Information Request MCU20 0103

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU20/0103
Your Reference:	n/a
19 October 2020
N Van De Mere
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE
[email protected]
Dear Sir
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.	MCU20/0103
Street Address:	13 Noosa Dr Noosa Heads Qld 4567
Real Property Description:	Lot 5 RP 91777
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Flooding
The site is located in a Flood Hazard overlay and it has not been demonstrated how the proposal achieves compliance with the Code and why the minimum floor height is not being proposed.  Table 8.2.6.5 of the Flood Hazard overlay code requires 100% of the lot to be flood free for development areas. It is noted that the proposed floor height is 2.24m, and it is highly doubtful that it would comply with the required minimum floor levels for this site. The required minimum floor level under the overlay code is the defined flood event DFE + 0.3m, or the historical flood level + 0.6m.
Information Required
Obtain a flood search to determine the appropriate minimum floor levels for the site and submit amended plans that comply with the Flood Hazard Overlay Code.
Provide plans that indicate the grades of the pedestrian and vehicle access to the site if the proposal was to achieve the minimum floor height as required by the Flood Hazard Overlay Code.  Please note that the grades must also be suitable for people with disabilities.

Issue – Tourist accommodation zone
The proposal is contrary to the intent of the Tourist Accommodation zone.  The intent of Tourist accommodation zone is to provide for short term accommodation, community uses and small scale services, facilities and infrastructure to support tourist accommodation. Any business activities should be ancillary to visitor accommodation. A ratio of at least 20 accommodation units or dwellings per one non-residential tenancy.  The proposal includes only one exclusive use residential unit.
Information Required
Provide justification as to why a larger residential component can’t be included in the proposal or alternatively provide an amended proposal that addresses the intent of the Tourist Accommodation zone.

Issue – site cover
The permissible site cover in the Tourist Accommodation zone (Hastings Street Mixed Use precinct) is 45% (refer Performance Outcome PO11 (a)) of the Code. The proposed development (including awning over driveway) is 49.8%.
Please note with regard to the ‘awning’, the site plans indicate this roof is separate from the building, however all other plans suggest ‘the awning’ is the roof continuation of the 1 storey’s roof line (refer upper floor, elevation and section plans). The awning is to be included in the site cover calculations for the site. Perhaps an open pergola structure (beams/battens) with vines growing over would provide the same small scale domestic feel as the proposed awning?
Information Required
Provide clarification the awnings positioning with regard to the roof of the building and submit plans that that comply with the site cover requirements under PO11 of the Tourist Accommodation zone in Noosa Plan.
Will the awning over the driveway be able to achieve the appropriate fire rating?

Issue - parking
The sweep paths for the “transporter” appear to conflict with the proposed scooter spaces and extend under the roof line at the corner of the building.
Clarification is required with regard to the use of car space on site. It appears the caretaker will use it to park the transporter.  It is assumed that the transporter will be used by the caretaker and staff.  There is a concern that when the caretaker is not on site and chooses to rent out the residence that there will be no car space on site for the visitor of the dwelling.  Therefore it is suggested to either consider providing 1 more car space on site or accept that the development may include a condition that limits the dwelling to be occupied by no others other than the caretaker or a staff member. There is some concern that if loading is to occur on site that commercial vehicles will attempt to reverse from the site which is a safety issue in a high pedestrian demand area. Please note there is a loading bay in close proximity to the site, which can be utilised for loading and unloading.
Information Required
Provide amended plans that indicate any proposed scooter spaces clear of the vehicle swept paths and travel routes of any vehicle accessing the parking space at the rear of the building.
Provide additional detail on the available headroom at the corner of the building that overhangs the vehicle swept path. The headroom must be in accordance with AS/NZS2890.1:2004.
Indicate a preference for an additional on-site car space or for a condition to be included limiting occupants of the dwelling. Provide amended plans where relevant.

Issue
The area of driveway and pedestrian access at the front of the building is proposed as “permeable pavers and Zoyzia grass”. Council has concerns with the suitability of the proposed design for pedestrians and people with disabilities due to the potential trip hazards created.
Information Required
Provide additional detail on the proposed “permeable pavers and Zoyzia grass” and provide certification from a suitably qualified person that states that the proposal is suitable for the intended use.

Issue – building material, texture and colour
The site is located in the Hastings Street Precinct and is identified a key corner site adjacent to a gateway entry to Hastings Street as per the Hastings Street Framework and Character Plan.  Built form on this site is important.  The renders provided with the application do not depict the same built form as the plans.
Information Required
Provide a colour and material palette with regard to the proposed building and structures and fencing and planters. Renders of the actual proposal are also encouraged.

Issue – wall on southern boundary
The wall on the southern boundary does not comply with AO7.3, A07.4 and A.7.5 b) & c) of the Noosa Heads Local Plan Code.  The length and height of the wall may affect the amenity of the adjoining site. The length of the proposed wall on the southern boundary is at a length of over 25 metres and provides no articulation to the southern elevation of the building.
In an effort to reduce the length of this wall, there is an opportunity to orient the proposed stairs on the southern boundary at a right angle beside the transporter turn area and be included partially or fully within the proposed building footprint (which may reduce the site cover).   This may assist with regard to Item 13 of this Information request also.
Information Required
Provide amended plans that reduce the height, length and bulk of the wall and provide some articulation and that comply with AO7.3, A07.4 and A.7.5 b) & c) of the Noosa Heads Local Plan Code.
It is suggested that treatments of the wall be investigated that result in a wall that looks lightweight and is domestic in scale, using materials such as fibre cement cladding and battens. Please include this in the material and colour palette.
Provide amended plans that have considered the stair orientation as outlined above.

Issue
Works are proposed within the Tree Protection Zones of significant trees, located in the front, and rear of the site and adjoining to the north. These trees contribute significantly to the area and are located in a prominent entry point to the tourist district. No information has been provided that specifically addresses the retention, enhancement or protection of these trees with relation to the current proposal.
Information Required
Provide an assessment of the impacts of the proposed development on the health and retention of the significant trees on the site and adjacent to the site. The assessment must be carried out by a level 5 AQF qualified person in arboriculture or ecology with a minimum 10m years’ experience in conducting assessments in Queensland or New South Wales.

Issue - Landscaping
Although the plans show the landscape areas, it is necessary to understand the type of landscaping to be provided on site.
Limited landscaping is proposed to the frontage of the site, a key entry point into the main tourist district in Noosa. There is considerable opportunity to enhance the entrance to the district by providing key landscaping features around the existing Paperbark tree, such as low ground covers with sandstone block seating features and alike.
Information Required
Further explore the enhancement of the landscape frontage of the site, with reference to the anchor Paperbark tree and providing a low island of native ground covers with contemporary seating features, such as sandstone block seating.
Provide a properly prepared landscape architect plan which provides for an enhanced Noosa-style entrance to the main tourist district addressing the opportunity.

Clarification of plans
The layout of the proposed on-site infiltration system is different to that previously approved on the site. Any arborist report would need to be updated to reflect the proposed design.
There is a notation on drawing CD-D01 Rev B on the southern boundary near the street that reads “RC BLK Firewall to Boundary”. There is no wall shown on that section of the boundary. Is this a drafting error?  Please clarify.
due date for response to information request
The due date for providing the requested information is 19 January 2020. 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,

Lisa Pienaar
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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