response to information request - Capital Prudential - Eumundi Noosa Rd · MCU23/0094

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   2. Provide revised plans showing the full extent of the building from finished
      ground level, to greater understand building height and the building
      elevation. The revised plans are to include R.L.s for the ridgelines of all
      buildings
The amended design plans include all ground and finished levels – demonstrating strict
compliance with the 8m and two storey height requirements.
   3. Provide a survey if the site undertaken by a licensed surveyor.
The survey is included as part of the updated architectural design set including all levels
on the site and infrastructure within the road reserve.




   4. Provide revised roof plans to clearly show the building eaves of the units
Each building and roof plan demonstrates eaves are provided to the well articulated
buildings as demonstrated below.




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   5. Provide revised plans and demonstrate how the upper level balconies are
      sited and orientated to minimise the likelihood of overlooking the adjacent
      premises.
Amended design plans are provided with increase screens and building offsets provided
between each unit. An example is provided below with Building 2, which includes highline
windows to bedrooms, frosted glass balustrates and screens as demonstrated below. The
design also takes advantage of the terraced site and encourages views from the units over
the roofs of the blocks to the east.




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   6. Provide separation between visitor parking spaces and the adjoining
      premises to allow for landscaping between the uses and to mitigate
      nuisances.
   7. The location of communal recreational areas, including the pool, amended
      so as to comply with Acceptable Outcome AO21.1 of the Medium Density
      Residential Zone Code.
Amended design plans are provided with an increased setback to the adjoining buildings
to the south from the communal pool and PWD visitor bay adjacent to Building 6. The
landscaping plans have been coordinated to allow for dense screening plantings along
this boundary so as to ensure privacy between users. The plantings are to reach a mature
height of up to 6m and controls within the CMS will control the use of the pool area between
9pm and 6:30am.


As the development is for long term accommodation uses only – this requirement can be
readily enforced by the body corporate and will result in the siting of the development not
having an adverse effect on the amenity enjoyed by users and neighbours, in accordance
with PO21 of the Medium Density Residential Zone code.




   8. Provide revised plot ratio calculations including bathrooms, storage areas,
      basins etc. demonstrating compliance with AO11 and PO11 of the Medium
      Density Zone Code.
   9. Confirm what the excluded markups are highlighted above.
Detailed Plot Ratio Plans are provided demonstrating strict compliance with the 50% Plot
Ratio requirement.




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   10. Confirm use of pump room to demonstrate compliance against PO21 of the
       Zone Code, including detail of how the pump room will be well integrated
       with the surrounding area.
The pump room located adjacent to building 6 is for fire fighting hydrants and is located
away from the road reserve frontage like other developments. The pump room is located
below the height of the adjoining house and screened off for the amenity of the owners,
neighbours and streetscape.




   11. Provide additional step-free units, including dimensions of doorways.
Step free units; 820mm wide door openings and a bathroom on ground level are provided
to 13 units including: 101, 102, 105, 201, 202, 203, 204, 209, 501, 701, 702, 703, 704.




Items 12 – 35
Provided under separate cover from SCG Engineering




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   39. Provide an Arborist Report incorporating detailed dimensioned plans,
       demonstrating that the existing vegetation located with the site and on
       neighbouring properties can be successfully retained as part of the
       development works in accordance with AS4970 Protection of trees on
       development sites and with the Planning scheme policy for development
       works. The report shall include (as a minimum) the following information:
          a. tree species identification, assessment of tree health and existing site
             conditions influencing root locations
          b. recommended tree protection zones and critical root zones in
             accordance with the AS4970;
          c. design / layout changes required to facilitate retention, e.g.,
             adjustment of driveway location, relocation of proposed hardstand
             areas;
          d. native construction techniques where appropriate
Please find attached the arborist report by Kurt Brown identifying all existing trees on the
site and adjoining the property. The report concludes there are no significant or
endangered species and it is recommended to clear all trees and devise a native
landscaping plan.
Special observation is the pink bubble on the site map that indicates the neighbouring
trees on the eastern boundary are not within the site and as such don’t fall under any tree
management for the site but still have a minor consideration. The distance to any hard
structure construction proposed appears outside the SRZ and is greater than the distance
currently in place for the neighbouring existing dwellings and the trees observed.


   40. Provide a detailed landscaping plans prepared by a suitably qualified
       landscape architect in accordance with the requirements of the PSP2 –
       Landscaping, and that incorporate the following:
          a. demonstrate compliance with AO17 of the Medium Density
             Residential Zone Code by setting back boundary fencing and
             providing meaningful landscape space with a width capable of
             screening and softening the development. Cross sectional details
             should be provided.
          b. Screening vegetation with vertical scale to be provide along the
             northern, eastern, and southern boundary to buffer the built form
             when viewed from neighbouring properties. Ensure planting includes
             appropriate height screening plants (minimum 4-5 metres in height at
             maturity)
A detailed landscaping plan is provided by Element Design including structural plantings
in front of the fencing consisting of the following:
   -   Road Reserve (between footpath and kerb)
          o Weeping bottlebrush and Bush Satinash every 8m within the (5)
   -   Front of units (between boundary and fence 2m)
          o Tuckeroos and Water gums (10 x 45 ltrs) every 4m supplemented by native
              shrubs and groundcovers)
   -   Surrounding pool
          o Lilly pillys and foxtail palms surrounded by dense shrubs
   -   Eastern Boundary
          o Mix of lilly pillys and bottlebrush with shrubs and to screen adjoining
              neighbours.
   -   Northern and Southern Boundary
          o Mix of lilly pillys and bottlebrush with shrubs and to screen adjoining
              neighbours.


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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please continue with your assessment in accordance
with the DA Rules. If you have any further queries in relation to the above, please do not
hesitate to contact myself.

Regards,



Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227




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