ECM_22150383_v5_Pre-Lodgement Notes PLM22 0055

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                 5.      ADVICE & INFORMATION

                 Lisa Pienaar - Comments
                 Questions posed by applicant:
                 1.      Design feedback to ensure a well made application-
                         Comments:
                         a. The height of the wall associated with the BBQ and outdoor living area and
                            associated roofline on the boundary are an issue in terms of amenity on adjoining
                            property. These structures are to comply with the setback requirements in Noosa
                            Plan. The garage on the boundary must also comply with QDC requirements, if it is
                            to be on the boundary.
                         b. The pool and trellis structure also do not meet the setback requirements and this
                            compromises the amenity on adjoining land. Due to the height of these structures,
                            they are to comply with the setback requirements in Noosa Plan.
                         c. Further, there is a concern with the height of the pool. This presents significant
                            overlooking opportunities to the adjoining property. The height of the pool is also a
                            concern as it will be seaward to the coastal building line and will be clearly seen from
                            the beach, especially when lit. There is not support for a pool seaward of the coastal
                            building line and at the proposed height and setback to the side boundary. Please
                            note that the pool that is more than 1 metre above ground is considered site cover.
                         d. Additional to discussions: Currently part of the dwelling is within the 6 metre setback
                            to Seaview Tce. There is a concern that the redevelopment will include another
                            structure in the front setback which is the front entry/ramp which is roofed to a large
                            extent. There is a reluctance to accept this as it will be quite dominant to the street
                            and it is unlikely to be supported.
                         e. With the application, include with the plan set, the coastal building line and ensure
                            the site and floor plans shows all boundaries of the lot.
                 2.      Confirmation of key planning parameters / level of assessment.
                         Comment:
                         Code assessable – application is a Development Approval for Building Works
                         assessable against the Noosa Plan. Applicable codes:
                          Low Density Housing code
                              Low Density Residential zone code
                              Coastal Protectional and Scenic Amenity Overlay code
                              Landslide hazard Overlay code
                 3.      Site constraints in relation to setbacks (seaward).
                         Comment:
                          a. Council’s coastal hazards mapping identifies the site as being within an erosion
                             prone area. Part of the site is within the 2020, while most of the site is within the
                             2040 and all of the site is located in the 2070 area.
                          b. Provide a Geotechnical Report and Coastal Hazard Assessment from a registered
                             engineer who is an expert in coastal erosion processes.
                          c. Provide a stormwater management report that aligns with the geotechnical report.


                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 22150383
Version: 5, Version Date: 31/10/2022

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                          d. Council officers will need to engage geotechnical & hydrological engineer to peer
                             review the above mentioned reports, which will need to be paid for by applicant.
                          e. The pool and part of the building extends out beyond the coastal line which is not
                             the existing situation. This is not supported.
                 4.      Confirmation of setback requirements to The Esplanade.
                         Comment: as per the coastal building line
                          a. There is no support for structures seaward of the coastal building line.
                 5.      Other
                          a. The location of the new driveway may impact on the health of the existing Norfolk
                             Pine tree. It is recommended to include an arborist report with the application that
                             details recommendations for the location and construction of the driveway to ensure
                             the its roots and long term health is protected.
                          b. It is understood from the modelling shown that the existing roof top terrace is over
                             height. Please note that the roof top terrace approved in 2018 was conditioned as
                             follows:
                               Building Height
                               3. The maximum height of the development must not exceed 8 metres above the
                                  finished ground level and the natural ground surface. In this regard the landing
                                  balustrade to the roof terrace must be reduced in height to comply with this
                                  condition.
                               This means that any modifications to the building should ensure the roof top terrace
                               complies with this approval. There is no support for the roof top terrace and
                               associated balustrade to exceed 8 metres.
                 Mark Lewis - Comments
                 1.      Access.
                         a. The location and extent of the proposed new driveway will need to ensure that the
                            construction and ongoing use does not reduce the available carparking on the street
                            or negatively impact on the significant vegetation in the road reserve.
                         b. The extent of earthworks in the road reserve must be kept to the minimum required.
                            The finished levels must match smoothly with the adjoining verge areas. Please note
                            that Council will not support private retaining structures in the road reserve.
                 2.      Stormwater and site stability.
                         a. The site is mapped in part as being effected by the landslide hazard overlay of the
                            Noosa Plan 2020. Stormwater runoff from the proposed development has the
                            potential to impact on the stability of the subject site and the adjoining lands. Any
                            application will need to include a stormwater management plan and a geotechnical
                            report which are consistent in regard to the recommendations for stormwater
                            collection and disposal.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 22150383
Version: 5, Version Date: 31/10/2022

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                 Yours faithfully,




                 Lisa Pienaar
                 Development Planner




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 22150383
Version: 5, Version Date: 31/10/2022