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Response to Information Request_18-04-12 · MCU12/0023
Attached to the e-mail Response to Information Request MCU12/0023.
SUNSHINE COAST
18 April 2012
Job Ref: M2358
Chief Executive Officer
Sunshine Coast Regional Council
By Email: [email protected]
[email protected]
Att: Glen Conforti, Planning Officer
Re: Response to Information Request – Development Application for Material Change of Use (Development
Permit) for Extension to Visitor Accommodation Type 4: Conventional (to include Juliette Balconies) and
Extension to Entertainment and Dining Business Type 1: Food and Beverages (to include Outdoor Dining) over
land at 215‐219 David Low Way, Peregian Beach and described as part of Lot 77 on SP231615 (Council Ref:
MCU12/0023)
Dear Glen,
I refer to the above development application and Council’s Information Request dated 26 March 2012. We
hereby provide a response to the information requested as follows:
PLANNING
Information Required:
1. Please provide a colour copy of the architectural plans.
Response:
We have provided a scaled up version of the proposed elevations to show the extent of the proposed Juliette
balconies in lieu of coloured drawings. Colours have not yet been finalised but will comprise muted tones and
hues in keeping with the existing landscape setting. Balustrading will be constructed of a mix of aluminium blade
and angle vertical elements with a powdercoat finish, to complement the sun shading and screening elements on
the approved building. Refer to amended drawings TP2008‐A, TP2008‐B, TP2009‐A and TP2009‐B for illustrative
examples of the proposed elevations and sections.
ENVIRONMENT
For a detailed response to Items 2‐6 of the Information Request, please refer to attached correspondence from
MWA Environmental in relation to noise impacts of the development.
BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND
JFP House 237‐239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone
76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680
PO Box 3634, South Brisbane Qld 4101 P 07 5443 2500 F 07 5443 4759 P 07 4972 2100 F 07 4972 5444
P 07 3844 7161 F 3846 1959
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
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Page 2
We hereby advise that we have responded to all matters raised and now request Council continue with its assessment of the application. Public notification of the proposal will commence shortly and a Notice of Commencement will be forwarded to Council in due course. Should you have any queries or require clarification of any of the information contained in this letter, please contact me via phone or email to [email protected], Yours faithfully, LEANNE SIMPSON Senior Planner JFP URBAN CONSULTANTS PTY LTD ENCL: CORRESPONDENCE FROM MWA ENVIRONMENTAL DATED 18/04/12, DWG NO. TP2008‐A, TP2008‐B, TP2009‐A, TP2009‐B CC: SCANLON PROPERTY GROUP JFP Ref: M2358 Page 2
Page 3
Ref: L08712/PAK/09-047
18 April 2012
JFP Urban Consultants
PO Box 6
MAROOCHYDORE QLD 4558
Attention: Ms Leanne Simpson
Dear Leanne
Re: Development Application
Essence of Peregian – Outdoor Dining and Balconies
Noise Amenity
Response to Information Request MCU12/0023
Further to your request I wish to provide my written response to the information
request from Sunshine Coast Regional Council dated 26 March 2012 with respect to
noise amenity.
I have discussed all the issues as listed below with Council Officer Rhian Davies and
he requested the response be put in writing. He indicated that my responses appear
to address the queries raised.
The response is provided by including the Information Request item and then a
response to each point as necessary.
Response:
The measured noise level is an LAmax, adjT, and is based upon L10 measurements with
a 5 dB(A) correction for impulsive character to account for the variation in voices and
cutlery/crockery noise in dining areas to be conservative.
Hence all predictions are in terms of LAmax, adj,T.
Max Winders & Associates Pty Ltd tas MWA Environmental
Level 15, 241 Adelaide St, Brisbane GPO BOX 3137, Brisbane Qld 4001
P 07 3002 5500 F 07 3002 5588 E [email protected]
W www.mwaenviro.com.au
ABN 94 010 833 084
Page 4
Ms Leanne Simpson, JFP 18/04/12
Re: Essence of Peregian – Noise response L08712/PAK/09-047
Response:
The measured background noise level at Peregian during the assessment to 10pm
was 47.7 dB(A) average. This was recorded on a night will general calm wind
conditions. I adopted 44 dB(A) for the period 10pm to 12 MN on the basis of various
assessments I have conducted at Coolum, Noosa and other coastal locations.
Recently, measurements at a site on David Low Way at Coolum showed that the
ambient noise level between 10pm and 12 MN was approximately 3 dB(A) lower than
the L90 prior to 10pm.
Given the coastal location with surf noise being the predominant influence on the
ambient noise environment, it is common that ambient background noise levels
decay very little during the night. The adoption of 47 -3 = 44 dB(A) is considered an
appropriate and conservative assessment method.
Response:
If I adopt a background plus 3 dB(A) criterion for noise assessment after 10pm. The
noise criterion reduces to 44 + 3 = 47 dB(A) rather than the 49 dB(A) adopted
previously.
The predictions at the nearest residence to the southeast with regard to the northern
dining area provided in the DA noise report were rounded up to be conservative.
The predictions for the scenario of the 30 m2 outdoor dining area closed after 10pm
with the northern 40 m2 outdoor dining area in use and restaurants trading with doors
open results in a noise level of:
46.5 + 39.6 = 47.3 dB(A) at the nearest residence to the south east.
Hence this complies with the 47 dB(A) criterion using background plus 3 dB(A)
criterion nominated by Council.
Further, noting that ambient L10 levels at already at and above 47 dB(A) thus
potential impact is minimal.
Residence to North
The previous predictions at the residence to the north of the hotel were a resultant
noise level from the northern outdoor dining area plus restaurant noise emissions of:
Offset 90 metres
Source 55 @ 30 metres LAMax,adj
2
Page 5
Ms Leanne Simpson, JFP 18/04/12
Re: Essence of Peregian – Noise response L08712/PAK/09-047
Resultant level with no shielding is: 45 dB(A)
Hence below the post 10pm limit of 47 dB(A).
Adjacent Accommodation on the Development Site
The impact of the outdoor dining area usage upon the accommodation units on the
balance of the development site is not considered to be a relevant aspect to this
development application. The impact of outdoor dining from tenancies within the
overall development upon other users of the development will in effect be self
regulating by the management structure of the development.
However, to clarify, future accommodation uses will be airconditioned with closable
door and windows able to exclude unwanted sound as required.
Hence this is not a matter which is of concern and is an internal amenity issue for
resort operations.
Response:
With respect to noise from entertainment and amplified music within the three
restaurant tenancies I have no specific knowledge of whether such is proposed or
not. However, it is my experience that restaurants generally provide, as a minimum,
low level background music within the restaurant building. Noise from provision of
same must comply with regulatory noise standards.
Should in the future the restaurant uses obtain a Liquor Licence, provision of
amplified music is regulated by the Liquor Licensing Division and only approved with
entertainment noise limits on the Liquor Licence once appropriate testing and
reporting is undertaken.
On this basis I have no concern with respect to entertainment/amplified sound
causing undue noise impact at off-site locations.
With respect to the outdoor dining areas, which are the subject of this development
application, I suggest that amplified music in outdoor dining areas be of low volume
ie less than 70 dB(A) at 3 metres. This is less than the noise level assessed for
patrons in these areas and which demonstrates compliance.
I suggest that if music other than background music is provided within the restaurants
then, depending upon the time of day, it may be necessary to close doors to the
exterior or orient speakers within the venue to contain noise. This is a matter for
future tenants when specific fitout plans are available.
Thus, there are no specific acoustic recommendations with respect to amplified
music from within restaurants at this point in time.
3
Page 6
Ms Leanne Simpson, JFP 18/04/12
Re: Essence of Peregian – Noise response L08712/PAK/09-047
I trust the above is suitable for your present purposes.
Yours sincerely
Paul King
Senior Engineer
4
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L K J I H G F E D C B A
250 7,350 1,050 4,200 450 2,700 1,050 1,950 650 3,200 2,800
U/S OF LIFT ROOF SLAB
17.200
SUNSCREEN TO DETAILS SUNSCREEN TO DETAILS SKYLIGHT EXHAUST DUCT
SKYLIGHT
BC BL(R)
BC
AB
W29 W30 BL(R)
SUNSCREEN TO DETAILS
SUNSCREENS TO DETAILS BL(R)
W31 W32 W33
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BL(R) BL(R)
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DP BL(R)
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ON ADJACENT PROPERTY TO DETAILS BL(R) LINE OF GROOVES IN RENDER
EXISTING NATURAL GROUND LINE
FINISHED GROUND LINE
LINE OF BASEMENT LEVEL BELOW
ELEVATION - North
SCALE 1:100
1 2 3 4 5 6 7 8 9 10 11 12 13
1,200 6,600 950 250 7,200 600 250 7,550 8,400 7,200 600 7,800
1.0m HIGH HANDRAIL
U/S OF LIFT ROOF SLAB TO DETAILS
1.0m HIGH HANDRAIL 1.0m HIGH HANDRAIL 17.200 1.0m HIGH HANDRAIL
SUNSCREEN TO DETAILS SUNSCREEN TO DETAILS
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SIGNAGE PANEL ON RHS FRAMING EXISTING NATURAL GROUND LINE SIGNAGE PANEL ON RHS FRAMING
BY SIGNAGE SUBCONTRACTOR BY SIGNAGE SUBCONTRACTOR
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LINE OF BASEMENT LEVEL BELOW
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ELEVATION - East
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SCALE 1:100
R
P
PLOT DATE: Wednesday, 28 March 2012 12:55 PM
ESSENCE OF PEREGIAN COMMERCIAL BUILDING ELEVATIONS
DRAWINGS NOT INITIALLED AS APPROVED
201010
OR APPROVED AMENDMENTS ARE TO BE
TREATED AS PRELIMINARY ONLY
THE COPYRIGHT OF THIS DOCUMENT RESIDES
WITH CARL BRUNSKILL ARCHITECTS PTY LTD.
NO LICENCE IS INFERRED OR GIVEN TO
THE ROYAL AUSTRALIAN
INSTITUTE OF ARCHITECTS FURTHER DOCUMENTATION WITHOUT WRITTEN
CONSENT. DO NOT SCALE DRAWINGS
SCALE 1:50 A0 CARL BRUNSKILL ARCHITECTS PTY LTD
TP 2008A
A.C.N.010920448
CHECKED
SCANLON PROPERTY GROUP MAY 2010 27 AMBERELLE PLACE CHAPEL HILL QLD 4069
FAX (07)33789173 APPROVED AND
DAVID LOW WAY, PEREGIAN PHONE (07)38781026 SIGNED BY
DATE: 28/03/12
Page 8
A B C D E F G H I J K L
2,800 3,200 650 1,950 1,050 2,700 450 4,200 1,050 7,350 250
U/S OF LIFT ROOF SLAB
OPENINGS IN BLOCKWORK 17.200
1.0m HIGH HANDRAIL SUNSCREENS TO DETAILS
EXHAUST DUCT SKYLIGHT SKYLIGHT TO DETAILS
BL(R)
BC
BC
AB
BL(R)
SUNSCREENS TO DETAILS
C(R) SUNSCREENS TO DETAILS
1,100
D43 D44 D45
BL(R) LINE OF GROOVES IN RENDER
GLASS PANEL
1,000
BL(R) CONCRETE SLAB EDGE TO
AB ENGINEERS DETAILS
C(CT)
DP SUNSCREENS TO DETAILS
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BL(R)
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800
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LINE OF BASEMENT LEVEL BELOW
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ELEVATION - South
SCALE 1:100
I
Y
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A
N
I
M
I
L
E
R
P
PLOT DATE: Wednesday, 28 March 2012 12:55 PM
ESSENCE OF PEREGIAN COMMERCIAL BUILDING ELEVATIONS
DRAWINGS NOT INITIALLED AS APPROVED
201010
OR APPROVED AMENDMENTS ARE TO BE
TREATED AS PRELIMINARY ONLY
THE COPYRIGHT OF THIS DOCUMENT RESIDES
WITH CARL BRUNSKILL ARCHITECTS PTY LTD.
NO LICENCE IS INFERRED OR GIVEN TO
THE ROYAL AUSTRALIAN
INSTITUTE OF ARCHITECTS FURTHER DOCUMENTATION WITHOUT WRITTEN
CONSENT. DO NOT SCALE DRAWINGS
SCALE 1:50 A0 CARL BRUNSKILL ARCHITECTS PTY LTD
TP 2008B
A.C.N.010920448
CHECKED
SCANLON PROPERTY GROUP MAY 2010 27 AMBERELLE PLACE CHAPEL HILL QLD 4069
FAX (07)33789173 APPROVED AND
DAVID LOW WAY, PEREGIAN PHONE (07)38781026 SIGNED BY
DATE: 28/03/12
Page 9
13 12 11 10 9 8 7 6 5 4 3 2 1
7,800 600 7,200 8,400 7,550 250 600 7,200 250 950 6,600 1,200
1.0m HIGH HANDRAIL
TO DETAILS U/S OF LIFT ROOF SLAB
OPENINGS IN BLOCKWORK
1.0m HIGH HANDRAIL 17.200 1.0m HIGH HANDRAIL
TO DETAILS TO DETAILS
EXHAUST DUCT SKYLIGHT SUNSCREEN TO DETAILS SUNSCREEN TO DETAILS SUNSCREEN TO DETAILS
BL(R)
DP
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TO DETAILS TO DETAILS TO DETAILS
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PREFINISHED ALUMINIUM & STAINLESS EXISTING NATURAL GROUND LINE
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ELEVATION - West
SCALE 1:100
L K J I H G F E D C B A
250 7,350 1,050 4,200 450 2,700 1,050 1,950 650 3,200 2,800
P 2
SUNSCREEN TO DETAILS LINE OF GROOVES IN RENDER
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ENGINEERS DETAILS W25
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BL(R)
SUNSCREENS TO DETAILS CFC
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LINE OF GROOVES IN RENDER
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PODIUM DOWNPIPE TAKEN ACROSS INTO DUCT
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L
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SECTION A-A
R
SCALE 1:100
P
PLOT DATE: Wednesday, 28 March 2012 12:55 PM
ESSENCE OF PEREGIAN COMMERCIAL BUILDING ELEVATIONS & SECTIONS A
DRAWINGS NOT INITIALLED AS APPROVED
201010
OR APPROVED AMENDMENTS ARE TO BE
TREATED AS PRELIMINARY ONLY
THE COPYRIGHT OF THIS DOCUMENT RESIDES
WITH CARL BRUNSKILL ARCHITECTS PTY LTD.
NO LICENCE IS INFERRED OR GIVEN TO
THE ROYAL AUSTRALIAN
INSTITUTE OF ARCHITECTS FURTHER DOCUMENTATION WITHOUT WRITTEN
CONSENT. DO NOT SCALE DRAWINGS
SCALE 1:50 A0 CARL BRUNSKILL ARCHITECTS PTY LTD
TP 2009A
A.C.N.010920448
CHECKED
SCANLON PROPERTY GROUP MAY 2010 27 AMBERELLE PLACE CHAPEL HILL QLD 4069
FAX (07)33789173 APPROVED AND
DAVID LOW WAY, PEREGIAN PHONE (07)38781026 SIGNED BY
DATE: 28/03/12
Page 10
A B C D E F G H I J K L
2,800 3,200 650 1,950 1,050 2,700 450 4,200 1,050 7,350 250
RETURN GROOVES IN RENER AROUND
CORNER TO ENTRY GLAZING BEYOND
EXHAUST DUCT OPENING IN BLOCKWORK LINE OF GROOVES IN RENDER SUNSCREEN TO DETAILS
SKYLIGHT SKYLIGHT
AB
SUNSCREENS TO DETAILS
C(R) SUNSCREENS TO DETAILS
1,400
2,100
BL(R) BL(R) LINE OF GROOVES IN RENDER
1,400
BL(R) CONCRETE SLAB EDGE TO
700
AB W28 ENGINEERS DETAILS
C(CT) C(CT)
GLASS PANEL W27
SUNSCREENS TO DETAILS
DP
PODIUM C T
W16 D28
D117 D118 D116 D25 D27
BL(R) BL(R)
BL(R) BL(S)
LINE OF GROOVES IN RENDER BL(R)
WASTE BINS C C CAR PARKING C C
EXISTING NATURAL GROUND LINE
D07
D05 D08
P 2
FINISHED GROUND LINE
-
EXISTING NATURAL GROUND LINE
U E
S
SECTION B-B
S
SCALE 1:100
I
Y
R
A
N
I
M
I
L
E
R
P
PLOT DATE: Wednesday, 28 March 2012 12:55 PM
ESSENCE OF PEREGIAN COMMERCIAL BUILDING SECTIONS B
DRAWINGS NOT INITIALLED AS APPROVED
201010
OR APPROVED AMENDMENTS ARE TO BE
TREATED AS PRELIMINARY ONLY
THE COPYRIGHT OF THIS DOCUMENT RESIDES
WITH CARL BRUNSKILL ARCHITECTS PTY LTD.
NO LICENCE IS INFERRED OR GIVEN TO
THE ROYAL AUSTRALIAN
INSTITUTE OF ARCHITECTS FURTHER DOCUMENTATION WITHOUT WRITTEN
CONSENT. DO NOT SCALE DRAWINGS
SCALE 1:50 A0 CARL BRUNSKILL ARCHITECTS PTY LTD
TP 2009B
A.C.N.010920448
CHECKED
SCANLON PROPERTY GROUP MAY 2010 27 AMBERELLE PLACE CHAPEL HILL QLD 4069
FAX (07)33789173 APPROVED AND
DAVID LOW WAY, PEREGIAN PHONE (07)38781026 SIGNED BY
DATE: 28/03/12
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