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Response to Information Request Letter - 65-67 Elanda Street, Sunshine B...
18 January 2022
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565.
Via Email: [email protected]
Council Reference: MCU21/0190
Attention: Lisa Pienaar
Dear Lisa,
RE: Response to Information Request – Multiple Dwelling (4 Units) at 65-67
Elanda Street, Sunshine Beach
We write on behalf of our client Hanifin Education Management ATF The Hanifin Family
Trust in response to Council’s 23 November 2021 Information Request regarding
development at 65-67 Elanda Street, Sunshine Beach.
This letter and attachments are a formal response to Council’s Information Request.
Pursuant to Part 3 Section 13.2 (a) of the Development Assessment Rules, the applicant
elects to provide all of the information requested.
To the extent changes made to the proposal plans are not in direct response to the
Council's Information Request, these changes are considered to amount to no more than
a Minor Change to a development application as outlined in Schedule 2 of the Planning
Act 2016. In particular:
The changes do not result in substantially different development;
The revised proposal continues to require code assessment;
No prohibited development is proposed; and
The revised application would not require referral to extra referral agencies.
This written response is accompanied by:
Architectural Design Plan prepared by Invilla Architecture;
Landscape Concept Plan prepared by Open Space Architecture;
Detail Survey prepared by NCOB; and
Civil Engineering Response Letter and Stormwater Management Plan prepared
by WC Designs.
BRISBANE GOLD COAST / LOGAN SYDNEY URBAN STRATEGIES PTY LTD
LEVEL 1, 39 GREY STREET LEVEL 8, 33 ELKHORN AVENUE 7/LVL 2 LAWSON PLACE ACN 064 941 591 ABN 12 064 941 591
PO BOX 3368 SURFERS PARADISE QLD 4217 165-167 PHILLIP ST SYDNEY NSW 2000
SOUTH BRISBANE QLD 4101 PO BOX 1136 SOUTHPORT QLD 4215 PO BOX REDFERN 3036 NSW 2016 [email protected]
07 3360 4200 07 5551 9170 02 8093 6950 www.urbanstrategies.com.au
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Page 2
This letter sets out the applicant’s response to each item. The numbering corresponds to
the numbering in Council’s 23 November 2021 request.
Planning Assessment
Issue – Plans
The plans do not clearly show the building height relative to natural and finished
ground. RL levels are not included to the top of all structures. Additionally, no plan of
survey with surveyed contours has been submitted that verifies the height of the
building.
Section plans have been provided but are not referenced on any floor/site plans. It is
also suggested that additional section plans will be required.
Information Required
1. Submit amended plans that show all RL’s and a contour plan derived from
survey.
2. Provide amended plans that reference all sections and submit additional section
plans.
Response
A detail survey is provided alongside this response, verifying the height of the building.
The plans have also been updated in order to provide the RLs for the top of all structures.
The updates and additional information are seen to provide suitable clarification on the
proposed building height and address Item 1.
Issue – Storeys and structures on the top level
From the floor plans it appears lifts, pergola, pools etc are the structures proposed on
the top level. The street elevation suggests there are more structures proposed on this
level such as dividing block walls etc. All structures contribute to building bulk and the
presentation of 4 storeys from all elevations.
Information Required
3. Provide amended plans that do not include roof structures on the top level and
show the extent of all proposed structures. Proposed structures on the roof
should be minimised and be of a lightweight appearance.
Response
The layout and design of the rooftop terrace component of the proposal has been
redesigned. The revised layout locates all rooftop structures centrally within the rooftop
terrace. This relocation limits the visibility of these elements from the street. The lift cores
are set away from the side boundaries and are centrally located within rooftop space. The
pergola structures are on the eastern side of the building and are not easily visible from
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 2
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the street or adjoining lots to the rear of the site. These structures remain open and do
not constitute a storey.
Figure 1: Layout of rooftop terrace
The dividing walls are retained as they contribute to the architectural design of the
building and provide further separation between each dwelling. This separation allows for
the individual units to be clearly identified as required by the zone and local plan which
envisions small separate dwellings, rather than one large, individual building. The dividing
walls remain below the prescribed height limit and do not substantially increase the bulk
and scale of the building. The wall elements appear as an architectural feature and do not
appear as or constitute a fourth storey.
Additional landscaping elements are provided within the rooftop areas which once
established will reduce the appearance of the dividing walls. The landscaping plans will
provide a natural screening to the dividing walls which will reduce the appearance of the
walls while also improving aesthetics of the rooftop elements.
A number of existing buildings within the street present a similar built form outcome
where they are considered three storeys but may be read as containing four levels. This
revised design has minimised this for the proposed building however the examples
provided below show that the proposed building form is consistent with the existing built
form of the street and will not impact on the local character as a result of the design and
proposed height of the building.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 3
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Figure 2: Existing building form within Elanda Street
Issue- roof top terraces
The extent of the proposed roof top terraces will provide significant overlooking
opportunities into surrounding property. The usable terrace area takes up the entire
roof area providing significant overlooking opportunities into neighbouring property.
Where a roof top terrace is created, the footprint and centrally locating the roof top
terrace limits overlooking and the need for screening devices etc that add to the bulk
of the building and potentially encroach on the height limit.
Information Required
4. Provide amended plans that decrease the footprint of usable space, centrally
locating them and limiting opportunities for overlooking into neighbouring
property.
5. Provide an analysis and/or diagram demonstrating that the privacy of
neighbouring property is protected with regard to overlooking opportunities
and identify other potential solutions to mitigate impacts and that comply with
Performance outcome PO15 of the High Density Residential Code.
Response
The scale and extent of the rooftop terrace has been reduced in response to the
information request. The primary change has been to relocate the swimming pools to the
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 4
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ground level and centrally locate the lift shaft. The design allows for increased setbacks to the side boundary of the site and for the rooftop terrace to have increased setbacks from the outer edge of the slab below. This change improves privacy and reduces the potential for direct views into adjoining lots from the rooftop. The use of solid balustrades along the majority of the side boundary further improves the privacy for both residents using the rooftop terrace but also for adjoining users. Figure 3: Changes to scale of roof top terrace (original proposal on the left and the current proposal on the right) The plans have been updated to include overlooking plans which provide an analysis of the resulting views from the proposed rooftops. The plans and images included clearly outline that the provision of the rooftop terraces do no impact on the privacy or amenity for dwellings located to the rear. The images taken from the approximate height of the rooftop terraces demonstrate that views are directed over the rooftops and towards the coast. The increased setback of the terrace from the rear elevation provides additional privacy by preventing views down to the rear. As noted in the section plans of the overlooking diagrams the visibility to neighbouring properties is minimal due to dense vegetation located on the adjoining lot. Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 5
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Figure 4: View from rooftop terrace
The rooftop terraces do no impact on the privacy or amenity of the adjoining building
which fronts onto Elanda Street. The elevation plans show that the adjoining rooftop
elements sit considerably higher than the subject site and are not easily visible from the
site. The side windows adjoining the adjoining properties have a sill height of 1.8m to
minimise potential overlooking.
Figure 5: Elevation through site from Elanda Street
Issue – Plot ratio and site cover
Performance outcome PO8 of the High Density Residential Zone code allows a
maximum plot ratio of 0.65:1 and site cover of 40%. The proposal exceeds this
significantly. Any exceedance of the allowable plot ratio and site cover will not be
supported.
Information Required
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 6
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6. Provide amended plans that comply with a maximum plot ratio of 0.65:1 and
40% site cover.
Response
The plot ratio and site cover has been reduced in response to Item 6 and through
addressing other elements of this request. The site cover has been reduced to 46% from
50% and the plot ratio has been reduced to 0.81 from 0.92. Both these reductions have
seen a scaling back of the bulk of the building and has resulted in a building form that fits
well within the site and provides a design that aligns with the built form of the streetscape.
The wording for PO7 and PO8 of the High Density Residential Code is unable to be met
without complying with the quantitative plot ratio and site cover outlined in the
performance outcome. This does not allow for consideration of the context of the site and
other elements which would factor into determining if the resulting building bulk and
scale is appropriate. The higher order Purpose and Overall Outcomes of the High Density
Residential Code has therefore been assessed against the scaled back site cover and plot
ratio. This complete assessment has been included in Appendix A of this response.
Contextually the proposed site cover and plot ratio are appropriate as they align with the
existing built form identified within the immediate area of the site. The site cover when
compared to adjoining lots is comparable and does not present as out of character of
stand out when being compared. Figure 6 below includes the proposed site cover within
the subject site and compares it to the existing site cover of the adjoining lots. Particularly
to the east of the site a number of larger building forms are identified. It is clear that the
proposal provides complementary setbacks and site cover which when assessed in this
way aligns with the expected outcomes of the local area. The proposed site cover achieves
compliant landscaping outcomes expected of the site and a reduction in site cover would
only impact on usable space for future residents without providing a benefit to the
character and built form of the local area.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 7
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Figure 6: Site cover comparison The plot ratio is also not seen to impact on the character of the local area or streetscape. The design aligns with the visual characteristics of the street presenting a three storey form with comparable setback to surrounding buildings. The proposal achieves entirely compliant front and side boundary setbacks where visible within the street. A similar building form could therefore be undertaken at compliant levels with no benefit in terms of a reduction in perceived bulk and scale. The existing buildings located at 5-7 Henderson Street and 15 Henderson Street exhibit building bulk and scale which would exceed the prescribed plot ratio for the zone. The building at 5-7 Henderson Street is comprised of 8 units which range between 107sqm to 180sqm in area. The calculated plot ratio for the building at 5-7 Henderson Street equates to approximately 0.9. The proposal is well below this figure and provision of a higher plot ratio is therefore consistent with existing built form in the local area and is not seen to impact on the character and prevailing built form of the local area. The site cover and plot ration provides a high level of residential amenity for current and future residents of the site and adjoining lots. The design includes a high degree of landscaping and open space providing future residents access to outdoor living. Suitable setbacks are proposed in order to achieve separation from adjoining uses and achieve privacy for future and current residents. The topography of the locality and design of the building further improves privacy and directs views away from adjoining lots and towards the coastline to the east. This elements is addressed further as part of the response to other items within this request. Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 8
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Issue - Design
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.
Information Required
7. Provide amended plans that address the above concerns.
Response
Changes have been made to the design of the building in response to Item 7. The changes
made improve the design compliance with the High Density Residential Zone and Coastal
Communities Local Plan Code. Changes made within the front elevation have increased
the visual separation between each dwelling. This is achieved through key architectural
design elements, varying materials, screening and landscape treatments. The
combination of the changes depict small separate dwellings within the site as opposed to
a single large building.
Figure 7: Front elevation of building
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 9
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Lightweight elements including batten screening and the partially open spiral staircase
provide elements which break up the front elevation and make clear the separation
between each unit. The screening elements allow for passive views out from the dwellings
while providing elements of visual interest improving the aesthetic of the building as
viewed from the street. Landscaping elements have also been included within the design
which soften the building form and provides contrasting colours and materials within the
front elevation.
In addition to the changes in design the bulk and scale of the proposal has been reduced
in response to this information request. The reduced bulk and scale is considered to
appropriately address the concern that the proposal would dominate the streetscape.
Compliant setbacks and building height mean the proposal is consistent with the bulk and
scale of the existing streetscape and other unit blocks within the street.
Issue- Balconies
Balconies intrude in the rear setback and provide significant overlooking opportunities
into nearby property. The building also sits higher than the existing buildings to the rear
due to the slope of the land. The building should comply with the required setbacks and
where it does not, provide justification otherwise.
Information Required
8. Provide amended plans with potential solutions and/or an analysis with regard
to overlooking opportunities relative to adjoining habitable indoor and outdoor
private space.
Response
The rear setback has been increased to achieve a setback of 7.5m from the rear boundary
to the balconies of the upper level. It is noted that the setbacks to the lower levels comply
with the rear setback requirements and it is only the balcony of the upper level which
requires a performance outcome.
The site is identified as dropping towards the rear which continues through the adjoining
lot. The difference in height results in misaligned floor levels and the proposed building
siting higher than the adjoining lot. This will help prevent direct on look between the site
and adjoining use, maintaining privacy for the adjoining residents. The response to Item 4
and 5 include an image of the views over the adjoining buildings to the rear from the
approximate height of the rooftop terrace. As the balcony from the upper level is only
partially lower than the roof the same outcome is expected in terms of views being over
the adjoining buildings as opposed to directly into them. The survey notes dense
landscaping that impacts visibility of adjoining site further maintaining the privacy
between the lots.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 10
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Figure 8: Section through site including adjoining building to rear
The setback to the balcony has been increased to be 7.5m for rear balconies exceeding
the minimum requirement for the lower balcony. Providing a consistent setback for both
balconies is seen to offset the minor encroachment of the upper level balcony. The
setback of the third storey does not obstruct views from adjoining dwellings which are
orientated to face east and not across the rear of the site.
The setbacks proposed does not prevent the provision of landscaping or impact on
national parks, waterways or wetlands. The proposal achieve a landscaping outcome
which complies with the requirements of the zone code both in terms of overall
landscaping provision as well as percentage of soft landscaping.
Based on the above and the increased setback provided as part of this response the rear
setbacks are considered to meet PO9 and are suitable given the circumstances of the site.
Issue – setbacks
Side: the proposed setback is 1.5/1.6 metres in lieu of the required 2 and 2.5 metres.
The proposed setback does not comply with Performance outcome PO9 of the High
Density Residential zone code.
Information Required
9. Provide amended plans that comply with Performance outcome PO9 of the High
Density Residential zone code.
Response
The building projections previously extending past the core of the building have been
removed. The removal of these elements provides setbacks which align with setback
requirements outlined in AO9.1 of the High Density Residential zone code.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 11
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Figure 9: Setback breakdown
Issue – garaging
It is considered that the proposed four garages that face Elanda Street dominate the
streetscape. 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.
Information Required
10. Provide amended plans that comply with Acceptable outcomes AO11.1,
AO11.2, AO11.3 of the High Density Residential zone code.
Response
The provision of individual garage doors for the proposal is not seen to negatively impact
on the character of the streetscape or dominate the building design.
The garage level of the proposal is lower than the street level in response to the slope of
the site. This slope allows for the garage level and in particular the garage door elements
be generally screened from view. While elements of the ground level remain visible these
are generally limited to the areas visible down the shared driveways and is not considered
to dominate the appearance of the building.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 12
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Figure 10: Elevation and view of garages from street Provision of landscaping between building and street within the front setback will provide further screening of the lower level and the garage doors. Landscaping of varying heights and density is provided on the boarders of the landscaping areas within the front setback of the site. This multi-layered landscaping within provide an element of natural screening the will obscure the ground level garages from being clearly visible within the street. Elanda Street in its current context exhibits a number of examples where individual dwellings have separate garages. In particular the site adjoining the subject site at 63 Elanda Street has both the garage door elements level with the street and clearly visible. While visible the garage door elements are not considered to dominate the appearance of the building and is the case with the proposal. The existing example also includes elements of planting which help reduce the appearance of the ground level garage doors. Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 13
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Figure 11: Garage interface (63 Elanda Street)
Issue – Landscaping
Acceptable outcome AO10.1 of the Dual Occupancy and Multiple Dwelling Code seeks
there is a minimum of 40% of the site area to be landscaped and 60% of that is soft
landscaping. Measurements taken from the landscape documentation suggest that
there is a significant shortfall the minimum 40%. It is also noted a significant Hoop Pine
is on site which is characteristic of the area and is worthy of retention.
Information Required
11. Provide amended plans that comply with Acceptable outcome AO10.1 of the
Dual Occupancy and Multiple Dwelling Code.
12. Indicate why the building cannot be designed to ensure the retention of the
Hoop Pine.
Response
The original landscaping design provided a compliant landscaping provision as part of the
proposal. The changes made in response to this information request have altered the
layout of the landscaping but remains compliant with Acceptable outcome AO10.1 of the
Dual Occupancy and Multiple Dwelling Code. The landscaping provision achieves 471sqm
(40.2%) of the site area to be landscaped at ground level and a further 269sqm of
landscaping within the rooftop terrace. Of the 40.2sqm of ground level landscaping,
301sqm or 64% of that is soft landscaping. Figure 10 below outlines the area calculations
for landscaping which includes a split between hard and soft elements.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 14
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Figure 12: Landscaping provision within the site The location of the Hoop pine is largely central within the lot and retention would significantly impact on the building envelope. The required front setback pushes the building envelope further into the site and the site shape not having substantial depth prevents retention of the tree. The extent of landscaping undertaken as part of the redevelopment of the site is considered to provide an improved landscaping outcome as opposed to retaining the existing landscaping and Hoop pine tree (Figure 11). Large trees located on adjoining sites and on the rear boundary are not impacted as a result of the proposed works. Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 15
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Figure 13: Landscaping concept plan
Issue - Stormwater
Council has a number of concerns with the submitted Stormwater Management Plan
as follows.
The submitted plan does not demonstrate compliance with the Water Quality and
Drainage Code of The Noosa Plan 2020. The plan does not demonstrate how the
impacts of climate change will be addressed (specifically Performance Outcome PO2
and Acceptable Outcome AO2.4 (a 20% increase in rainfall intensity by 2100).
The proposed design includes on-site infiltration but does not include any comment
from a geotechnical engineer that supports the infiltration on the site.
The proposed drainage system and infiltration location is in close proximity to the
Unitywater sewer main.
Information Required
13. Provide an amended Stormwater Management Plan that demonstrates
compliance with Water Quality and Drainage Code of The Noosa Plan 2020 and
makes specific comment regarding Performance Outcome PO2 and Acceptable
Outcome AO2.4 (a 20% increase in rainfall intensity by 2100).
14. Provide a site specific geotechnical investigation that assesses the existing soil
type, determines the infiltration capacity and supports the proposed infiltration
system. Provide sizing of the infiltration system and any rainwater capture and
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 16
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reuse proposed for the site, which demonstrates that runoff volumes to the
downstream properties will not be increased and justifies the absence of a pipe
connection from the site to the trunk stormwater network.
15. Provide written approval from Unitywater for the proposed drainage and
infiltration system.
Response
The Stormwater Management Plan has been updated in response to this Information
Request. The report now includes a direct component addressing the 20% increase in
rainfall intensity ensuring the proposed development provides suitable capacity and
consideration for increased rainfall is included within the design. The increase in rainfall is
noted as resulting in an increase in flows increase in all events the increase is a maximum
of 3L/S. The report determines that this increase in minor and with the proposed
detention tank outlet flows this increase will have no negative impacts. The proposed
treatment is therefore considered to appropriately accommodate increased rain fall.
The revised design and stormwater treatment removes the need for the infiltration
system as all roof water is able to be captured and direct to a LPD within the street. Two
7kL roof water detention tank are proposed to mitigate the flow from the roof area.
Stormwater is then discharged from the system to a LPD within Elanda Street. The system
ensures that no worsening of stormwater impacts on lots to the rear of the site.
Figure 14: Drainage layout plan
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 17
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Issue - Access
The vehicle access to the northern building is not located centrally on the building and
appears to make it difficult for vehicles to access the northern most unit (H4).
The access driveways shown on the submitted plan extend to the existing dish drain
adjacent to the road formation and do not consider the future alignment of kerb and
channel across the frontage of the sites.
Information Required
16. Provide amended plans that locate the driveway for the northern units to be
central to the building or alternatively provided justification for the proposed
location and demonstrate how vehicles can enter and exit the site and garaging.
17. Provide preliminary engineering designs for the driveways. The designs must be
prepared by a Registered Professional Engineer of Queensland and include but
not be limited to:
a. Crossovers in accordance with Council’s standard drawings RS-049 and
RS-050 together with any applicable addendum
b. Dimensions of the driveways
c. A longitudinal section that extends from the centre of the road
formation to the garage level. The section must also include a new kerb
line/road widening/footpath on the same alignments as the adjoining
property to the north (No 63)
d. The extent of any other works required in the road reserve to transition
between existing levels and the proposed driveways
e. Detail on how runoff from the new kerb line will be conveyed along the
road reserve without causing issues with the adjoining property (No 69)
Response
The access arrangement has been altered in order to provide a central access driveway
for all units. The access arrangement simplifies access to the site and allow for equitable
access to all the individual garages located on site.
The Drainage Plan Layout contained within the amended Stormwater Management Plan
includes a preliminary engineering designs for the driveways. The plan has been prepared
and signed by a Registered Professional Engineer of Queensland. The design includes a
section which runs from the edge of the road to the garage level of the proposed
dwellings. The section provides a suitable design to integrate into the existing road reserve
of the adjoining property and facilitate appropriate access to the subject site from the
Elanda Street roadway.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 18
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Figure 15: Section through road reserve and driveway
Issue - power
It is unclear how electrical power will be supplied to the development. It is noted that
No 67 does not appear to have a current service connection.
Information Required
18. Provide additional detail on how electrical power will be provided to the
development.
Response
A combined electrical connection is to be provided to a property pole identified in the
corner of the site. This arrangement allows for a single connection to supply power to all
units within the site.
***
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
Sam Tatham
TOWN PLANNER
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 19
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Appendix A – Response to High Density Residential Code Overall Outcomes
Overall Outcomes Response
(a) High density residential The proposed site cover and plot ratio is as
neighbourhoods are predominantly a result of designing the building and units
home to permanent residents. for use by permanent residents. The
layout and size of the interior spaces
within the building will provide a design
which encourages permanent residents
and future owners to use the dwellings on
a permanent basis. This is as a result of
providing large living areas and larger
bedroom areas than would be typically
seen for short term accommodation.
Reducing the site cover and plot ratio will
impact on the liveable space available for
future residents making them less suitable
for long term permanent residents.
(b) The character of high density The proposed design and bulk and scale
residential neighbourhoods varies due aligns with the local character of the
to factors such as proximity to street. Adjoining buildings are identified as
beaches, the Noosa River, centres, exhibiting similar built form characteristics
topography, availability of views, the including building height, site cover and
established vegetated character, the setbacks. The proposal achieves a
age of development and open space landscaping outcome which aligns with
provision. the intended outcomes of the local area
and results in the side positively
contributing to the landscaped character
of the street. Development within the high
density residential zone would be
expected to exhibit a higher density and
more substantial built form than other
areas of the local area. The proposal is
therefore seen to align with the expected
outcomes for the site and aligns with the
character of the neighbourhood.
(c) The distinct look and feel of existing The proposal aligns with adjoining built
residential neighbourhoods is form in providing a comparably similar
retained, and development makes a building envelope and setbacks. The front
positive contribution to the setback is well landscaped and verge is
streetscape by maintaining the designed to integrate into the existing
predominant character of the area and streetscape, improving the overall
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 20
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providing well designed buildings and appearance of the street. The design of
landscaping. the building includes fine grain details
which create elements of interest within
the front elevation and appear visually
appealing as viewed within the street.
(d) New uses are located, designed and The proposal is for a residential use which
managed to be compatible with aligns with the surrounding uses within
surrounding uses. the street which are all identified as
residential in nature.
(e) The intrusion of incompatible uses, or The proposal is for a residential use which
uses which are more appropriately aligns with the surrounding uses within
accommodated in other zones is the street. The proposal provides an
avoided to protect land for higher increase in residential density within the
density attached housing. site providing for higher density attached
housing to be suitably located within the
high density residential zone.
(f) Multiple dwellings of various sizes and The proposal positively contributes to the
some communal housing models, to housing variety offered in the local area.
the exclusion of dual occupancy and The increased variety of housing will
dwelling houses, are provided to meet enable the needs of different households
the needs of different households. to be met within the local area.
(g) Development caters for both the The proposal provides a number of larger
current and projected demographic, plate units which will be suitable for a
economic and social profile of the variety of household sizes. The local area
area, including one and two-person is identified as having a large number of
households, households on low to small unit offerings and the proposal will
moderate incomes and residents with help contribute to the variety on offer
reduced mobility. through providing larger accommodation
types. The proposal increases the number
of dwellings within the site and through
providing a greater number of units will
help with affordability in the local area.
(h) Small multiple dwellings are The proposal provides a 4 unit multiple
integrated within the high density dwelling. The scale of the proposed
residential built form to increase building is well integrated into the area
housing choice. where a number of large high density unit
offerings are identified. The proposal is
seen to increase the housing choice on
offer providing a product which sits well
between the large scale high density units
and low density detached housing and
dual occupancies within the street.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 21
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(i) Home-based businesses allow A home based business is not proposed as
residents to operate discreet part of this application. The scale and GFA
businesses which are compatible with offered by the proposed dwelling would
high density living and the residential facilitate potential home based businesses
character and amenity of the in the future. Future home based
surrounding area. businesses would be subject to further
assessment.
(j) Short-term visitor accommodation is The proposal does not include short-term
predominately provided through well- visitor accommodation as part of this
established resorts and holiday units. application. The proposal does not impact
on existing short term accommodation
operating in the local area.
(k) Development maintains a high level of The design of the development provides a
residential amenity having regard to high level of residential amenity for
traffic, noise, dust, odour, lighting and current and future residents of the site
other locally specific impacts. and adjoining lots. The design includes a
high degree of landscaping and open
space providing future residents access to
outdoor living. Suitable setbacks are
proposed in order to achieve separation
from adjoining uses and achieve privacy
for future and current residents. The
topography of the locality and design of
the building further improves privacy and
directs views away from adjoining lots and
towards the coastline to the east.
(l) Development provides for an efficient The site is well located to utilise local
pattern of land use and infrastructure amenities and services. As part of the
that creates walkable and legible proposal the footpath fronting the site is
residential neighbourhoods that connected to the existing network
integrate with active transport allowing pedestrian walkability to be
networks and are well connected to improved in the local area. The site is
activity centres, employment nodes, comprised of two lots and the proposal
open space and recreational areas, provides 4 new dwellings within the site.
community facilities and educational The density and scale is seen to be in line
opportunities. with the pattern of land use and
infrastructure of the local area. The
proposed site cover and plot ratio provide
a built form which aligns with the
character of the area while providing
additional housing density and housing
options.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 22
Page 23
(m) Development is supported by The site is located within a serviced area
appropriate infrastructure and and is supported by appropriate
essential services and does not infrastructure. Provision of the proposal
adversely impact on the continued within the site will not result in adverse
operation, viability and maintenance impacts on existing infrastructure or
of existing infrastructure or compromise future provision of planned
compromise future provision of infrastructure.
planned infrastructure.
(n) Development responds to land The subject site is well suited to additional
constraints including topography, density having limited constraints that
bushfire and flood. would impact on the future residents of
the site. The proposal has been
intentionally designed to respond to the
topography of the site and minimise the
potential impacts on adjoining lots as a
result of the bulk and scale of the building.
(o) Natural features such as creeks, The subject site is located within an
gullies, waterways, wetlands, established residential area. The proposed
vegetation and bushland are retained bulk and scale does not impact on natural
and protected from the impacts of features such as creeks, gullies,
development and any unavoidable waterways, wetlands or bushland. The site
impacts are minimised through cover and plot ration achieved by the
location, design, operation and design and layout achieves the minimum
management requirements. requirements as prescribed by the High
density residential zone code. A reduction
in the site cover and GFA is not considered
justified in this instance given the proposal
meets the minimum landscaping
outcomes of the site.
(p) Native vegetation between buildings The landscaping outcome achieved within
and in the public realm enhances the the site includes substantial planting
amenity and supports local wildlife. within the front of the site within the front
setback. The landscaping will include
native species that will support local
wildlife and improve the amenity and
aesthetics of the local area.
Response to Information Request Letter - 65-67 Elanda Street, Sunshine Beach 23