Information Request MCU19 0030

Officer: 	Ben Thrower
Direct Telephone: 	07 53296384
Our Reference:	MCU19/0030
Your Reference:	02518
11 April 2019
Gympie Terrace Noosaville Pty Ltd
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567
[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.	MCU19/0030
Street Address:	217 Gympie Tce Noosaville Qld 4566 219 Gympie Tce NOOSAVILLE  QLD  4566
Real Property Description:	Lot 1 RP 66483
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The Planning Report does not address how the proposed development responds to the Noosa Plan’s:
Noosaville Locality Code Overall Outcomes;
Landscaping Code; and
Engineering Works Codes.
Of particular relevance is how the development responds to the Noosaville Locality Code’s Overall Outcome “qq - i, ii, iii, iv, v, vi ” which provides overall outcomes sought for proposed developments in the Visitor Mixed Use Zone.
Information Required
Please provide a response to the:
Noosaville Locality Code, with a particular focus on how the proposed development responds to the Noosaville Locality Code’s Overall Outcome “qq - i, ii, iii, iv, v, vi ”;
Landscaping Code (where relevant); and
Engineering Works Codes (where relevant).
Issue
The Planning Report (Appendix E) states that the proposed development “complies” specifically with each of the Noosaville Locality Code’s Probably Solutions S53.1, S53.2 and S533, which addresses Front Fences and Walls (refer to image below).  However it is unclear how the Proposal Plans do achieve compliance.

Information Required
Please provide a landscape concept plan, which clearly illustrate how compliance has been achieved against each of Noosaville Locality Code’s Probably Solutions S53.1, S53.2 and S533.
Issue
The Proposal Plans and Planning Report incorrectly refer to the front setback, between the road frontage and third storey, as 10m with no further commentary (refer to images below).
In accordance with the Noosa Plan, the third storey setback appears to vary up to only 6.203m from the front boundary.
For confirmation, it is noted that roof top terrace/s are not proposed in response to pre-lodgement meeting outcomes.

Information Required
Amend the Proposal Plans to refer to correct front boundary setback distance.
If still within the 10m front boundary setbacks following consideration and amendment, provide reasons why a reduced setback to the third storey is required and how it achieves compliance with the Noosa Plan.
Issue
The Proposal Plans incorrectly refer to a 2.7m flood height and a corresponding line representing 12m above this flood level (refer to image below). A Flood Information Certificate provided on 24 September 2018 stated the flood height was 2.4m.

Information Required
Amend the Proposal Plans to correct references to flood height.
Issue
Provision of screening landscape to the Gympie Terrace frontage may be compromised by the location of the pool and filling. Scalable plants within the vicinity of the pool, pool fencing height requirements and fill could lead to the front fencing dominating the frontage.
Information Required
Provide a landscape concept plan for the frontage of the site which addresses inter alia:
Fill requirements;
Pool fencing;
Scalability of plants with relation to pool fence requirements;
Provision of landscaping to the frontage which visually screens the bulk of the building; and
Provision of suitable street trees.

Issue
Landscaping to the frontage of the site may be compromised by the provision of:
Water and plant infrastructure required by fire services and/or Unitywater to meet water demand requirements; and
Other utility infrastructure.
Information Required
Provide information and/or siting of any water or other utility infrastructure within the landscape frontage areas or road reserve.
Issue
Frontage works: the proposal plans must include replacing and upgrading the existing pathway to 2.0m wide pathway. The works must also include the removal and reinstatement of all existing redundant driveways to the site including the driveway near northwest corner of the site.
Information Required
Amend the relevant plans to comply with the above requirements.
Issue
Crossover and Bus Stop linemarking: It is considered there is an opportunity to make improvements on the proposed access crossover to minimise conflict with the existing bus stop and improve the access to the site.
Information Required
Investigate amendment to the existing linemarking for the bus stop in line with the Council Preferred Bus Stop Treatment (see attachment) and provide alteration to the proposed crossover to improve vehicular access and vehicle passing opportunities to the proposed building.
Issue
Driveway Grades: Council engineering officers are concerned that grades of the driveway, particularly at the proposed crest and both ends of driveway, may cause scraping of vehicles. (Refer to Drawing No; 28292-C1.1 by SCG Consulting Engineers)
Information Required
Provide a longitudinal cross section for the length of the proposed driveway including B99 Template to demonstrate adequate ground clearance at critical sections of the driveway.
Issue
Amendment to on-street parking: There is possibility to increase the number of parking spaces along the frontage of the site (reefer to image below)

Information Required
Investigate providing additional on-street parking spaces including a space along the redundant crossover near the northwest of the site. Provide detailed plan for linemarking for frontage to demonstrate allocation of the maximum number possible of compliant parking spaces, the plan should also illustrate any amendment to the linemarking for the bus stop as discussed in the above previous item.
Issue
Passing Bay: Amendments and additional details are required, refer to Site Plan-Driveway Levels: Drawing No 28292-C1 (Titled: Site Silt and Sediment Control Plan – refer to image below).

Information Required
The information and amendment addressing the following are required:
Structural retaining for the proposed passing bay encroaches on the existing sewer easement and may be in conflict with Unitywater requirements, Unitywater endorsement of the encroachment and retaining wall design is required.
Update plan to reflect changes to the crossover discussed previously.
Vehicle turning path encroaches on the pathway, provide amended plan to address this matter and consistent with the new design of the crossover.
Issue
Stormwater layout: It is noted that stormwater infiltration cells are proposed over existing sewer main/sewer easement. (Refer to Drawing No; 28292-SW1.1 by SCG Consulting Engineers).

Information Required
Amend plan to avoid conflict between the proposed stormwater cells and the existing sewer main or seek endorsement of Unitywater in this regard.
Issue
Effluent/Sewerage disposal for the basement bathroom and sauna: Concern that it will be difficult to achieve efficient disposal of sewerage and graywater from basement level into the existing public sewer system (refer to image below).  This is particularly critical given that the basement is well below the estimated 1% flood level and it is unlikely that disposal by gravity can be possible.

Information Required
Provide further details of effluent disposal from the basement and confirm that they are in compliance with the applicable regulations and endorsed in written by Unitywater.
Issue
Basement visitors’ carparking: It is noted the location of the visitor parking bays vary between the plans provided (refer to image below).  Where illustrated as the end two parking bays, visitors would need to use of Turntable.

Information Required
Provide plans which illustrate one location for the visitor parking and that the turn table is not required to access the visitor car parking.

Advisory Note Only
Undergrounding of Electricity Power along the Frontage: It noted a length of approximately 250m of Gympie Terrace from the northeast corner of the development site and extending to Edward Street intersection with Gympie Terrace has unground power lines. Council officers consider it desirable for the frontage of development site to also have undergrounded power lines consistent the adjoining section of the road east of the site.
due date for response to information request
The due date for providing the requested information is 11 July 2019. 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

[word/footer1.xml]
Page 7 of 8

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 8 of 8

[word/header1.xml]
3

[Attachment: image1.png (image text)]
 

 

 

$53.1 Front fences or walls are ‘Complies
setback an average of 1 metre and are’

articulated to provide visual interest by
‘stepping the design at maximum 5m

intervals; AND

‘$53.2 The area of land between the (|
fence and the front property boundary
Shall be densely landscaped to screen
any fencing from the street; AND

‘$53.3 Any fencing on the boundary (|
which is not screened by vegetation is

either less than 1.2m high or of an
‘open construction.

 

 


[Attachment: image10.png (image text)]
 

 

 

(Gam

 

 

 


[Attachment: image14.png (image text)]
 

COUNCIL PREFERRED INDENT TREATMENT

 

 

 

 

 

 

 

 

 

COUNCIL PREFERRED BUS ZONE TREATMENT ss 50 as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

lefe) NOOSA
me meee

 

 


[Attachment: image3.png (image text)]
Scheme Proposal

Frontage

3 storey 10 metres to

facade and
7.3 to upper

 

 

Rear

2 storey 6.0 metres | 6m

3% storey 8.0 metres | 6.2 to lift,
stairs and
deck. 7.5 to
building

 

facade

 


[Attachment: image4.png (image text)]
 

 

 

 

 

BOYNDARY

LEVEL

 

 

 

 

 

 

 

 

 

 

 

TERRACE

 

 

 

 

 

 

 

 

 

 

 

 

3000

967]

 

 

 

 

 

acrvil

 

LEVEL

FLOOD HEIGHT 2700

NATURAL GROUND HEIGHT


[Attachment: image6.png (image text)]
 
 
  
 

EXITING CAR

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   
 

 

 

 

 

 

765, “% .
THIS AREA. &
3H POINT RL TAPER sToRP NG?
S ACHIEVED. BACK TO CROSSOVE!

  

COMP! Y IN THE SITE TO
ALLOWSENTERING CAR TO GIVE


[Attachment: image7.png (image text)]
      
   
    
  

DRIVEWAY
REFER Drg.
DR1.1 FOR
DETAILS.

AUSDRAIN ENVIROMODULE
2 INFILTRATION CELLS.

/~S


[Attachment: image8.png (image text)]
( J CONSULTING
Neus? ENGINEERS
ISSUED FOR APPROVAL

Issue Date: 22/01/2019
Drg. Number: 28292-C1.1

        
 

 

 

BASEMENT