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Our ref: 230904 Council Ref: MCU24/0001 & OPW24/0003 21 February 2024 The Chief Executive Officer Noosa Shire Council PO Box 141 Tewantin QLD 4565 Attention: Development Assessment – Tara Norley Via Email: [email protected] Dear Tara, Re: Response to Council’s Information Request Development Permit for Material Change of Use and Operational Work to establish a Dual Occupancy 2 Jan Street, Noosa Heads Lot 15 on RP90014 Council ref: MCU24/0001 & OPW24/0003 I refer to Council’s Information Request, dated 24 January 2024 in relation to the abovementioned development. On behalf of the applicant, 2 Jan Street Pty Ltd, and in accordance with Section 13 of the DA Rules, we provide a response to all the issues raised. A response to the item(s) raised in Councils Information Request is outlined below: ITEM 1: Issue - Design Acceptable Outcome AO14.1 of the Medium Density Residential Zone Code requires development to provide visual interest to the street and surrounding areas through: (a) highlighting individual dwellings and land uses; (b) an asymmetrical design presentation to the street; (c) offsetting or staggering dwellings to provide variation in the frontage; (d) varying the roof form. Additionally, Acceptable Outcome AO14.2 of the Medium Density Residential Zone Code requires developments to have a maximum wall length of 15 metres and external walls incorporate at least one design element to add visual interest and amenity. The proposal does not highlight individual dwellings, includes a symmetrical design to the Jan Street frontage and does not offset or stagger the dwellings to provide variation to the frontage. Additionally, the southern elevation includes a wall plane approximately 20m in length. Our ref: 230904 Page 1 of 5
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Performance Outcome PO14 of the Medium Density Residential Zone Code requires
development:
(a) contributes positively to the locality;
(b) addresses and enhances the streetscape by incorporating articulation and individual
design elements that add visual interest to the development;
(c) has a form and architectural scale that does not dominate the streetscape or the
surrounding properties;
(d) does not detract from the visual amenity of adjoining properties through the impact on
views, access to sunlight or overlooking;
(e) takes the form of small separate buildings, rather than large single bulky development;
and
(f) sits within a landscaped setting.
The design along Jan Street and the southern elevation does not incorporate articulation
and individual design elements that add visual interest to the development is not supported
in its current form.
Information Required
1. Provide amended plans:
1.1. highlighting the individual dwellings;
1.2. including an asymmetrical design presentation to the street; and/or
1.3. offsetting or staggering the dwellings to provide variation in the frontage.
RESPONSE
Please refer to the revised Building Design Plans in Attachment 1. As per recent discussions with Council, the
Jan Street building façade has been revised to better distinguish the individual dwellings. The changes include
providing the upper level balconies of each unit with varied colour finishes, and altering the upper level void
area window treatments to have a different shape/design. Additionally, the street facing façades of the building
are better articulated overall with the introduction of light grey paint finish to some walls which provide low
contrast, with the white cladding, breaking up the appearance bulk within the building.
A rendered image of the southern elevation has been provided in the suite of revised Building Design Plans to
illustrate that this elevation will not present as a blank wall exceeding 20m in length. The southern elevation
provides recesses and projections in the floor layout, extended roof eaves, ample upper and ground level
windows, and textured wall cladding to ensure that it is suitably articulated and maintains the visual amenity of
the adjoining neighbour. Further, landscapes are provided along this elevation that will be visible to the
neighbour at maturity.
As discussed with the Council officer, due to the extensive street frontage and the desire to maintain appropriate
setbacks, it is not possible to stagger the dwellings.
ITEM 2:
Issue – Fencing
Acceptable Outcome AO17.1 of the Medium Density Residential Zone Code requires front
fences or walls to be set back an average of 1 metre, and to be articulated to provide visual
interest by stepping the design at a maximum of 5 metre intervals.
Our ref: 230904 Page 2 of 5
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Acceptable Outcome AO17.2 of the Medium Density Residential Zone Code requires fences,
where located on the boundary:
(a) the solid portion of front fences and walls is no more than 1.2 metres high; or
(b) the walls contain openings or materials that ensure it is 50% transparent and has a height
not exceeding 1.8 metres.
The proposal plans include a 1.8m high built to boundary front fence that does not openings
or materials that ensure it is 50% transparent.
It is recommended that the fencing be setback to allow landscaping to be provided between
the fence and property boundary to be compatible with the existing streetscape character,
which contains substantial landscaping elements, particularly along Banksia Avenue.
Information Required
2. Provide amended architectural and landscaping plans complying with the requirements
of either AO17.1 or AO17.2.
RESPONSE
Please refer to the revised Building Design Plans in Attachment 1. Due to the extensive street frontage and
therefore the need to provide significant setbacks to both the northern and western boundaries, it is required
to provide the private open space areas abutting the street. To ensure this space is not compromised in terms
of usability and to ensure privacy and security is offered to the future unit occupants, it is proposed to maintain
the front fence location for the most part. The fence is however stepped in at the corner of Banksia Avenue and
Jan Street to provide a 1m wide landscape strip in front. This will provide a positive contribution to the
streetscape and reflect the landscape character of Banksia Avenue currently. It is also proposed to retain all of
the mature street trees in the Council verge and plant three (3) new street trees, which will collectively assist in
buffering the front fencing and further adding to the existing streetscape landscape character.
As shown on the revised Building Design Plans in Attachment 1, the front fence has been revised to
accommodate 50% transparency for the majority of its length. Some textured stonewall sections are however
maintained to add visual interest.
It is understood that Council agrees with the above outcomes to enhance the visual amenity of the street while
also ensuring the amenity, privacy and security of future unit occupants.
Please note that upon receipt of feedback from Council confirming that the proposed changes are supported
and there are no further matters to resolve, the Landscape Plans and Civil Engineering Plans will be updated to
reflect the changes to the site layout described above.
ITEM 3:
Issue – Gatehouse
The scale of the Gatehouse on the Banksia Avenue frontage is not supported.
Information Required
3. Provide amended plans reducing the size of the gatehouse to comply with QDC
requirements under MP1.2.
Our ref: 230904 Page 3 of 5
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RESPONSE
Please refer to the revised Building Design Plans in Attachment 1. As shown on sheet 02 (site plan) and sheet
07 (west elevation), the gatehouse has been revised to comply with QDC MP1.3 (2m wide, 2.4m high, 3.97m2).
ITEM 4:
Issue – Proposed Driveway Levels
The proposed driveway grades shown in Arcos’ Development Site Plan (C-301, Rev. A)
indicate steep rollover transitions. Further information is required to demonstrate vehicles
will not scrape or bottom out while entering/exiting the driveways.
Information Required
4. Provide two longitudinal sections demonstrating that the proposed driveways are
functional. The sections must extend from the centreline of Jan Street and Banksia Avenue
to their respective garages and demonstrate that B85 can enter/exit each Unit without
scraping or bottoming out. The longitudinal sections and vertical clearance checks must be
prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland).
RESPONSE
Please refer to the following response provided by the Civil Engineer to Item 4 above:
The design incorporates grades and transitions in accordance with Council-adopted IPWEA standards (RS-050).
Vertical checks are typically not required when working within the standards. Further information has been
prepared as requested with B85 templates applied to the driveway profiles where grading/transitions are
steepest. The western edge of Unit B driveway (Jan St) and the southern edge of Unit A driveway (Banksia Ave).
Our ref: 230904 Page 4 of 5
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This represents our complete response to the Information Request issued by Council, and we look forward to the Decision Notice being issued in accordance with the relevant provisions of the Planning Act 2016. As always, please feel free to contact me direct should you require any additional information or clarification. Yours faithfully, ADAMS + SPARKES TO WN P L ANN ING Aspen Dunn TOWN PLANNER Encl: Revised Building Design Plans prepared by Qld Built (Attachment 1) Our ref: 230904 Page 5 of 5