Information Request MCU21 0231

Officer: 	Georgina Schramm
Direct Telephone: 	07 53296569
Our Reference:	MCU21/0231
Your Reference:	0283
31 January 2022
Mark Bain Constructions Pty Ltd
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[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.	MCU21/0231
Street Address:	10 Natasha Ave, Noosa Heads and 24 Katharina St Noosa Heads Qld 4567
Real Property Description:	Lot 2 RP 122891, Lot 135 RP 92518
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Built form and streetscape
The development does not provide sufficient variation in roof form, textures, finishes to the external building materials to break up the surface to avoid the appearance of bulk and reduce the prominence of the development from the street and surrounding properties.
The proposal does not comply with Performance Outcome 7 of the Noosa Heads Local Plan Code and Performance Outcomes 14 and 9 of the Medium Density Residential Zone Code.
Information Required
Demonstrate compliance with the below-mentioned design elements of the Noosa Plan, revise plans to incorporate materials which are in-keeping with the area and do not dominate the streetscape or detract from surrounding properties. In reference to:
Acceptable Outcomes 7.1-7.5 of the Noosa Heads Local Plan Code;
Acceptable Outcome 14 of the Medium Density Residential Zone Code;
Performance Outcome 9 of the Medium Density Residential Zone Code.

Provide elevations inclusive of details of the colours and materials of the Multiple Dwellings.
Issue – Building height
Units N1, N2 and K4 exceed two storeys and exceed the 8 metre height restriction in the Medium Density Residential Zone Code.
The height of units N1, N2 and K4 present an appearance of bulk to the adjoining property boundaries and the road frontages. The height, bulk and scale of the development is unacceptable for the locality.
Information Request
Reduce the total building height of the development do comply with Acceptable Outcome 8 of the Medium Density Residential Zone Code, including RLs of the maximum height of each building.
Issue – Building setbacks
The development does not comply with Performance Outcome 12 of the Medium Density Residential Zone Code, in particular reference to the Katharina Street elevation.
Southern setback (Katharina Street)
Unit K1 is setback 5.8 metres
The pool is setback 1.2 metres
Western setback
K1-K3 less than 2 metres in sections
Eastern setback
N2 is setback 1.5 metres
In considering the topography of the site the reduced setbacks to the Katharina Street frontage it is not considered appropriate.
The western and eastern setbacks have the potential to encroach on the private open space of the adjoining premises and result in overshadowing.
Information Request
Provide amended plans clearly showing all setbacks on each level to the outermost projection of the building and demonstrate compliance with AO12 of the Medium Density Residential Zone Code.
Confirm whether the swimming pool is for use solely by the occupiers of units K1 or is a communal facility.
Issue – Site cover discrepancies
There are discrepancies in the planning report and the proposal plans. The report outlines that the total site cover is 45.6% (931m2) and that it complies with the 45% benchmark of the Code, whereas the plans outline that the total site cover is 920m2.
Council’s respective calculations exceed 45% site cover.
Information Required
Reduce and confirm the total site cover of the development is a total of achieve 45% site coverage or less in compliance with Performance/Acceptable Outcome 10.
Issue – Private space overlooking
The western balconies of units referred to as K1, K2 and K3, and the eastern balcony of N2 have the potential to overlook into habitable rooms at the adjoining premises and compromise privacy. The units do not comply with the side boundary setback and exceed 1.7 metres above ground level.
The development does not comply with Performance Outcome 20 of the Medium Density Residential Zone Code or Acceptable Outcome 6.5 of the Dual Occupancy and Multiple Dwelling Code.
Information Required
Revise plans and demonstrate compliance with AO20 of the Medium Density Residential Zone Code and Acceptable Outcome 6.5 of the Dual Occupancy and Multiple Dwelling Code.
Issue – Waste collection
The proposal does not provide any on-site waste storage areas or collection/service areas.
Information Required
Provide updated plans in compliance with AO6.4 of the Medium Density Residential Zone Code and PO3 of the Transport Code.
Issue – Engineering and architectural plan discrepancies
There are a number of discrepancies between the submitted architectural plans and the submitted engineering design plans in regard to the shape/extent of the driveways, the building configuration at the garages and the indication of parked vehicles. It is noted that the engineering plans have been stamped ”Advance Copy” and are not signed/endorsed by the engineer.
Information Required
Provide amended plans that are consistent.
Issue – Access, manoeuvrability, parking
Council has a number of concerns with the proposed access driveways and the carparking:
The engineering plans and manoeuvring templates include the notation “reverse in movements encouraged”. This is unreasonable and it is unrealistic to expect future residents to comply with “reverse in movements encouraged” on a daily basis.
The amount of works in the Katharina Street road reserve appears excessive and the plans do not include sufficient detail to assess the proposed works. The works have the potential to impact on the existing services, the existing vegetation (in the road reserve and on adjoining properties), the verge areas of adjoining properties and on street parking.
The access from Natasha Street is narrow and runs along the face of the building with sight lines obscured by the proposed building (narrow at the street and a 90 degree bend at the end). Council has concerns with the potential for conflict between vehicles on the access driveway.
Information Required
Provide amended plans for the development access and carparking. The plans must include but not be limited to:
Consistent architectural and engineering plans
Dimensions of garages, carspaces and access aisles
Turning paths that demonstrate that vehicles (B99 as described in AS/NZS2890.1:2004) can access the site and each space in a forward gear, reverse out and exit the site in a forward gear in a total of 3 movements
Plans that limit the works in the Katharina Street road reserve to the minimum required.
Plans that clearly show the existing services (above and below ground), the existing vegetation (in the road reserve and on adjoining properties) and the on- street parking. Provide justification for any impacts caused by the proposed works. Please note that Council does not support private retaining structures in the road reserve and any works must not create trip/fall hazards in the road reserve
The measures/changes required to address the potential for conflict on the access driveway from Natasha Street
Provide plans and detail that demonstrate that the proposed access and carparking arrangements achieve compliance with The Noosa Plan 2020:
The Dual Occupancy and Multiple Dwelling Code – PO3 and PO12 (AO12.2)
The Driveways and Parking Code – PO2, PO4, PO5, PO7, PO10 and PO13
The Transport Code – PO3 and PO14 (footpath section in driveway and across frontages)
Issue – Stormwater drainage
The submitted plans indicate the conceptual stormwater drainage system but do not include sufficient detail to fully assess the proposal and the potential impacts.
Information Required
Provide a preliminary design plan of the proposed stormwater drainage system. The plan must be prepared and endorsed by a Registered Professional Engineer of Queensland (RPEQ) and include but not be limited to:
dimensions, levels and grades of the various structures,
any buried services in the road reserve in the area of the works
detail that demonstrates that the proposed stormwater arrangements achieve compliance with The Noosa Plan 2020:
The Medium Density Residential Zone Code – PO24
The Dual Occupancy and Multiple Dwelling Code – PO3 and PO14
The Driveways and Parking Code – PO17
The Earthworks Code – PO2
The Existing Services Code – PO1
The Water Quality and Drainage Code – PO1, PO2, PO4, PO6, PO7 and PO14
In regard to PO2 the climate change consideration is to include a 20% in rainfall intensity by the year 2100
Issue – Landslide hazard
The submitted documentation does not include sufficient detail to address site stability and the stability of adjoining properties. It is noted that only part of the site is mapped as being in a Landslide Hazard area but the proposal includes significant earthworks in close proximity to the property boundaries.
Information Required
Provide a site specific geotechnical investigation and report. The report must include recommendations:
for the construction of the development works
the methods to be employed on site to protect the adjoining properties (land, buildings, structures and vegetation)
any additional measures to ensure the long term stability of the subject site and the adjoining properties
The report is to be prepared by a suitably qualified person. The person must be:
A Registered Professional Engineer of Queensland (RPEQ)
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Provide sufficient detail that demonstrates that the proposed works achieve compliance with The Noosa Plan 2020 - The Earthworks Code.
Please note that any temporary or permanent anchors, both above and below ground level, must be wholly contained within the subject site unless written approval from the adjoining property owner is supplied to Council.
Issue – Landscaping
The information provided within the Planning Report and Landscape Plan is not sufficient to enable a full assessment of the landscaping.
The provided Planning Report details the applicable Codes which includes the Works Codes – Landscaping Code. No detail has been included on how the development meets the performance objectives for the Landscaping Code.
Information Required
A Landscape Concept Plan must be provided that achieves the following:
Demonstrate how dense landscaped native vegetation screening to all side boundaries (palm are not an acceptable outcome) achieves the desired outcome in accordance with the Noosa Planning Scheme Policy – 3 Landscaping Guidelines. All plantings must have the potential to reach a maximum height of 4-5m.
Provide dense native landscaping to the 1m setback garden areas along the frontages of Natasha Avenue and Katharina Street frontages.
Detail the names of any existing trees or vegetation on the Landscape Concept Plans that are located in the road reserve areas to be retained or removed. Provide justification as to why the trees to be removed cannot be retained.
Detail the names of any trees or vegetation on the Landscape Concept Plans that are located within the lot boundaries to be retained or removed. Provide justification as to why the trees to be removed cannot be retained.
Provide 2 native street trees per frontage.
Provide a detailed assessment of how the proposed landscaping (detailed within the Landscape Concept Plan) meets the performance objectives for the Noosa Plan Landscaping Code.
Issue – Fencing
The Medium Density Residential Zone Code PO17 requires specific fencing outcomes. No detail regarding what fencing has been included within the application material for the site for both frontages and side boundaries.
Information Required
Provide detail on the proposed fence design and height for the front boundaries and how it meets the Medium Density Residential Zone Code PO17.
Provide detail on the proposed fence design and height for the side boundary fences.
Issue – Erosion and sediment controls
Medium Density Residential Zone Code PO22 requires that the development does not cause erosion, and sediments are not transported off site. It is identified that existing mature vegetation is proposed to be removed from site and the site is sloping. No detail has been included regarding erosion and sediment control and how vegetation removal may impact this.
Information Required
Provide justification on the necessity of removal of existing vegetation on the development site and how the proposed landscaping (Landscape Concept Plan) will ensure erosion does not cause any issues.
due date for response to information request
The due date for providing the requested information is 30 April 2022. Email your response to [email protected]. 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

Georgina Schramm
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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