Further Advice Assessment Manager RAL21 0014

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	RAL21/0014
Your Reference:	04/1730
14 December 2021
KL Mayne & KE Mayne
C/- Max Watterson & Associates
PO Box 639
COOROY  QLD  4563
[email protected]
Dear Sir/Madam
Further Advice – Development Application
I refer to your application and advise that Council wishes to provide you with further advice about the application in accordance with the provisions of the Development Assessment Rules 2017.
application details
Application No.	RAL21/0014 & DBW21/0127
Street Address:	13 Rectory St Pomona Qld 4568
Real Property Description:	Lot 11 RP 43995, Lot 12 RP 43995
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
further advice
You are advised that:
The response to the information request has not addressed the items adequately as outlined below. This Further Advice letter is the final advice Council Officers will be asking for the proposal to comply with the Noosa Plan. If not addressed adequately through this process, the proposal may not be supported.
Issue – compliance with Heritage overlay code and Low Density Residential zone code
The proposed dwelling does not comply with Performance outcome PO9 (a), (c) and (d) of the Heritage overlay code which states:
Development in character areas is compatible with the setting and valued streetscape character by—
respecting the form, bulk, scale and height of heritage sites or character buildings within the streetscape;
complementing original roof forms and pitch within the streetscape;
(c)	Locating building works to the rear of the existing building or to where they are not visible or overly obtrusive from the street or public places;
conforming with the original fencing, veranda and façade design and detailing within the streetscape;
This is because the new carport comes forward to Rectory St and partially hides the upper level veranda.  The new carport dominates the building and the street, where largely carports in the street are integrated into the building.

Further, the proposed dwelling does not comply with Overall outcome (f) (iii) of the Heritage overlay code which requires a lightweight construction raised on stumps.  This outcome states:
The urban residential areas of Pomona continue to be characterised by typical Queensland vernacular houses (pitched roofs and lightweight construction raised on stumps) and open landscaped front yards with no or only low fences to frontages.

The following was noted by Council’s Heritage adviser:
The proposed design has all the attributes of a two-storey house rather than sympathetic alterations to a high-set character house. These include the main entry at ground floor level and loss of external stairs, a large boxy extension to the side street elevation which emphasises the ground floor level (carport) at the expense of the original upper floor form.

The design of the proposed dwelling necessitates a slab on ground construction on a sloping site, which results in a significant cut which alters the current landform which is not consistent with the character of the street or area. This will result in the site sitting significantly lower to adjoining property and requiring significant retaining structures. This is not supported.
The proposed dwelling does not comply with Acceptable outcome AO20.3 of the Low Density Residential zone code which states: On sloping sites slab on ground construction is avoided to minimise building bulk and benching of the site.  Split-level buildings with small floorplates are used as an alternative. Post and beam construction or suspended floor or pole footings may be appropriate.  Further non-compliance is noted against corresponding Performance outcome PO20 (a) & (b).
Advice Required
Submit revised plans that respond to the existing landform and comply with Heritage provisions outlined above.
Issue– building height
It is noted that the proposed building does not comply with Acceptable outcome AO7.1 or AO7.2 of the Low Density Housing Code, as it is over 8 metres in height.
Advice Required
Provided amended plans that comply with the maximum building height.
due date for response to further advice
A response to the further advice is required by 31 January 2022. Email your response to [email protected] details
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Lisa Pienaar
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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