Info Response · MCU19/0008

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Item 2. The application states that the proposal plans detail the areas of non‐compliance with
        regard to building height in storeys. It is noted that the proposal may also be non‐
        compliant with regard to the building height definition in Noosa Plan. Building height is
        measured from natural ground and finished ground levels.
         ‐ A contour and detail plan (show on site plan) that clearly details proposed RL’s.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate
proposed RL’s.



Item 3. The application states that the proposal plans detail the areas of non‐compliance with
        regard to building height in storeys. It is noted that the proposal may also be non‐
        compliant with regard to the building height definition in Noosa Plan. Building height is
        measured from natural ground and finished ground levels.
         ‐ Elevations and sections that clearly label the areas of non‐compliance relating to building
         height and storeys relative to natural and finished ground levels relating to the
         redevelopment of the site. Identify the third storey component of the building.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate
areas of non‐compliance in terms of building height. In line with this, it is important to note that
following discussions between JRA and Council, these plans have been modified to feature a design
with a reduced height/bulk and scale.



Item 4. The application states that the proposal plans detail the areas of non‐compliance with
        regard to building height in storeys. It is noted that the proposal may also be non‐
        compliant with regard to the building height definition in Noosa Plan. Building height is
        measured from natural ground and finished ground levels.
         ‐ Provide a visual analysis of how 3 storeys will be viewed from the beach.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate how
the dwelling house will be viewed from the beach. In addition to this, these plans also indicate a
design with a reduced height/bulk and scale which has been developed following discussions
between JRA and Council.



COASTAL BUILDING LINE
Item 5. The proposal intends to extend eastward of the Coastal Building Line. Specific Outcome
        O20 of the Natural Hazards and Natural Resources Overlay Code only allows uncovered



                          Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                    1300 051 189  [email protected]  www.bartleyburns.com.au

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         and cantilevered balconies to extend eastward of the coastal building line to a maximum of
         3 metres. No other structures are permitted to be constructed within this area.
         ‐ Provide amended plans that comply with Specific Outcome O20. Please note that this no
         Probable Solution applicable to this outcome. Therefore, compliance is required against
         this outcome in order for the proposal to be supported.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate that
the only elements within three metres of the coastal building line will be uncovered, cantilevered
balconies in accordance with O20 of the Natural Hazards and Natural Resources Overlay Code. This
amendment follows discussions between JRA and Council.



SETBACKS
Item 6. Front boundary: the entire dwelling is proposed to be setback 0.7‐1.1 metres from the
        front boundary. The required setback in a Detached House Zone is 6 metres. It is noted
        that the existing dwelling has maintained the required setback for approximately 50% of
        the dwelling. It is noted that the part of the dwelling within the setback visually dominates
        the streetscape with little opportunities for landscaping.
         Northern boundary: the proposed dwelling proposes a 1.5 metre setback (parts of Level 1
         and Rooftop) in lieu of a 2‐2.5m setback in accordance with Schedule 1 of Noosa Plan.
         ‐ Provide amended plans that demonstrate compliance with Specific Outcome O1 of the
         Detached House Code.
Response
In response to this request, the originally proposed front and side boundary setbacks have not been
altered as they are already deemed to effectively comply with O1 of the Detached House Code. In
particular, these setbacks will comply with requirements to: provide amenity for users of the
premises; preserve the visual and acoustic privacy of adjoining and nearby land uses as well as
reasonable access to views and sunlight; preserve existing vegetation which will buffer the proposed
building or structure from adjoining uses; allow for landscaping to be provided between buildings;
and maintain the visual continuity and pattern of buildings and landscape elements within the
street. In regard to complying with these requirements, it is important to note that an amended set
of plans have been prepared which indicate a new vegetated buffers along the front and side
boundaries of the site. In addition to this, these plans indicate a new courtyard at the front of the
site which will be visible from the street through semi‐transparent battening. These amendments
follow discussions between JRA and Council.



Item 7. Front boundary: the entire dwelling is proposed to be setback 0.7‐1.1 metres from the
        front boundary. The required setback in a Detached House Zone is 6 metres. It is noted
        that the existing dwelling has maintained the required setback for approximately 50% of



                          Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                    1300 051 189  [email protected]  www.bartleyburns.com.au

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         the dwelling. It is noted that the part of the dwelling within the setback visually dominates
         the streetscape with little opportunities for landscaping.
         Northern boundary: the proposed dwelling proposes a 1.5 metre setback (parts of Level 1
         and Rooftop) in lieu of a 2‐2.5m setback in accordance with Schedule 1 of Noosa Plan.
         ‐ Provide some articulation (greater setback/stepping in) to the western elevation, so that
         it does not present as one horizontal plane to the street. Consider and show landscaping
         opportunities that seek to soften presentation to the street.
Response
In response to this request, the originally proposed front and side boundary setbacks have not been
altered as they are already deemed to effectively comply with O1 of the Detached House Code. In
particular, these setbacks will comply with requirements to: provide amenity for users of the
premises; preserve the visual and acoustic privacy of adjoining and nearby land uses as well as
reasonable access to views and sunlight; preserve existing vegetation which will buffer the proposed
building or structure from adjoining uses; allow for landscaping to be provided between buildings;
and maintain the visual continuity and pattern of buildings and landscape elements within the
street. In regard to complying with these requirements, it is important to note that an amended set
of plans have been prepared which indicate a new courtyard at the front of the site which will be
visible from the street through semi‐transparent battening. This courtyard will not only provide
articulation along the Arakoon Street façade, but effectively soften the overall look of the dwelling
house when viewed from the street. This amendment follows discussions between JRA and Council.



WALL HEIGHT
Item 8. The southern elevation shows a masonry wall up to and over 6 metres in height from
        finished ground level (it is assumed). This has potential impacts on amenity for the
        neighbour adjoining to the south. External building materials in the Eastern beaches should
        generally be of lightweight materials and be a mix of materials, rather than dominant
        rendered block, which contributes to the bulk of the building.
         ‐ Consider and address the extent of masonry wall on the southern elevation through a mix
         of materials and articulation of this part of the building.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate a
reduction of masonry and an increase of articulation along the southern side façade. These
amendments follow discussions between JRA and Council.



POTENTIAL FOR OVERLOOKING
Item 9. There is a potential for overlooking from the roof top terrace into the northern neighbours
        private open space (currently being constructed).




                          Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                    1300 051 189  [email protected]  www.bartleyburns.com.au

Page 5

          ‐ Provide sight lines for persons using the pool area to the private recreation areas
          associated with dwelling to the north. Provide corresponding RL’s where necessary.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate that
the pool will be fully screened by a fixed vertical louvre which will allow for sightlines to the beach in
the east, but obscure sightlines to the dwelling house in the north. This amendment follows
discussions between JRA and Council.



ROOF PITCH AND EAVES
Item 10. The proposed dwelling does not comply with O16 & S16.1 of the Detached House Code in
         Noosa Plan, as the roof does not have a 5 degree pitch or have eves to 75% of the
         perimeter of the roof. As a result the proposed dwelling presents as a box profile to
         neighbours and to the street.
          ‐ Demonstrate compliance with O16 of the Detached House Code in Noosa Plan.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate that
the roof will have a pitch of at least 5⁰ in accordance with O16 of the Detached House Code. This
amendment follows discussions between JRA and Council.



GEOTECHNICAL
Item 11. The site is mapped as being in a Landslide Hazard Area. A geotechnical investigation is
         required to address site stability and method of construction associated with the
         development.
          ‐ Provide a geotechnical report and site stability assessment for the proposed development
          that include but limited to the following:
          a. Recommendations for the construction and operational phases of the development to
          ensure the stability of the subject site and the adjoining properties during the construction.
          b. Plans/details of the proposed temporary and permanent structural and foundation
          systems and their construction methodology. Please note that the system must not rely on
          temporary or permanent anchors extending beyond the property boundary unless written
          authority from the land owners or controlling authority are provided.
Response
In response to this request, a Geotechnical Stability Report from Pacific Geotech has been prepared
and included as part of this information request response.



STORMWATER DISPOSAL


                           Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                     1300 051 189  [email protected]  www.bartleyburns.com.au

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Item 12. A detailed stormwater drainage management plan for the stormwater disposal from the
         developed site is required.
         ‐ Provide stormwater management plan and details prepared by a suitably specialised
         person in stormwater design (RPEQ) that includes/addresses but not limited the following:
         a. A stormwater plan and details that cater for the collection, control and disposal of the
         stormwater runoffs from the developed site.
         The stormwater plan must be supported by a geotechnical stability assessment and
         certification by suitably qualified experienced geotechnical engineer to ensure no adverse
         impact on the stability of the steep rear embankment and the preservation of the existing
         natural vegetation in the coastal protection area.
Response
In response to this request, a Stormwater Management Report from Westera Partners has been
prepared and included as part of this information request response.



NB
Item 13. Submitted plans ‐ please amend plan number DD102 to reflect rear boundary setbacks
         (labels) accurately.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate rear
boundary setbacks.



Item 14. Public laneway ‐ the design for the development, particularly the northern elevation,
         should take into consideration the likelihood that a public pathway will be formalised by
         Council along the existing lane reserve along the northern boundary of the site. This may
         necessitate significant changes to the existing finished levels along this property boundary.
Response
In response to this request, an amended set of plans have been prepared which clearly indicate
consideration of the potential public pathway to the north.

                                                    ‐‐‐

We trust that the information provided has adequately and appropriately addressed the identified
issues.

If you have any further queries or questions, please do not hesitate to contact the undersigned on
(07) 3199 0161 or 1300 051 189.




                          Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                    1300 051 189  [email protected]  www.bartleyburns.com.au

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Yours faithfully,




Ben Lewis
Senior Town Planner
Bartley Burns – Building Certifiers & Town Planners




                          Bartley Burns Town Planning Pty Ltd  ABN 36 413 954 407
                    1300 051 189  [email protected]  www.bartleyburns.com.au