Information Request Response

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CHANGES

In response to the information request, the applicant provides notice to the assessment
manager in accordance with s.52 of the Planning Act 2016 of a minor change to the
development application. The minor change relates to the following changes depicted by the
amended architectural plans at Attachment B and the amended landscape plans at
Attachment C:

® A reduction in the site cover of the proposed development from 46% (292m?) to 45%
(285m).

® A reduction in the plot ratio of the proposed development from 0.49 and 311m? of gross
floor area to 0.45 and 285m“ of gross floor area.

® A reduction in the building height of the proposed development from two (2) storeys and
8.450m (RL 48.020m AHD) to two (2) storeys and 7.950m (RL 47.400m AHD).

@ Adecrease in the width of each driveway crossover from 3.600m excluding apron tapers
to 3.000m excluding apron tapers.

@ The inclusion of a 1.200m wide pedestrian footpath within the verge along the road
frontage (Margit Crescent).

@ An increase in the side / northern boundary setback and the side / southern boundary
setback at the basement level to the garage and bin store from 0.000m to 0.950m.

@ An increase in the side / northern boundary setback and the side / southern boundary
setback at the lower level to the outdoor room from 0.000m to 0.950m.

@ The provision of landscaping within the side / northern boundary setback and the side /
southern boundary setback at the basement level.

@ A reduction in the width and length of the garage and store at the basement level and
associated alterations to the internal layout.

@ Anincrease in the front / eastern boundary setback at the basement level and the lower
level from 5.190m to 6.000m.

m@ Anincrease in the front / eastern boundary setback at the lower level to the outdoor room
/ open pergola from 8.110m to 9.085m.

@ An increase in the front / eastern boundary setback at the upper level from 8.110m to
9.130m.

m= The removal of the outdoor shower adjacent to the rear / western boundary on the lower
level.

@ An increase in landscaping and stepping of retaining walls at the lower level within the
north western corner and south western corner.

= The incorporation of a deep recess (3.460m) at the upper level along the side / northern
facade and the side / southern facade.

@ A reduction in the overall building length at the upper level from 18.805m to 17.785m
achieved by alterations to the internal layout of the upper level.

m The replacement of roof sheeting with an open pergola at the roof level over the void
between the deck and screen on the upper level.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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@ Areduction in the floor the ceiling heights of 0.100m at the basement level, 0.100m at the
lower level and 0.200m at the upper level.

In accordance with s.52(3) of the Planning Act 2016 and Development Assessment Rules
(Version 1.2), the minor change does not affect the development assessment process.

Notwithstanding that the vast majority of the changes are made in direct response to the
information request, the changes are also considered to be a minor change in accordance with
the definition of a minor change under the Planning Act 2016 (Schedule 2) where not resulting
in:

substantially different development;

the inclusion of prohibited development;

additional referral agencies; or

a change in the category of assessment or category of development.

INFORMATION REQUEST RESPONSE

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 (1) metre above the natural ground level. Structures
which protrude more than one (1) 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 635m? the maximum site coverage allowed is 254m?. The
application proposes a site cover of approximately 400m? 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

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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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 one (1) metre out of the natural ground level.

2. Removal of the boundary to boundary platform / structure and the associated
excessively high walls on the side boundaries.

Applicant’s Response

In response to the information request, the site cover of the proposed development has been
reduced from 46% (292mz?) to 45% (285m_?).

A detailed response addressing site cover and compliance with specific outcome O7 of the
Eastern Beaches Locality Plan Code was provided at Section 4.4 of the Town Planning Report
prepared by Property Projects Australia.

The site cover has been calculated in accordance with the definition under The Noosa Plan
being:

The proportion of a site covered by all buildings and structures shown as a percentage.
For enclosed spaces this includes the area within the outside wall and for unenclosed
spaces this includes the area measured along a line 600mm in from the perimeter of
the roof. Site cover includes garages and other roofed outbuildings, but does not
include landscape structures such as in ground pools and decks.

For clarity, both a building and structure are also defined under The Noosa Plan, as follows:

Building means a fixed structure that is wholly or partly enclosed by walls and is
roofed, and includes any part of a building.

Structure means any building, wall, fence or other structure or anything fixed to or
projecting from any building, wall, fence or other structure. The term includes any part
of any structure.

Based on the abovementioned definitions, the following areas have been specifically excluded
from the site cover calculation:

@ each of the pools and the associated pool decks on the lower level adjacent to the rear /
western boundary;

= each of the turfed areas on the lower level adjacent to the side / northern boundary and
the side / southern boundary;

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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®@ each of the unenclosed outdoor rooms on the lower level to the extent of the open pergola
immediately above; and

®@ each of the unenclosed outdoor rooms on the lower level to the extent of the deck and roof
immediately above, measured 0.600m in from the perimeter of the roof.

Despite the abovementioned, the garage and store at the basement level, where located
immediately below the outdoor room is included within the site cover calculation.

Where the proposed development involves assessable development subject to code
assessment, s.45(3) of the Planning Act 2016 states that the assessment “must be carried our
only against the assessment benchmarks in the categorising instrument”.

The categorising instrument in this instance is The Noosa Plan and the assessment
benchmarks include the Eastern Beaches Locality Plan Code amongst others.

Section 2.8.2 of The Noosa Plan clearly outlines that the “probable solutions identified in the
Noosa Plan are not exhaustive and alternative solutions that achieve the overall outcomes and
purpose of the applicable codes may be proposed by applicants”.

The proposed development achieves compliance with the overall outcomes of the Eastern
Beaches Locality Code where:

B® involving Multiple Housing (Type 2 — Duplex) within the Attached Housing Zone being a
consistent use under specific outcome 036 of the Eastern Beaches Locality Code;

® providing a built form which is compatible with the Multiple Housing (Type 2 — Duplex)
located immediately to the north (13 Margit Crescent — Lot 134 on RP132135);

® providing a built form which is compatible with the Detached House located immediately
to the south (11 Margit Crescent — Lot 136 on RP132135);

® achieving separation to habitable spaces immediacy to the north (13 Margit Crescent — Lot
134 on RP132135) and to the south (13 Margit Crescent — Lot 136 on RP132135);

® maintaining the primacy of residential uses, including Multiple Housing, within the
Attached Housing Zone of Sunrise Beach;

® contributing to the high proportion of Detached Houses and Multiple Housing which
provide access to the beach, local services and facilities;

B® maintaining a built form, including site cover, in keeping with the established character of
Margit Crescent and Sunrise Beach; and

® maintaining a domestic scale built form within a densely landscaped setting which
incorporates a design and materiality which contributes to the coastal landscape character.

The visual assessment at Attachment F confirms the visual mass and scale of the proposed
development is at a height, massing and scale consistent with the prevailing character within
Margit Crescent.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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In response to the information request, the side / northern boundary setback and the side /
southern boundary setback at the basement level to the garage and bin store and lower level
to the outdoor room has been increased from 0.000m to 0.950m. The area adjacent to the
side / northern boundary and the side / southern boundary at the basement level incorporates
tree planting for privacy / shade and ground covers.

In conjunction with a reduction in the floor to ceiling height of the basement level by 0.100m
from 2.700m to 2.600m (Unit 1) and 2.400m to 2.500m (Unit 2) the extent of built to
boundary retaining along the side / northern boundary and the side / southern boundary from
the outdoor room to the rear / western boundary is generally at or below 1.0m above ground
level, refer to Extract 1 and Extract 2.

 

 

 

 

 

 

 

 

 

 

 

 

 

Extract 1 — Proposed Elevations (20 — 003 DA 153 Revision B)
Source — OH Architecture

 

 

 

 

 

 

 

 

 

 

 

 

 

Extract 2 — Proposed Elevations (20 — 003 DA 154 Revision B)
Source — OH Architecture

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Issue

Specific Outcome O8 of the Eastern Beaches Locality Code prescribes a maximum allowable
plot ratio of 0.4.5:1, as the site is 635m-* the maximum plot ratio site allowed is 285.75m-°. The
application proposes a plot ratio cover of at least 382m? 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 3.0m 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.

ano

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 3.0m from the external wall.

Information Required

3. Amended plans which demonstrate compliance with Specific Outcome O08 of the Eastern
Beaches Locality Code, thereby having a maximum plot ratio 0.45:1

Applicant’s Response

The amended architectural plans at Attachment B result in a plot ratio of 0.45, being 285m-
of gross floor area.

For clarity, both plot ratio and gross floor area are also defined under The Noosa Plan, as
follows:

Plot Ratio means the gross floor area divided by the area of the site.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Gross Floor Area means 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 3.0m 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.

angow

The garage and store has been excluded from the plot ratio calculation and gross floor area
calculation where being “the area of spaces used for the parking or manoeuvring of motor
vehicles”.

Based on the abovementioned, the proposed development complies with specific outcome 08
of the Eastern Beaches Locality Plan Code.

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.

Applicant’s Response

The total number of bedrooms have been reduced from six (6) bedrooms to four (4) bedrooms,
being two (2) bedrooms per dwelling unit.

The site is 635m? (0.0635ha) and the rates under The Noosa Plan for a “dwelling unit or
accommodation unit containing two (2) bedrooms” is 2.4 persons.

The proposed development involves a population density of 4.8 persons which has been
reduced from 6.6 persons.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Based on the abovementioned, the proposed development complies with specific outcome O3
of the Eastern Beaches Locality Plan Code

Issue

The proposal seeks a reduced front setback to the eastern elevation of the green roof which
is at least 4.0m, 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.

Applicant’s Response

In response to the information request, the front / eastern boundary setback, the side /
northern boundary setback (Unit 1) and the site / southern boundary setback (Unit 2) have
been amended as follows:

Dwelling Unit 1

Front / Eastern Boundary Setback

= Basement Level — 6.000m (Bin Store) to 7.610m (Garage)
=@ Lower Level — 6.000m (Turf) to 9.085m (Outdoor Room / Open Pergola)
m™ Upper Level - 9.130m (Open Pergola)

Side / Northern Boundart

m= Basement Level — 0.950m (Garage and Store)
= Lower Level - 1.160m (Living) to 3.460m (Dining)
@ Upper Level - 1.160m (Awning) to 2.0m (Master Bedroom) to 3.460m (Void)

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Dwelling Unit 2

Front / Eastern Boundary Setback

= Basement Level — 6.000m (Bin Store) to 7.610m (Garage)
m@ Lower Level — 6.000m (Turf) to 9.085m (Outdoor Room / Open Pergola)
@ Upper Level — 9.130m (Open Pergola)

Side / Southern Boundart

m= Basement Level — 0.950m (Garage and Store)
@ Lower Level - 1.160m (Living) to 3.460m (Dining)
m@ Upper Level - 1.160m (Awning) to 2.0m (Master Bedroom) to 3.460m (Void)

The front / eastern boundary setback complies with probable solution S5.1 of the Eastern
Beaches Locality Plan Code which refers to Schedule 1 — Minimum Boundary Setbacks.

The side / northern boundary setback and the side / southern boundary setback do not comply
with probable solution S5.1 of the Eastern Beaches Locality Plan Code where Schedule 1 -
Minimum Boundary Setbacks requires a side boundary setback which is “half the building
height in metres calculated at that same point provided that on any gable roof the calculation
shall be measured to half the height of the gable”.

As noted within the response to item (1), the proposed development achieves compliance with
the overall outcomes of the Eastern Beaches Locality Code where:

@ theamenity of residents is preserved by orientating the proposed development toward the
front / eastern boundary;

™ incorporating a substantial (1.460m) recess in the side / northern facade and side /
southern facade of the upper level;

® incorporating high silled windows and louvres to the upper level to minimise the potential
for overlooking; and

® providing substantial landscaping along the side / northern boundary and side / southern
at the basement level and lower level to provide a buffer.

Extract 3 to Extract 5, demonstrate the proposed development maintains the visual continuity
and pattern of buildings, with adequate separation, and a transition in building height between:

m@ the Multiple Housing (Type 2 — Duplex) located immediately to the north (13 Margit
Crescent — Lot 134 on RP132135); and

™ the Detached House located immediately to the south (11 Margit Crescent — Lot 136 on
RP132135).

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Extract 3 — Streetscape Elevation (20 — 003 DA 211 Revision B)
Source — OH Architecture

 

Extract 4 — Proposed Render (20 — 003 DA 301 Revision B)
Source — OH Architecture

 

Extract 5 — Proposed Render (20 —- 003 DA 301 Revision B)
Source — OH Architecture

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

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Based on the abovementioned, the proposed development complies with specific outcome O5
of the Eastern Beaches Locality Plan Code.

Issue

The proposal provides for a development which is 3 storeys and exceeds the maximum
height of 8.0m. It is unclear as to why an exceedance of these requirements is justified noting
that the importation of fill contributes to height exceeding 8.0m and that the streetscape is
not characterised by buildings which present as 3 storeys.

Information Required

6. Amended plans demonstrating compliance with Specific Outcome O4 and Probable
Solution S4.1 of the Eastern Beaches Locality Code.

Applicant’s Response

In response to the information request, the building height has been reduced from 8.450m (RL
48.020m AHD) to 7.950m (RL 47.400m AHD) achieved bu:

® areduction in the floor to ceiling height of the basement level by 0.100m from 2.700m to
2.600m (Unit 1) and 2.400m to 2.500m (Unit 2)

® a reduction in the slab thickness between the basement level and the lower level from
0.400m to 0.250m

® a reduction in the floor to ceiling height of the lower level by 0.100m from 2.800m to
2.700m

® a reduction in the floor to ceiling height of the upper level by 0.200m from 2.700m to
2.500m

A detailed response addressing the building height and compliance with specific outcome O4
of the Eastern Beaches Locality Plan Code was provided at Section 4.2 of the Town Planning
Report prepared by Property Projects Australia.

The proposed development is two (2) storeys where there is no overlap between the garage
at the basement level, the kitchen at the lower level and the master bedroom at the upper level,
refer to Extract 6 and Extract 7.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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ZA RRR

 

Extract 5 — Proposed Sections (20 —- 003 DA 162 Revision B)

Source — OH Architecture

 

LINE OF PERGOLA

 

 

 

 

=

 

    

YO XN
RRR RRR

 

 

 

   

 

Source — OH Architecture

Extract 6 — Proposed Sections (20 - 003 DA 163 Revision B)

 

For clarity, a storey is defined under The Noosa Plan as the “space within a building which is
situated between one (1) floor level and the floor level next above, or if there is no floor above,
the ceiling or roof above and includes a space for the accommodation of vehicles”.

A building is defined under The Noosa Plan as “a fixed structure that is wholly or partly
enclosed by walls and is roofed, and includes any part of a building”.

The outdoor room does not constitute a storey where not enclosed by walls and located
immediately below the deck and open pergola on the upper level.

Toowoomba
PO Box 3686, Toowoomba Old 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm QIid 4005
Phone: 07 3254 1566

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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.

Applicant’s Response

The amended architectural plans at Attachment B have been reviewed and any scaling errors
revised.

Issue

In accordance with the Landscaping Code, 198m° of landscaping is required, providing that
60% of this is soft landscaping.

The definition of soft landscaping includes “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 198m? of landscaping, including at least 60% soft landscaping which
complies with the soft landscaping definition within The Noosa Plan.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
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Applicant’s Response

The amended architectural plans at Attachment C show 209m¢ (33%) landscaping, of which
174m? (83%) relates to soft landscaping.

Issue
The proposed development includes two (2) separate driveways and no on site manoeuvring
area to permit vehicles to exit in a forward gear. The two (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:
a. the Eastern Beaches Locality Code:
B® Specific Outcome 042, Probable Solutions S42.3 and S42.4
b. the Driveways and Carparking Code:
@ Specific Outcome O1, Probable Solution S12
& Specific Outcome O08
B® Specific Outcome O11, Probable Solution S11.1
c. the Transport, Roads and Drainage Code:
@ 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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PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

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Applicant’s Response

The amended architectural plans at Attachment B maintain two (2) separate driveway
crossovers, the width of each driveway crossover has been reduced from 3.600m excluding
apron tapers to 3.000m excluding apron tapers.

The space between the two (2) separate driveway crossovers has been increased to 6.210m
being sufficient for a vehicle to park on street resulting in no net loss of on street car parking.

The provision of two (2) separate driveway crossovers and a minimum 6.0m front / eastern
boundary setback allows for one (1) additional vehicle per dwelling unit to park between the
garage and front / eastern boundary.

The proposed development results in no net loss of on street car parking and provides onsite
parking for two (2) additional vehicles between the garage and front / eastern boundary
alleviating on street parking reliance.

The traffic impact statement at Attachment E, which has been endorsed by a Registered
Professional Engineer Queensland (RPEQ), demonstrates that two (2) separate driveway
crossovers are suitable from a traffic perspective.

In demonstrating the proposed development complies with relevant specific outcomes and
probable solutions of the Eastern Beaches Locality, the Driveways and Car Parking Code and
the Transport, Roads and Drainage Code we note:

® vehicles can enter and exit the proposed development in a typical forward in, reverse out
manoeuvre;

m@ the proposed development is not required to provide a forward in, forward out manoeuvre
under the Australian Standard or Driveways and Parking Code;

@ the swept paths clearly demonstrate that vehicles can enter and exit the proposed
development with the appropriate clearance to any obstructions;

@ there is a clear precedence of multiple housing within the street and immediate area
providing multiple driveway crossovers without impacting on safety or operations;

m@ the proposed development results in a generation rate of 0.85 trips per dwelling unit during
weekday peak hours;

@ the typical generation rate for the street is comprised of under 50 dwelling units and under
1,000 vehicles per day; and

@ the proposed development will not impact on the safety, functionally or capacity of the
street.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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The visual assessment at Attachment F demonstrates two (2) separate driveway crossovers
allow for a strong pedestrian focussed entry and landscaping distributed between each
driveway crossover minimises any perceived dominance.

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:

a. the Eastern Beaches Locality Code:
@ Specific Outcome O11 (e)
b. the Earthworks Code:
B® Specific Outcome 03
Information Required

10. Demonstrate how the proposed development achieves the Eastern Beaches Locality
Code Specific Outcome O11 (e) and Tthe 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:

m@ Asite 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
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Email: [email protected] propertyprojectsaustralia.com.au

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Australia

Applicant’s Response

The civil engineering response at Attachment D, demonstrates that construction methods can
be implemented to avoid any adverse impact and undermining of adjoining building.

Where a geotechnical site investigation will be required to progress with detailed design,
including structural design, and as part of any subsequent building approval, we request the
conditions of any development approval require:

@ the preparation and lodgement of a geotechnical report prior to the commencement of site
works; and

= certification of footings and support to adjoining building by a Register Professional
Engineer Queensland (RPEQ) prior to commencement of site works.

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 02

Information Required

12. Demonstrate how the proposed development achieves the Earthworks Code — Specific
Outcomes O1 and 02

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:

@ The existing overland flows and the proposed overland flows,

& Maintenance of overland flows within the subject site,

@ Thedrainage system for the proposed roof areas, hardstand areas, grassed areas
and pool surrounds.

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Property
Projects
Australia

Applicant’s Response

The civil engineering response at Attachment D, demonstrates there are suitable ways of
managing any major storm surface flows without impacting on the adjoining building or
incurring local flooding.

We request the conditions of any development approval require certification by a hydraulic
designer or Register Professional Engineer Queensland (RPEQ) prior to the commencement
of site works.

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 Ol and O2

Information Required

14. Provide written approval of the proposed works from Unitywater

Applicant’s Response

The civil engineering response at Attachment D demonstrates that compliance with the
Queensland Development Code MP1.4 is achieved and will be addressed as part of the
subsequent building approval.

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

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au

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Property
Projects
Australia

15. Indicate on the relevant plans the frontage works (footpath) as described in The
Transport, Roads and Drainage Code Specific Outcome O13

Applicant’s Response

The amended architectural plans at Attachment B include a 1.200m wide pedestrian footpath
within the verge along the road frontage (Margit Crescent).

SUMMARY

In accordance with s.13.2(b) of the Development Assessment Rules, this correspondence
represents part of the information requested by the assessment manager and we hereby
request that the assessment manager now continue with the assessment of this development
application.

Whilst we trust this information is sufficient to enable you to progress with a decision in
relation to this development application, please do not hesitate to contact the undersigned on
0413 912 056 with any queries.

Yours Faithfully,
Property Projects Australia Pty Ltd

ALAN IRVIN
Senior Town Planner

Enc. Attachment A - Information Request
Attachment B - Amended Architectural Plans
Attachment C - Amended Landscape Plans
Attachment D - Civil Engineering Response
Attachment E - Traffic Impact Statement
Attachment F - Visual Assessment

Toowoomba Brisbane
PO Box 3686, Toowoomba Old 4350 PO Box 1264, New Farm QIid 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] propertyprojectsaustralia.com.au