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response to information request - 12 wyandra
9 November 2022 Noosa Council [email protected] RE: Response to Information Request MCU22/0173, OPW22/0246, RAL22/0025 – 12 Wyandra St Noosa Heads Council issued an information request on 26 October 2022 - Please also find attached DAForm 2 for demolition of the existing house..The applicant provides the following additional information in response to the items: 1. Provide amended plans with additional plan details. 2. Provide amended plans showing a variety of materials and finishes along the front elevation, and ‘open up’ the upper level balcony. This may be achieved by reducing the height of screening/balustrade and introducing horizontal elements. Please find attached updated design plans with correct sections, labels, north bar and elevations. The Wyandra St front elevation façade has been carefully amended to ‘open up’ the balcony to the streetscape with additional variation provided by the windows to allow for more distinct horizontal elements. The two units are staggered to allow for variation between the buildings with the garages providing for differentiation between the built form elements and split level design, as shown below.
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3. Provide variation to the eastern elevation of Unit 1 to avoid bulky single plane
to a wall less than 15 metres.
The eastern elevation façade has been amended to include greater differentiation
between the floor levels with garden trellising features provided on the building.
Furthermore, larger windows and cladding variation is provided with a further planter and
privacy screen along the Unit 1 deck. The changes break up the single wall plane and
result in a less than 15m wall length to the top level along the eastern façade.
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4. Provide amended plans that show RL levels from the existing and finished
ground level to the top of the building, derived from survey.
The existing ground survey is provided showing the levels across the site between 33m
and 35m AHD. The section plan levels demonstrate the existing and finished ground levels
around the building, which are also included on the site plan for reference. At no point is
the building greater than 8m relative to ground level.
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5. Provide an increased boundary setback in respect of AO/PO12.1 of the Zone
Code. Greater detail is to be provided in regard to the fence height, and
vegetation within the proposed setback which is to be retained.
Further consideration and changes have been made with regard to the levels of the pool
area, entry, driveway and landscaping frontage interface in front of unit 2. The changes
result in a maximum 2m high fence around the pool, with a reduced level for the refuse
storage area and dense landscaping between the bin storage and front boundary. The
resultant design appropriately deals with the changes in levels within this corner.
The design allow for space and landscaping to be provided between buildings, including
adequate area at ground level for landscaping with trees, shrubs, outdoor living and
utilities in accpordance with the AO12 and PO12 of the Medium Density Zone Code, as
shown below.
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6. Provide amended calculations including laundries in the total GFA of the
site, in compliance with the AO/PO of the Zone Code.
7. Provide revised plans demonstrating that Unit 1’s balcony is not fully
enclosed and therefore does not contribute to GFA.
8. Clarify what the above identified area is and why it has been excluded.
Amendments have been made to the layout to ensure the gross floor area is compliant
with the 0.4:1 requirement. The laundry area for Unit 1 has been relocated and electric
vehicle storage added to the garage area. The Unit 1 deck has also been opened up to
the street and is not enclosed, thus not contributing to site cover area.
9. Review species selection and ensure and justify species meet AO/PO10.
10. Remove the BBQ/Dining areas from contributing to landscape calculations
and amend as necessary to comply with 40% of the sites total landscaping,
or alternatively remove the roof from these areas.
The landscaping species have been updated to
include native species selected from PSP2.
Furthermore, the outdoor dining areas have not
been included in the landscaping calculations, while
the calculations more than meet the 40%
requirement (44.7%) and provide for a well
landscaped development considerate of the Noosa
Heads coastal landscaping palette.
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11. Provide an amended plan that demonstrates a 1.5m wide footpath will be
constructed along the frontage of the subject site. The amended plan must
be prepared by a suitably qualified person (RPEQ – Registered Professional
Engineer of Queensland) and align with the proposed footpath along the
frontage of 14 Wyandra Street.
12. Provide additional detail on the proposed driveway and crossover. The detail
must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland) and include, but not be limited to:
a design generally in accordance with RS-049, RS-050 and any associated
addendum;
b. levels and grade of the access driveway;
c. a longitudinal section extending from the centre of the formation along
Wyandra Street to the finished floor level of the proposed garages; and
d. demonstrate that a B99 vehicle will not scrape or bottom out while
entering or exiting the driveway.
13. Provide additional detail demonstrating how trip hazards will be eliminated
within the road reserve due to the construction of the proposed driveway
crossover. The amended plan must be prepared by a suitably qualified
person (RPEQ – Registered Professional Engineer of Queensland) and
include, but not be limited tothe full extent of the transition to the adjoining
areas of verge.
14. Provide an amended Turning Path Plan demonstrating that vehicles are able
to enter the proposed garages, manoeuvre on site, and exit the site in a
forward without colliding with any other vehicles, structures or future
landscaping. The additional detail must be prepared by a suitably qualified
person (RPEQ – Registered Professional Engineer of Queensland) and
include, but not be limited to:
a. the adjacent garage carpark must be occupied with a B99 vehicle
during the vehicle swept path analysis.
15. Provide additional detail demonstrating how the rainwater collected in the
south-western corner of the on-site will be controlled, collected and released
without causing scour damage to neighbouring properties. The additional
detail must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland).
16. Provide sufficient detail to demonstrate that the development achieves
compliance with The Noosa Plan 2020 – Water Quality and Drainage Code
and Sustainable Building Design Code. The detail must be prepared by a
suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland).
Recor provides specific comment and plans addressing the additional engineering
requirements setout above. The architectural and landscaping design changes work in
with these technical engineering modifications, including the removal of retaining
structures from the frontage and including battered landscaping, as well as a 3k water tank
to attenuate the water and provide water for landscaping.
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In addition to the response, please find attached a DA Form 2 for DBW associated with
the demolition of the existing house. We seek for the application to consider this additional
element of the development and for conditions to be included on the Development Permit
accordingly.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please proceed 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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