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response to information request - 14 wyandra
4 November 2022 Noosa Council [email protected] RE: Response to Information Request MCU22/0146, OPW22/0213, RAL22/0019 – 14 Wyandra St Noosa Heads Council issued an information request on 23 September 2022. The applicant provides the following additional information in response to the items: 1. Confirm whether approval for demolition is sought in conjunction with the development application or whether it will be obtained at a later date. If sought, complete DA Form 2 for Building Works (demolition). Please find attached DAForm 2 for demolition of the existing house. We commend Council’s pragmatic approach to include the DBW conditions on the decision notice. 2. Offset or stagger the units to provide greater variation to the frontage, this will subsequently reduce the bulk of the garage and more positive contribute the locality. Further articulation is provided to unit 1 façade to ensure greater variation between the units. The units are also seperated by more than 3m of landscaping and the shape of the lot also allows for large landscaping in front of both internal driveway splays, so as to provide for a well landscaped appearance to Wyandra St. The built form is complemented with eight large native street trees within the road reserve and front 2m setback providing for structural landscaping in front of the buildings – consistent with the landscape character of the Noosa Heads locaclity.
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3. Provide revised plans including the powder rooms in GFA calculations, design
amendments will be necessary as inclusion of the two areas exceeds a plot ratio
of 0.4:1. Plot ratio exceedances are unlikely to be supported.
All drawings have been updated removing powder rooms and just left as under stair voids.
Furthermore, garages have been amended to allow for only vehicles to be included within
them. A copy of the GFA calculation confirms compliance with the 0.4:1 requirements.
4. Revise site cover calculations and show as a layer over the Roof Plan for clarity.
The site cover calculations include all areas of the roof, excluding the eaves over the
portico entrance (keeping weather off the front door) and the roof above the rear facing
bedrooms, as shown below.
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5. Provide greater detail in regard to screening opportunities for the upper level
deck of Unit 2 to uphold privacy between users.
As the developers of 12 Wyandra St (adjoining) consideration has been given to the
relationship between each of the four units. Views for the units are focussed to the north
over the road, to the south above the roofs of the adjoining house, and west over the
proposed units at 12 Wyandra, as shown below.
6. Provide revised plans, showing a greater side boundary setback allowing ample
area to allow for meaningful vegetation to maintain a vegetated skyline in
respect of the locality.
Although the ground floor studio is setback 1.2m for 6m of its length, dense screening
plantings (lilly pillys) are provided for 500mm along the boundary for its length, as shown
below. This provides for meaningful screening of any building bulk concerns consistent
with the relevant Performance Outcomes of the zone code.
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7. Review and amend the Landscape Plan to show an increased landscape
setback and ensure that if the use of exotics are wanted they are required to
meet Landscape Code AO10.2.
8. Provide a percentage of exotics that are utilised around the pool areas if exotic
species are to be utilised.
The landscaping within the front setback has been amended in accordance with the
vehicle turning templates, so as to allow for sufficient manoeuvring onsite and an average
of 2m wide landscaping within the site’s frontage, as well as structural landscaping of
street trees within the road reserve.
Landscaping schedule has been updated to include all native species. Furthermore, all
retaining walls have been removed from the frontage and landscape batters and plantings
allow for appropriate sight lines and vehicle overhangs, as per below.
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9. Provide additional detail demonstrating that the internal driveway has sufficient
area to permit a B99 vehicle access the site/carparks in a forward gear,
manoeuvre on-site and exit the site in a forward gear in no more than 3 total
movements. The additional detail must be prepared by a suitably qualified
person (RPEQ – Registered Professional Engineer of Queensland).
10. 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. levels and grades of the access driveway;
c. a longitudinal section extending from the centre of the formation along
Wyandra Street to the property boundary; and
d. demonstrate that a B99 vehicle will not scrape or bottom out while entering
or exiting the driveway.
11. 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.
12. Provide additional detail clarifying if the indicated section is intentional. If the
indicated section is intentional, provide details around its intended use.
Recor include updated drawings with a compliant driveway and crossover long section,
with no retaining works required to accommodate a standard driveway design.
Amendments have been made to accommodate onsite manoeuvring for all four carparks
which have been coordinated with the landscaping and architectural drawings.
13. Provide written advice from a Cadastral Surveyor that clearly indicates if the
proposed common property over the shared driveway is in accordance of the
Land Tile Act and would be suitable for registration upon the completion of the
development.
David Lau from Noosa Cooloola Land Surveys (NCLS) confirms that a community title
subdivision format is suitable for registration. The standard format plan will include the
common wall on common property and the rest of the original parcel subdivided into the 2
lots as per the lodged application plan. There would be no need for exclusive use allocation
of common property with this model.
Statutory easements will exist for access and services for all community titles schemes
hence the need for the services location diagram with the final Plan Sealing application
after the building is constructed. NCLS will prepare the survey plan, services plans
showing the location of proposed reticulated water, sanitary drainage, rainwater drainage,
electricity and communications after the as-constructed details from the installers are
provided.
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In addition to the response, please find attached a DA Form 2 for DBW associated with
the demolition of the existing house. We seek for the application to consider this additional
element of the development and for conditions to be included on the Development Permit
accordingly.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please proceed with the
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
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