Request for Further Information - 010.2008.00001787.001 [As Published] · 132008.1787

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Plans
2.      Submit amended / additional plans indicating:
        2.1.   An amended analysis of the Gross Floor Area to the Basement and Retail
               areas on the lower ground level (Dwg No.Sk4004). The drawing provided
               appears to incorrectly position the basement/storey demarcation line, as the
               line does not correlate to the natural ground levels for the site. Please amend
               the GFA calculation accordingly.
        2.2.   An amended public access path along the western boundary to provide a
               minimum width of 3 metres, improved visibility from Hastings Street, improved
               visual corridor toward main beach and reduce potential pedestrian conflicts
               with the restaurant outdoor dining area.
        2.3.   The extent of any retaining structures required along the boundaries to the
               site.
        2.4.   Reduced Levels to roof areas and rooftop structures.
        2.5.   Proposed Finished Levels to the Ground Floor and Pool Deck areas, in
               particular the terrace and pool areas to the Main Beach frontage.
        2.6.   A detailed perspective of the proposed roof terrace sunshading structure.
        2.7.   Proposed end-of-trip facilities (male & female staff showers / change rooms &
               lockers).
        2.8.   Proposed refuse collection areas.
        2.9.   Details of proposed valet drop-off and collection points demonstrating that the
               lower ground entry area is adequately sized to cater for this function without
               any conflicts between passing vehicles, pedestrians, vehicle door swings, etc.
        2.10. The size of the basement security gate structure in the opened and closed
              position and its swept path.
        2.11. Amended plans demonstrating vehicle sight lines clear that do not conflict with
              parking spaces as currently shown on Dwg SK2000.
        2.12. Demonstrate that a vehicle turning left when exiting the development
              (eastbound) can do so without crossing into the oncoming traffic lane
              (westbound).
        2.13. A detailed layout plan of the works proposed within the Hastings Street road
              reserve clearly indicating any relocated outdoor dining areas, street furniture,
              carparks, etc.
        2.14. Detail sections indicating the treatment and works along the northern boundary
              to Main Beach.
        2.15. Detail sections through the side boundaries.
        2.16. A section through the proposed planter beam.
        2.17. A drawing demonstrating the natural ventilation (through flow) capabilities of
              the accommodation units.
Vegetation & Landscaping
3.      A vegetation survey of the mature trees along the Hastings Street frontage of the site.

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4.    The mature trees along the Hastings Street frontage form a significant part of the
      existing Hastings Street streetscape. In particular, the grouping of a Cupaniopsis
      anacardioides, a Euroschinus falcatus and an Alectryon coriaceous at the frontage to
      Lot 12 RP908660 and the two further Callitris columellaris on the site are substantial
      shade and/or character trees. As such, their removal conflicts with outcomes sought
      by the Landscaping Code. Please provide grounds for why these trees cannot be
      retained in the development, including an arborist’s report where appropriate.
5.    The design of the Hastings Street frontage to the site, in particular the inclusion of the
      planter box beams and vergolas, does not allow for substantial plantings to replace
      the significant trees proposed to be removed. Please amend the design to provide
      garden bed areas along the frontage that will allow the retention of existing mature
      trees or the establishment of replacement trees. Please note palms will not be
      acceptable plantings.
6.    Demonstrate how the landscape proposal will “make full restitution to the landscape
      environment” as stated in the Architectural Statement submitted, in light of the mature
      trees proposed to be removed from the Hastings Street streetscape.
7.    An arborist’s report detailing measures required to protect the existing mature Ficus
      trees adjacent to the Main Beach frontage of the site (outside the site boundary). The
      report must address the canopies and root systems that extend into the site in order
      to ensure the ongoing health of these significant trees.
8.    Written details of the design and maintenance measures required to the proposed
      planter beam, including proposed species and required maintenance regime.
Built Form / Design
9.    An amended assessment of the development’s Gross Floor Area based on revised
      lower-ground level GFA allocations, correctly identifying the basement area (as per
      item 2.1). Provide planning grounds to justify the development’s GFA, should the
      revised calculation exceed the provisions of the Noosaville Locality Code.
10.   Further written grounds to justify the proposal’s non-compliance with Probable
      Solution S48.1 of the Noosa Heads Locality Code in regard to the number of non-
      residential tenancies, given that tenancies over 100m2 are calculated as two
      tenancies and the commercial frontage of the development does not provide for the
      retention of the existing mature vegetation at the frontage of the site.
11.   Written details of the energy efficiency measures to be incorporated into the
      development.
12.   Written details of the energy efficiency star rating anticipated for the building.
13.   Written details of the proposed water conservation and re-use measures to be
      incorporated into the development.
Parking
14.   Demonstrate how each accommodation unit will have an accessible car space at all
      times, given that 16 of the 23 residential parking spaces are proposed in tandem.
15.   Demonstrate how an appropriate number of parking spaces will be accessible at all
      times for customers of the commercial tenancies.
General
16.   Details of all existing commercial tenancy areas on the site.
17.   Details of the existing approved outdoor dining areas along the frontage to the site.

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18.   Preliminary written details of the anticipated construction period, anticipated traffic
      impacts due to construction and measures to be undertaken to minimise interruption
      to Hastings Street traffic flow, residents and businesses.


Land Development
Carparking
19.   Demonstrate how vehicles can pass at the two internal 90 corners of the access
      driveway. The vehicle paths and vehicles sizes shall be in accordance with AS/NZS
      2890.1:2004.
20.   Demonstrate how vehicles parked in proposed spaces 8 & 15 can reverse from the
      space and exit the aisle in a forward gear in a total of 2 movements.
21.   Demonstrate how vehicles can manoeuvre and exit the site in a forward gear if the
      security gate is closed and all of spaces 1-2 and 9-15 are occupied. The manoeuvring
      must be in a total of 3 movements (forward gear entry, reverse and forward gear exit).
22.   Demonstrate how a motorbike parked in the rear isolated parking space of the four
      can exit the space when all spaces are occupied.
Site/building stability
23.   Please provide comment from a suitably qualified geotechnical/structural engineer
      with regard to the site location and the possible affects of wave action and water
      inundation in a major storm event.
Sewer
24.   It is noted that a Council sewer main traverses the development site. The
      development plans show buildings located over the sewer. Provide plans showing
      buildings designed clear of the Council sewer within the development site, or a
      diversion of the sewer. A sewer diversion will require plans and longitudinal sections
      of the diverted sewer, the relationship to the proposed building and an easement over
      the sewer in accordance with the Noosa Plan - Planning Scheme Policy No. 6.
      Please note that No buildings or structures are permitted to be located within a sewer
      easement.
Stormwater
25.   There is a discrepancy between the architectural plans and the stormwater
      management plans with regard to the location and extent of the retention and
      detention tanks. Please provide consistent plans.
Works
26.   Confirm that separate male & female shower / change facilities and lockers will be
      provided for staff.
27.   Demonstrate that the ramped public access path along the western boundary is
      compliant with the Disability Discrimination Act.
28.   Demonstrate that the Bicycle parking spaces comply with AUSTROADS Guide to
      Traffic Engineering Practice, Part 14 – Bicycles, Section 10 and provide details of the
      proposed security category level to be provided.
Building
29.   A report addressing Probable Solutions S1.1 to S1.6 if the Building Removal,
      Relocation & Demolition Code.

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Under the provisions of the Integrated Planning Act 1997, you have three options available
in response to this Information Request. You may give the assessment manager (in this
instance Council) and each referral agency (if any):
1.    all of the information requested; or
2.    part of the information requested together with a letter asking the assessment
      manager and each referral agency to proceed with the assessment of the application;
      or
3.    a letter:
      (i)    stating that you do not intend to supply any of the information requested; and

      (ii)   asking the assessment manager and each referral agency to proceed with the
             assessment of the application.

Please be aware that under Section 3.2.12 of the Integrated Planning Act 1997, the
applicant is to respond to any information request within 12 months of the request or
otherwise, the application lapses.
A response to the above is required to be submitted, prior to further assessment of the
application. If any further matters arise as part of assessment of this application, you will be
advised accordingly.

Council prefers that all the information requested be submitted as one package. A
preliminary assessment only of the application has been undertaken and during the formal
decision stage, or as a result of public exhibition, other matters may arise. You are
requested to advise your client directly regarding this request.
Information on the status of development applications may be viewed using PD Online,
which is accessible via the Sunshine Coast Regional Council website
www.sunshinecoast.qld.gov.au . Using the "Quick Links" on the left hand side of the
screen, users may select "PD Online" by clicking on it, which will take users to the Planning
and PD Online page. At this point, a disclaimer will show; users may click on "agree" if they
agree and can enter either the development application number, or the address of the
property to start viewing information on it on the application.
Should you have any further queries in relation to the above, please do not hesitate to
contact me on the above number.


Yours faithfully,



Denis Wallace
PLANNING OFFICER

c.c     Seahaven Development Pty Ltd
        Level 12/344 Queen Street
        BRISBANE QLD 4000