin Qld 4565
Real Property Description:	Lot 121 RP 70296 Lot 1 RP 117315
Planning Scheme:	The Noosa Plan (8 June 2018)
further advice
You are advised that:
Issue – Site Cover
The most recent proposal plans still exceed the maximum allowable site cover for Lot 121 RP 70296, measuring 40.9%.
Advice Required
Provide amended proposal plans that demonstrate compliance with Specific Outcome O7 d) of the Tewantin & Doonan Locality Code (maximum site cover – 40%).
Issue – Gross Floor Area
The most recent proposal plans still exceed the maximum allowable gross floor area for each duplex, measuring 274.4m² and 280.4m² respectively. The gross floor area definition does not exclude the area on the ground floor occupied by stairwells.
Advice Required
Provide amended proposal plans that demonstrate compliance with Specific Outcome O8 of the Tewantin & Doonan Locality Code.
Total maximum allowable gross floor area:
Lot 121 RP 70296 - 264.2m2 max.
Lot 1 RP 117315 - 271m2 max.
Issue - Height
The actual height of the proposed development exceeds 8 metres from natural ground level.
The proposal plans detail the building height taken from the finished ground level (fill level), contrary to the building (or structure) height in metres and natural ground level definitions, as follows:
building (or structure) height in metres means the vertical height of a building or structure measured from the finished ground level and the natural ground surface to the top of the roof or parapet at any point.
natural ground surface or natural ground level for an allotment means:
a) the ground level of the allotment on the day the first plan of survey showing the allotment was registered; or
b) if the ground level on the day mentioned in paragraph (a) is not known, the natural ground surface as determined by a cadastral surveyor.
Advice Required
Provide amended proposal plans that accurately detail the building height in accordance with the building or structure height in metres and natural ground level definitions.
Demonstrate the building complies with the 8 metre maximum building height. Alternatively, clearly detail any minor parts of the building (roof form) proposed to exceed the 8 metre height requirement and sufficiently setback from all boundaries.
Issue – Setbacks
With regards to the proposed height of the development from natural ground level, the building does not comply with the required 2.5 metre side boundary setback for the extent of the building that exceeds 7.5 metres in height.
Advice Required
Provide amended proposal plans that demonstrate compliance with the standard side boundary setbacks.
Issue – Streetscape character & building bulk
The proposal plans do not specifically detail a variation in proposed external materials and finishes. Probable Solution S43.1 of the Tewantin & Doonan Locality seeks:
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);
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 façades by incorporating different but complimentary 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.

Advice Required
Provide amended proposal plans that:
Clearly detail and annotate a variation of external materials and finishes from the perspective of the streetscape and surrounding spaces, in accordance with Probable Solution S43.1 of the Tewantin & Doonan Locality Code.
Detail the glass balustrading on the upper level open/transparent to the full extent of the balustrade and balcony perimeter (no masonry upright).
Issue - Landscaping
The proposal plans indicate ‘river gravel’ between the rear boundary and proposed retaining wall, contrary to Probable Solution S1.1 and Specific Outcome O1 of the Landscaping Code.
Advice Required
Provide amended proposal plans that detail soft landscaping between the rear boundary and proposed retaining wall. In this regard, the soft landscaping must be sufficient to provide dense screening for privacy and amenity for the subject and adjoining properties and must not inhibit required on-site stormwater infrastructure.
Issue – Pool Fencing
It is apparent the proposed finished ground level of the pools and terrace areas may require pool fencing to be provided that exceeds the height of the front fence. Council is not supportive of front fences that exceed 2 metres in height and/or filling of the site which results pool fencing highly visible from the streetscape.
Advice Required
8. 	Provide amended proposal plans and details that demonstrate the required pool fencing will not be visible from the streetscape perspective.
due date for response to further advice
A response to the further advice is required by 22 October 2020. Alternatively, the applicant may stop the current period to allow further time to provide a response to the further advice.
other details
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully

Billy Glover
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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