Information Request MCU17 0559 · MCU17/0559

Officer: 	Patrick Murphy
Direct Telephone: 	07 53296436
Our Reference:	MCU17/0559
Your Reference:
11 January 2018
Candida Investments Pty Ltd
C/- Planning Initiatives
PO Box 1774
NEW FARM  QLD  4005
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU17/0559
Street Address:	16 Grant St Noosa Heads Qld 4567
Real Property Description:	Lot 87 RP 92518
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Density - The subject site is 594 square metres in area. The maximum allowable density for a site is this size within the Semi-Attached Zone of the Noosa Heads Locality is 4.8 persons. The application seeks approval for 2 x 3 bedroom dwelling units which equates to a density of 6.6 persons. Furthermore the layout of the lower floor plan has the appearance of additional dwelling units so that the application actually provides for 2 x 2 bedroom and 2 x 1 bedroom dwelling units.
Information Required
Amended plans which provide for a maximum density of 4.8 persons.
Issue
Site cover and plot ratio – the plans submitted with the application include notations that the proposal requires a minor variation to the site cover requirement and complies with the plot ratio requirement. Site cover and plot ratio calculations undertaken internally provide for outcomes substantially beyond those permitted by the Noosa Plan.
Information Required
Re-assessment of the site cover and plot ratio calculations and plans amended to accord with the Noosa Plan requirements.
Issue
Building bulk and presentation to the street – the side by side garages, absence of 600mm eaves and roof form above the garages contribute to a built form that presents an appearance of excessive bulk to adjacent properties and the streetscape and is not consistent with the following Specific Outcomes and Probable Solutions for the Semi-Attached Housing Zone (Streetscape & Character, Garages and carports and Front fences and walls).
Information Required
Amended plans which provide for design outcomes that are consistent with the Specific Outcomes of the Noosa Heads Locality Code including the Specific Outcomes and Probable Solutions for the Semi-Attached Housing Zone. The solutions include:
S39.1 Garages and carports have a front boundary setback of at least 6m provided that garages may be setback 5.5m from the front boundary where garage doors are staggered 1m from each other in relation to the frontage AND
S39.2 Garages present a minimum width to the streetscape (the total width of garage doors is no more than 6m or 50% of the frontage width, whichever is the lesser, where the structure faces the street) AND
S39.3 Where multiple double garages are included garages are stepped back a minimum of 600mm from each other, in relation to the frontage or are separated by at least 2m;
Issue
The site plan submitted with the application includes contours however no value is attributed to each contour. Whilst it is noted that natural ground level is detailed on the elevation plans these details only relate to one section of the entire elevation, presumably at the boundary line. Therefore it is difficult to determine the proposed developments floor levels and height relative to natural ground level
Information Required
The site plan amended to include contour values.
Issue
Access and Driveway - the proposed driveway width appears excessive and will conflict with existing services in the road reserve. The current driveway layout does not facilitate on site manoeuvrability to all vehicles to exit the site in a forward gear
Information Required
The access and driveway redesigned so that it that width is reduced to be generally in accordance with Council’s standard drawings RS-049 and RS-050 and provide suitable clearances to the services
Any redesign will need to demonstrate that vehicles can enter and exit the site in a forward gear (enter site and garage in a forward gear, reverse and manoeuvre on site and exit the site in a forward gear in a total of 3 movements)

Issue
Stormwater - the proposed development of the site will increase the amount of stormwater runoff. No supporting documentation has been received with regards to stormwater management.
Information Required
A preliminary stormwater management plan prepared by a Registered Professional Engineer of Queensland (RPEQ) for the development.

due date for response to information request
The due date for providing the requested information is 11 April 2018. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.

Yours Faithfully

Patrick Murphy
Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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