Information Request MCU21 0214

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU21/0214 OPW21/0356
Your Reference:	0351
6 January 2022
Novato Group P/L TTE
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[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.	MCU21/0214 & OPW21/0356
Street Address:	27 Bottlebrush Ave Noosa Heads Qld 4567
Real Property Description:	Lot 138 RP 88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plans
Additional section plans and renders are required to better understand the extent of the basement walls and the building setbacks.
There are inconsistencies on the plans with regard to levels – ground and building.
It is difficult to determine the extent of backfill proposed.
Information Required
Provide additional Section Plans (including north/south and east/west sections) which include, but not limited to:
through the entry to the car parking and middle of basement clearly indicating the ground level and setback requirements at these points; and
any point where setbacks do not comply, clearly indicating the ground level and setback requirements at these points.
Provide renders of side and rear elevations of the building.
Provide amended plans that show all RL’s from natural and finished ground levels (AHD) to the highest point of the building and all levels in between (shown as RL’s).  All measurements should be expressed the same, noting reference to SFL’s on plans?
Provide amended plans that clearly show the extent of backfill for the basement level.
Issue – Storeys and height
The proposal plans do not comply with Acceptable Outcome AO5.2 under the High Density Residential Zone Code as, where excavated, the maximum portion of the exposed external façade of the building is more than 12m in height. The building also does not comply with corresponding Performance Outcome PO5, as the building does not present a building height consistent with structures on adjoining and surrounding premises and will visually dominate the street and surrounding area.  A building over 12 metres from ground level is not supported.
The proposal plans do not comply with Performance Outcome PO5 under the High Density Residential Zone Code as the proposed building is 4 storeys.  The proposal plans do not comply with basement requirements under the High Density Residential Zone Code, as the basement extends into the setback requirements (as per above Issue – Setbacks). In addition, the basement does not comply with Performance Outcome PO12 as the basement dominates the street and building design, is not screened through landscaping and presents as a storey to the street. Four storeys is not supported.
Information Required
Provide updated proposal plans complying with the building height and storey requirements under the High Density Residential Zone Code; and
Provide updated plans complying with Performance Outcome PO12 of the High Density Residential Zone Code.

Issue – Plot Ratio
The proposed development exceeds the allowable plot ratio. It is noted the storage area in the basement has not been included and Levels 1 & 2 exceed the calculations as provided.  Additionally, it is noted that large portions of the balconies are walled, and as such are not considered to be ‘unenclosed private balconies’ as per the gross floor area definition under Noosa Plan 2020. As such, the proposal does not comply with plot ratio requirements.
Information Required
Provide updated plans complying with plot ratio requirements.

Issue – Materials and Finishes
The proposal does not comply with Acceptable Outcome AO14 (a)-(c), as all elevations do not provide sufficient variation in texture and finishes to break up the surface.
The proposal also does not comply with corresponding Performance Outcome PO14 of the High Density Residential Zone Code, as elevations present as bulky single plane finishes.
Information Required
Provide updated plans complying with Performance Outcome PO14 of the High Density Residential Zone Code and AO7.5 of the Noosa Heads Local Plan Code, specifically by incorporating materials and finishes that complement the surrounding area and integrate with the surrounding natural and built environment; and
a variety of external finishes to provide an interesting built form and avoid bulky single plane finishes.

Issue – Setbacks
The proposal does not comply with the following setback requirements of the High Density Residential Zone Code:
Front setback
The setback on the 2 upper levels of 6 metres in lieu of 10 metres.
Side setbacks
The bin enclosure wall, basement walls and garden beds to the side boundaries.
Side setbacks on all levels.
Rear setback
Setback of the third storey of 6.6 metres in lieu of 8 metres.
It is also noted that not all setbacks are identified on the plans and in some cases where they are, they are not measured to the outer most projection of the building.
The proposal also does not comply with corresponding Performance Outcome PO9 of the High Density Residential Zone Code, including (but not limited to) the development is not consistent with the predominant character of the surrounding area and does not allow for adequate area at ground level for landscaping to be provided within the front 6 metres of the property or between buildings.
Information Required
Provide updated plans clearly showing all setbacks on each level to the outer most projection of the building and complying with setback requirements of the High Density Residential Zone Code;
Provide information on any proposed retention of existing established vegetation on site to help buffer the development; and
Re-elevate the proposed landscaping in the front setback that softens the building form (without large planter boxes) and provide evidence deep landscaping can be achieved within the side setbacks to provide screening to the development.

Issue – privacy to adjoining property
Balconies on the level 1 have capacity to overlook adjacent property given they are approximately 2.7 metres above ground level and not complying with the setback requirement of 1.5 metres.
The rear balcony of Unit 5 will over look private open space to properties at the rear and does not comply with setbacks.
Information Required
Provide amended plans that comply with AO91 of the High Density Residential Zone Code, as it difficult to demonstrate compliance with corresponding Performance outcome PO9 of the code. Further demonstrate compliance with PO4 & PO7 of the Dual Occupancy and Multiple Dwelling Code.

Issue – infrastructure in road reserve
The architectural plans indicate a bench seat in the road reserve attached to one of the garden beds. Private infrastructure in the road reserve is not supported.
Information Required
Provide amended plans that remove any proposed infrastructure (other than access) in council’s road reserve.

Issue
The submitted longitudinal section does not include sufficient detail and Council has some concerns with the grades of the proposed driveway and the potential for vehicles to bottom out or scrap on the road formation or driveway when entering and exiting the site.
Information Required
Provide a more detailed longitudinal section of the access driveway. The plan must be prepared by an RPEQ and extend from the centreline of the road formation to the garage floor level. The plan must include but not be limited to:
Levels and grades;
The vehicle clearance for a B99 vehicle as described in AS/NZS2890.1:2004;
Sufficient detail to demonstrate that vehicles will not bottom out or scrap on the road formation or driveway when entering and exiting the site.

Issue
The design plans for the driveway include batters/banks on either side of the driveway in the road reserve but do not indicate the existing services in the frontage or the vegetation in the road reserve in front of the adjacent property. Council has concerns that the proposed batters/banks will impact on the services and vegetation.
Information Required
Provide amended plans that indicate the existing services in the frontage adjacent to the driveway and the vegetation in the road reserve in front of the adjacent property that may be impacted by the proposed works.
Provide detail on how the impacted existing services and vegetation will be protected during the construction of the driveway.

Issue - carparking
Council has a number of concerns with the proposed carparking area and the use of the vehicle turntable:
A number of the vehicle paths (including overhangs) appear to conflict with the proposed basement walls (spaces 1, 3, 5, 6 and 7);
A number of the vehicle paths (including overhangs) appear to extend into the adjacent space by a significant distance (spaces 2, 3, 4 and 6);
There is no width dimension shown for car space 6;
The proposed visitor space (space 1) will require access to the vehicle turntable to enter and exit the site in a forward gear but no detail has been provided to indicate how visitors will be able to operate the turntable.
Information Required
Provide amended plans for the vehicle paths (B99 vehicle as described in AS/NZS2890.1:2004) that:
Indicate that vehicle paths (including overhangs) do not conflict with the proposed basement walls (specifically spaces 1, 3, 5, 6 and 7);
Indicate separate plans for the entry and exit paths for vehicles accessing spaces 5 and 7;
Indicate the width of car space 6 noting that the space is bounded on one side by a wall and requires widening in accordance with AS/NZS2890.1:2004.
Provide additional detail on how visitors to the site will be able to operate the vehicle turntable if the particular resident they are visiting is not available.

Issue - stormwater
Council has some concerns with the steep grades of the drainage lines and the potential for future damage to occur to the pits (especially the Council pit in the road reserve).
Information Required
Provide comment from the design engineer in regard to the potential for damage to the pits and if necessary and provide amended plans accordingly.

Issue – existing vegetation
The Residential Unit Development – Civil Works plan dated 01/12/2021 includes drawing CO1. This drawing details trees within the development site with some indicated as being removed whereas others have not been included. Not enough detail has been provided to understand whether they are being removed or not. In addition the Noosa Plan requires retention of as much existing vegetation as possible.
Information Required
Provide a vegetation retention/removal plan identifying which tree are proposed to be removed, species type and size.
Include detail of which trees to be removed or kept are within the lot or within Councils road reserve.

Issue – streetscape
Noosa Plan 2020 – High Density Residential Zone Code PO1 Streetscape requires the development sits within the landscape setting and softens the development. The Landscaping Code further requires the landscaping to soften the development with Performance Objective PO1 Amenity requiring landscaped areas reduce the visual impact of large or bulky structures and fencing and PO13 Landscaped entry statement requiring tree and plant massing are the dominant features of entry statements rather than the entry being dominated by built elements such as masonry walls. The proposed developments landscaping does not enable the development to sit within and soften it. The rendered planters are the dominant feature of the front of the development which are not softened by the design or plant selection.
Information Required
Amend the landscaping and design to incorporate landscaping that softens the front of the development with planting in front of the hard surface of the rendered planters.

Issue– softening of built form
The design of the front fence/planters does not meet the acceptable outcomes included within Performance Outcome PO5 of the Landscaping Code. For example, portions of the front rendered walls are blank, no indication of how the fence/planters meet AO5.5, AO5.6 requires planting between the front boundary and fence which is not provided.
The Landscaping Codes purpose is to ensure plantings are of a scale and density commensurate with building height, bulk and scale. The plant species selected within the front and side planters do not provide a variety of height that would provide adequate screening of the building with the only species of height being the Pandanus (plans are visually incorrect as a palm has been utilised in the front garden visually but identified as a Pandanus). Species selection AO10.1 details that plantings should incorporate appropriate understorey and taller species to provide screening and softening.
Information Required
Amend the landscaping plan to meet the requirements for the design of the fence/planters and the planting. In particular ensure that the front fence is softened by adequate planting including planting between the front boundary and fence/planters.
Amend the landscaping plan to include appropriate plant species that provide a variety of height levels within the planting design to improve screening of built form.
Demonstrate compliance with AO10.2 and corresponding PO10 of the Dual Occupancy and Multiple Dwelling Code. Please note that planters on floor levels above the ground cannot be included in the overall calculation.

Issue – street trees
The application material does not include detail regarding proposed street trees as required within Performance Objective PO3 of the Landscaping Code. Further it appears but not detailed enough the existing street trees are proposed to be removed.
Information Required
Amend the landscaping plan to include the required street trees as detailed within the Landscaping Code.
Justify why the existing street trees are proposed to be removed rather than retained and provide an arborist report accordingly.

Issue – landscape plan
The landscaping plan includes a picture and detail on ‘SY’ but does not include the scientific name. In addition, the Landscaping Code AO2.5 requires ‘Plants do not rely on extensive maintenance regimes such as hedging’ with the landscaping plan appearing to require significant hedging for ‘SY’.
Information Required
Amend the landscaping plan to include the scientific name for ‘SY’.
Provide details on whether the landscaping meets the ‘low maintenance/no hedging’ requirements.

Issue– plant species
The landscaping plan includes Hedera helix and Agave which are both non-native species with Agave being within the PSP2 Landscaping ‘undesirable plant species’ list. The Landscaping Code - Species selection PO10 and Acceptable Outcomes require planting comprise of plant species identified for the relevant landscape character area in PSP2 Landscaping.
Livistona australis is proposed to be planted. However PSP2 Landscaping states the use of palms as major elements in landscaping schemes is not encouraged and does not reflect the natural setting of palms. In addition, they do not provide adequate foliage to provide dense screening to soften the development.

Information Required
Amend the landscaping plan to include appropriate plant species that are Noosa Native, included within the PSP2 Landscaping and enhance the natural character of the locality.
Amend the landscaping plan to provide for a more suitable species than palms which is a suitable coastal species for the locality in accordance with PSP2 Landscaping.

Issue – density of planting
The landscaping plan provides numbers of plants but does not include spacing to determine if appropriate screening has been achieved.
Information Required
Provide detail on plant centre spacing distances and ensure there is significant density to soften the development.

due date for response to information request
The due date for providing the requested information is 8 April 2022.  Email your response to [email protected]. 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,

Lisa Pienaar
Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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