2 Emerald IR Response

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f) use an awning slope of within 15 degrees of adjacent awnings; and
g) are no more than 0.5 metres higher or lower than adjacent awnings that are less than 2 metres away; and
h) are no higher than 3 metres in height.
Further information is required demonstrating compliance with the streetscape.

INFORMATION REQUESTED
2. Provide additional plans that clarify:
2.1. The setback of the awning from the kerb
2.2. Conform with the height of the adjoining commercial buildings to the east as detailed in AO30 above.


RESPONSE:
The depth of the awning and setback from the kerb of indent carparking is nominated on the amended proposal
plans as requested. The awning depth has been reduced and a compliant 1m minimum kerb setback will be
provided.
The height of the adjacent building awning to the east is shown on the amended plans (no awning to the west).
The proposed awning height is considered compatible with the nearby awnings along Emerald Street and
appropriately responds to the stepping of the awnings which follows the fall of the streetscape from east to west.
It is important to note that these buildings will be separated by both an existing access easement and the
proposed pedestrian / cycle pathway link. The approximate 5.36m separation distance means the 2 awnings do
not need to match. It is also important to note that the adjacent building does not represent the desired traditional
character built form.




ISSUE - SIGNAGE
Signage is regulated under Noosa Councils Local Laws and should not be detailed on the proposal plans as a separate
application is required.

INFORMATION REQUESTED
3. Remove the reference to ‘signs’ on the proposal plans.


RESPONSE:
All reference to “signs” have been removed from the amended proposal plans as requested.


ISSUE - CARPARKING
AO16 of the Business Activities Code details that carparking is to be provided in the accordance with the Driveways and
Parking Code which requires 1 space per 20m2 which equates to a total of 24 spaces. The planning report and plans detail
that 24 spaces are provided on site.

INFORMATION REQUESTED
4. Provide confirmation as to the number of spaces provided on site noting the requirement for a 2 metre resumption required
by the Cooroy Local Plan Code (refer item 5 below).

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RESPONSE:
The Ground Level plan arrangement has been changed on the amended proposal plans to accommodate the
increased road dedication width at the Wimmers Lane frontage. A total of 24 vehicle spaces are provided onsite
including a dedicated loading bay. The proposed carpark widths have been maintained at 2.6m typical minimum
width excepting the PWD space which is compliant with AS 2890.6.


ISSUE – LANEWAY DEDICATION
PO17 of the Cooroy Local Plan Code states that where access to a development is taken from a laneway then a 2 metre wide
resumption from the laneway frontage is required.

INFORMATION REQUESTED
4. Provide amended plans detailing the 2 metre wide resumption along Wimmers Lane.


RESPONSE:
The resumption along Wimmers Lane has been increased from 1.5 to 2m on the amended proposal plans as
requested.


ISSUE - STORMWATER
The proposed development considers a significant increase in hardstand areas (i.e. impervious). Given the natural contours of
the site, this increased stormwater volume will be directed to the existing on-street carpark along Emerald Street to the North.
The submitted material does not include an indication of how stormwater runoff from the proposed development will be
collected and controlled.

INFORMATION REQUESTED
5. Considering that no new development can create a worsening of stormwater conditions to neighbouring properties, provide
a preliminary stormwater management plan for the proposed development. The stormwater management plan must be
prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be
limited to:
5.1. the design levels for the various structures;
5.2. the discharge rates at the kerb and channel outlets. Please note that the maximum discharge at any one location is
25l/sec;
5.3. clarification on the pipe type within the road reserve. Please note that the pipe type must be suitable for use in the road
reserve;
5.4. Demonstrate that the proposed stormwater system will be able to convey the stormwater generated by the new
development on a 20% AEP event;
5.5. RPEQ certification that the design is in accordance with The Noosa Plan and QUDM.
Please note that the stormwater drainage system must be a gravity system and pumps are not acceptable.


RESPONSE:
Please find accompanying Integrated Water Management Plan Document Reference No: 2213 SWQMP_Rev1
prepared by Callaghan & Toth Engineers addressing this item. Each of the subpoints are detailed in section 1.1 of
this RPEQ response.


ISSUE – RAMP
During a site inspection, Council identified a pram ramp along the south side of Wimmers Lane. The submitted documentation
does not include a pram ramp along the north side of Wimmers Lane.

INFORMATION REQUESTED
6. Provide an amended layout plan which includes a pram ramp along the north side of Wimmers Lane. The pram ramp must
provide access to the pedestrian and cycle pathway. The amended layout plan must be prepared by a suitably qualified
person (RPEQ – Registered Professional Engineer of Queensland).


RESPONSE:
The requested pram ramp at the north side of Wimmers Lane has been shown on the amended proposal plans
including those prepared by the RPEQ.


ISSUE
During a site inspection, Council identified an existing drainage outlet discharging stormwater from neighbouring roofs into the
south-eastern corner of the subject site. Council are concerned that the discharged stormwater may create pooling and slip
hazards along the proposed pedestrian cycle pathway if left unaddressed.

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INFORMATION REQUESTED
7. Provide additional detail that demonstrates how the proposed development will address the existing stormwater drainage
outlet to ensure existing stormwater conditions are not worsened and that no slip hazards will be generated along the
proposed pedestrian and cycle pathway. The additional detail must be prepared by a suitably qualified person (RPEQ –
Registered Professional Engineer of Queensland).


RESPONSE:
The stormwater discharging from the adjoining south-eastern neighbouring site has been investigated and
considered in the preparation of the Integrated Water Management Plan. A new connection to the proposed new
stormwater drainage system will be provided for this existing drainage outlet as shown on the proposed
Stormwater Layout Plan.

Please be advised that this is intended to be a response to all of the information requested in accordance with the
Planning Act 2016.

ADDITIONAL ITEMS:
If possible, we would like to request a copy of Council’s Draft Conditions for Development be issued for our
review and comment prior to Council formalising their Decision.

On behalf of the applicant and property owners, we also respectfully request Council consideration for a reduction
in the applicable contribution charges for this development based on the land dedications requested. Provision of
the Pedestrian / Cycle Pathway Link between Emerald Street and Wimmers Lane and Road Widening of the
Wimmers Lane frontage results in a loss of 136.7m2 of usable land. This equates to approximately 13.5% of the
total subject site area which has an approximate associated value of $160,000.00. Ideally, a reduction or offset of
the applicable contribution charges can be granted by the Council in compensation.

We trust this response adequately addresses Council’s issues. Should you have any further queries, however,
please contact the undersigned.

Yours faithfully,
WILTSHIRE STEVENS ARCHITECTS




MARK HAFNER
Associate