Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach

Page 2

This letter sets out the applicant’s response to each item. The numbering corresponds to
the numbering in Council’s 3 February 2022 request.

Planning Assessment
 Issue - Plans
 Although some plans show NGL there is no finished ground level line on the elevation
 plans.

 Advice Required
    1. On all plans, indicate the NGL and FGL relative to the building and all structures
        on the top storey.


Response
In response to the above item, amended plans have been prepared to include notation of
NGL and FGL. Refer to the amended plans attached as part of this response.

 Issue – site cover and plot ratio
 Although the proposal has been amended to reduce the proposed site cover and plot
 ratio (as per Item 6 of the Information request), the proposed site cover and plot ratio
 is not supported. It is noted that surrounding buildings complied with the planning
 scheme at the time of their approval.

 Advice Required
    2. Provide amended plans that comply with a maximum plot ratio of 0.65:1 and
        40% site cover.

Response
In response to the above item, the accompanying amended plans are provided. The
proposal achieves a compliant site cover of 39.8% of the site area. The resulting changes
and alterations to the configuration of each unit has also reduced the plot ratio, such that
the plot ratio is reduced to 0.63.

 Issue – garaging
 As per Item 10 of the Information request, it is considered that the proposed four
 garages that face Elanda Street dominate the streetscape. They are all in the same
 plane, creating a 24 metre long (in total) wall of garages on a 31 metre frontage to
 Elanda St. There is no staggering of the garage doors. Further, they are not integrated
 into the building in any way. In this regard they do not comply with Acceptable
 outcomes AO11.1, AO11.2, AO11.3 and corresponding Performance outcome PO11 of
 the High Density Residential zone code.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                     2

Page 3

 Information Required
     3. Provide amended plans that comply with Acceptable outcomes AO11.1,
        AO11.2, AO11.3 of the High Density Residential zone code.


Response
The proposed design complies with the requirements of the High Density Residential zone
code. The amended plans propose garages which do not dominate the streetscape or the
building design.

The proposal complies with AO11.1 of the High Density Residential zone code as the
design does not involve any covered car parking spaces between the building and the road
frontage. The covered car parking spaces are located within the building, and are further
set back than the front verandah planters and screens.

The proposal also complies with AO11.2 of the High Density Residential zone code, as the
garages are integrated within the line of the building. It is noted that the garages are not
the forward most projection of the building, the balcony, planters and screening project
forward approximately 0.9m of the garages themselves. The overhang provided by the
balconies assist in further minimising the appearance of the garages and allow for vehicle
parking to be seamlessly integrated within the building design.

The design of the garages complies with PO11 of the High Density Residential zone code.
The proposed development incorporates garage doors that are streamlined and
minimised through the chosen finishes and the 8.63m setback. In addition, the fall of the
site contributes to the garages not being easily visible from the street. When viewed from
the street, only a small portion of the garage doors are visible (refer to Figures 1 and 2
below).

The garages do not dominate the streetscape and are visually separated by the gatehouse,
entryway, visitor parking and landscaping. The proposed landscaping further contributes
to the softening of the garages and overall built form and reduces the perceived impact
on the streetscape.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                    3

Page 4

                                      Figure 1: Elevation of garages from Elanda Street




                                     Figure 2: Perspective of garages from Elanda Street


 Issue – Roof top terrace
 Acceptable outcome AO15.2 of the High Density Residential zone code seeks that
 development does not include roof top terraces, while Performance outcome PO15
 seeks that roof forms contribute positively to the skyline and complement the character
 of the locality and topography of the site. As per Item 3 of the Council’s information
 request, the roof top terrace has many structures, which presents as a fourth storey
 and is not considered to comply with PO15.
 Further the balustrading on the top level also creates the roof top terrace as a storey.

 Advice Required
    4. Provide amended plans that do not include structures such walls, spas, pergolas
        and the like on the top level and ensure any balustrading is transparent and
        setback from the edge of the building (particularly the street elevation).




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                     4

Page 5

Response
The design of the roof terrace has been modified in response to Council’s Information
Request and ongoing discussions with Council.

The amended design reduces the extent and amount of structures proposed on the roof
terrace. The proposed structures on the terraces have been substantially reduced from
the previous iterations, and is considered to achieve a balance between reducing bulk and
scale within the rooftops whilst maintaining privacy and liveability.

The design initially proposed external spiral staircases within the front façade of each unit
in order to provide rooftop access. The amended design instead proposes internal
stairwells that are incorporated within the building which reduce the building bulk within
the front façade. The access area to the rooftop which comprises the stairwell and lift has
been reduced to an area of 8.8sqm. It is noted that Council indicated their support of a
9sqm access area per individual unit. The access stairs have been located to slope towards
the frontage to reduce the extent of perceived bulk within the rooftop area from the
street.

The retention of a small pergola within each roof terrace maintains a level of functionality
and protection from direct sunlight, improving the usability of the rooftop terraces. The
lightweight pergola comprises a partially open timber slatted roof. The area of the pergola
is approximately 7sqm and contains a small BBQ area. The pergola is suitably setback;
approximately 16m from the street, and approximately 8.7m from the outer most
projection of the building façade. The proposed setback assists in minimising the
perceived bulk of the roof terraces.

The amended design involves both solid and glass balustrades. A solid balustrade is
proposed where adjoining the planters, and a glass balustrade where not adjoining the
planters. The height of the intertenancy walls have been reduced at the front and rear of
the building to reduce the appearance of a roof terrace.

Additional planting is proposed along the extent of the western edge of the roof terrace,
and partially along the northern and southern sides. This planting will assist in further
buffering views of the roof terrace from the street, and also enhance the tropical design.

The remaining rooftop improvements are not easily visible within the street and help
improve the functionality of the rooftop. It is reiterated that the proposal does not exceed
3 storeys or 12m in height.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                     5

Page 6

 Issue - Design
 As per Item 7 of the Information request:
 The High Density Residential Zone and Coastal Communities Local Plan Code refers to
 design elements and the proposal is not considered to comply with the design elements
 in the code. Units must present as small separate dwellings, rather than one large,
 individual building which the proposal presents as. This can be achieved through
 offsetting or staggering dwellings and varying roof form. The building must include
 different external materials, finishes and textures, avoid single plane finishes (vary line
 and plane), and present as lightweight using natural finishes which break up the bulk of
 the building. The extent of screening material at street elevation adds to the bulk of the
 building. The plans indicate that the building will be quite dominant and does not meet
 the setback requirements for the top level. Further, there is a concern that it is not
 reflective of the subtropical design prevalent in the coastal communities in Noosa. This
 is particularly and more relevant at the street elevation. The design requires revision to
 comply with the relevant codes.
 The design does not comply with AO10.1, AO10.2 and corresponding Performance
 outcome PO10 of the High Density Residential zone code. The design does not vary in
 line and plane (particularly the street elevation) as there are many vertical elements
 that create bulk to the building and generally there is not a mix of materials (refer to
 AO14 & PO14 of the High Density Residential zone code). The stairs are proposed in the
 front setback and are imposing.

 Advice Required
    5. Provide amended plans accordingly. Dominant stairs in the front setback will
        not be supported.


Response
The accompanying amended plans have been provided in response to the above item.

The overall design of the façade has been substantially updated to reflect feedback
provided by Council. The updated design reduces the perceived building bulk, provides for
a visually interesting design and reflects a subtropical design.

The amended plans propose an internal staircase in place of the initially proposed external
spiral staircase. The amended design reduces the building bulk as presented to the street.

The amended plans incorporate an increased variety of materials and finishes within the
design. The materials associated with the updated design include concrete, stone
cladding, cement cladding, horizontal timber cladding, glass, vertical battening and
render.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                        6

Page 7

The updated design incorporates vertical concrete blades which provide distinction
between the individual units. The inclusion of a raised central entrance between units 2
and 3 also assists in delineating the separate units.




                                     Figure 3: Proposed façade showing 4 separate units


The design includes operable screening panels on the front façade. These serve to provide
interest within the façade but also to provide shade from the western sun. The screening
panels are operable and further establish the individuality of the units. The front balcony,
planters and screens project further than the garages below, providing opportunity for
casting shadows and also variation in vertical setback.

The accompanying plans include updated overlooking plans to demonstrate the minimal
impact of the proposed development on adjoining properties.

Planters along the lower balcony and the roof terrace provides for additional areas of
landscaping which contribute to a subtropical design. The planting further assists in
softening the appearance of the built form.

The combination of the above design elements results in the appearance of reduced
building bulk, separate dwellings, and a visually interesting subtropical design.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                    7

Page 8

                                              Figure 4: Operable screening panels


 Issue - Landscaping
 The landscaping does not comply with AO13.1 & AO13.4 of the High Density Residential
 zone code and it is not known if it complies with AO13.2.
 The landscape plan indicates synthetic turf. This is not considered landscaping in Noosa
 Plan and is not supported.

 Advice Required
    6. Provide amended plans that comply with AO13.1 & AO13.4 of the High Density
        Residential zone code and demonstrate compliance with AO13.2.
       7. Provide an amended landscaping plan removing reference to synthetic turf and
          replace with in ground landscaping.


Response
This response in accompanied by an amended Landscape Concept Plan prepared by
Openspace Architecture.

The site layout and landscape plans have been updated to remove the previously
proposed synthetic turf. As part of the changes to the landscaping design the portion of
soft and hard landscaping has been recalculated. The revised calculations determine the



Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                     8

Page 9

provision of landscaping is 48% of the total site area, of which 60% is considered soft
landscaping. A suitable provision of landscaping within the site is provided, which balances
the built form outcome and creates a comfortable and visually appealing design.

The proposed fencing complements the architectural design of the building and
contributes positively to the streetscape. It is considered that the proposed fence design
accords with the requirements of PO13 of the High Density Residential zone code. The
fencing utilises a mix of materials which vary in height and transparency contributing to a
visually attractive streetscape while allowing opportunity for casual surveillance.

The proposed diagonal panel fencing has an aperture greater than 50% which accords
with the requirements of the planning scheme. The fencing is proposed in four separate
sections along the frontage, each section not exceeding 3.4m in length. This ensures that
the fencing does not dominate the streetscape and does not eliminate opportunities for
casual surveillance.

Should Council require compliance with the acceptable outcomes instead, the applicant
is agreeable for fencing requirements to be conditioned as part of the approval.

 Issue – Carparking
 The annotation on the plans stipulate there are 4 double garages which correspond
 with the site plan, but the annotation also stipulates there are 4 visitor car spaces. The
 latter is not shown on the plans. The Driveways and Car parking code requires 2
 undercover spaces per unit, plus 1 car space per 4 units.

 Advice Required
    8. Provide amended plans that show at least 1 additional car space on site.


Response
The accompanying amended plans identify a dedicated visitor car parking space. The car
parking space is located beneath the pedestrian entryway.

Swept path diagrams have been prepared by ITE Consulting to demonstrate the suitability
of the visitor car parking space, and the northern resident space of Townhouse 3.

 Issue - stormwater
 The provided stormwater design has part of the runoff being discharged to Elanda
 Street from on-site detention tanks but it is not clear how this will work (the site is lower
 than the road). As Council does not support the use of pumps in this situation
 clarification is required as to how the discharge will be achieved.

 Advice required



Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                          9

Page 10

       9. In relation to stormwater and lawful point of discharge, a revised analysis is
          requested which examines the impacts of the development at each point of
          discharge from the site. The current assessment appears to consider the site,
          however in the developed case the site will discharge sheet flows to the
          downstream properties and concentrated flows to Elanda St. The impacts of
          each discharge location need to be considered. As no discharge currently flows
          to Elanda St in the existing case, the impact to Elanda St will need to consider
          the capacity of the drainage system within Elanda St and what upgrades may be
          required to accommodate flows from the site.


Response
The accompanying Drainage Layout Plan prepared by WC Designs identifies the proposed
Stormwater connection. The response is further supported by a written response and Site-
Based Stormwater Management Plan.


                                                               ***

We trust the above and accompanying information suitably addresses the comments of
the Council however should further clarification or information be required please contact
our office.

Yours faithfully
URBAN STRATEGIES PTY LTD




Georgina McNee
TOWN PLANNER




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                  10