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response to information request francis
10 May 2021 Patrick Murphy Noosa Council [email protected] RE: Response to Information Request (MCU21/0020 and OPW21/0035) – MCU for Duplex and OpWorks 27 Grant St, Noosa Heads (6SP179879) Council issued a further information request on 11 March 2021. The applicant provides the following additional information in response to the items: PLANNING 1 Provide additional detail on the access driveway. The detail must be prepared by a suitably qualified person and include but not be limited to: a. levels and grades of the access driveway and the maneuvering areas; b. a longitudinal section extending from the centerline of the formation in Grant Street to the carparking; c. a driveway designed generally in accordance with Council’s standard drawings RS-049, RS-050 and respective addendum; d. a 1.5m wide footpath; e. demonstrate that a B99 vehicle will not bottom out or scrape entering/exiting the driveway; f. the proposed stormwater drainage structures. SCG Consulting Engineers provide additional detail regarding the access driveway, footpath and stormwater drainage structures. ---------------------------------------------------------------------------------------------------------------------- 2 Confirm whether a building certifier will be assessing and approving the proposed earthworks component of the development, or whether council is required to. 3 If council is to assess the earthworks component of the proposed development: a. Provide details, prepared by a RPEQ (Registered Professional Engineer of Queensland), of the proposed earthworks, including, but not limited to: extents; volumes; existing and finished levels; cross-sections; batters and/or retaining structures; stabilisation methods proposed, etc. b. Provide additional detail on the proposed retaining structures. The detail must be prepared by a RPEQ and include but not be limited to: i. The type of construction (material, foundations etc.); ii. Section plans indicating the location of the retaining structures and foundations in relation to the property boundary, the building pad, finished floor levels, proposed decks, driveway, etc.; iii. The structures required to collect and convey existing overland flows that are impacted on by the construction of these structures; iv. Any fencing to be installed on top of or beside these structures; v. The location of any services, above or below ground, adjacent to the proposed retaining structures. SCG include an additional earthworks plan is included with details on the retaining wall construction to be confirmed at building approval stage in accordance with the slope stability reporting. ----------------------------------------------------------------------------------------------------------------------
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4 Assessment of site cover to include the roof top decks and pedestrian walkways.
5 Clarification of the methodology used for calculating the Lower Level site cover,
specifically with regards to the undercroft/services area.
6 Demonstrate how the proposed development incorporating 3 stepped levels
complies with the site cover requirements of the Noosa Plan 2020.
Site Cover for the medium density zone seeks for only 40% of the site area. However,
owing to the sloping nature of the subject site and the site cover calculations for the
adjoining lots, the applicant seeks to rely on 50% site cover for the middle floor and <30%
for the ground and terrace roof areas.
The site cover is calculated at 45% on the middle level (250m2), 31% on the ground level
(174m2 – including undercroft area <1m below NGL), and 4% on the terrace level(23m2).
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The design has less site impacts than the adjoining buildings that were built with a site
cover of 50%, while making a positive contribution to the look and feel of the residential
neighbourhoods. The site cover maintains the low scale character of the neighbourhood
with a well-designed building and landscaping that enhance the streetscape.
Overall Outcome 2 (d) of the Medium Density Residential Zone Code seeks for New uses
are located, designed and managed to be compatible with surrounding uses.
The design meets the purpose and Overall Outcomes of the Medium Density Residential
zone, and Council officers have the delegation to approve the design, despite not meeting
Performance Outcome PO10.
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7 Amended plans which demonstrate compliance with Performance Outcome PO10 of
the Medium Density Residential Zone Code.
PO11 seeks for the GFA to not exceed 0.4:1. The revised design provides for 97m2 of
GFA on the middle floor (with open balconies) and 121m2 on the lower level (Total = 218m2
or 0.4:1), compliant with the Performance Outcome.
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8 An amended design which provides for increased variation between the dwellings
and also provides for a varied roof form.
The amended design includes increased variation between buildings with a varied roof
form providing contrast between the different units.
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9 Demonstrate that the proposal complies with Performance Outcome PO12 or amend
the setback to comply with Acceptable Outcome PO12.
After discussions with the adjoining owner to the north, amended design have been
produced to retain their existing view shed to the reserve. The design has been amended
in scale by providing for a 6m setback to the northern unit’s middle floor balcony, as shown
below. Considering the height of the dwelling to the north the encroachment for the lower
level will not encroach on any view lines.
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The resultant design provides for buildings that are sited so as to provide a high level of
amenity to users of the subject site and adjoining premises, including provision of visual
and acoustic privacy; not unreasonably obstruct views or cause overlooking of private
open space or habitable areas of adjoining premises; as well as allowing for space and
landscaping to be provided between buildings including adequate area at ground level for
landscaping with trees, shrubs, outdoor living and utilities.
The setback is consistent with the setback of adjoining dwelling houses and duplexes in
the surrounding area that adjoin the reserve, and meets the corresponding Performance
Outcomes of the Medium Density Residential code.
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10 A copy of the survey plan on which the maximum building height allowances have
been based.
11 A plan which overlays the roof plan, including RL’s, over the natural ground level
contours.
A copy of the survey plan and roof height blanket plan are included with the revised
development plan package.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with the assessment of the
application at your earliest convenience.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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