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AS PUBLISHED Information Request MCU24 0074 · MCU24/0074
Officer: Andrew Gaffney
Direct Telephone: 07 53296284
Our Reference: MCU24/0074
Your Reference: 0385
8 July 2024
Gympie Terrace P/L TTE
C/- Pivotal Perspective Pty Ltd
3/93 Hilton Tce
TEWANTIN QLD 4565
[email protected]
Dear Jack,
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily
assess the proposal.
1. APPLICATION DETAILS
Application No. MCU24/0074
Street Address: 203 - 207 Gympie Tce Noosaville Qld
Real Property Description: Lots 1 and 2 RP 96277, Lot 2 RP 138699
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. INFORMATION REQUIRED
The information requested is set out below:
Issue – Building height / Number of storeys and Roof design
In accordance with PO9 of the Tourist Accommodation Zone Code the maximum building
height is stated as 12.0 metres and three storeys. Based on the application material the
maximum building height is unclear. Council’s calculation indicates that a maximum building
height of 14.86 metres above natural ground V’s the 14.7 metres is proposed.
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
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Some consideration may be given to a minor increase in building height due to site flooding
however the current building height is not supported .
Further, it is unclear as to the use area and extent of the fourth storey which is approximately
4.0 metres in height. A fourth storey is not supported under the PO9.
Information Required
1. Amend the design and roof height to comply with PO9 and AO9.1 of the Tourist
Accommodation Zone Code to be three storeys and present as a three storey building.
2. Provide amended plans and sections that clearly show the natural ground and building
heights including RLs for all floor levels and maximum building height of 12.0 metres
(calculated from natural ground in accordance with the Noosa Plan 2020 definition).
The proposed private roof terraces and communal roof terrace are large external spaces
and have the potential to create a noise nuisance to surrounding residential areas. Submit
an acoustic assessment report from a Qualified Person that demonstrates that the
proposed roof terraces will not result in a nuisance to the surrounding residential areas
as required under PO22 and AO22 of the Tourist Accommodation Zone code.
Issue – Building setbacks
Acceptable Outcome AO13.1 of the Tourist Accommodation Zone Code requires that building
and structures provide a 6.0 metre setback from the front boundary up to two storeys including
ramps, stairs, open awnings and unenclosed outdoor dining areas, and 8 metres for the third
storey.
At ground level the proposed development to the Gympie Terrace and Thomas Street
frontages include an undulating concrete awning to the property boundary (in parts) which is
not supported in this instance because the awning is an excessive and results in a building
form which dominates the streetscape and is not in accordance with PO13 & PO14 of the
Code.
Similarly at the first floor Gympie Terrace and Thomas Street elevations the building contains
a 4.5 and 3.5 metre setback respectively. AO13.1 of the Tourist Accommodation Zone Code
requires 6.0 metres.
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At the third floor and roof edge, the Gympie Terrace and Thomas Street elevations contain a
4.5 and 3.5 metre setback respectively and should be 8.0 metres.
The development proposes a significant amount of built form and structures within the 6 and
8 metre setbacks which conflicts with the required planning scheme building setbacks.
Information Required
3. Amend the design to comply with PO9 and AO9.1 of the Tourist Accommodation Zone
Code to be three storeys and present as a three storey building.
4. Provide amended plans and sections that clearly show the setback lines for each level of
the building for the front and side boundaries.
5. Proposed setback to Gympie terrace to be 6 metres for the first two storeys.
6. Deck intrusions into the setback areas for all storeys and street frontages not supported.
7. Planter boxes on roof in setback area are not open awnings and are not supported.
8. Noting the above issues with intrusions into setback ensure each unit complies with
outcomes of the Visitor Accommodation Code AO23.2 which relates to private open
space.
9. The proposed hydrant and pump to Thomas street appears to be excessively large and
presents a poor outcome to the street. Provide further justification for the size of the
structure and further details to make it less obtrusive to the street.
Ground level integration
PO14 and AO14 of the Tourist Accommodation Zone Code requires that where floor levels
are required to be lifted to accommodate flooding, the building design includes an external
terrace within the front setback area that is set at an intermediate level between the footpath
and the main ground floor that is suitable for outdoor trading, dining, seating or display of
goods. An example is shown in Figure 6.3.4.5 (below).
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Information Required
10. The current ground level design divides public and private areas by the extensive use of
retaining walls, ramps, a private pool and concrete awnings along significant lengths of
the Thomas Street and Gympie Terrace frontages.
Provide amended plans which more successfully incorporate the outcomes intended for
Gympie Terrace and Thomas Street as shown at Figure 6.3.4.5, PO13, AO13, PO14, AO
14, PO15 and AO15.1of the Tourist Accommodation Zone Code.
11. The height of the ‘stone walls’ fronting street frontages is unclear and are required to be
lowered as much as practicable as required under PO18 and AO18 of the Tourist
Accommodation Zone Code.
Noosaville Local Plan Code
AO 3.1, 7.1 & 7.5 of the Noosaville Local plan code states:
AO3.1 Development adjacent to a gateway, special place or on land identified as a key corner
on Figure 7.2.4.4 (Noosaville Framework and Character plan) or Figure 7.2.4.5 (Noosa
Business Centre Framework and Character plan):
a) incorporates architectural and landscape treatments which emphasise the corner location
as shown in Figure AP3-10A and Figure AP3-10B; and
b) incorporates building materials such as varied roof forms, changes in materials and
variations in projected and recessed elements and facades.
AO7.1 Development takes the form of small separate buildings rather than large single bulky
buildings and does not visually dominate the street, riverfront, adjacent properties,
surrounding spaces or the existing skyline.
AO7.5 Buildings and structures:
a) incorporate articulated roof forms which are visible from the street and have a pitch of
no less than 5 degrees;
b) incorporate a mix of lightweight and textured external building materials or materials
that reflect the natural environment such as timber and rock face;
c) provide variation through articulation, texture and detailing;
d) incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
transparent or semi-open balustrades;
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e) use understated colour schemes and low-reflective roofing and cladding materials.
The elevation to Gympie Terrace contains a limited range of architectural treatments resulting
in a repetitious vertical and horizontal typology of materials and forms.
It is also noted that under AO3.1 and AO7.5 the roof form is intended to be varied and seen
from the street. The current roof shape lowers the roof pitch into a pyramidal form as a design
outcome to screen the fourth storey which hides the form at the immediate street level. The
resulting streetscape presentation is a rectangular built form outcome.
In addition the Gympie Terrace and Thomas Street corner (below red line work) is noted as a
‘Key Corner’ under Figure 7.2.4.4 - Noosaville Framework & Character Plan of the Local Plan
Code. The site is identified as a Gateway/ Special Place Character Landscape and Key
Corner on Figure 7.2.4.4 (Noosaville Framework and Character plan). The application material
has not incorporated architectural and landscape treatments which emphasise the corner
location as shown in Figure AP3-10A and Figure AP3-10B.
The Noosaville Local Plan Code and the Tourist Accommodation zone Code also both
reference that development is to consist of small separate buildings rather than large bulky
buildings with no more than six units attached in one plane. The proposal is not considered to
meet these outcomes.
Information Required
12. Provide amended plans which comply with the requirements outlined under AO3.1,
AO7.1 and AO7.5 of the Noosaville Local plan code and AO14.6 of the Tourist
accommodation zone code including:
a. Greater roof form variation
b. increased variation between units
c. the appearance of small separate buildings rather than one large building
d. increased variation in building materials
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13. Amend the design to the Gympie Road and Thomas Street corner to increase the
identifiable characteristic of the ‘Key Corner’ as stated in the Local Plan code and SC6.8.6
Noosaville planning scheme policy.
14. Provide a revised set of architectural and landscape plans that incorporate meaningful
landscape treatments and architectural features to the corner of Gympie Terrace and
Thomas street in accordance with the Figure AP3-10A and Figure AP3-10B.
Issue - Site Coverage
Acceptable Outcome PO11 of the Tourist Accommodation Zone Code states a maximum site
cover for all buildings and structures of 45%.
The Noosa Plan 2020 defines Site Cover as:
“…the portion of the site, expressed as a percentage, that will be covered by a building or
structure, measured to its outermost projection, after the development is carried out, other
than a building or structure, or part of a building or structure, that is
(a) in a landscaped or open space area, including, for example a gazebo or shade structure
or;
(b) a basement that is completely below ground level and used for car parking; or
(c) the eaves of a building; or
(d) a sun shade.”
The proposed development states a site cover of 50% and is not supported. Council’s
calculations indicate that the site cover should also include;
- the upper roof areas; and
- the suspended slab awning area located over the outdoor dining areas and as this
structure it is not located in a landscaped open space, is not an eave and is not a
sunshade.
The large areas and dimensions of internal pedestrian circulation pushes the accommodation
units towards the street frontages which contribute to site coverage.
Information Required
15. Provide amended plans to include the above roof and concrete awning areas within the
site cover calculation and amend the design to reduce the site cover of the development
to 45% (as calculated in accordance with the Noosa Plan 2020 definition).
Note: A potential reduction in the internal circulation areas may assist with achieving increased
setbacks to street frontages and compliant site coverage.
Issue - Unit configuration / layout
It is unclear how the below units are to be used as they appear to be two self-contained units
which can be accessed separately.
Ground floor - Unit 3, 209m²
Level 1 - Unit 3, 209m²; and
Level 2 - Unit 3, 209m²
Information Required
16. Provide additional information that clarifies the use of each room in the units.
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17. If the units are self-contained, the additional units should be added to the overall
development description and the resulting impacts assessed.
Issue - Plot ratio
PO 12 of the Tourist Accommodation zone code states a maximum plot ratio of 0.8:1.
For the site this equates to a maximum gross floor area (GFA) of 2,998 m² (3748 X0.8).
GFA is defined as:
Gross floor area
Gross floor area for a building, means the total floor area of all storeys of the building,
measured from the outside of the external walls and the centre of any common walls of the
building, other than areas used for—
a)building services, plant or equipment; or
b)access between levels; or
c) a ground floor public lobby; or
d)a mall; or
e)parking, loading or manoeuvring vehicles; or
f) unenclosed private balconies, whether roofed or not.
Each of the accommodation units incorporate a ‘double door’ entry arrangement which creates
a private entry for each unit. These areas should be included in the GFA calculations for the
development.
Information Required
18. Provide additional information and clarification as to the use of the area external to each
of the accommodation units. If a formal entry to each of the accommodation units occurs
at the first door, Council’s view is that these areas contribute to GFA and should be added
to the overall development calculations.
19. It also appears that there are areas of the roof level which also comprise GFA. Amend
plans and calculations to identify and include the areas of GFA on the fourth floor.
Issue - Landscape Area
AO9.2 of the of the Visitor Accommodation Code requires a landscape area to be provided
and maintained for a minimum width of 1 metre to a road frontage and 2 metres to side and
rear property boundaries.
Information Required
20. Provide a revised set of architectural, engineering and landscape plans that comply with
the requirements for AO9.2 of the Visitor Accommodation Code.
Issue - Landscape design
AO18.1 of the Tourist Accommodation Zone Code requires front fences or walls to be set back
an average of 1 metre and articulated to provide visual interest by stepping the design at a
maximum of 5 metre intervals.
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Information Required
21. Provide a revised set of architectural, engineering and landscape plans that comply with
A018.1 of the Tourist Accommodation Zone Code by setting front fences and walls back
an average of 1 metre from the boundary with articulation at a maximum of 5 metre
intervals. Plans must be dimensioned and provide for dense landscape outcomes within
the space created between the structures and the boundary.
Issue
AO9.2 of the Visitor Accommodation Code requires a landscape area is provided and
maintained within the site for a minimum width of 1 metre adjacent to a road frontage and 2
metres adjacent a rear boundary.
Information Required.
22. Provide a revised set of architectural, and landscape plans that comply with AO9.2 of the
Visitor Accommodation Zone Code by demonstrating a minimum width of 1 metre of
landscaping adjacent Thomas Street, Gympie Terrace, and Albert Street and a minimum
width of 2 metre along the south eastern boundary Plans must be dimensioned and allow
for dense landscape outcomes.
Issue - Bioretention location
The location of stormwater treatment devices differs between the SWMP and the architectural
plans.
Information Required
23. Provide a revised set of plans that show the correct bioretention basin locations that are
consistent across all the drawings and associated documents.
Issue – Carparking and On Street carparks
Carparking calculations for the proposed development have been based on a historical
assessment, relevant to the existing development. These calculations are outdated and not
applicable to a new Material Change of Use Development application.
Outside the site area, the plans show the removal of four on street parking spaces along the
Gympie Terrace frontage and introduction of 15 Motorcycle spaces on Albert Street. The
proposed on street works are informed by the Foreshore Master Planning project which is not
finalised or approved by Council. Initial advice indicates that the predominance of Motorcycle
spaces on Albert street is not supported given nearby off-street parking facilities opposite this
development on Albert street.
Also it unclear if the carpark layout of the adjoining site to the south (6 Thomas Street, Lot 1
on RP161212) is impacted by the proposed development as indicated in the below image.
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The layout plans submitted by RECOR Engineering and PUSH Architecture include several
inconsistencies and aspects requiring further clarification to demonstrate compliance with the
Noosa Plan 2020 - Driveways and Parking Code and Australian Carparking Standards
(AS/NZS2890). Provide a full set of amended plans addressing the following:
Information Required
24. Revise the carparking demand for the proposed development based on the Noosa Plan
2020 - Driveways and Parking Code carparking rates.
25. Based on the above revised assessment amend the design to accommodate the required
carparking demand and onsite servicing and carparking spaces.
26. The removal of on-street parking spaces from Gympie Terrace is not supported as the
Foreshore Master Planning project is not finalised or approved by Council. For this
development application, amend the plans to show the existing four on street parking
spaces along Gympie Terrace and remove the proposed 15 on street motorcycle parking
spaces along Albert Street.
27. Demonstrate that the carparking area of the adjoining property at 6 Thomas street is not
impacted by the proposed development.
28. Amend the GENERAL ARRANGEMENT PLAN - GROUND FLOOR, DRAWING#010,
REV B prepared by RECOR Engineering to address the following;
a) Include the dimensions for all vehicle spaces including carparks, motorcycle parks
and loading bay dimensions in accordance with AS/NSZ2890.1:2004,
AS/NSZ2890.2:2004, AS/NSZ2890.6:2009. It is noted that length dimensions are
missing for the loading bays.
b) Include the location and dimensions of the PWD bay (if proposed) as shown adjacent
to the MRV loading bay on the ground floor carpark consistent with the GROUND
PLAN DRAWING# 1004, ISSUE 2 prepared by Push Architecture.
c) Include the location of Electric Vehicle parks consistent with GROUND PLAN
DRAWING# 1004, ISSUE 2 prepared by Push Architecture.
29. Amend the plans to include the location and expected area of associated Electric Vehicle
charging infrastructure to ensure no conflicts with parking or landscaping areas.
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30. Confirm the number of motorcycle parks to be provided on the ground floor carpark
adjacent to the Albert Street access. The GROUND PLAN DRAWING# 1004, ISSUE 2
prepared by Push Architecture annotates 5 spaces, however only 4 spaces have been
provided.
31. Demonstrate that a compliant aisle width can be maintained around the MRV loading bay
in accordance with Figure 2.2 AS/NSZ2890.1:2004.
32. Council is unsupportive of tandem carparks unless provided for staff carparking. Amend
basement carparking plans to designate tandem spaces for staff parking only or remove
spaces.
Issue – Waste & Servicing
33. Provide swept path manoeuvres to demonstrate that the waste collection arrangement for
6 Thomas Street (described as Lot 1 RP161212) is not compromised by the proposed
development. Include any changes to the existing access easements A, B, C & D if
required.
Note: Additional traffic assessment information may be required via a Further Advice to assess
the proposed carparking and servicing arrangements
Issue – Stormwater Quality
Council is generally supportive of the proposed stormwater quantity and quality strategy per
the Stormwater Management Plan (SMP) prepared by RECOR (Document Code 20230025-
SWMP01, Rev 1, Dated 30/5/24), however notes some additional information is required to
demonstrate the strategy has fully addressed the Performance Outcomes of the Water Quality
and Drainage Code. Provide additional information that addresses the following:
Information Required
34. Provide supporting stormwater quality modelling (e.g. MUSIC) that demonstrates the
proposed treatment train complies with the requirements of Performance Outcomes 1 &
6 of the Water Quality Drainage Code and achieves pollutant reduction targets of the
State Planning Policy 2017.
35. Provide Standard Drawings and SQUIDEP certification for all proposed proprietary
stormwater devices.
36. Amend the SMP to address Performance Outcome 2(a) of the Water Quality and
Drainage Code which requires the development to “incorporate allowance for increased
flood risk and tidal inundation through pipework as a result of climate change and sea
level rise”.
Note – Noosa Council adopt industry practice climate change allowance of 20% increase
to rainfall intensity and 800mm sea level rise.
Proprietary Stormwater Quality Devices (Applicant Information Only)
It is noted that additional conditions will be applied for private proprietary devices to ensure
maintenance responsibilities are upheld by the site owner/ management in accordance with
the manufacturer’s specifications. Documentation will be required to be provided to Council
prior to the commencement of the use from a Registered Professional Engineer (RPEQ)
specialising in stormwater design certifying that the stormwater management treatment train
as approved in the SMP and design drawings have been constructed in accordance with
engineering best practise and is functioning as designed.
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Issue – Flood Hazard
The SMP prepared by RECOR identifies the height of fill required to achieve flood immunity
requirements in accordance with the Flood Hazard Overlay Code, however additional
assessment is required to address Performance Outcome 10. Amend the SMP to address the
following:
Information Required
The development and associated earthworks:
37. Do not directly, indirectly or cumulatively cause adverse impacts external to the site.
38. Do not cause increased flooding, which adversely affects the safety or use of any land
upstream or downstream.
39. Do not cause ponding of water on the site or nearby land.
Issue – Earthworks Within Adjoining Land
Bulk Earthworks Layout Plan (Drawing 020 Rev B, Dated 31.05.24) shows cut and fill within
Easements A, B, C & D which extend across 6 Thomas Street (described as Lot 1 RP161212).
Information Required
40. Provide finished levels demonstrating that a suitable transition can be provided without
impacting vehicle access to both sites.
41. Provide owner’s consent for all works in adjoining properties or easements.
Acid Sulphate Soil Overlay & Construction Management Plan
The development site is mapped within Council’s Acid Sulphate Soil (ASS) Overlay and
involves excavation and fill that trigger further reporting in accordance with the requirements
of the Acid Sulphate Overlay Code.
Note – Conditions will be included for further Acid Sulfate Soil reporting, preliminary
construction management plan and dewatering plan to be provided prior to the lodgement of
Operational Works in accordance with the Acid Sulfate Soils Overlay Code and Earthworks
Code.
Information Required
42. Provide a preliminary ASS investigation and soil analysis according to the National Acid
Sulfate Soils Guidance prepared by a suitably qualified person.
Note - For the purpose of preparing an Acid Sulfate Soils Management Plan, a qualified
person is considered to be a person who:
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a. Is a Registered Professional Engineer of Queensland (RPEQ); or
b. Environmental/Soil Scientist with current professional membership status at a relevant
organisation (e.g. ASSSI, AIG; EIANZ; GSA); and
c. Has a minimum of 5 years of professional experience in the field of Acid Sulfate Soils.
3. DUE DATE FOR RESPONSE TO INFORMATION REQUEST
The due date for providing the requested information is 8 October 2024.
Email your response to [email protected]. 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.
4. 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,
Andrew Gaffney
Senior Development Planner
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