MCU Pre-Lodgement Meeting Minutes received 17.8 18 · MCU20/0087

PRE-LODGEMENT MEETING DETAILS
Application No:	PLM18/0036
Date:	16 August 2018
Applicant Attendees:	Terry Neller – Noosa Building Certifiers Henricus Stevens - Applicant
Council Attendees:	Lisa Pienaar – Development Planner Conor Neville – Environment Officer
proposal
Street address:	199 Maximillian Rd NOOSA NORTH SHORE 4565
Real property description:	Lot 9 MCH 1714
Planning Scheme:	The Noosa Plan
Proposal Details:	Dwelling
supporting information (pROVIDED BY THE APPLICANT)
Documents / Plans
Site Plan (1879TP-01), Ground Floor Plan (1879TP-02), Second Level Floor Plan (1879TP-03), Roof Deck Floor Plan (1879TP-04), West and South Elevations (1879TP-06), East and North Elevations (1879TP-05), Site Elevations (2 options), photo montage of dwelling protrusion viewable from lake, drawn by Lockyer Drafting Designs
planning scheme information
Development Type:	OPW		ROL		MCU	x	BA	
Level of Assessment:	Code
Planning Locality:	Noosa North Shore
Overlays:	Biodiversity overlay – Environment Protection and Riparian Buffer Natural Hazard overlay – Acid Sulfate (High Potential), Flood Hazard, Bushfire (Medium to very High Potential)
Zone:	Rural Settlement
ADVICE & INFORMATION
Lisa Pienaar – Development Planner - Comments
The proposed Detached House is 3 storeys in height in lieu of the permissible maximum building height of 2 storeys as required by Specific outcome O4 of the Noosaville Locality Code and the Probable Solution S10.1 (d) of the Detached House Code. A 3 storey dwelling is inconsistent/compatible with the existing surrounding development within the Noosa North Shore Locality and is highly viewable from the waterway.
Further to Point 1, the proposed height limit is non-compliant at 9.2 metres to the top of a flat roof. The height limit in a Rural Settlement zone has an 8 metre height limit, or 9 metres where only the roof encroaches above the 8 metres.
The main roof form should have a 5% roof pitch and have eves (600mm) to 75% of the dwelling. Box roof profiles and parapets are to be avoided and are not in keeping with the Noosa North Shore Locality.
A 2 storey dwelling with a roof top terrace (un-roofed) within the height limit may be considered appropriate depending on the visual impacts (from the water way), design and materials used.
Specific Outcome 12.1 of the Detached House code requires a total gross floor area of a Detached house to not exceed 500m2. The dwelling should not present an appearance of excessive bulk and overdevelopment when viewed from the waterway.
Part of the site is flood affected. It appears the dwelling may be located outside of the mapped flood area.  If it were to be located within (or partially within) the mapped area, the dwelling should have suspended floors rather than slab on ground and floor levels should be 300 mm above the modelled flood level.
Identify if fill will be required to facilitate the dwelling and specify relevant levels where relevant.

Conor Neville – Environment Officer - Comments
1.	Development located within the Biodiversity Overlay which includes Environmental Protection Area and Riparian Buffer Area. Development that is consistent with the specific outcomes in sections 13.8—13.10 complies with the Biodiversity Overlay Code. A site plan showing the total amount of clearing required to facilitate the development is recommended to be submitted to support any application. In this regard, it is recommended that the proposed dwelling be located within an already cleared area on the site.
2.	The site is located within a bushfire hazard area. If clearing for bushfire purposes is proposed greater than 10m of the dwelling, a site specific bushfire assessment by a qualified person is required to provide justification for the clearing to achieve a specific BAL rating.
3.	Details of the effluent disposal treatment type, the position of the disposal areas and if clearing is required to facilitate its installation and optimal operational function.

further advice to be sought
You are advised to contact any relevant Queensland Government Agencies for their specific requirements in respect of your proposal.

Yours faithfully,

Lisa Pienaar
Development Planner

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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.

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This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement 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.

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PRE-LODGEMENT NOTES
Development Assessment

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ee) NOOSA COUNCIL