Appendix D - NC prelodgment meeintg notes · MCU19/0119

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Noosa Council documents




                 5.      ADVICE & INFORMATION

                 Development Planner, Billy Glover - Comments
                 1. Reconfiguring a Lot
                 Proposed reconfiguration of a lot - 1 lot into 2 lots (688m2 and 679m2).
                 The Noosa Plan (current planning scheme)
                 •      Attached Housing Zone
                 •      Minimum lot size – 1,500m2
                 The proposal does not comply with the minimum lot area under The Noosa Plan and is
                 unlikely to be supported by Council should an application be made under the current
                 planning scheme. It is noted the existing lots in the surrounding area are predominantly large
                 in size and exceed the minimum 1,500m2 lot area.
                 The New Noosa Plan (draft planning scheme)
                 •    Medium Density Residential Zone
                 •    Minimum lot size – 600m2
                 The proposal is likely to be supported within an application under The New Noosa Plan,
                 providing the zoning and provisions remain as currently drafted.
                 It should be noted that under the current lot configuration, 4 x units on Lot 1 RP164422 would
                 be defined as Multiple Housing Type 4 Conventional and subject to impact assessment.
                 2. Multiple Housing Type 2 Duplex
                 The Noosa Plan (current planning scheme)
                 Density:        100 persons per hectare
                                 Combined site area = 2,053.88m2
                                 Population density = 20.5 persons (combined over both lots)
                 GFA:
                 Gross floor area is equivalent to the maximum allowable population in persons multiplied by
                 40m2
                 20.5 x 40 = 820m2 (combined over both lots)
                 Site Cover
                 Not to exceed 40%
                 Setbacks:
                 Council would likely accept a 4.5 metre frontage setback to The Cockleshell in lieu of 6 metres,
                 where the development is well articulated, provided with a positive landscaping outcome from
                 the streetscape and on-site perspectives and demonstrating a 6 metre setback to the Nola
                 Street frontage.
                 Design
                 New development on the site should include the following:
                      • Roof form - pitch no less than 5 degrees; 600mm eaves to at least 75% of the perimeter
                         of the building; variation in roof form
                      • Maximum wall length of 15m
                      • Balconies for each dwelling unit to reduce horizontal banding
                      • Building facades to incorporate different but complimentary colours, textures and
                         building materials

                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                 an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20948864
Version: 10, Version Date: 23/08/2019                                                                                          Print Date: 23 August 2019, 3:08 PM

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Noosa Council documents




                 The New Noosa Plan (draft planning scheme)
                 Plot Ratio (GFA):
                 a.      does not exceed 0.4:1; or
                 b.      for small dwellings or for development which provides a ratio of at least three small
                         dwellings to one other dwelling, does not exceed 0.5:1.
                 Site Cover
                 a.      does not exceed 40% of the site area; or
                 b.      for small dwellings or for development which provides a ratio of at least three small
                         dwellings to one other dwelling, does not exceed 45% of the site area.
                 Setbacks:
                 a.      for frontages — 6 metres
                 b.      for side boundaries—
                               I.    1.5 metres setback up to 4.5 metres height;
                              II.    2 metres setback between 4.5 metres and 7.5 metres height; and
                             III.    2.5 metres where above 7.5 metres height
                 c.      for the rear boundary - 6 metres
                 Design
                 Refer to the draft planning scheme provisions


                 Mark Lewis, Coordinator Engineering – Comments
                 The following comments are not specifically related to the submitted concept plan but are
                 relevant to any development of the subject sites.
                 1.      Services.
                               I. A number of existing services (sewer and stormwater) traverse through the site
                                  and not all of these services are contained within easements. Any development
                                  of the site would need to include survey to locate the existing services and
                                  agreement from the relevant service authorities for any works adjacent to the
                                  services. Please note that this may include the realignment of the service.
                              II. It is recommended that the ultimate outcome for the development of the site
                                  (creation of new titles) be considered when providing new service connections
                                  to the development. This may require the provision of additional services and
                                  the works must be in accordance with the relevant service authorities standards
                 2.      Earthworks
                                    It is expected that any development of the site will include filling to achieve the
                                    necessary minimum floor heights. Any application would need to include
                                    sufficient detail and comment from suitably qualified persons to demonstrate
                                    that the filling of the site will not block overland flowpaths and create additional
                                    ponding of stormwater on any adjoining properties.
                 3.      Access and vehicle manoeuvring
                                    Although the submitted concept plan does not indicate the vehicle manoeuvring
                                    paths there appears to be sufficient area to provide the required on-site
                                    manoeuvring areas to permit vehicles to enter and exit the site in a forward
                                    gear.

                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                 an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20948864
Version: 10, Version Date: 23/08/2019                                                                                          Print Date: 23 August 2019, 3:08 PM

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Noosa Council documents




                                   Council Officers indicated that there may be some consideration in regard to
                                   the need for on-site manoeuvring for the western duplex due to the site’s
                                   location (dead end road – no passing vehicle or pedestrian traffic).
                 4.      External works
                                   Any development of the site will include the provision of footpaths across the 2
                                   frontages and include pram ramps where applicable. It was suggested that the
                                   Nola Street path need not extend beyond the access driveway to the western
                                   duplex. It was also discussed that the footpath in The Cockleshell would need
                                   to consider the existing Unitywater infrastructure in the verge area.

                                   The developer will also be responsible for the removal and replacement of any
                                   redundant vehicle crossovers and laybacks.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours Faithfully,




                 Billy Glover
                 Development Planner




                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                 an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20948864
Version: 10, Version Date: 23/08/2019                                                                                          Print Date: 23 August 2019, 3:08 PM