Pre-lodgement meeting minutes

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Noosa Council documents




                 5.      ADVICE & INFORMATION

                 Lisa Pienaar, Comments
                 1.      Applicable codes for this development:
                              Noosaville Locality Code
                              Medium Density Residential Zone Code
                              Dual Occupancy and Multiple Dwelling Code
                              Works Codes
                 2.      The proposal is to comply with a maximum plot ratio of 0.4:1 and site cover of 40%. The
                         plans do not indicate the height of pool and decks at the rear, and if over 1 metre from
                         ground level, these structures will need to be included in the site cover calculation.
                 3.      AO14.1 of the Med Density Residential zone code seeks that individual dwellings have
                         an asymmetrical design that presents to the street, with offsets and staggering of
                         dwellings to provide variation to the frontage and includes varying roof form. AO7.1-
                         AO7.5 of the Noosaville Locality Code are also particularly relevant to this proposal.
                 4.      AO14.3 of the Med Density Residential zone code seeks that wall lengths to not exceed
                         15 metres and incorporate at least one design element to add visual interest.
                 5.      AO15.1 of the Med Density Residential zone code seeks that no more than 50% of the
                         frontage consists of garage doors – frontage is 20m, garage doors approximately 12m
                         wide. Should this not be met, there needs to be articulation such as windows or mix of
                         materials or at least integrated into the dwelling without the garage door look. AO15.3
                         requires garages to have landscaping at least 2 metres wide to reduce the hardstand
                         appearance to the street.
                 6.      PO17 of the Med Density Residential zone code seek that front fences are setback 1
                         metre and step in at 5 m intervals and include landscaping in front. We would be seeking
                         a minimum of a 2 metre wide landscaping strip along the frontage, either side of the
                         access.
                 7.      PO18 and AO18 of the Med Density Residential zone code requires buildings to have
                         lightweight materials, variety of external finishes and avoid bulky single line plane
                         finishes.
                 8.      PO19 and AO19 of the Med Density Residential zone code seeks that roof forms avoid
                         box profiles and have a 5 degree roof pitch with at least 75% eaves to the perimeter of
                         the roof.
                 9.      The development is to comply with setbacks sought by AO12.1 of the Medium Density
                         Residential zone code. Setbacks are measured to the outer most projection.
                 10.     Fill – The proposal should address the following:
                              Indicate the extent of fill in the application (beyond the dwellings footprint). Fill can
                               create overlooking opportunities into neighbouring property and results in high
                               fences that may affect the amenity of surrounding property. Wherever possible, fill
                               is to taper down to boundaries to preserve the amenity of the area.
                              It is noted that the pools and decks at the rear are within the rear setback and may
                               be higher than surrounding development (once the site is filled) and this may result
                               in overlooking into adjoining property. Identify opportunities where overlooking may
                               occur and design this private open space accordingly.



                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21576142
Version: 5, Version Date: 05/08/2021                                                                                            Print Date: 5 August 2021, 10:52 AM

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Noosa Council documents




                              Provide section plans that show the height of building relative to existing and
                               finished ground level – provide RL’s from both ground levels to the highest point of
                               the roof.
                 11.     Landscaping is required to 40% of site, for which 60% of that is to be soft landscaping.
                         Refer to soft landscaping definition and Landscaping code.
                 Mark Lewis - Comments
                 1.      PO12 of the Dual Occupancy and Multiple Dwelling Code - due to the classification of
                         Weyba Road on site manoeuvring is required. Any application would need to
                         demonstrate that vehicles can access the site and space in a forward gear, reverse from
                         the space and manoeuvre on-site and exit the site in a forward gear in a total of 3
                         movements.
                         The vehicle paths must be for a B99 vehicle and a B85 vehicle (as described in
                         AS/NZS2890.1:2004) for each unit and be either prepared by an RPEQ or endorsed by
                         an RPEQ. The paths must also assume that the adjoining space is occupied.
                 2.      The filling of the site has the potential to impact on existing overland flow paths and
                         create additional ponding on adjoining properties. Any application will need to include
                         sufficient detail (site surveys) to demonstrate that the development of the site will not
                         create off-site impacts and/or include drainage infrastructure to convey runoff from the
                         adjoining properties.
                 3.      Any application will to include a preliminary stormwater management plan for the
                         development prepared by a suitably qualified person.
                 4.      The filling of the site may trigger assessment against the Acid Sulfate Soils Overlay
                         Code. Any application will need to include sufficient detail (volume calculations from a
                         suitably qualified person) to demonstrate why the development does not trigger
                         assessment or provide a management plan to address the potential impacts of the filling.
                 5.      The development will require a centrally located driveway. Any application will need to
                         include detail on how the existing on-street parking spaces are to be reconfigured.
                         Council is unlikely to support an application that results in a loss of on-street parking
                         spaces.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours faithfully,




                 Lisa Pienaar
                 Development Planner




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21576142
Version: 5, Version Date: 05/08/2021                                                                                            Print Date: 5 August 2021, 10:52 AM