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A - Information Request
Property Projects Australia Attachment A - Information Request Toowoomba Brisbane PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm Old 4005 Phone: 07 4632 0516 Phone: 07 3254 1566 Email: [email protected] Propertyprojectsaustralia.com.au
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Page 2
Noosa Council documents
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.
1. 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)
2. 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
1. 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.
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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Noosa Council documents
2. 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:
a) the area of spaces used for the parking or manoeuvring of motor vehicles;
b) the area of lift shafts;
c) the area of stairwells on any level other than the ground floor; or
d) 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
3. 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
4. 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
5. 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
6. Amended plans demonstrating compliance with Specific Outcome 04 and Probable
Solution S4.1 of the Eastern Beaches Locality Code.
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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
7. 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
8. 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:
i. The Eastern Beaches Locality Code:
a. Specific Outcome O42, Probable Solutions S42.3 and S42.4
ii. The Driveways and Carparking Code:
a. Specific Outcome O1, Probable Solution S1.2
b. Specific Outcome O8
c. Specific Outcome O11, Probable Solution S11.1
iii. The Transport, Roads and Drainage Code:
a. Specific Outcome O4
Information Required
9. 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
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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:
i. The Eastern Beaches Locality Code Specific Outcome O11 (e)
ii. The Earthworks Code:
a. Specific Outcome O3
Information Required
10. Demonstrate how the proposed development achieves The Eastern Beaches Locality
Code Specific Outcome O11 (e) and The Earthworks Code Specific Outcome O3
11. 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:
11.1. A site specific investigation of the soil types and the structural integrity
11.2. 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
12. Demonstrate how the proposed development achieves The Earthworks Code - Specific
Outcomes O1 and O2
13. 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:
13.1. The existing overland flows and the proposed overland flows,
13.2. Maintenance of overland flows within the subject site,
13.3. 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
14. Provide written approval of the proposed works from Unitywater
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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
15. Indicate on the relevant plans the frontage works (footpath) as described in The
Transport, Roads and Drainage Code Specific Outcome O13
3. 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.
4. 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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