Approved Document OPW21-0278

          -
   NOOSA COUNCIL
 APPROVED DOCUMENT
OPW21/0278 26 OCT 2021



                                                                       Ref No 20648-R1 – Rev 2

        TECHNICAL NOTE IN RESPONSE TO COUNCIL DEVELOPMENT
        COMPLIANCE NOTICE FOR NEW DWELLING AT 22 TURPENTINE ROAD
        RINGTAIL CREEK

         I refer to Council’s letter dated 9th November 2020, reference COM20/0693
        regarding outstanding development conditions for the second dwelling at the above
        address. The two issues raised in this letter relate to stormwater/flooding conditions
        and the construction of a second driveway. The purpose of this technical note is to
        address these matters to the satisfaction of Council.

        BACKGROUND DOCUMENTS

        On 2 February 2018 Council issued a Referral Agency Response ref RAL17/0523
        approving a Development Application for Building Works – Detached House
        (secondary dwelling) at 22 Turpentine Road, Ringtail Creek (lot 2 RP846208).

        Condition 8 & 9 of RAL17/0523 read as follows:

              8. The minimum floor levels of all habitable rooms must be the greater of the
                 following:
                     a. The minimum specified floor level if in an area where minimum floor
                        levels are available
                     b. 300mm above the modelled flood level if in an area where flood
                        modelling is available
                     c. 300mm above the highest known flood level if in an area where flood
                        modelling is not available

              9. The development of the site (buildings, driveways, paths and landscaping)
                 must not impede the existing overland flow of stormwater from the adjoining
                 property or cause additional ponding on stormwater on any adjoining
                 properties or the road reserve.

        There is no mention in the conditions about the driveway requirements however the
        approved plans show the secondary dwelling being accessed via an extension to the
        driveway from the existing/main dwelling.

        OVERLAND FLOW PATHS/STORMWATER MANAGEMENT

        The subject lot is not located within a flood hazard zone and as such there is no
        minimum specified floor level. Refer screen shot from Council flood hazard mapping
        below. We are unaware as to whether there has been any flood modelling in this
        specific location but suspect none exists. There is also no historical flood level to
        determine the highest known flood. Notwithstanding the image below shows that the
        flood hazard area extends to areas below RL 3.5-3.8 AHD (approx.)




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