Prelodgement Meeting Minutes

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4.      PLANNING SCHEME INFORMATION

 Development Type:                     OPW            x          ROL                     MCU            x        BA

 Level of Assessment:              Code

 Zone:                             High Density Residential

 Precinct:                         Not applicable

 Local Plan Area:                  Coastal Communities

 Overlays:                         Not applicable


5.      ADVICE & INFORMATION

Lisa Pienaar - Comments
1.      Storeys: It is noted that the proposal is 4 storeys. Performance outcome PO5 of the
        High Density Residential Zone code allows a maximum of 3 storeys. The proposal must
        comply with this provision. Where it does not, provide significant justification for the non-
        compliance.
2.      Site cover: Performance outcome PO7 of the High Density Residential Zone code allows
        a maximum site cover of 40%. The proposal must comply with this provision. Provide
        site cover calculations with the application.
3.      Plot ratio: Performance outcome PO8 of the High Density Residential Zone code allows
        a maximum plot ratio of 0.65:1. The proposal must comply with this provision. Refer to
        the Gross Floor area definition in the Noosa Plan. Provide calculations with the
        application.
4.      Access and gatehouses: Three access driveways result in an expanse of hard stand
        area - 17.76 metres across a frontage of 31 metres. This also reduces the opportunity
        for landscaping in the front setback. Development must consolidate access points and
        one access point is recommended for this site. Further, refer to the High Density
        Residential zone code with regard to the setback and articulation of multiple garages
        where viewed from the street. The gatehouses in the front setback and walkways create
        additional hardstand and limit available landscaping area. Two gatehouses in the front
        setback is considered excessive and where part of an application, you would need to
        demonstrate that it is considered consistent with the streetscape.
5.      Design: The High Density Residential Zone and Coastal Communities Local Plan Code
        refers to design elements and the proposal is not considered to comply with the design
        elements in the code. Units must present as small separate dwellings, rather than one
        large, individual building. This can be achieved through offsetting or staggering
        dwellings and varying roof form. The building must include different external materials,
        finishes and textures, avoid bulky single plane finishes, and present as lightweight using
        natural finishes which break up the bulk of the building.
        The plans indicate that the building will be quite dominant and there is a concern that it
        is not reflective of the subtropical design prevalent in the coastal communities of Noosa.
        Further, as this site is elevated there is particular concern regarding the rear elevation,
        as it does not comply with Performance outcome PO14 of the High Density Residential
        zone code. The design requires revision to comply with the relevant codes.


This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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6.      Roof top terraces: The entire roof space is shown as a roof top terrace. Acceptable
        outcome AO7.2 of Coastal Communities Local Plan Code and Acceptable outcome
        AO15.2 of the High Density Residential zone code seeks that development does not
        include a roof top terrace. Corresponding Performance outcome PO15 states that roof
        forms:
               contribute positively to the local skyline;
               complement the character of the locality and the topography of the site;
               avoid box profiles/parapets; and
               do not create opportunities for overlooking the private open space or internal
               spaces of neighbourhood properties.
        The extent of the proposed roof top terraces will provide significant overlooking
        opportunities into surrounding property. Where a roof top terrace is created, consider
        limiting the footprint and centrally locating the roof top terrace which thereby limits
        overlooking and the need for screening devices etc that add to the bulk of the building
        and encroach on the height limit. Additionally, where roof top terraces exist, provide an
        analysis with regard to overlooking opportunities and identify other potential solutions to
        mitigate impacts and that comply with Performance outcome PO15.
7.      Balconies: Balconies intrude in the rear setback and provide significant overlooking
        opportunities. The building also sits higher than the existing buildings to the rear due to
        the slope of the land. The building should comply with the required setbacks and where
        it does not, provide an analysis with regard to overlooking opportunities and potential
        solutions.
8.      Landscaping: Minimum landscaping requirements is 40% of site (60% of that is soft
        landscaping). Indicate in the application, what mature vegetation is to be retained within
        the site.
9.      Plans: The application should include plans that clearly show the building height relative
        to natural and finished ground. This will include RL’s for the roof of the building and the
        natural and finished ground levels. Include section plans.


Mark Lewis - Comments
10.     Access: Council has concerns with the proposal for 3 access driveways. The number of
        driveways will create a significant amount of hardstand within the road reserve and
        impact upon the potential for on-street parking. It is also noted that while the
        development is over 2 lots, the development is essentially a 4 unit development and
        would require on-site manoeuvring (refer to AO10 of the code). Any application would
        need to demonstrate how the proposed access will achieve compliance with The Noosa
        Plan – Driveways and Carparking Code (specifically PO1, PO3, PO7, PO8, PO10 and
        PO18).
11.     Frontage Works: The development of the site will need to include the construction of
        frontage works across the full frontage of the site. The works would be similar to that
        undertaken on the adjoining properties (road widening, kerb and channel and footpath).
12.     Stormwater: It is noted that there is no downstream Council drainage system for the
        development to connect to. The development of the site would need a stormwater
        drainage system that collects and controls the runoff and discharges to a lawful point of
        discharge. Any application will need to include a Stormwater Management Plan
        prepared by a Registered Professional Engineer of Queensland (RPEQ). It is expected
        that the SWMP will include a combination of discharge to Elanda Street, detention and
        on-site infiltration. Please note that Council does not support the use of pumps to
        discharge stormwater.

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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13.     Services: It is expected that service connections for water,                                           power       and
        telecommunications can be provided from the Elanda Street frontage.
        It is noted that a sewer main extends through the site adjacent to the rear boundary.
        Unitywater will most likely require the creation of an easement over the sewer main and
        this easement may impact on the design and location of elements of the stormwater
        management system. It is recommended that Unitywater be contacted prior to further
        design on the stormwater management system.


6.      INFRASTRUCTURE CHARGES

A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee.
7.      FURTHER ADVICE TO BE SOUGHT

You are advised to contact Unitywater and any relevant Queensland Government Agencies
for their specific requirements in respect of your proposal.
Yours faithfully,




Lisa Pienaar
Development Planner




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.