Information Request MCU20 0037

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU20/0037
Your Reference:	J000856
19 May 2020
LJ Cottee & CG Ferraro
C/- Property Projects Australia
PO Box 1264
NEW FARM  QLD  4005
[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.	MCU20/0037
Street Address:	11 Margit Cres Sunrise Beach Qld 4567
Real Property Description:	Lot 135 RP 132135
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The design of this development seeks to utilise one of the highest points of the site as the ‘lower floor level’. As a consequence the development is surrounded by a structure/platform which is, for the most part, at least one metre above the natural ground level. Structures which protrude more than one metre above the natural ground level must also be included in the calculation of site cover.
Specific Outcome O7 of the Eastern Beaches Locality Code prescribes a maximum allowable site cover is 40%, as the site is 635m2 the maximum site coverage allowed is 254m2. The application proposes a site cover of approximately 400m2 and is not supported.
The elevated platform surrounding the building and the boundary to boundary form of the development also raise concerns with regards to the bulk of the development and the impact on the amenity of adjoining properties.
Information Required
Amended plans which demonstrate compliance with Specific Outcome O7 of the Eastern Beaches Locality Code, thereby having a maximum site coverage of 40% including all structures which protrude more than 1 metre out of the natural ground level.
Removal of the boundary to boundary platform/structure and the associated excessively high walls on the side boundaries.
Issue
Specific Outcome O8 of the Eastern Beaches Locality Code prescribes a maximum allowable plot ratio of 0.45:1, as the site is 635m2 the maximum plot ratio site allowed is 285.75m2. The application proposes a plot ratio cover of at least 382m2 and is not supported.
It is important to note that plot ratio includes the total floor area of a building measured from the outside of the external walls, plus for roofed unenclosed areas, any portion of floor area beyond a distance of 3 metres from the external wall. It does not include:
the area of spaces used for the parking or manoeuvring of motor vehicles;
the area of lift shafts;
the area of stairwells on any level other than the ground floor; or
floor areas located in a basement.
In this regard, the garage areas do not meet the definition of a basement and must be included in the calculation of plot ratio. It is also noted that the proposal includes unenclosed roofed areas which extend beyond 3 metres from the external wall.
Information Required
Amended plans which demonstrate compliance with Specific Outcome O8 of the Eastern Beaches Locality Code, thereby having a maximum plot ratio 0.45:1
Issue
Specific Outcome O3 of the Eastern Beaches Locality Code prescribes a maximum density of 100 persons per hectare which results in an allowable density of 6.35 persons. The application proposes a density of 6.6 persons and is unlikely to be supported.
Information Required
Amended plans which comply with Specific Outcome O3 of the Eastern Beaches Locality Code.
Issue
The proposal seeks a reduced front setback to the eastern elevation of the green roof which is at least 4 metres in height, variations to the side setbacks are also proposed. The reduced front and side setbacks are not supported.
Information Required
Amended plans which comply with the minimum front and side setback requirements.
Issue
The proposal provides for a development which is 3 storey’s and exceeds the maximum height of 8 metres. It is unclear as to why an exceedance of these requirements is justified noting that the importation of fill contributes to height exceeding 8 metres and that the streetscape is not characterised by buildings which present as 3 storeys.
Information Required
Amended plans demonstrating compliance with Specific Outcome 04 and Probable Solution S4.1 of the Eastern Beaches Locality Code.

Issue
It appears that there may be an issue with the scaling of the plans. The 1.0 metre distance above natural ground level as shown on the elevation plans does not correlate with the measured distance between each level. This may also be the case for the other plans.
Information Required
Clarification that the plans are correctly scaled.
Issue
Landscaping
In accordance with the Landscaping Code 198m2 of landscaping is required, providing that 60% of this is soft landscaping.
The definition of soft landscaping includes:…..Soft landscaping is not located on top of a constructed slab or other structure and is capable of supporting the establishment and growth of canopy trees as well as other species. The term does not include swimming pools or impervious surfaces such as driveways, vehicular access lanes, vehicle parking and manoeuvring areas, pathways, stormwater structures, tennis courts, decks, balconies, roof terraces and the like.
As such the green roof and podium planting do not considered to contribute to soft landscaping.
Information Required
Provision of at least 198m2 of landscaping, including at least 60% soft landscaping which complies with the soft landscaping definition within the Noosa Plan.
Issue
The proposed development includes 2 separate driveways and no on-site manoeuvring area to permit vehicles to exit in a forward gear. The 2 driveways will result in a loss of on-street parking space. The proposal does not achieve the specific outcomes of the relevant codes and is not in accordance with the relevant probable solution:
The Eastern Beaches Locality Code:

Specific Outcome O42, Probable Solutions S42.3 and S42.4

The Driveways and Carparking Code:

Specific Outcome O1, Probable Solution S1.2
Specific Outcome O8
Specific Outcome O11, Probable Solution S11.1

The Transport, Roads and Drainage Code:

Specific Outcome O4
Information Required
Provide amended plans that achieve the specific outcomes of the applicable codes and/or are in accordance with the probable solutions. Alternatively provide sufficient justification from suitably qualified persons to demonstrate how the development achieves the specific outcomes of the applicable codes

Issue
The proposed development includes significant earthworks to construct the basement level and these works have the potential to impact on adjoining properties. The applicant has not provided a geotechnical report to support the proposed development. The submitted material does not demonstrate how the proposed development achieves:
The Eastern Beaches Locality Code Specific Outcome O11 (e)
The Earthworks Code:
Specific Outcome O3
Information Required
Demonstrate how the proposed development achieves The Eastern Beaches Locality Code Specific Outcome O11 (e) and  The Earthworks Code Specific Outcome O3
Provide a geotechnical report for the subject site and the proposed development. The report must be prepared by a Registered Professional Engineer of Queensland (RPEQ). The report must include but not be limited to:
A site specific investigation of the soil types and the structural integrity
A construction methodology including any measures to protect adjoining lands/buildings/structures and existing services within the subject site and the adjoining properties. Please note that all measures must be wholly contained within the subject site unless written approval from the adjoining land owner is provided
Issue
The basement level of the proposed development extends across the full width of the subject site and has the potential to cause ponding on the subject site and/or direct surface runoff on to the adjoining properties. The submitted material does not demonstrate how the proposed development achieves The Earthworks Code - Specific Outcomes O1 and O2
Information Required
Demonstrate how the proposed development achieves The Earthworks Code - Specific Outcomes O1 and O2
Provide a preliminary stormwater design for the proposed development. The design must be prepared by a suitably qualified person and include but not be limited to:
The existing overland flows and the proposed overland flows,
Maintenance of overland flows within the subject site,
The drainage system for the proposed roof areas, hardstand areas, grassed areas and pool surrounds.
Issue
An existing Unitywater sewer main runs across the site adjacent to the rear boundary and the proposed works have the potential to impact on the sewer main and it’s ongoing maintenance. The submitted material does not demonstrate how the proposed development achieves The Existing Services - Specific Outcomes O1 and O2
Information Required
Provide written approval of the proposed works from Unitywater

Issue
The submitted plans do not indicate the necessary frontage works (footpath) as described in The Transport, Roads and Drainage Code Specific Outcome O13.
Information Required
Indicate on the relevant plans the frontage works (footpath) as described in The Transport, Roads and Drainage Code Specific Outcome O13

due date for response to information request
The due date for providing the requested information is 19 August 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,

Patrick Murphy
Coordinator Planning

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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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