Rfi Response 08-12-22 · MCU22/0195

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| HRISC LOUT DESIGN

 

A: PO Box 135 NoosavilleQ 4566 / P:(07)54748107 / F:(07)54748108 / E:[email protected] / ABN: 67 113 976 408

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A: PO Box 135 NoosavilleQ 4566 / P:(07)54748107 / F:(07)54748108 / E:[email protected] / ABN: 67 113 976 408

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2.   The basement is not a basement and the dwelling is 3 storeys – there is no backfilling proposed to
     ensure the basement is not more than 1 metre from ground level. No more than 2 storeys is
     supported.

     Area on the lower floor under the upper floor is entirely for building services. No area of the
     building is 3 storeys.


3.   GFA: The lower level (not considered a basement - being out of the ground), also has very large areas
     of services and storage that could easily be made into rooms – these areas are considered
     GFA. Storage areas are considered GFA. Some service area for battery/airconditioning and the like is
     accepted. Please be aware that a basement is measured from ground level to the floor level above.

     removed the storage and amended large areas to ensure the areas under the house cannot be
     easily made into rooms. Only building service rooms are proposed. Large service rooms are
     required for the suspended pool, spa, and heating/cooling.

4.   It is noted that the lower terrace is enclosed and is not included in the GFA calculations. Unenclosed
     this space to ensure it does not contribute to GFA.

     updated to show this area fully open. See c1.1 lower floor. This is an unenclosed terrace.

5.   The application does not include a survey plan or does it identify RL’s on the plans. RL’s should be
     from existing and finished ground level to the top of all levels and the roof line. Please note the POD
     has a maximum RL level. No more than 8 metres is supported. The plans should show existing and
     finished ground level – this is important.

     updated ELEVATIONS C2.0 – C2.1 and SECTIONS 3.0 - 3.1 - 3.2 - 3.3 to show building height RL’s.
     survey plan is attached for reference. No part of the building is over the POD max level (RL44) or
     8m.

6.   A geotechnical report and SWMP is required to be submitted. Both plans must consider the other
     constraint. Ie. stormwater not destabilising the stability of the site.

     SCG to provide by 13th of December

7.   Details for the access driveway is required due to slope. Ensure no works are proposed on common
     property.

     SCG to provide by 13th of December

8.   Due to the shape of the driveway, it results in a large expanse of driveway – the landscaped setback
     needs be more significant or the hardstand reduced.

     reduced the size of the driveway. see C1.0 – C1.2


9.   The pool is not on ground level and will overlook the neighbouring property. It will be lit and will effect
     turtle nesting on the coastline. A pool on the upper level in the existing location is not supported or
     any design that allow light spill to the coast.

     removed the pool window to ensure no light will spill onto the coastline from the pool.

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The northern neighboring building will be lower than the proposed, no overlooking will be
achieved.

Lot 19 has the smallest building envelope in the estate, very few options are available to achieve a
pool that receives sun.

See below previous projects with pool windows and pools facing the ocean in Noosa council.

26 noosa dunes




25 noosa dunes

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| CHRISCLOUTDESION

7/56 David Low Way, Sunrise Beach

 

50 Seaview Terrace

 

A: PO Box 135 NoosavilleQ 4566 / P:(07)54748107 / F:(07)54748108 / E:[email protected] / ABN: 67 113 976 408

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10. Due to the slope of the land and the design of the dwelling (significant cut), it is not compliant with
    AO20.1-20.3 & PO20 of the Low Density Res Zone code.

    The cut proposed is required on a site this steep as the building quickly pushes out of the ground
    and hits the height limit.

    The design has used split levels on the lower floor to reduce the impact on the site.

    The majority of other houses on the street have a bulky appearance, utilise benching on the site
    and have a flat roof that is not parallel with the contours of the land.

    Most appear 3 storeys and have large amounts of cut and retaining.

    The top of the lower floor of the proposed building is generally at the same height as the rear
    prevailing vegetation which hides the lower floor from the beachside.

    See below examples of houses on the street.

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| CHRISC LOUTLDESION NAN Acae tele eile Rola Re 0)

 

A: PO Box 135 NoosavilleQ 4566 / P:(07)54748107 / F:(07)54748108 / E:[email protected] / ABN: 67 113 976 408

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| CHRISCLOUTDESION

 

A: PO Box 135 NoosavilleQ 4566 / P:(07)54748107 / F:(07)54748108 / E:[email protected] / ABN: 67 113 976 408

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11. We require a roof plan to accurately calculate site cover, although it appears to comply with 40/40%.
    See C7.0 ROOF PLAN/ SITE COVER PLAN