MCU220140- Response to IR · MCU22/0140

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2.0       INFORMATION RESPONSE

The information request items and responses are set out below.

PLANNING

ITEM 1

Issue - Design
Acceptable outcome AO14.1 of the Medium Density Residential zone code seeks
that development provides for individual buildings, asymmetrical design and
offsetting/staggering of buildings presenting to the street. The proposal does not
achieve this.

Information Required
Submit amended plans that comply with Acceptable outcome AO14.1 of the Medium
Density Residential zone code. Explore how enlargement or a change to porches
that can assist in this regard.



Applicant’s Response:

Please see amended Design Drawings included as Appendix A of this response
that include the following design adjustments to achieve compliance with AO14.1
of the Medium Density Residential zone code:

      •   Unit 4 has been shifted forward towards Ruby St (while still complying within
          minimum front boundary setbacks) to create an offsetting of the built form
          presenting to Ruby Ct;
      •   Inclusion of alternate front entrance pergolas for Units 3 & 4 to present
          individual to Ruby St (please see figure 1 below for further detail).
      •   Unit 1 has been shifted forward towards Opal Lane (while still complying
          within minimum front boundary setbacks) to create an offsetting of the built
          form presenting to Opal Lane;
      •   Inclusion of alternate front entrance porch design feature for Units 1 & 2 to
          present individual to Opal Lane (please see figure 2 below for further detail).




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 Figure 1: Unit 3 & 4 Pergola




Figure 1: Unit 1 & 2 Porch Design




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Figure 1: Unit 1 & 2 Porch Design

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ITEMS 2

Issue – garage doors
More than 1 garage door faces the street. Acceptable outcome AO15.2 seeks that
there is some separation or staggering.
Information Required
Submit amended plans that comply with Acceptable outcome AO15.2, or
corresponding Performance outcome PO15.


Applicant’s Response:
.
As per response to item 1, the garages for each unit presenting to both Ruby St
and Opal Lane are both staggered. Please see Design Plans included as Appendix
A of this response.



ITEM 3

Issue- car park
There is a concern that the visitor car space is position to benefit only 2 units, with
no access to the other 2 units.

Information Required
Provide amended plans that consider accessibility of the visitor car space for all
units

Applicant’s Response:

Acceptable Outcome 13 of the Dual Occupancy and Multiple Dwelling Code states
‘Car parking is provided in accordance with Table 9.4.1.4 in the Driveways and
Parking Code’.


Table 9.4.1.4 in the Driveways and Parking Code stipulates on-site car parking for
Multiple Dwellings (small dwellings) at the following rate:

         1. one covered space up to two bedrooms and two covered spaces for
            three or more bedrooms; and
         2. one visitor space per four dwellings

The proposal complies with Acceptable Outcome 13 of the Dual Occupancy and
Multiple Dwelling Code and no further consideration is required in relation to the
visitor car parking space. Please note, there is no mention within any of the
assessment benchmarks that visitor car parking spaces are to be easily accessible
to all Units. As this proposal is ‘code assessable’, Council assessment is limited to
compliance with the relevant assessment benchmarks.




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Please also note, providing any pathway linking Ruby Street frontage to Opal Street
frontage will have a significant impact on the private open space of Units 3 or 4 in
terms of the privacy and amenity. This would result in these spaces not being able
to operate as intended in the planning scheme.




ITEM 4

Issue
From the proposed layout it is not clear that the vehicles parked within the lots can
leave the site in a forward gear.

Information Required
Demonstrate how compliance with Performance Outcome PO10 of the Driveways
and Carparking Code of the Noosa Plan will be achieved by providing swept paths
for each of the proposed garaged vehicles and visitor space – vehicles must be able
to leave, the site in a forward gear in a total of 3 movements when all other
carparks are occupied.



Applicant’s Response:

Please see Engineering Response Letter prepared by Ingeniir and included as
Appendix B of this response.

ITEM 5

Issue
The submitted documentation indicates that an “in-principle approval for building
over sewer” has been granted by Unity Water.
Information Required
Provide a written copy of Unity Water’s in-principle approval for building over
existing sewer infrastructure.

Applicant’s Response:

Please see Uniter Water in-principle approval letter included as Appendix E of this
response.

ITEMS 6

Issue
The submitted documentation shows that the proposed driveway on Ruby St is to
be located over an existing stormwater gully pit. The applicant proposes to replace
the existing pit with a “V” shaped grate – details of the proposed grate are not
provided.




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Council is unwilling to approve this solution as “V” shaped grates do not have nearly
the same inlet capacity as the existing lintel and kerb inlet pit. If flows bypass this
pit due to having a “V” shaped drain this may cause on road flooding, etc
downstream.

Information Required
Provide amended plans showing a new inlet pit to the side of the proposed
driveway, having the same lintel and kerb inlet configuration as the existing.



Applicant’s Response:

Please see Engineering Response Letter prepared by Ingeniir and included as
Appendix B of this response to be read in conjunction with the attached Civil
Engineering Plans (Appendix C) and Stormwater Management Plan (Appendix
D).


ITEM 7

Issue
The submitted documentation indicates that:
   -   most of the site is to be filled, including the area between the two main
       buildings;
   -   surface stormwater in the area between the two main buildings is proposed
       to flow to the west – there is no indication of how this water will be captured.


Information Required
Provide an amended Stormwater Management Plan demonstrating how the
proposed stormwater arrangement will not create a worsening of off-site
conditions.



Applicant’s Response:

Please see Engineering Response Letter prepared by Ingeniir and included as
Appendix B of this response to be read in conjunction with the attached Civil
Engineering Plans (Appendix C) and Stormwater Management Plan (Appendix
D).




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3.0    SUMMARY

In accordance with Section 13.2 of the Development Assessment Rules, we hereby
provide Council with a response to all of the information requested and ask that
Council proceed with the assessment of this application. We trust Council can now
issue a successful Development Permit in due course and should Council wish to
discuss any of the above elements of the information request further please don’t
hesitate to contact me on (07) 5441 2188.

Yours faithfully,




Chris Page BRUP, M.P.I.A.,
Senior Town Planner
MURRAY & ASSOCIATES (QLD) PTY LTD




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                                                  Appendix A


Amended Plan of Development (Plan No. 100418/A)

Prepared by Murray & Associates (Qld) Pty Ltd




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                                      Appendix B


Bushfire Hazard Assessment


Prepared by Equilibrium Ecology




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[OCR of page images]
MURRAY&
ASSOCIATES

SURVEYORS & TOWN PLANNERS

 

 

Appendix B

 

Bushfire Hazard Assessment

Prepared by Equilibrium Ecology