LATE response to info request · MCU22/0197

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 7.   Provide amended plans increasing the rear setbacks for the units.
A 4.1m setback is provided to the screens attached to the back bedrooms of unit 1, with
the main wall line setback more than 4.8m. The relevant outcomes seek for a sufficient
setback to allow for landscaping and prevent overlooking into adjoining properties. The
design incorporates screening devices to prevent viewing into the adjoining property.
Large structural buffer landscaping is also proposed around the perimeter of this built form
to ensure adverse impacts to the neighbour are avoided.
It is further noted the surrounding rear setbacks adjoining the site at 2/8 Beacon Ct and
1/71 Southern Cross Pde range between 3.6 to 4.2m, as shown below.




Figure.2 Nearmap image of site with adjoining setbacks.




Figure.3 Realestate photos of unit 2/8 Beacon Ct (setback 3.6m from site) showing
change in level and orientation to the north down the hill. As a result of the changes
in levels and landscaping, the site will not be visible from this adjoining neighbour.




Figure.4 picture of 1/71 Southern Cross parade rear boundary from pool.
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Figure.5 Proposed design of dual occupancy – Note the 4.2m setback from 1/71
Southern Cross Pde (allowed 1.5-2m).




Figure.6 Large structural buffer landscaping surrounding the unit 1 built form.




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Landscaping
 5.        Provide a detailed landscaping plans prepared by a suitably qualified
           landscape architect in accordance with the requirements of the PSP2 –
           Landscaping, and that incorporate the following:
               a. Vegetation with vertical scale to be provide screening/buffering of the
                  built form when viewed from Southern Cross Parade. This landscape
                  should be designed such, that a minimum 30% of the built form will
                  be screened at maturity.
               b. Screening vegetation with vertical scale to be provide along the
                  northern boundary to buffer the built from when viewed from the
                  north. Ensure planting includes appropriate height screening plants
                  (minimum 4-5 metres in height at maturity)
               c. Relocate the timber slat and masonry wall back within the private
                  court lawn to allow a meaningful landscape space with a width
                  capable of screening and softening the development. Particular
                  reference is to be made to A012.2/P012 in response to the item, in this
                  regard 2 metres of landscape should be provided adjacent the front
                  wall.
               d. Feature pandanus to be located well within the property boundary to
                  avoid contact with path users on Southern Cross Parade.
 14. Provide additional detail demonstrating the location of the proposed Tuckeroo
     street trees. The location of the proposed Tuckeroo street trees must comply
     with Council’s setback requirements.
All landscaping changes referenced above are incorporated into the revised landscape
plans drawn by Element Design, including tuckaroos in the road verge, pandanus
relocated and dense screening along the frontage and boundaries.


Engineering
 8.        Provide additional detail on the proposed driveway and crossover. The detail
           must be prepared by a suitably qualified person (RPEQ – Registered
           Professional Engineer of Queensland) and include, but not be limited to:
      a.      a design generally in accordance with RS-049, RS-050 and any associated
              addendum;
      b.      dimensions, levels and grade of the access driveway;
 9.        Provide additional detail demonstrating how trip hazards will be eliminated
           within the road reserve due to the construction of the proposed driveway
           crossover. Please note that Council is unlikely to support private retaining
           structures within the road reserve. The amended plan must be prepared by a
           suitably qualified person (RPEQ – Registered Professional Engineer of
           Queensland) and include, but not be limited to:
               a. the full extent of the transition to the adjoining areas of verge.
 10. Provide amended Vehicle Swept Path Plans demonstrating that vehicles are
     able to enter and exit the site without the vehicle body envelope colliding with
     any features of the proposed development. The additional detail must be
     prepared by a suitably qualified person (RPEQ – Registered Professional
     Engineer of Queensland) and include, but not be limited to:
           a. adjacent carparks must be occupied when demonstrating how a B99
              vehicle can enter and exit the proposed garages.
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       b. provide practical start/end points for vehicles entering/exiting the
          proposed garages.


 11. Provide sufficient detail to demonstrate that the development achieves
     compliance with The Noosa Plan 2020 – Sustainable Building Design Code.
     The detail must be prepared by a suitably qualified person (RPEQ – Registered
     Professional Engineer of Queensland).
 12. Provide a Geotechnical Engineer report demonstrating the proposed works
     will have no adverse effects on the existing slope stability conditions of the
     subject site or any of the adjoining properties. The report must be prepared
     by a suitably qualified person (RPEQ – Registered Professional Engineer of
     Queensland)      and    include   construction    methodology,     foundation
     recommendations etc.
 13. Provide additional detail demonstrating how the proposed earthworks will not
     undermine the structural integrity of adjoining properties.
Please find attached response to the items raised from Recor and Tectonic. Furthermore,
a 3,000Ltr tank is proposed under the driveway with water to be used for gardens in
accordance with the Sustainable Building Code.

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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. 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
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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