Information Request MCU20 0021

Officer: 	Billy Glover
Direct Telephone: 	07 53296109
Our Reference:	MCU20/0021 & RAL20/0002
Your Reference:	n/a
17 April 2020
Roger Parkin Project Architect
Po Box 253
CLAYFIELD  QLD  4011
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU20/0021 & RAL20/0002
Street Address:	53 & 55 Hilton Tce Tewantin Qld 4565
Real Property Description:	Lot 121 RP 70296 Lot 1 RP 117315
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Proposal Plans
The proposal plans do not include floor plans for the two units on Lot 121 RP 70296. The proposal plans do not clearly indicate the natural ground level nor the proposed finished ground level of the site.
Information Required
Provide amended proposal plans that include and detail:
Floor plans of all four (4) units and all proposed setbacks to all boundaries;
The natural ground level and proposed finished ground level of the site;
The modelled flood level and compliant minimum floor levels;
Provide a survey plan of the site prepared by a registered cadastral surveyor.
Issue – Gross Floor Area
The gross floor area of the proposed development exceeds the maximum allowable, as per Specific Outcome O8 of the Tewantin & Doonan Locality Code. As per Council records, Lot 121 RP 70296 has a site area of 587.04m2 and Lot 1 RP 117315 has a site area of 602.22m2.
Information Required
Provide amended proposal plans that demonstrate compliance with Specific Outcome O8 of the Tewantin & Doonan Locality Code.
Total maximum allowable gross floor area:
Lot 121 RP 70296 - 264.2m2 max.
Lot 1 RP 117315 - 271m2 max.
Provide a gross floor area calculation plan in accordance with the gross floor area definition under The Noosa Plan, demonstrating compliance over both sites.
Issue – Site Cover
The site cover of the proposed development exceeds the maximum allowable, as per Specific Outcome O7 d) of the Tewantin & Doonan Locality Code. As per Council records, Lot 121 RP 70296 has a lot area of 587.04m2 and Lot 1 RP 117315 has a lot area of 602.22m2.
Information Required
Provide amended proposal plans that demonstrate compliance with Specific Outcome O7 d) of the Tewantin & Doonan Locality Code (maximum site cover – 40%).
Provide a site cover calculation plan in accordance with the site cover definition under The Noosa Plan, demonstrating compliance over both sites.
Issue - Setbacks
The section plan indicates the upper level floor cantilevers and encroaches the front 6 metre setback. The floor plans indicate the proposed deck, balcony and suspended garden beds/planter boxes on the upper level of unit/s 1 encroach the side boundary setback and the garage/s of unit 2 encroach the rear 6 metre setback.
No justification has been provided for the proposed setback encroachments.
Information Required
Provide amended proposal plans that demonstrate compliance with all setbacks for Multiple Housing Type 2 Duplex prescribed in Table 1-3 - Exceptions for specific uses (Schedule 1 – Minimum Boundary Setbacks for Buildings and Other Structures). Alternatively, provide suitable justification against Specific Outcome O5 of the Tewantin & Doonan Locality Code.
Issue – Building Height
The proposed building height in relation to the natural ground level of the site is not clearly detailed.
Information Required
Provide amended proposal plans that clearly detail the proposed building height in relation to both the natural ground level of the site and the proposed finished ground level/s.
Issue – Streetscape character & building bulk
The proposal plans do not include variation in the roof form/s to define the individual dwelling units and do not detail a variation in proposed external materials and finishes. Probable Solution S43.1 of the Tewantin & Doonan Locality seeks:
Buildings and other structures are designed to—
a) have a maximum wall length of 15m and each external wall plane incorporates at least one design element to add visual interest and amenity (such as windows, pergolas, sun shading devices, balconies or a change of building material);
b) vary and break up the roof forms through gables or different pitches to add visual interest and define the individual dwelling units;
c) provide individual segmented balconies for each dwelling unit to reduce dominant horizontal banding;
d) visually break up building façades by incorporating different but complimentary textures and building materials; and
e) visually break up the bulk of the building by integrating tall plant species in front of and to the side of buildings.
Information Required
Provide amended proposal plans that detail a variation in roof form and external materials and finishes from the perspective of the streetscape and surrounding spaces, in accordance with Probable Solution S43.1 of the Tewantin & Doonan Locality Code.
Issue – Roof form
Eaves are not provided to the outward facing walls of the garages.
Information Required
Provide amended proposal plans that include eaves to the garages and demonstrating compliance with Probable Solution S13.1 of the Tewantin & Doonan Locality (minimum 600mm eaves to at least 75% of the perimeter of the building.
Provide an eave calculation plan.
Issue – Landscape area and private open space
It appears the proposed landscaping may fall short of the minimum requirements specified in Table 14-57 – Exceptions for specific uses and other development of the Landscaping Code.
The proposed unit/s 2 courtyards are located at the rear of the site and do not provide suitable connectivity to the living areas of unit/s 2, consequently Council is not supportive of the proposed courtyard arrangement.
Information Required
Provide amended proposal plans that demonstrate compliance with Table 14-57 – Exceptions for specific uses and other development of the Landscaping Code.
Provide a landscape area and dimensions calculation plan demonstrating compliance over both sites.
Provide amended proposal plans that provide private open space areas directly accessible from the living areas of each of the units.
Issue – Front fencing & walls
It appears the proposed finished ground/surface level of the pool, pool area and pool fencing may conflict with the proposed front fencing/walls.
No justification has been provided to support the four (4) proposed gatehouses.
Information Required
Demonstrate the proposed finished ground/surface level of the pool, pool area and pool fencing will not conflict with the proposed front fencing and streetscape presentation. In this regard, Council is unlikely to support pool fencing protruding above the front fence.
Provide justification in support of the four (4) proposed gatehouses. Alternatively, remove/reduce the four (4) proposed gatehouses.
Issue – Access Easement
A proposal plan has not been provided for the proposed access easement.
Information Required
Provide a proposal plan clearly detailing the area and extent of the proposed access easement.
Issue
Council has concerns with the proposed garaging and the ability for vehicles to enter and exit the spaces and travel in a forward direction on the access driveway. The proposed garages are not fully dimensioned and appear to indicate the majority of carspaces are for small vehicles.
Information Required
Provide swept paths for the vehicles accessing and exiting the garaging and travelling in a forward gear on the driveway between the buildings. The swept paths must be in accordance with AS/NZS2890.1:2004 for a B99 vehicle and be in accordance with Figure 5.4 of AS/NZS2890.1:2004
Provide plans that fully dimension the garages. The dimensions of the garages must be in accordance with AS/NZS2890.1:2004 for a B99 vehicle and be in accordance with Figure 5.2 of AS/NZS2890.1:2004
Provide suitable justification for the provision of “small car” spaces in lieu of the B99 vehicle
Issue
The submitted plans do not indicate the existing natural surface levels or the reduced levels of each floor. Council has concerns that the proposal includes filling of the site that may impact on the overland flow of stormwater.
Information Required
Provide a detail and contour survey of the subject site prepared by a suitably qualified person. The plan must include:
levels relative to Australian Height Datum
levels of the subject site and the relevant parts of the adjoining properties to indicate any existing overland flow paths
the proposed finished floor levels relative to Australian Height Datum
the extent of any filling proposed for the development
any existing services/infrastructure within the property or the road reserve that may be impacted on by the proposed development
Issue
The submitted plans do not indicate the proposed stormwater drainage system
Information Required
Provide a preliminary stormwater management plan for the proposed development. The plan must be prepared by a suitably qualified person and include but not be limited to:
roof, hardstand and courtyard drainage
the discharge point and discharge rates up to and including the 1%AEP
any drainage structures/systems required to convey overland flows from adjoining properties
due date for response to information request
The due date for providing the requested information is 20 July 2020. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Billy Glover
Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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