Information Response - Bounce 14-16 Mary Street, Noosaville - 18.08.18

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Information Required
2. Indicate on all relevant plans the works described above
3. Provide preliminary plans (plan and section) of the access driveways extending from the centreline of
   the Mary Street formation to the parking and loading areas.
4. Provide additional comment from the design engineer in regard to the potential for the new access
   driveway being able to provide 1%AEP flood immunity to the basement.

Response
2. Amended Architectural Plans and Engineering Plans have been prepared by Zest Building Design and
   TOD Engineers and Project Managers and are enclosed within Appendix B of this response. Zest Plans
   A.01 and A.18 illustrate the proposed hostel Master Plan including the integration of the new
   pedestrian footpath and access driveways, this plan is conceptual and can be further refined during
   preparation of subsequent OPW applications.

     TOD’s Plan 17699-SK100 provides more detail to the alignment and widths for both road, verge and
     footpath. Please also refer to commentary from TOD’s which has been included within Appendix B.

3. Plan A.09 provides a view of the intersection between Mary Street and the proposed hostel driveway
   access. As illustrated within plan A.09 and A.01, three additional carparking spaces (parallel parking) is
   to be provided. These designs and concepts can be further detailed and engineered with an OPW
   application.

4. Details on the automatic flood barrier are illustrated in plans A.01, A.02 and A.09 within Appendix B. A
   section detail of the proposed barrier system is provided within A.09.

     TOD’s RPEQ has provided commentary and plans within Appendix C that details the inability to
     provide the proposed flood immunity without the inclusion of the proposed automatic flood barrier.
     The provision of the proposed basement level carparking is intrinsic within the proposed
     developments design and ability to provide for over 35% landscaping to the site.

     Previous information included within the application acknowledges that there may be some water
     entering the basement due to the small area of uncovered driveway after the food barrier, but even
     during extreme storm events this volume is minor and design and operational provision has been
     made for services included within the basement to be of sufficient height that any minor levels of
     water ponding will not impact on their operation and functionality.

Issue – Flood Barrier
The proposed use (Visitor Accommodation Type 4 Conventional) is defined as a “residential Use” in the
Noosa Plan and as such must provide 1%AEP immunity to the basement without the use of mechanical
pumping (Noosaville Locality Code – Probable Solution S17.5). The submitted engineering report indicates
that the proposal includes a flood barrier, storage tanks and a pump system.

Information Required
5. Provide sufficient comment to demonstrate how the proposed development achieves compliance the
   Noosaville Locality Code – Specific Outcome O17 and Probable Solution S17.5.
6. Provide a preliminary design of the stormwater drainage system including all of the various elements.

Response
5. Contained within TOD’s engineering commentary to the application (Appendix F) is detail which
   outline the operation and outcomes achieved through the proposed flood barrier installation and any
   potential risks with requiring a mechanical solution to the minimal amounts of water that may enter
   the basement and require non gravity means discharge. It must be acknowledged that the Specific
   Outcomes and Probable Solutions sought by the Noosa Plan were considered at time of gazetting in

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     2006. Technology solutions and options that are now demonstrating sound engineering solutions
     were not considered at that time.

     The proposed solution of the flood barrier does meet the outcomes as sought by the Noosa Plan, any
     water that may entre the basement carpark is not the direct result of flood waters but from rain that
     falls directly onto the area of carpark after the barrier. There is a sound methodology to the approach
     to manage this and the flood barrier achieves and meets the Specific Outcome of the Noosa Plan.

6. Please refer to TOD Engineering and Project Management stormwater drainage design Appendix C.

Issue – Basement Carpark
The Noosa Plan defines a basement as a space where the ceiling height projects no more than one metre
above both the natural ground surface and the finished ground level, and where access to the basement is
limited to one opening a maximum of 6m wide.
It is unclear from the submitted plans as to whether the proposal complies with this requirement as no
survey detailing the natural ground level has been provided. It appears that the access to the basement is
in excess of 6 metres wide.

Information Required
7.   Amended plans, including a survey plan, which clearly demonstrate the proposal complies with the
     definition of a basement.

Response
7. Refer to Appendix A for the site’s Contour and Detail Survey plan (Z71138.D01). As demonstrated
   within Zest Building Design’s plan A.02 Appendix B, the width of the proposed access to the basement
   is 6.0 metres wide. Plan A.09 provides a section detail of the basement height with reference to
   natural ground level. The basement ceiling height projects no more than 1m above natural ground
   surface.

Issue – Setbacks
The Basement Floor Plan and the Upper Floor Plan do not include details of setbacks to the property
boundaries.

Information Required
8.   Amended Basement Floor Plan and the Upper Floor Plan which include details of setbacks to property
     boundaries.

Response
8. Plans A.02 and A.04 detail the proposed front, side and rear setbacks for the basement level and level
   2 floor plan.

Issue – Café & Lounge
The proposal includes a café and a multi-purpose/flexible lounge however does not clarify how these areas
are to be used.

Information Required
9.   Details of how the café is proposed to operate including:
     • Days and hours of operation;
     • Is a liquor licence proposed?
     • Is café to be available to public?

10. Details of how the multi-purpose/flexible lounge is to be used, including:

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    •   Is this area to be accessed by Days and hours of operation;
    •   Is a liquor licence proposed which includes this area?

Response
9. The proposal incorporates a small café of 15.88m2. The café is ancillary to the large kitchen facilities
   provided for guests and is intended to offer light food and beverage options for guests who are
   utilising the outdoor communal recreational facilities (pool, space sundeck, and sun lounges).

    It is intended that the café will operate every day from 7:00AM till 10:00PM. An application to obtain
    a liquor license (Commercial on Premises Subsidiary – Accommodation) will be applied for in due
    course and will be subsidiary to the accommodation use. This licence will provide for the entire
    premises to be licensed to provide for service to guests who are on site.

    A management and operational requirement set by Bounce to its guests is that no external alcohol
    can be consumed onsite in any public areas (pool, kitchen, outside areas). Bounces operational model
    is one that is mindful of not only adjoining properties but to those guests on site, so the management
    and control of alcohol consumption is strictly controlled so any perceived impacts are mitigated.

    The café is located within the centre of the site and is concealed from the street by the specifically
    sited pavilions. No external advertising for the café is proposed. The café is sized appropriately to
    cater to the hostel guests only and no provisions have been made to cater for external demand.

10. A multi-purpose/flexible lounge area is proposed within the entry pavilion. This space is intended to
    be used by guests and staff for a multitude of purposes including but not limited to;
            • Staff and management meetings,
            • Activity/excursion information sessions,
            • Movie viewings,
            • Informal guest relaxation,
            • Safety briefings and meetings, and
            • Additional “chill” space.

        An application to obtain a liquor license will be applied for in due course and will be
        subsidiary to the accommodation use. As mentioned above this licence will encompass
        the entire site due to the nature of the licence requested, this is to allow Bounce greater
        management and control of consumption on site.

Issue – Height
The significant height of the building may have a detrimental effect on the streetscape. Furthermore, the
building height at rear of the site (northern boundary) is excessive in lieu of the proposed reduced setback.

Information Required
11. A visual representation of the proposed building situated within the streetscape, the representation
    must include the surrounding buildings.
12. Amended plans which provide for an increased setback to the upper level so that it complies with the
    6.0 meter setback requirement

Response
11. The existing height proposed as demonstrated by the amended plans provided complies with and
    achieves the Specific Outcome and Probable Solution as required and set out in the Noosa Plan.
    Adjoining properties to the development have the ability to develop to these proposed heights. To
    require an impression of how this building sits against existing provides for an unrealistic
    representation as the full development potential of adjoining land has not been realised.

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    The incorporation of generous roof pitches and articulation to establish and compliment the
    Noosaville vernacular has seen “Queenslander” style provide for hip and gable roofs. Building heights
    could be reduced (even though they are under the schemes requirements) but would see the
    provision of skillion or less pitched outcomes that would detract from the architectural merit
    proposed.

    The perception of building bulk is further reduced if due consideration is provided to the requirement
    to have finished floor levels at 900mm above existing natural ground level.

    Key heights from NGL as proposed for the development even with the requirement to meet minimum
    floor heights is as follows

        •   Roof Pitch main building to Mary Street – 9.5m
        •   Fascia / Gutter main building to Mary Street – 6.9m
        •   Roof Pitch rear building to properties in Elizabeth Street – 8.7m
        •   Fascia / Gutter rear building to properties in Elizabeth Street – 7.6m

12. The proposed design seeks to incorporates a relaxation of the rear boundary. The site is unusually
    constrained by a sewer line that is located 13 metres from the rear back. Traditionally, sewer
    infrastructure is located within the rear site boundary setback. In order to address this constraint, the
    rear accommodation pavilion has been sited to the rear of the site, four metres from the rear
    boundary.

    The proposed development is seeking a relaxation of the rear boundary setback. The encroachment
    on the boundary is for only the length of the accommodation building and amenities. To address this
    relaxation, extensive plantings are proposed to screen the building from the adjoining uses as
    represented in plans A.07 and A.08 within Appendix B. The built from to the rear is only 8.7m from
    NGL or 7.8m of built form. This can not be described as significant as it is in keeping with heights
    available for semi detached dwellings in Noosaville.

    Established and dense plantings will be used to boarder the site and act as visual and acoustic barriers.
    Additionally, no guest activities will be occurring within the setback. It is proposed that within
    landscaping plans to be provided for subsequent OPW application will detail the species and planting
    sizes.

    It is proposed that all planting will be from Noosa Councils preferred species list and will include up to
    100l pot size to ensure the establishment of the required screening upon commencement of the use.

Issue – Waste
The area to the front includes excessive hard surfacing adjacent to the front boundary. The proposed MRV
area may be excessive for the type of bin collection required. If waste collection is to be from 1100 lite
plastic wheelie bins there is no requirement for Council’s waste collection vehicles to enter the site.

Information Required
13. Amended plans which reduce the MRV delivery area to the minimum area possible and provide 2.0
    metres of landscaping between the front boundary and the turning bay.
14. A Waste Management Plan.
15. Review of the area required for bin collection, it is recommended that contact be made with Council’s
    waste management team.

Response

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13. Refer to the amended plan A.01 provided in Appendix B. This plan shows the increased landscaping
within the turning area which will only be used by guests, (short term parking on arrival). The waste
vehicle will now be servicing directly from Mary Street as detailed within the Waste Management Plan.

14. Refer Appendix D.

15. A meeting was held with Councils Waste Officers on Friday 17th August to discuss operational
requirements for the hostel. Outcomes for bin sizing and servicing have been included within the attached
Waste Strategy.

Issue – Roof Plan
A roof plan has not been provided, the roof plan will assist in the assessment of the gross floor area. An
initial assessment of the gross floor area (GFA) has identified that the development appears to be in excess
of the permitted 300m2 per building.

Information Required
16. A roof plan of the development.

Response

16. Please refer to Zest Building Design’s Plans within Appendix B – A.15 – A.18 which details all
calculations in relation to GFA, Site Cover, Landscaped Open Space.


This ends my client’s response to matters raised by Council within their information request. We ask that
Council proceeds with assessment of the application.

We look forward to Council processing the application at its earliest convenience. Do not hesitate to
contact myself personally if you have any questions.




Kind Regards,




Russell Green MPIA
Managing Director