Information Request MCU14-0008

Officer	:Glen Conforti
Direct Telephone:	 5329 6241
Our Reference	:GCONFORTI:
Your Reference	:N/A
18 February 2014

Raphill Pty Ltd
C/- Adamson Town Planning
PO Box 78
PEREGIAN BEACH  QLD  4573

Dear Sir/Madam

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No:	MCU14/0008
Proposal:	Development Permit for Material Change of Use of Premises - Visitor accommodation Type 4 and Multiple housing Type 4
Street Address:	226 David Low Way PEREGIAN BEACH  QLD  4573
Real Property Description:	Lot 12 SP 207105
Planning Scheme:	The Noosa Plan (16 September 2013)
information required
The information requested is set out below:

PLANNING

Issue – Site Cover, Gross Floor Area & Population Density

Site Cover
The proposal currently exceeds the maximum permissible site cover of 40% for the site.

Gross Floor Area (GFA)
The proposal exceeds the maximum permissible GFA requirements of the planning scheme (480m²). Please note the stairs to the upper level are considered GFA and should be included in the GFA calculation.

Population Density
The studies and multi purpose room could function as bedrooms and are considered part of Population Density. In this regard the proposal significantly exceeds the planning scheme requirements.

Information Required
Please provide amended plans meeting the planning scheme requirements for site cover.
Provide amended plans demonstrating a reduced GFA for the site.
Provide amended plans demonstrating the units are 1 bedroom pursuant to the planning scheme interpretation of Population Density.

Issue – Landscaping, Stormwater Management and Bioretention Bed
The Bioretention bed is proposed within the front setback where the planning scheme requires a minimum of a 2m landscaped area to uncovered visitor parking and 6m to buildings. Given the proposed reduced setback to both the car park and buildings, Council requires suitable dense screening vegetation to the area where the Bioretention bed is proposed. The location of the bioretention bed and the limited plantings permitted within   the bed does not achieve the desired screening outcome.

Information Required
Please provide an amended plan indicating an alternate location for the bioretention bed or an alternate water treatment solution.

ENGINEERING

Issue – Stormwater connection
It is noted that Council’s mapping system indicates a stormwater pit in the site’s frontage which may prove to be a viable connection point.

Information Required
Provide a plan indicating the stormwater pit in the site’s frontage together with detail on how this pit is connected to the Council drainage network. Should the stormwater pit in the site’s frontage proves to be a viable connection point, provide an amended stormwater management plan.

Issue – Vehicle Access
Council has significant concerns with access to the proposed carspaces and garages. The submitted plans do not appear to provide sufficient widths to allow vehicles to access the garages and the proposed visitor spaces adjacent to the David Low Way frontage are not set back sufficiently to provide for the queuing from David Low Way.

Information Required
Provide plans that demonstrate that access to the proposed carspaces and garages can be achieved. The vehicles must able be to enter the site and access the spaces in a forward gear, reverse out and exit the site in a forward gear in a total of 3 movements. The plans must be:
Prepared by a suitably qualified person to a suitable scale
Prepared in accordance with AS/NZS2890.1:2004 with specific attention to section 5.4 and figure 5.4
Include specific garage door widths where necessary, and
In regard to proposed Unit 4 it must be assumed that the adjacent visitor space is occupied.

Provide amended plans that provide the necessary queuing from David Low Way to the vehicular control point as described in section 3.4 of AS/NZS2890.1:2004.
End of Information Request

Under the provisions of the Sustainable Planning Act 2009, you have three options available in response to this Information Request. You may give the assessment manager (in this instance Council) and each referral agency (if any):

all of the information requested; or
part of the information requested together with a letter asking the assessment manager and each referral agency to proceed with the assessment of the application; or
a letter;
stating that you do not intend to supply any of the information requested; and
asking the assessment manager and each referral agency to proceed with the assessment of the application.

Please be aware that under Section 279 of the Sustainable Planning Act 2009, the applicant must respond to the Information Request within 6 months of the request or otherwise, the application lapses.

A response to the above is required to be submitted, prior to further assessment of the application.  If any further matters arise as part of assessment of this application, you will be advised accordingly.

Council prefers that all the information requested be submitted as one package.  A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise.  You are requested to advise your client directly regarding this request.

Should any Concurrence Agency make an Information Request, you are reminded of your obligation to provide Council with a copy of the information provided to that Concurrence Agency.

Should you have any further queries in relation to the above, please do not hesitate to contact Glen Conforti on the above number.

Yours faithfully

Glen Conforti

PLANNING TECHNICAL OFFICER

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MCU14/0008

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