Information Request MCU17 0563

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU17/0563
Your Reference:	170612 & 170901
10 January 2018
MJ Hussain & LH Randall & SM Johnson Cole & DA Johnson
C/- Adams Sparkes Town Planning
PO Box 1000
BUDDINA  QLD  4575
[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.	MCU17/0563
Street Address:	30 & 32 The Cockleshell Noosaville Qld 4566
Real Property Description:	Lot 11 RP 138550
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Building Height
The submitted plans are not clear with regard to the building height relative to natural or finished ground level. Please provide the following:
Information Required
A plan (to scale) that clearly details proposed R.L.s of the top of all roof lines.
A plan (to scale) that clearly demonstrates natural and finished ground surface levels. Include details of proposed fill levels.

Issue – Setbacks
Once the height of the building can be determined from amended plans, there is a need to further demonstrate that setbacks comply with those outlined in Schedule 1 for the Attached Housing zone.

Information Required
Provide amended plans that clearly demonstrate compliance with the required setbacks.

Issue - Design
The proposal does not comply with the Overall Outcomes y) & dd) of the Noosaville Locality, Overall Outcome ii) for the Attached House zone or Specific Outcome 021 & 049 and corresponding Probable Solutions. The proposed building and fencing design is not in keeping with the character of the Noosaville Locality. The locality has a coastal setting whereby building and landscape design is to be of sub-tropical design. The proposed buildings have a bulk and architectural scale that dominates the streetscape. The proposal presents as 4 dwellings on 1 site contributing to the bulk and scale.  Also, the proposed external finishes have a very ‘heavy’ rendered appearance with a strong pillar design throughout and there is a limited mix of materials used.
Each site should be developed in its own right and not developed necessarily as mirror images of each other. An individual architectural style on each site is preferable.
Information Required
Provide amended plans that have considered this and demonstrate compliance with the Noosaville Locality Code with respect to building design (particularly bulk), mix of materials, and considers the character of Noosaville and the local and surrounding streetscape.

Issue – front fence
The front fences either side of the driveway have a length of over 10 metres each (before they curve into the driveway). They are dominant and are not compatible with the existing streetscape character.
Information Required
Provide amended plans that reduce the dominance and bulk of the fencing through innovative design and include a step-in design (maximum 5 metre intervals). Refer Item 4 of this information request.

Issue – Access
It is noted that the reconfiguration application originally submitted to create the access easement has been withdrawn.  It needs to be understood how the development will achieve access, particularly if each of the sites were developed individually.
Information Required
Provide information that provides details on practicalities of how the development will be accessed, whether it be an access easement, or other arrangement.

Issue - stormwater
The submitted stormwater drainage plans do not adequately address the impact of the development and the filling of the site on the drainage conditions on other properties.
Information Required
Provide a stormwater strategy/layout that caters for the stormwater runoffs from adjoining properties and ensures no additional stormwater ponding or worsening of existing drainage conditions to occur on these properties for all storm events up and including 1% AEP (1 in 100 year). This may require providing stormwater pipeline and/or defined overland secondary flowpath within the development site to convey natural stormwater runoff from other properties into an existing stormwater system.

Issue
Further information and details are required regarding the existing Council’s stormwater pipeline within Lot 0 BUP 6971 (No 32 The Cockleshell Street).
Information Required
Provide further information, details and/or amendments to address the following:
The proposed development requires filling, increases load on the existing drainage pipeline on the site and will limit future opportunities for repair and/or upgrade. Also, there will be an increase in the flows in the pipeline due to the proposed development. As such, it is considered necessary that CCTV investigation of the existing pipeline (from The Cockleshell Street to Thomas Street) be carried out by the applicant determine the condition of the pipeline and report of investigation submitted to Council prior to issuing the OPW approval.
A drainage easement must be created by the applicant over the subject stormwater pipeline at a width in compliance with Council’s standards and guidelines. Show the required easement on the amended plans.

Issue
Engineering plan/s is/are required for the details of the driveway grades and levels and including a 2.0m wide pathway to confirm compliance with the relevant standard drawings and for operational works construction.
Information Required
Provide an engineering plan and longitudinal cross section for the access driveway/s and crossovers that include 2.0m wide pathway and demonstrates compliance with IPWEA Standard Drawings RS-049 and RS-050 and have grades ensure a standard vehicle (B99), entering or leaving the site will not scrape or bottom down.

Issue – minimum Landscaping provisions
Landscaping requirements for this proposal have been calculated based on 6.6 persons per site with a multiplier of 40m2 each, requiring a minimum of 264m2 of landscaping per site.  The proposal is 244m2 per site.
Information Request
Provide amended landscaping plans that demonstrate compliance with the minimum landscaping requirements.

Issue – non-native species
The use of the Poinciana as a central feature tree at the entrance is not supported as it is not in keeping with the character of the area, or the requirements of the landscape code.
Information Request
Provide an amended landscape plan which uses a local native species as a feature tree at the frontage.

Issue– non-native species
Species selection are predominately non-local native species whereas the Noosa Plan seeks all new development to comprise of local native species for the relevant landscape character area as listed in the Planning Scheme Policy 3 Landscaping Plants and Guidelines

Information Request
Provide an amended landscape plan with local native species in accordance with the landscape and Planning Scheme Policy 3 landscaping Plants and Guidelines of the Noosa Plan.

Issue – functionality of landscaping
The filling and use of block wall and tiling will impact on the provision of landscaping beds and suitable drainage.
Information Request
Provide an amended landscape plan demonstrating sufficient volumes of planting media, above ground volume and drainage for the proposed species.

due date for response to information request
The due date for providing the requested information is 10 April 2018. 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

Lisa Pienaar
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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