Response to Information Request · MCU10/2113.03

Page 2

Overlooking and Views


 The development site includes a side boundary to its northern boundary, a rear boundary to its western side and
 a side boundary to its southern boundary.

 The proposed development will include a proportion of building bulk within the rear boundary setback which is
 required to be set back 6.0 metres when giving weight to the Noosa plan 2020 Medium density residential zone
 code.

 In addition the elevations indicate a building height encroachment along the north and extent of the proposed
 building which exceeds 8 metres in building height.

 The submitted plans and elevations do not provide sufficient information to demonstrate that the development
 will not result in unreasonable overlooking or loss of visual privacy to adjoining premises. In addition the submitted
 material does not demonstrate that the proposal will not result in the obstruction of views from adjoining
 premises.

 Information Required

 2.   In accordance with PO10 of the Medium Density Residential Zone Code provide an assessment identifying
      any potential impacts supported by sightline diagrams which confirm no impact to surrounding premises.
 3.   Provide an assessment that the proposal will not unreasonably overlook any neighbouring private open
      spaces, habitable windows or doors of surrounding premises.


Response:
In response to Item 2 of Council’s request, it is noted that Performance Outcome PO10 of the Medium
Density Residential Zone Code is only triggered where a proposed development exceeds the maximum
building height of 8m. As the proposal complies with the Acceptable Outcome AO10.1 and does not exceed
the prescribed height limit, assessment against PO10 is not required. For further details demonstrating
compliance with the required height limit, please refer to Sections 1 to 5 (drawing numbers 400.00 to
400.04) provided within the enclosed Amended Architectural Plans prepared by Shaun Lockyer Architects.

In response to Item 3, a detailed assessment has been undertaken to address Council’s concerns regarding
potential overlooking of the adjoining premises. This assessment confirms that the proposed development
will not result in unreasonable overlooking of neighbouring private open space, habitable room windows or
doors. Direct sightlines from the proposed habitable spaces are directed either below existing balconies or
toward established dense vegetation on adjoining sites, ensuring an appropriate level of privacy is
maintained.

The requested assessment is illustrated within the enclosed Amended Architectural Plans prepared by Shaun
Lockyer Architects. As shown in Figures 1 to 3, the blue dashed arrows depict the relevant view lines from the
proposed development and demonstrate that no overlooking of adjoining properties will occur.




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Page 3

 Figure 1: Site plan illustrating relevant sight lines.




Figure 2: Section plan illustrating relevant sight lines.




Figure 3: Section plan illustrating relevant sight lines.




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Overall, the proposed development is seen to achieve the relevant requirements in relation to AO10.1 &
AO10.2 of the Medium Density Residential Zone Code with respect to overlooking and views.

Building Height in Metres


 The submitted documentation does not include sufficient information to demonstrate the proposed building
 height. It is unclear how the ground level or building height has been determined.

 Information Required

 4.   Provide amended and/or additional plans, including:

      (a) Amended Plans and elevations showing the dwelling at the highest point from natural ground, with all
          height measurements shown in RL’s at each level relevant back to a ground level and a maximum building
          height blanket at 8.0 metres clearly showing any height exceedance;
      (b) Provide confirmation from a surveyor that building heights have been determined from a recent site
          survey showing the ground level back to a standard datum.


Response:
In response to Item 4(a) of Council’s request, Amended Architectural Plans have been prepared inclusive of
additional sectional drawings to further illustrate the proposed building height. As demonstrated in Sections
1 to 5 (drawing numbers 400.00 to 400.04) of the revised plan set, the development remains entirely below
8m when measured from the natural ground line (NGL). To further confirm compliance, an isometric height
blanket has also been included within the amended plan set and is provided in Figure 4 below for ease of
reference.




      Figure 4: Isometric height blanket demonstrating the proposed built form remains entirely below 8m above the NGL.

Further, and to assist with Council’s assessment of the proposed height, the nominated natural ground levels
have been provided for each of the labelled corners for the proposed dwelling. These measurements are
provided in Table 1 below as well as within the enclosed Contour & Detail Survey Plan prepared by AJS
Surveys.




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Page 5

Table 1: Associated spot levels.
 Label                                                  Natural Ground RL (m AHD)
 A                                                      17.30
 B                                                      15.52
 C                                                      15.69
 D                                                      15.57
 E                                                      16.04
 F                                                      17.73
 G                                                      18.09
 H                                                      17.96

In relation to Item 4(b), written correspondence from the project surveyor regarding particular spot levels
has also been obtained and is enclosed as part of this response material. This correspondence verifies the
spot levels listed in Table 1 with reference to the survey information used to determine the natural ground
level for the development. For further detail, please refer to the Contour & Detail Survey Plan and Surveyor
Spot Level Email Correspondence received from AJS Surveys as well as the proposed Site Plan (drawing
number 100.00) of the Amended Architectural Plans prepared by Shaun Lockyer Architects enclosed.

We have now fully responded to Council Information Request in accordance with section 13.2 of the
Development Assessment Rules under the Planning Act 2016 and request that Council proceed with the
assessment of the application.

Should you wish to discuss the matter further, please do not hesitate to contact our office.

Yours faithfully
TOWN PLANNING ALLIANCE PTY LTD




Melissa Grant
CONSULTANT PLANNER

Enc.     Amended Architectural Plans prepared by Shaun Lockyer Architects
         Contour & Detail Survey Plan prepared by AJS Surveys
         Surveyor Spot Level Email Correspondence prepared by AJS Surveys




                                                  PO Box 7657 East Brisbane Q 4169 | [email protected] | tpalliance.com.au