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response to information request
3 February 2021 Patrick Murphy Noosa Council [email protected] RE: Response to Information Request (MCU20/0136) – Shops and Offices situated at 41 Sunshine Beach Rd, Noosa Heads (BUP3943) Council issued a further information request on 17 December 2020. The applicant provides the following additional information in response to the items: 1. Provide longitudinal section for the proposed stormwater pipeline from the parking area to the Council’s existing stormwater system including the actual invert level of the existing receiving stormwater pit. Also, consideration should be given to providing drainage works to connect existing stormwater drainage pipeline within the road verge (within garden and public path along the frontage to Berrima Row) into the existing kerb inlet pit, in lieu of its existing kerb outlet/s in Sunshine Beach Road. SCG Consulting Engineers have provided a response in Attachment 1. ------------------------------------------------------------------------------------------------------------------ 2. Council’s mapping system indicates an existing stormwater pipeline (300mm) runs near/at the north/west corner of the site (refer to the attached snipping tool map below). This pipeline has not been indicated on the submitted survey and/or the engineering plans. It is necessary that the location and level/s of this pipeline be investigated and any impact on the building works design near this pipeline be assessed and addressed. A drainage easement may be required over the zone of influence of this stormwater pipeline. SCG Consulting Engineers have provided a response in Attachment 1 and the associated survey file (.dwg). ------------------------------------------------------------------------------------------------------------------ 3. Longitudinal cross sections for the left and right lanes/edges of the driveway are required including B99 vehicle templet to demonstrate no scraping or bottoming down for standard vehicles, the longitudinal sections must extend from the centreline of the road formation to the basement floor level. Also the longitudinal sections must confirm that the crossover match the public pathway profile. SCG Consulting Engineers have provided a response in Attachment 1. ------------------------------------------------------------------------------------------------------------------
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4. The new development will necessitate changes to the street frontages of the
site, particularly to Sunshine Beach Road. The development design plans
need to include some details regarding the extent of these works.
Place Design Group have provided a response in Attachment 2. Drawing LCP3 (Page 4)
shows the proposed upgrade of footpath, driveway and refurbishment of garden beds.
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5. There are concerns regarding the proposed parking area layout in relation
to:
• The adequacy of the turning area for space 9.
• The proposed gate affects the ability to manoeuvre into and out of
the nearby car parking spaces.
Provide information/amendment to address the above concerns.
SCG Consulting Engineers have provided a response in Attachment 1.
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6. Provide a detailed assessment including supporting documents,
demonstrating the means by which the design meets PO8 of the Sustainable
Design Code.
An assessment against each of the Performance Outcomes is detailed below:
Performance Outcome Comment
orientates buildings and The office design is orientated to the north with a balcony and central
windows to make the most of landscaped planter. The access to the balcony is able to allow for cross
prevailing winds, natural ventilation, while screens have been designed to keep offices limited to
ventilation, and cross breezes; exposure from the western sun.
maximises shade to east and Mature landscaping flanks the eastern wall, softening and shading the
west walls; offices. The western wall is built to boundary with rendered block,
aluminium battens and fire rated high glazing.
contains an open and The ground floor tenancies allow for external use of footpaths and
permeable built form that gardens in accordance with the streetscape palette from Place Design
connects indoor and outdoor Group. The tenancies all connect indoor and outdoor spaces in both the
spaces in an integrated design; private and public realms and is an appropriate expression for this highly
exposed corner site.
retains existing vegetation and Vegetation is retained along both road frontages to both to create shade
natural shading where and cooling around the building.
possible;
incorporates The design allows for open shopfronts to the ground floor and an office
passive building design to space connected to a central vegetated courtyard and balcony facing
reduce the need for auxiliary north east. The office design provides for passive design measures to
heating and cooling; maximise the use of natural ventilation, cooling and natural light.
uses low toxic internal and Tim Ditchfield Architects have selected materials to complement the
external building materials; existing vegetated surrounds including Fascia Grey Paint, charcoal
aluminium battens, off form awning, light grey timber cladding and stone
cladding.
uses natural light rather than The office makes use of a central atrium to bring light into the office. The
artificial light, and may include office also setback from the carpark to the north and allows for natural
skylights, atriums and light light into the underground carpark. The retail tenancies also provide for
wells; large glazing to the street frontages allowing for natural light into the
building.
provides a minimum floor to The building provides for 3.1m floor to floor heights.
ceiling height of 2.7 metres;
and
enables efficient operation and The redevelopment of the commercial corner 40+ years after the original
use of the building. construction will allow for flexibility in uses and users for another 40+
years.
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7. Elevation plans to include details of the proposed colours and materials
Tim Ditchfield Architects have provided a response in Attachment 3. The roof plan
(SD03A) has been updated to show the Photovoltaic panels highlighted in response to
Issue 6, whilst the elevations (SD05A and SD06A) have been updated to show the various
finishes and colour palette.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue 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
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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