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response to information request.pdf
9 December 2021 Lisa Pienaar Noosa Council [email protected] RE: Response to Information Request MCU21/0156 – 89, 91 & 93 Eumundi Noosa Rd, Noosaville Council issued an information request on 29 October 2021. The applicant provides the following additional information in response to the items: 1. Provide amended plans (to scale) that clearly details: a. all building setbacks relative to the boundaries for the ‘zoomed in’ floor plans. b. proposed R.L.s of the top of all roof lines. c. natural and finished ground surface levels. Include RL’s relating to fill levels. d. setback lines that scale correctly – ie. the 2 m setback on the northern boundary is a different distance from the 2m setback line at the southern boundaries. Scaling from the boundary distance provides different measures than what is annotated on the plans. e. renderings that reflect the actual site and surrounds. Choosing a reference point in on area does not correlate to the measurements in another. f. the western elevation of TH01 shows a car port, while the floor plans clearly show the western wall, including a garage. g. close up elevations are provided for some of the units, but not all. In particular provide close ups for dwellings TH18, TH19, APT21 & APT22. h. Provide GFA and site cover calculations. Please find updated proposal plan with notations included referencing the plan changes. The site cover and GFA calculations are included below demonstrating compliance with the 45% site cover requirement (proposed 41.6%) and 0.5:1 Plot Ratio (2,074.9m2 GFA). [OCR of page images] ww PIVOTAL 9 December 2021 Lisa Pienaar Noosa Council [email protected] RE: _ Response to Information Request MCU21/0156 — 89, 91 & 93 Eumundi Noosa Rd, Noosaville Council issued an information request on 29 October 2021. The applicant provides the following additional information in response to the items: 1. Provide amended plans (to scale) that clearly details: a. b. c. h. all building setbacks relative to the boundaries for the ‘zoomed in’ floor plans. proposed R.L.s of the top of all roof lines. natural and finished ground surface levels. Include RL’s relating to fill levels. setback lines that scale correctly — ie. the 2m setback on the northern boundary is a different distance from the 2m setback line at the southern boundaries. Scaling from the boundary distance provides different measures than what is annotated on the plans. renderings that reflect the actual site and surrounds. Choosing a reference point in on area does not correlate to the measurements in another. the western elevation of TH01 shows a car port, while the floor plans clearly show the western wall, including a garage. close up elevations are provided for some of the units, but not all. In particular provide close ups for dwellings TH18, TH19, APT21 & APT22. Provide GFA and site cover calculations. Please find updated proposal plan with notations included referencing the plan changes. The site cover and GFA calculations are included below demonstrating compliance with the 45% site cover requirement (proposed 41.6%) and 0.5:1 Plot Ratio (2,074.9m? GFA). SITE COVER AREA PLOT RATIO indi Noosa Road Townhouse: Typology GFA (m2) a Type A 94 8 3 TY TOTAL (m2) 194 Type At 97 Type 8 1148 3444 Type C 92.9 371.6 Type D 678 2 135.6 Type E 7 2 154 Type F 123.3 1 123.3 22 2074.9 Site Area= 4151m2 Total permitted plot ratio (Small Dwellings)= _ [0.5 to 1.0 Proposed plot ratio (Small Dwellings) = [0.50 1.0 Small Dwelli (Other Dwellings= |
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Page 2
2. Provide amended plans that have considered this and demonstrate
compliance with the relevant requirements of the Noosa Plan 2020 with
respect to bulk, building design, mix of materials, articulation,
considering the character of Noosaville and the local and surrounding
streetscape. This should include but not be limited to:
a. Increased variation in colours and materials;
b. At least a 5 degree roof pitch and eaves to all elevations;
c. Variation of the roof form and horizontal planes;
d. Open and transparent balustrading – the design is currently not
visually permeable;
e. Increased landscaping within the site, including landscaping which is
visible when viewed from the Eumundi-Noosa Road access;
f. Compliance with the maximum plot ratio of 0.5:1 – provide
calculations accordingly.
The architect has amended the plans to include increased variation in the building forms
and plans demonstrating compliance with the 5 degree roof forms. Further landscaping is
provided along Eumundi Noosa Rd with the fencing treatment changed to timber and
setback to allow for more landscaping.
Regarding the balustrading, the architect provides the following comments:
“The design decision was made to retain the solid balustrading as the best option for the
wellbeing of the residence. The neighbourhood amenity has been taken into consideration
with materials chosen to enhance the domestic fine grain character via weatherboards,
fibre cement and timber look cladding and reference the natural colours of the earth along
the river. Given its proximity to a busy road, the solid balustrading provides adequate
privacy to each townhouse; enhanced noise protection; and air quality control. It also
provides favourable shade protection onto patios, which improves outdoor living (due to
the western sun on this elevation).“
Phil Tillotson - Architect (QLD #5386) B.Arch (Hons1)
Page 2 of 6
[OCR of page images]
2. Provide amended plans that have considered this and demonstrate
compliance with the relevant requirements of the Noosa Plan 2020 with
respect to bulk, building design, mix of materials, articulation,
considering the character of Noosaville and the local and surrounding
streetscape. This should include but not be limited to:
Increased variation in colours and materials;
At least a 5 degree roof pitch and eaves to all elevations;
Variation of the roof form and horizontal planes;
Open and transparent balustrading — the design is currently not
visually permeable;
Increased landscaping within the site, including landscaping which is
visible when viewed from the Eumundi-Noosa Road access;
f. Compliance with the maximum plot ratio of 0.5:1 — provide
calculations accordingly.
2959
©
The architect has amended the plans to include increased variation in the building forms
and plans demonstrating compliance with the 5 degree roof forms. Further landscaping is
provided along Eumundi Noosa Rd with the fencing treatment changed to timber and
setback to allow for more landscaping.
Regarding the balustrading, the architect provides the following comments:
“The design decision was made to retain the solid balustrading as the best option for the
wellbeing of the residence. The neighbourhood amenity has been taken into consideration
with materials chosen to enhance the domestic fine grain character via weatherboards,
fibre cement and timber look cladding and reference the natural colours of the earth along
the river. Given its proximity to a busy road, the solid balustrading provides adequate
privacy to each townhouse; enhanced noise protection; and air quality control. It also
provides favourable shade protection onto patios, which improves outdoor living (due to
the western sun on this elevation).“
Phil Tillotson - Architect (QLD #5386) B.Arch (Hons1)
Page 2 of 6
Page 3
3. Provide amended plans that locate the bedrooms so as to comply with
Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling
Code.
Plans have been updated to move windows between units and also include privacy
screening up to 1.7m with obscure glass behind screens.
4. In particular, clarification is sought as to how the proposal complies with
this aspect of Performance Outcome PO8.
The plans have been updated to include solar panels and provide for through flow
ventilation of each unit with high level window openings in accordance with the Sustainable
Design Works Code.
5. Provide further information that addresses how this issue will be
mitigated and demonstrated compliance with PO7 of the Dual Occupancy
and Multiple Dwelling Code.
The terraces adjoining the childcare centre have been amended to ensure overlooking
does not occur to the adjoining land use.
Page 3 of 6
[OCR of page images]
3. Provide amended plans that locate the bedrooms so as to comply with
Acceptable Outcome AO5 of the Dual Occupancy and Multiple Dwelling
Code.
Plans have been updated to move windows between units and also include privacy
screening up to 1.7m with obscure glass behind screens.
EE TH17 - 18 + APT19 - 22 EAST ELEVATION 1:100
4. In particular, clarification is sought as to how the proposal complies with
this aspect of Performance Outcome PO8.
The plans have been updated to include solar panels and provide for through flow
ventilation of each unit with high level window openings in accordance with the Sustainable
Design Works Code.
5. Provide further information that addresses how this issue will be
mitigated and demonstrated compliance with PO7 of the Dual Occupancy
and Multiple Dwelling Code.
The terraces adjoining the childcare centre have been amended to ensure overlooking
does not occur to the adjoining land use.
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TERRACED POS TO REDUCE SIGHT LINES Hs 0
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Page 3 of 6
Page 4
6. Provide details of which units comply with AO9 of the Dual Occupancy
and Multiple Dwelling Code.
Townhouse 17 and 18 have been amended to include step free access, bathrooms on
ground level and wider door openings in accordance with AO9 of the Dual Occupancy and
Multiple Dwelling code.
7. Please provide an earthworks plan prepared by a suitable qualified
person (an RPEQ) that includes, but is not limited to, the following detail:
a. The extent of proposed cut and fill areas on the site with approximate
volumes of cut and fill material;
b. Sectional plans showing various heights of fill/depths of cut with
existing versus proposed RLs; and
c. The extent and proposed height of any retaining structures along with
the proposed height of any fencing on top of retaining structures.
See attached engineering response from SCG Engineers.
8. Please submit a dimensioned parking plan including garaged parking
areas prepared by a suitably qualified person.
An updated parking plan is provided by SCG Consulting Engineers demonstrating
compliance with the Australian Standards. The plan also demonstrates appropriate
manoeuvring for onsite bin collection.
Page 4 of 6
[OCR of page images]
6. Provide details of which units comply with AO9 of the Dual Occupancy
and Multiple Dwelling Code.
Townhouse 17 and 18 have been amended to include step free access, bathrooms on
ground level and wider door openings in accordance with AOQ of the Dual Occupancy and
Multiple Dwelling code.
7. Please provide an earthworks plan prepared by a suitable qualified
person (an RPEQ) that includes, but is not limited to, the following detail:
a. The extent of proposed cut and fill areas on the site with approximate
volumes of cut and fill material;
b. Sectional plans showing various heights of fill/depths of cut with
existing versus proposed RLs; and
c. The extent and proposed height of any retaining structures along with
the proposed height of any fencing on top of retaining structures.
See attached engineering response from SCG Engineers.
8. Please submit a dimensioned parking plan including garaged parking
areas prepared by a suitably qualified person.
An updated parking plan is provided by SCG Consulting Engineers demonstrating
compliance with the Australian Standards. The plan also demonstrates appropriate
manoeuvring for onsite bin collection.
Page 4 of 6
Page 5
9. Submit a revised sewer plan that includes a connection from the bin storage area
into the sewer network in accordance with the requirements of the Noosa
Council Waste Management Plan.
10. Submit an assessment of the site layout and access arrangements undertaken
by an RPEQ experienced in traffic engineering, demonstrating that the proposed
arrangements are satisfactory, and addressing as a minimum the following
items:
a. Provision of a site layout plan at a standard scale (1:200 or 1:250).
b. Preparation of a concept plan demonstrating satisfactory extension of the
existing raised central median in Eumundi Noosa Road so that the access
driveway is suitably restricted to left turns only.
c. Configuration of the site access driveway and queuing provisions.
d. A Refuse strategy for the site. This is to be in accordance with the Waste
Management Code and the PSP9 Waste Management. This is to include
demonstration of the swept path of the refuse collection vehicle (which is larger
than the 8.8m long vehicle shown on the plans) entering the site, moving within
the site to collect all bins, and then departing the site, using appropriate vehicle
clearance envelopes, and without the vehicle impacting the second levels of the
townhouses that partly overhang the ground level driveway, and with the vehicle
passing a car in each direction clear of the overhanging second level. The refuse
management proposal is to be clarified, particularly in relation to how the 240
litre bins are to be collected, and why there are also 1100 litre bins proposed,
and also taking account of Council’s policy of a 60m maximum distance for
moving wheelie bins between the storage location and the collection point.
e. Grading for the internal roadways and parking areas, demonstrating that it
will be possible to comply with the requirements of AS/NZS 2890.1-2004.
f. Compliance of the layout with the requirements of AS/NZS 2890.1-2004,
including appropriate vehicle clearance envelopes on any supporting swept path
analysis. This is to include consideration of the location of supporting structure
for the carports, the appropriateness of the proposed absence of kerb returns
accessing the two north-south aisles, and vehicle manoeuvring for TH9 and
TH11 garages.
g. Pedestrian access and routes within the site.
11. Provide a Stormwater Management Plan (SWMP) Report, which addresses all
requirements of the Water Quality and Drainage Code and which is supported by
both MUSIC and applicable hydrologic modelling. In addition, the SWMP is
requested to address the following:
a. Provide preliminary drainage design for all components of the proposed
drainage network and specifically show that adequate fall is available for these
components to connect to the trunk drainage network and function in
accordance with the modelling assumptions;
b. Provide survey of the trunk drainage network, showing alignment, sizes and
levels, from the site connection point up to Headland Drive;
c. Demonstrate that Lawful Point(s) of Discharge are able to be achieved from
the site. Supporting modelling and analysis is to:
i. Utilise a hydrologic model and be undertaken using the ensemble
storms approach of ARR2019;
ii. Accurately account for the capacity of the downstream trunk
drainage network. Where the capacity of the trunk network is
exceeded, the application will need to demonstrate that the extent
and duration of inundation of downstream properties is not
increased ;
iii. Be undertaken generally in accordance with the procedures
documented in QUDM Section 5.6.2;
iv. Demonstrates no increase in peak flows for all events up to and
including the 1%AEP climate change event, for the range of durations
applicable to the downstream land ;
v. Accurately represent the site catchment areas and the position and
catchment of each detention storage within the site;
vi. Accurately represent any areas of the developed site which bypass
the detention storage(s);
Page 5 of 6
[OCR of page images]
10.
11.
Submit a revised sewer plan that includes a connection from the bin storage area
into the sewer network in accordance with the requirements of the Noosa
Council Waste Management Plan.
Submit an assessment of the site layout and access arrangements undertaken
by an RPEQ experienced in traffic engineering, demonstrating that the proposed
arrangements are satisfactory, and addressing as a minimum the following
items:
a. Provision of a site layout plan at a standard scale (1:200 or 1:250).
b. Preparation of a concept plan demonstrating satisfactory extension of the
existing raised central median in Eumundi Noosa Road so that the access
driveway is suitably restricted to left turns only.
c. Configuration of the site access driveway and queuing provisions.
d. A Refuse strategy for the site. This is to be in accordance with the Waste
Management Code and the PSP9 Waste Management. This is to include
demonstration of the swept path of the refuse collection vehicle (which is larger
than the 8.8m long vehicle shown on the plans) entering the site, moving within
the site to collect all bins, and then departing the site, using appropriate vehicle
clearance envelopes, and without the vehicle impacting the second levels of the
townhouses that partly overhang the ground level driveway, and with the vehicle
passing a car in each direction clear of the overhanging second level. The refuse
management proposal is to be clarified, particularly in relation to how the 240
litre bins are to be collected, and why there are also 1100 litre bins proposed,
and also taking account of Council’s policy of a 60m maximum distance for
moving wheelie bins between the storage location and the collection point.
e. Grading for the internal roadways and parking areas, demonstrating that it
will be possible to comply with the requirements of AS/NZS 2890. 1-2004.
f. Compliance of the layout with the requirements of AS/NZS 2890.1-2004,
including appropriate vehicle clearance envelopes on any supporting swept path
analysis. This is to include consideration of the location of supporting structure
for the carports, the appropriateness of the proposed absence of kerb returns
accessing the two north-south aisles, and vehicle manoeuvring for TH9 and
TH11 garages.
g. Pedestrian access and routes within the site.
Provide a Stormwater Management Plan (SWMP) Report, which addresses all
requirements of the Water Quality and Drainage Code and which is supported by
both MUSIC and applicable hydrologic modelling. In addition, the SWMP is
requested to address the following:
a. Provide preliminary drainage design for all components of the proposed
drainage network and specifically show that adequate fall is available for these
components to connect to the trunk drainage network and function in
accordance with the modelling assumptions;
b. Provide survey of the trunk drainage network, showing alignment, sizes and
levels, from the site connection point up to Headland Drive;
c. Demonstrate that Lawful Point(s) of Discharge are able to be achieved from
the site. Supporting modelling and analysis is to:
i. Utilise a hydrologic model and be undertaken using the ensemble
storms approach of ARR2019;
ii. Accurately account for the capacity of the downstream trunk
drainage network. Where the capacity of the trunk network is
exceeded, the application will need to demonstrate that the extent
and duration of inundation of downstream properties is not
increased ;
iii. Be undertaken generally in accordance with the procedures
documented in QUDM Section 5.6.2;
iv. Demonstrates no increase in peak flows for all events up to and
including the 1%AEP climate change event, for the range of durations
applicable to the downstream land ;
v. Accurately represent the site catchment areas and the position and
catchment of each detention storage within the site;
vi. Accurately represent any areas of the developed site which bypass
the detention storage(s);
Page 5 of 6
Page 6
vii. Accurately represents the existing catchment and flows reporting to
the proposed discharge points from the site, as the comparison for
the developed-site discharge;
viii. Provide existing and developed catchment plans, showing the above
areas.
12. Provide sufficient detail to demonstrate that the garages, garage door widths
and the aisle widths are in accordance with section 5.4 of AS/NZS2890.1:200.
See attached engineering response from SCG Engineers.
13. Provide a review and calculations of landscaping in light of the planning
scheme’s definition of landscaping and soft landscaping. Provide
amended plans that comply with the landscaping requirements within the
Dual Occupancy and Multiple Dwelling Code.
An updated landscaping plan is included demonstrating compliance with the 35%
minimum landscaping requirement.
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
Page 6 of 6
[OCR of page images]
vii. Accurately represents the existing catchment and flows reporting to
the proposed discharge points from the site, as the comparison for
the developed-site discharge;
viii. Provide existing and developed catchment plans, showing the above
areas.
12. Provide sufficient detail to demonstrate that the garages, garage door widths
and the aisle widths are in accordance with section 5.4 of AS/NZS2890.1:200.
See attached engineering response from SCG Engineers.
13. Provide a review and calculations of landscaping in light of the planning
scheme’s definition of landscaping and soft landscaping. Provide
amended plans that comply with the landscaping requirements within the
Dual Occupancy and Multiple Dwelling Code.
An updated landscaping plan is included demonstrating compliance with the 35%
minimum landscaping requirement.
Eumundi Noosa Road Townhouses - LANDSCAPE AREA
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
Page 6 of 6