Information Request MCU24 0033

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Issue – Plot Ratio
The gross floor area / plot ratio calculations provided with the application material does not
accurately calculate plot ratio in accordance with the Noosa Plan 2020 definition. The proposal
plans calculations exclude the Level 1 ‘terrace’, the Level 2 ‘outdoor cooking area’ and Level
3 ‘outdoor living area’. These areas are all either fully or partially enclosed, adding substantial
bulk to the dwelling.
Council’s calculations indicate plot ratio is approximately 0.644:1 (where excluding the above
areas) or 0.874:1 including the above, which is substantially over the 0.65:1 plot ratio
requirement under Performance Outcome PO12 of the Tourist Accommodation Zone Code.
The proposal in its current form is not supported.
Information Required
2.    Provide amended plans reducing plot ratio to 0.65:1 (as calculated in accordance with
      the gross floor area and plot ratio Noosa Plan 2020 definitions). This may include
      removing all walls partially enclosing the Level 1 ‘terrace’, the Level 2 ‘outdoor cooking
      area’ and the Level 3 ‘outdoor living area’ shown on the plans.


Issue – Setbacks
The proposed setbacks to the front boundary on Level 3, at 6m, is substantially under the 10m
requirement under Acceptable Outcome AO13.1 of the Tourist Accommodation Zone Code
and is not supported. Sufficient justification for the requirement for the reduced setback has
not been provided, noting that there is sufficient area to the rear of the dwelling to locate the
Level 3 pool/spa.
Information Required
3.    Provide amended plans increasing the Level 3 setback to a minimum of 10m.


Issue - Overlooking
Noting above requirements re. currently partially enclosed balcony areas, it is unclear if the
proposed Level 2 ‘outdoor cooking area’ and Level 3 ‘outdoor living area’ will result in
overlooking of the private open space to the north (ie swimming pool).
Information Required
4.    Provide evidence that the proposed Level 2 ‘outdoor cooking area’ and Level 3 ‘outdoor
      living area’ will not create opportunities for overlooking.


Issue – Soft Landscaping
Acceptable Outcome AO6 of the Low Density Housing Code requires that soft landscaping is
provided and retained to a minimum of 20% of the site area. It is unclear from the proposal
plans the area of soft landscaping proposed.
Information Required
5.    Provide amended plans clearly indicating areas of soft landscaping to a minimum of 20%
      (110.2m2) of the site area.




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Issue – Dewatering Management Plan
Pacific Geotech’s Geotechnical Investigation reports that groundwater was encountered at
depths of 1.3m. A Dewatering Management Plan has not been submitted as part of the
application material.
Information Required
6.   Provide a site-specific Dewatering Management Plan that demonstrates how
     groundwater encountered during basement excavations will be managed. The
     Dewatering Management Plan must:
     a.    be prepared by a suitably qualified person who is experienced in Acid Sulfate Soils
           Management;
     b.    adhere to the recommendations made in Pacific Geotech’s Geotechnical
           Investigation (PG-10243) dated June 2023; and
     c.    provide recommendations and guidance on all excavations and dewatering works
           below the elevation of 5m AHD.


Issue – Acid Sulfate Soils
The subject site is located within Council’s mapped Acid Sulfate Soils overlay (<5m AHD). An
Acid Sulfate Soils Management Plan has not been submitted as part of the application
material.
Information Required
7.   Provide a site-specific Acid Sulfate Soils Management Plan. The Acid Sulfate Soils
     Management Plan must be prepared by a suitably qualified person and include, but not
     be limited to:
     a.    design measures necessary to prevent any oxidation of the Potential Acid Sulfate
           Soils or transfer of Acid Sulfate Soil leachates via dewatering of groundwater; and
     b.    any other matters necessary to prevent the oxidation of Potential Acid Sulfate Soils
           or release of Acid Sulfate Soil related water contaminants.


Issue - Earthworks
The submitted documentation proposes approximately 3m of cut to accommodate the
construction of a basement garage. The extent and methodology of the earthworks is unclear
as an Earthworks plan has not been provided as part of the submitted application material.
Information Required
8.   Provide an Earthworks Plan demonstrating the extent of the proposed earthworks
     required to carry out the proposed works. The additional plan must be prepared by a
     suitably qualified person (RPEQ – Registered Professional Engineer of Queensland)
     and include, but not be limited to:
     a.    the extent and volume of cut and fill; and
     b.    construction methodology (i.e., contiguous piles, sheet piles, etc.).


Issue – Frontage Works
Noting that the neighbouring properties are serviced by Kerb & Channel, it is unclear if any
frontage works (i.e., kerb & channel) are being proposed as part of the redevelopment of the




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subject site. It is unclear how stormwater captured from within the subject site will be
discharged into Edward Street.
Information Required
9.    Provide additional detail demonstrating the extent of any proposed frontage works (i.e.,
      kerb & channel). The additional detail must address how stormwater captured from
      within the subject site will be discharged into Edward Street. Any additional detail must
      be prepared by a suitably qualified person.


3.    DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 11 June 2024. Email your response
to [email protected]. 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


Tara Norley
Senior Development Planner




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