Information Request MCU21 0222

Officer: 	MPOTTER
Direct Telephone: 	07 5329 6334
Our Reference:	MCU21/0222
Your Reference:	35484
20 December 2021
BA Slattery & J Slattery
C/- Coastal Building Certifications Pty Ltd
10 Akounah Cres
BUDDINA  QLD  4575
[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.	MCU21/0222
Street Address:	Beaches Noosa 7/56 David Low Way Sunrise Beach Qld 4567
Real Property Description:	Lot 7 SP 133491
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Earthworks
The submitted documentation indicates a significant amount of earthworks is proposed (e.g. 3m deep excavation in certain areas) but does not include a site specific geotechnical report.
Information Required
Provide a site specific geotechnical report and site stability assessment for the site and development. The report must include, but not be limited to recommendations for the construction and operational phases of the development to ensure the stability of the subject site and the adjoining properties for the longer term.
Issue - Stormwater
The submitted material does not include an indication of how stormwater runoff from the proposed development will be collected and controlled. It is noted that there is no downstream Council drainage system and it is expected that on-site infiltration will be required.
Information Required
Provide a stormwater management plan for the proposed development. The management plan must include but not be limited to:
the structures for both the construction and operational phases of the development;
be consistent with the site specific geotechnical report recommendations;
demonstrate that the runoff from the site is suitably controlled to ensure that the downstream environment is not adversely affected or destabilized.
Issue - Vegetation
Access through the proposed services’ gate seems to clash with existing vegetation on common property and what seems to be electrical services’ infrastructure.
Information Required
Provide confirmation of any vegetation on common property required to be removed.
Confirm what type of service is next to the proposed services’ gate and demonstrate that access through the proposed services’ gate will not be impeded by it.
Issue – Fire Pit
The proposal includes what appears to be an open fire pit area.  Please note that in urban areas of the Noosa Shire Council area, fires are prohibited except where in an appliance used for domestic heating or cooking purposes, which must comply with particular Standards. Any area identified as a fire pit area on approved plans is to be in accordance with Local Law & Subordinate Local Law No. 3, Schedule 3.
Information Required
Remove reference to a fire pit area on the plans if it cannot comply with Local Law & Subordinate Local Law No. 3, Schedule 3.
Issue – Setback to seaward boundary
The site is affected by the Coastal Protection and Scenic Amenity Overlay Map under Noosa Plan 2020.
The site is approximately half covered by Councils Coastal Hazards Mapping for erosion prone area to year 2070.
The whole lot is located within a Coastal Management District and an Erosion prone area under the State Government mapping.
The 10m setback provides for the natural protection of people and property from coastal processes.
Walls and structures are encroaching into the seaward setback and are not supported.
Information required
Remove all building from within the 10m seaward setback.
Issue – Front Setback
The Plan of Development requires a setback of 3 metres to the front boundary. The proposed dwelling is located 1 metre from the front boundary and is therefore not supported by Council.
Information required
Provide amended plans showing a front setback of 3 metres.
Issue – Building Height
The proposed plans do not include RL levels which indicate the maximum building height or natural ground level. As such, the maximum building height cannot be verified.
Notwithstanding, the proposed plans indicate the maximum height of the privacy screen on the rooftop terrace is between 8.27 – 8.86 metres and a large section of the building constitutes 3 storeys.
The Plan of Development for the Beaches requires building heights shall not exceed 8.0 metres or the MPBH levels indicated on the Section Plan, whichever is the lesser and 2 storeys. The 8.0 metres shall be measured from the approved Contour Plan.
As such, the proposal does not comply with the Plan of Development.
A building height over 8 metres and 3rd storey are not supported by Council.
Information Required
Provide amended plans that include RL levels showing the maximum building height and natural ground level.
Provide a copy of the survey plan which has informed site levels/RL’s.
Provide amended plans showing a maximum building height of 8 metres.
Provide amended plans showing a 2 storey building.
Issue - Site Cover
The proposal presents a site cover of 42.76% for all storeys.
The Plan of Development requires the maximum permissible site cover including garage area is to be 40% of the site area of each allotment. The proposal does not comply with the plan of development.
An analysis of the surrounding development indicates dwellings in the Beaches development do not exceed the requirements for site cover under the Plan of Development. As such, the proposal is not consistent with the surrounding development and present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site.
A site cover of over or 40% is not supported by Council.
Information Required
Provide amended plans to comply with site cover provision of 40% total for all storeys.
Issue – Rooftop Terrace
The proposed rooftop terrace is between 8.27 – 8.86 metres in height. Thus, the rooftop terrace presents an appearance of excessive bulk to the street and neighbouring properties.
The extent of the proposed roof top terraces will provide significant overlooking opportunities into surrounding property.
The proposal does not comply with PO16 (d) and (e) of the Low Density Residential Zone Code.
The rooftop terrace over the allowable height limit of 8 metres is not supported by Council.
Information Required
Provide amended plans ensuring the height of all structures relating to the  rooftop terrace is no greater than 8 metres.
Provide an analysis and/or diagram demonstrating that the privacy of neighbouring property is protected with regard to overlooking opportunities and identify other potential solutions to mitigate impacts and that comply with Performance outcome PO16 of the Low Density Residential Zone Code.

Issue – Landscaping
The Plan of Development requires the open space and setback areas to be landscaped in accordance with Council’s Policy on Landscaping Guidelines and a properly prepared landscape plan to be submitted to and approved by the Shire Planner, prior to the issue of a Building Approval for each residential dwelling.
Information Required
Provide a landscape plan in accordance with Council’s Policy on Landscaping Guidelines.
due date for response to information request
The due date for providing the requested information is 21 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,

Maxwell Potter
Graduate 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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