Information Request MCU20 0096

Officer: 	Tara Norley
Direct Telephone: 	07 53296486
Our Reference:	MCU20/0096
Your Reference:	n/a
1 October 2020
PA Hardisty
C/- Coastal Building Certifications Pty Ltd
PO Box 890
BUDERIM  QLD  4556
[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.	MCU20/0096
Street Address:	34 Ross Crescent, Sunshine Beach
Real Property Description:	Lot 564 on RP48112
Planning Scheme:	Noosa Plan 2020 (31 July 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Building Height and Basement
The plans indicate the building encroaches within the height limit of 8 metres from natural and finished ground levels. The plans do not provide sufficient detail regarding the natural and finished ground levels, floor, ceiling and roof levels (RL’s)
Further, due to the proposed alteration to ground level, the proposed basement does not comply with the Noosa Plan 2020 basement definition, as portions of the basement are more than 1m above ground level.  As such, the proposal is 3 storeys and in excess of 8m in height.
Information Required
Provide updated plans complying with the basement definition;
Provide updated plans complying with a maximum of 2 storeys and 8m building height;
Provide floor and elevations plans which detail natural and finished ground levels, floor, ceiling and roof levels (RL’s); and
Provide additional Section Plans from the north/south aspect which detail natural and finished ground levels, floor, ceiling and roof levels (RL’s).

Issue – Site Cover
Acceptable Outcome AO8.1 of the Low Density Residential Zone code states:
Site cover of all buildings and structures on site does not exceed for a building of 2 storeys –
50% for one of the storeys and 30% for the other storey; or
40% for both storeys.
The proposal is substantially over the code requirements and is not of a scale compatible with surrounding development. The proposal will present an appearance of bulk to adjacent property and therefore is not supported.
Information Required
Provide updated plans complying with site cover provisions of Noosa Plan 2020; and
Provide a Site Cover Calculation Plan, in accordance with the Noosa Plan 2020 definition for site cover.
Issue - Setbacks
Noosa Plan 2020 requires:
a minimum 6 metre front boundary setback. No justification has been provided for the proposed 4.4m front boundary setback. The 4.4m setback does not comply with the requirements and is not supported.
swimming pools protruding no more than 1 metre above the ground level may be located within the front boundary setback, provided they comply with the QDC requirements. The proposed above ground swimming pool on the front boundary is not supported in its current format.
a rear boundary setback:
a minimum of 3 metres up to 4.5 metres in height and 6 metres setback between 4.5 metres and 8 metres height; or
no part of the building protrudes beyond a projection line that rises from 1.8 metres above the ground at the property boundary to a point 8 metres in height 6 metres in from the property boundary, providing that no building or structure is setback less than 1 metre from the boundary.
The proposed 3m setback to the Upper Floor does not comply with the setback requirements and is not supported.
Side boundary setbacks of:
1.5 metre setback up to 4.5 metres height;
2 metres setback between 4.5 metres and 7.5 metres height; and
2.5 metres if above 7.5 metres height.
The side boundary setback requirements (in accordance with building height at that point) is unclear for each of the side boundaries.
The proposed setbacks are not consistent with the predominant character of the streetscape and have the potential to unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises.
Information Required
Provide updated plans complying with the front and rear setback requirements of the Low Density Residential Code; and
Provide updated plans showing and complying with setbacks in accordance with the height of the northern and southern elevations.
Issue – Roof Terrace
Acceptable Outcome AO16.3 of the Low Density Residential Zone code states ‘Development does not include rooftop terraces’. The proposal includes a roof terrace that creates opportunities for residents or building users to overlook the private open space or view into habitable windows or doors of neighbouring properties, and therefore is not supported.
Information Required
Provide updated plans (which comply with rear setback requirements as per Item 7) removing the roof terrace.
Alternatively, provide evidence that the proposal does not create opportunities for residents to overlook the private open space or view into habitable windows or doors of neighbouring properties.
The Eastern Elevation appears to show the roof terrace towards the front of the dwelling. Provide updated elevations that are consistent with floor plans.
Issue – Ground Level
The plans indicate extensive alterations to the natural ground level, but do not indicate finished ground levels.
Information Required
Provide amended plans that clearly show the natural ground level, proposed finished ground levels and the extent of excavation and backfill proposed.
Issue – Roof Plan
The proposed roof form is unclear.
Information Required
Provide a Roof Plan for each floor clearly showing proposed roof form.
Issue – Two Kitchens
The proposal includes two kitchens (Bar on ground floor and upper floor plan kitchen), as such, the proposal is considered a Dual Occupancy.
Information Required
Provide updated plans removing one of the proposed kitchens.
Issue – Elevations
The elevations of the building are not visible due to the depiction of the block fence.
Information Required
Provide updated plans with transparent/opaque fencing allowing the full elevation to be visible
due date for response to information request
The due date for providing the requested information is 4 January 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

Tara Norley
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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