response to information request - 22 Grant · MCU22/0172

Page 2

   2. Provide amended plans that detail the extent of the stairs /walls above
      ground level. Ensure the plans comply with a maxim\um 40% site cover.

The stairs along the side of the building are finished within 1m of the existing ground line
and do not constitute a structure or building constituting site cover. The site cover of the
building includes sections of walls and is compliant with the 40% requirement.




   3. Provide amended plans that address AO14.1 (a), (b) & (d) of the Medium
      Density Residential zone code.

The design has been amended to ensure more variation between buildings with changes
in colours, treatments and materials, as well as both buildings being offset from one
another when viewed from Grant St.




                                                                               Page 2 of 6

Page 3

   4. Provide amended plans that comply with AO19.3, or alternatively PO19, in
      particular PO19.

The design has been amended to provide for a built in planter, providing a barrier from the
outdoor living area on Level 1 over the garage. This is complemented by a suspension
wire in front of the garage to provide for a layered landscaping effect when viewed from
the street.

Although it is not considered this element constitute a ‘parapet wall’ in the way AO19.3 of
the Medium Density Residential Code is seeking to regulate – the design contributes
positively to the local skyline, is not a boxy profile and complements the local Noosa Heads
locality and streetscape, consistent with the Performance Outcomes.




   5. Provide an amended landscape plan that complies with PSP 2 – Landscaping
   6. Provide amended plans that provide for rain water storage and provide an
       amended stormwater management plan that incorporates tanks.
   7. Provided amended plans that comply with the above provisions in Noosa
       Plan.
   13. Provide additional detail demonstrating what existing street trees are to
       remain and which are to be removed as part of the proposed works.
          a. If the existing street tree is to remain, provide additional detail by a
             suitably qualified person certifying this is possible and demonstrate
             what protective measures are necessary, if any, to ensure that the
             proposed works will not have any adverse effects on the health of the
             existing tree.
          b. If the existing street tree is to be removed, provide additional detail
             indicating a suitable location for the replacement street tree/s. The
             replacement street tree/s must:
               i.     meet AS2303:2017 Tree Stock for Land Use;
               ii.    be a minimum of 45L; and
                                                                               Page 3 of 6

Page 4

               iii.     be planted according to the standard species
                        and setbacks.
               A few suggestions for suitable species are:
                 i Harpullia Pendula;
                  ii   Xanthostemon Chrysanthus; or
                  iii Callistemon Viminalis
           c. If the existing street tree is to be removed and replanting is not being
              proposed, provide additional detail demonstrating that there are no
              suitable locations for replanting. The detail must be prepared by a
              suitably qualified person.


Amended landscaping plans are provided including changes to the landscaping schedule
to have native plants in accordance with PSP2. Owing to the requirement for a footpath
along this part of Grant St – the existing callistemon in the road reserve is to be removed,
however a 45L Golden Penda is to be planted in a more appropriate location to the south
of the proposed driveway and will not obstruct sight lines, stormwater infrastructure or
onstreet parking.
Front fencing and landscaping has been amended to including a feature Satinash and
Banksia either side of the driveway entrance, with complementary planting for the 6m
frontage . Fencing has been removed from the frontage and garbage bins relocated to the
boundaries so as to be screened from Grant St. A 6kL water tank is proposed under the
driveway and will provide for onsite water detention and reuse for the gardens. The
resultant design assists in framing the built form in a well landscaped setting –
complementing the landscaping planters and large setbacks for the upper levels of the
building.




                                                                               Page 4 of 6

Page 5

   8. Provide additional detail on the proposed driveway and crossover. The detail
       must be prepared by a suitably qualified person (RPEQ – Registered
       Professional Engineer of Queensland) and include, but not be limited to:
           a. a design generally in accordance with RS-049, RS-050 and any
              associated addendum;
           b. levels and grade of the access driveway;
           c. a longitudinal section extending from the centre of the formation
              along Grant Street to the finished floor level of the proposed garages;
              and
           d. demonstrate that a B99 vehicle will not scrape or bottom out while
              entering or exiting the driveway.
   9. Provide additional detail demonstrating how trip hazards will be eliminated
       within the road reserve due to the construction of the proposed driveway
       crossover. The amended plan must be prepared by a suitably qualified
       person (RPEQ – Registered Professional Engineer of Queensland) and
       include, but not be limited to:
           a. the full extent of the transition to the adjoining areas of verge.
           b. Please note that Council is unlikely to support private retaining
              structures within the road reserve
   10. Provide an amended plan that demonstrates a 1.5m wide footpath will be
       constructed along the frontage of the subject site that connects to the
       adjoining existing footpaths. The amended plan must be prepared by a
       suitably qualified person (RPEQ – Registered Professional Engineer of
       Queensland).
   11. Provide additional information regarding the construction methodology of
       the proposed stormwater pit and its’ integration into Council’s existing
       stormwater infrastructure network. The detail should be prepared by a
       suitably qualified person (RPEQ – Registered Professional Engineer of
       Queensland) and include, but not be limited to:
           a. demonstrate the extent of works required to remove the existing pit,
              stormwater pipe and any kerb and reinstate the road and associated
              kerb;
           b. demonstrate the extent of works required to install the proposed
              stormwater pit and associated stormwater pipes, include levels
              (surface and invert) and grades; and
           c. demonstrate how the proposed stormwater pit will integrate into
              Council’s existing stormwater infrastructure.
   12. Provide comment certifying that any potential additional catchment volume
       from the uphill property (11 Katharina Street) has been accounted for during
       the preparation of the Stormwater Management Plan for the subject site.
   14. Provide an amended Turning Path Plan demonstrating that vehicles are able
       to enter the proposed garages and exit the site in a reverse gear (or forward
       gear if achievable) without colliding with any future landscaping or
       structures. The additional detail must be prepared by a suitably qualified
       person (RPEQ – Registered Professional Engineer of Queensland).


Recor provides amended plans and detailed response to each of the engineering
responses raised above. This includes the provision of a 1.5m footpath matching into the
contours and driveway levels demonstrated in long section, with no retaining required in
the road reserve. Additional stormwater detention is provided with a tank under the
driveway and detailed specific comment about overland flow and existing infrastructure.




                                                                            Page 5 of 6

Page 6

---------------------------------------------------------------------------------------------------------------------
In addition to the response, please find attached a DA Form 2 for DBW associated with
the demolition of the existing house. We seek for the application to consider this additional
element of the development and for conditions to be included on the Development Permit
accordingly.

Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please proceed with the
decision making period.

If you have any further queries in relation to the above, please do not hesitate to contact
myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




                                                                                                     Page 6 of 6