Info response 27 bottlebrush

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   2. Provide renders of side and rear elevations of the building.

Please find attached plans including additional renders of the side and rear of the building.
Also note, the required water booster pump at the front of the site added into the detail.




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   3. Provide amended plans that show all RL’s from natural and finished ground
      levels (AHD) to the highest point of the building and all levels in between
      (shown as RL’s). All measurements should be expressed the same, noting
      reference to SFL’s on plans?
   4. Provide amended plans that clearly show the extent of backfill for the
      basement level.

Please find attached updated elevation plans and bulk earthworks plans from Recor with
the filled levels of the first level and additional detail regarding storeys in section.




   5. Provide updated proposal plans complying with the building height and
      storey requirements under the High Density Residential Zone Code; and

The proposal is less than 3 storeys in section (<1m) and backfilled to ensure the design
does not appear out of scale with existing development approvals and The Noosa Plan
requirements for Bottlebrush Ave.




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   6. Provide updated plans complying with Performance Outcome PO12 of the
       High Density Residential Zone Code.
   7. Provide updated plans complying with plot ratio requirements.
   8. Provide updated plans complying with Performance Outcome PO14 of the
       High Density Residential Zone Code and AO7.5 of the Noosa Heads Local
       Plan Code, specifically by incorporating materials and finishes that
       complement the surrounding area and integrate with the surrounding natural
       and built environment; and
   9. a variety of external finishes to provide an interesting built form and avoid
       bulky single plane finishes.
   10. Provide updated plans clearly showing all setbacks on each level to the outer
       most projection of the building and complying with setback requirements of
       the High Density Residential Zone Code;

In accordance with discussions with Council about the design – further updates have been
provided to allow for a softer colour palette, more timber elements, transparent glazing to
the balconies and deep vertical recesses for landscaping elements on the building, as
shown below, compared to that originally proposed. The resultant design is less bulky and
provides for a mix of horizontal and vertical elements.




Updated Design




Original Propos



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   11. Provide information on any proposed retention of existing established
       vegetation on site to help buffer the development; and
   12. Re-elevate the proposed landscaping in the front setback that softens the
       building form (without large planter boxes) and provide evidence deep
       landscaping can be achieved within the side setbacks to provide screening
       to the development.
   13. Provide amended plans that comply with AO91 of the High Density
       Residential Zone Code, as it difficult to demonstrate compliance with
       corresponding Performance outcome PO9 of the code. Further demonstrate
       compliance with PO4 & PO7 of the Dual Occupancy and Multiple Dwelling
       Code.

Updated landscaping is proposed to compliment the finished levels and buildings so as to
match in with the landscaped streetscape, while also providing for sufficient privacy
between buildings. The proposed earthworks do not allow for the retention of vegetation
on the site, however the large trees within the road reserve are to be retained with
additional deep landscaping proposed along the entrance to complement the built form.

   14. Provide amended plans that remove any proposed infrastructure (other than
       access) in council’s road reserve.
   15. Provide a more detailed longitudinal section of the access driveway. The
       plan must be prepared by an RPEQ and extend from the centreline of the
       road formation to the garage floor level. The plan must include but not be
       limited to:
       a. Levels and grades;
       b. The vehicle clearance for a B99 vehicle as described in
       AS/NZS2890.1:2004;
       c. Sufficient detail to demonstrate that vehicles will not bottom out or scrap
       on the road formation or driveway when entering and exiting the site.
   16. Provide amended plans that indicate the existing services in the frontage
       adjacent to the driveway and the vegetation in the road reserve in front of
       the adjacent property that may be impacted by the proposed works.
   17. Provide detail on how the impacted existing services and vegetation will be
       protected during the construction of the driveway.
   18. Provide amended plans for the vehicle paths (B99 vehicle as described in
       AS/NZS2890.1:2004) that:
       a. Indicate that vehicle paths (including overhangs) do not conflict with the
       proposed basement walls (specifically spaces 1, 3, 5, 6 and 7);
       b. Indicate separate plans for the entry and exit paths for vehicles
       accessing spaces 5 and 7;
       c. Indicate the width of car space 6 noting that the space is bounded on one
       side by a wall and requires widening in accordance with
       AS/NZS2890.1:2004.
   19. Provide additional detail on how visitors to the site will be able to operate the
       vehicle turntable if the particular resident they are visiting is not available.
   20. Provide comment from the design engineer in regard to the potential for
       damage to the pits and if necessary and provide amended plans accordingly.

Please find attached response from Recor responding to the detailed engineering
requirements.




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    21. Include detail of which trees to be removed or kept are within the lot or within
        Council’s road reserve.
    22. Amend the landscaping and design to incorporate landscaping that softens
        the front of the development with planting in front of the hard surface of the
        rendered planters.
    23. Amend the landscaping plan to meet the requirements for the design of the
        fence/planters and the planting. In particular ensure that the front fence is
        softened by adequate planting including planting between the front
        boundary and fence/planters.
    24. Amend the landscaping plan to include appropriate plant species that
        provide a variety of height levels within the planting design to improve
        screening of built form.
    25. Demonstrate compliance with AO10.2 and corresponding PO10 of the Dual
        Occupancy and Multiple Dwelling Code. Please note that planters on floor
        levels above the ground cannot be included in the overall calculation.
    26. Amend the landscaping plan to include the required street trees as detailed
        within the Landscaping Code.
    27. Justify why the existing street trees are proposed to be removed rather than
        retained and provide an arborist report accordingly.
    28. Amend the landscaping plan to include the scientific name for ‘SY’.
    29. Provide details on whether the landscaping meets the ‘low maintenance/no
        hedging’ requirements.
    30. Amend the landscaping plan to include appropriate plant species that are
        Noosa Native, included within the PSP2 Landscaping and enhance the
        natural character of the locality.
    31. Amend the landscaping plan to provide for a more suitable species than
        palms which is a suitable coastal species for the locality in accordance with
        PSP2 Landscaping.
    32. Provide detail on plant centre spacing distances and ensure there is
        significant density to soften the development.

Additional landscaping is provided in the front setback to complement the built form and
achieve the minimum landscaping requirements. Additional landscaping planters are
provided for on the podium levels (which have not been included in the landscaping
calculation) providing for a green edge to the building. Street trees are provided for in
accordance with the Planning Scheme Policy for landscaping to enhance the streetscape
character (White Bottlebrush for Bottlebrush Ave).

Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with your assessment 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 MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227



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