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Cover Letter - Response to Information Request
Date: 23 April 22 The Chief Executive Officer Noosa Shire Council, PO BOX 141 Tewantin QLD 4565 Via Email ([email protected]) Dear Georgina, RE: Response to Further Advice Request for a Minor Change to Development Approval at 5/19 Laburnum Crescent, Noosaville - (Council Reference 51995.1701.03 & 51995.1701) I refer to Council’s Further Advice Request issued on 30 March 2022 in relation to the abovementioned application. Please see below a response to the items raised in the request: Issue The proposed works involve an additional 21m2 covered area which has direct access from the existing dwelling, a roof which connects to the existing dwelling wall, and which appears to be enclosed. The planning report submitted with the application classifies the works as a shade structure which is exempt from inclusion within the site cover and gross floor area calculations. It is not agreed that the building works are exempt from site cover and potentially not exempt from gross floor area calculations. It is also unclear as to whether the portion of the building will be screened where above the adjoining fence line. Information Required 1. Provide revised plans which clearly demonstrate compliance with the PO/AO10 and PO/AO11 of the Medium Density Residential Zone Code. 2. The revised plans are to detail the proposed material and finishes of the pergola/building and identify which elevations of the structure will be enclosed or have the potential to be enclosed (i.e. via louvers). Response The proposal pergola will be a roofed, open structure, positioned above an existing deck. The applicant has decided to remove the sun control louvres on the western elevation and consequently, the structure will be open on three sides and attach the existing house wall on its southern side. Please refer to the attached revised plans which clearly illustrate that the structure is open.
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In relation to PO/AO10, in the circumstance that the structure is not considered to constitute a ‘shade structure’ (which is not admitted), the proposal would remain compliant with PO/AO11 as the total site cover applying to the site would be 36.4% (437.74m2) as detailed in the Table 1 and Figure 1 below: Table 1 - Site Cover Calculations Site Area 1201m2 Existing Site 416.74m2 (34.7%) Coverage Proposed Additional 21m2 (1.74%) Site Coverage Total Site Coverage 437.747m2 (36.4%) Figure 1 - Existing Site Coverage Calculation (Council Reference: 51995.1701.01) In relation to PO/AO10, given that the proposal relates to a roofed pergola structure that is unenclosed, it will not constitute additional gross floor area or plot ratio.
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Information Required
3. The encroachment within the 4.5 metre setback from the revetment wall is not considered
warranted and does not comply with the Acceptable Outcome nor the Performance
Outcome of the Medium Density Residential Zone Code.
4. In addition to the non-compliance, no comments or assessment from an engineer have been
provided to certify the works will not impact on the structural integrity of the revetment
wall or impact on flood storage.
Response
3. The proposed pergola, which is to replace in existing shade sale structure above an existing deck,
would have a varied setback of between 3.2m to 3.5m to the centreline of the revetment wall.
The open treaded stairs would have a 2.8m setback from the centreline of the revetment wall.
Consequently, the structures do not comply with AO13 of the code. While not complying with the
acceptable outcome, it is considered that the proposal complies with the correlating performance
outcome PO13 in that:
• the proposed pergola would not reduce the flood detention capacity of the canal system as it
above and on the same alignment as existing deck and will not involve and new filing within
the setback (please refer to the attached engineering letter from TOD Engineers);
• the stairs are open treaded and would not cause any measurable impact on the detention
capacity of the waterbody;
• the proposed additions would not impact of the amenity functions of the setback area for the
following reasons:
o the pergola replaces an existing shade sale structure that is in disrepair;
o the pergola is a lightweight and open structure and does not cause any bulk and built
form impacts to the surrounding area;
o the alignment of the pergola is consistent with the alignment of the existing deck
associated with Lots 4 and 5 and the pergola structure that was approved for Lot 4 to
have a minimum setback of between 2.6m - 3m to the revetment wall as illustrated
on the approved plans and Figure 1 above; and
o the proposed structure will not reduce the extent of landscqped area within the
setback area.
Please refer to the photographs below which illustrate the existing deck, shade sale, and location of
the roofed pergola structure.
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Photograph 1 - Standing on existing deck looking east Photo 2 - Standing Adjacent to revetment wall looking east towards existing deck
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Photo 2 - Standing on existing deck looking northeast along alignment of future pergola roof 4. Please refer to the attached engineering letter, prepared by TOD consulting engineers, which demonstrates that confirms that the works will not impact on the structural integrity of the revetment wall or impact on flood storage. Proceeding
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This office trusts that the information supplied comprehensively addresses all of the issues relating to the information request. Should you have any further questions in relation to the proposal, please do not hesitate to contact the undersigned on 0423 952 928 or via email at [email protected] sincerely, Marcus Brennan B. Urb. Reg. Plan.