MCU250042 - Response to Information Request · MCU25/0042

Information Require
1.     The carparking level is not defined as a basement and includes spaces which are more than 1 metre above
       ground level. In this instance, this level is a storey under Noosa Plan 2020.
2.     Amend the plans and elevations to contain a maximum of two storeys in accordance with PO8 of the
       Medium Density Residential zone code and definition of a storey under the Noosa Plan 2020.

RESPONSE
The area identified as part of Council’s requests relates to the area adjacent to the car parking spaces. The car
parking spaces are contained within the two storey area. The area identified as part of the request is defined
as an ‘undercroft ’area for the purpose of rationalising a difficult build site. The construction methodology is to
provide the following structural considerations into the undercroft design;

a)        To align the first ‘habitable’ level (ground level RL) to best match street level;

b)        Provide adequate clearance for the installation of sufficient capacity rain water tanks under ground
          level;

c)        Provide sufficient space for the allocation of essential services equipment (solar batteries.) pump
          and service room, bins, deducted vacuum and drying court;

d)        To provide structural walls (in lieu of a column grid) to support the suspended ground level slab -
          where appropriate to protect services equipment;

e)        Incorporate ‘toe-out’ footings to assist with retaining;

f)        To provide off-street car parking – noting the car parking is located outside of the area in dispute;

g)        Assist the control of overland stormwater flow

Further to this the client wishes to include the following auxiliary rooms which are not considered a ‘Storey ’by
definition (see below);

a)        Lift shaft and stairwell;

b)        Laundry; and

c)        Bathroom (incl. toilet);

When you review the definition of Storey and the proposed uses in this space, are not defined as storey – see
commentary below:

- The definition of storey does not include:

 i.       a space containing only a lift shaft, stairway or meter room; or

ii.       a space containing only a bathroom, shower room, laundry, toilet or other sanitary compartment; or

iii.      a space containing only a combination of the things stated in subparagraph (i)

The items which are located in this space, therefore comply with the above excluded uses.

In determining the appropriate definition for the proposed uses, we are of the opinion, the use of the space is
defined as ‘undercroft’. An undercroft is a lower level, usually at ground level, often used for storage and
cellaring. In some cases the undercroft may contribute towards the number of storeys in a building however
this will depend on the following contributing factors:

- whether the undercroft is wholly or partly enclosed;

The proposal is only partly enclosed and does not contain any windows just air vents for ventilation of the
equipment. The undercroft had to be designed to support the load from the building above.

- the degree to which it is located within a building footprint;