Information Request MCU20 0150.01

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU20/0150.01
Your Reference:	M2667
20 September 2021
Altum Properties No 9 Pty Ltd
C/- JFP Urban Consultants Pty Ltd
PO Box 6
MAROOCHYDORE  QLD  4558
[email protected]
Dear Sir/Madam
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.	MCU20/0150.01
Street Address:	105 Eumundi Noosa Rd Noosaville Qld 4566 101 Eumundi Noosa Rd Noosaville Qld 4566 99 Eumundi Noosa Rd Noosaville Qld 4566
Real Property Description:	Lot 61 RP 69404 Lot 1 RP230931 Lot 61 RP69404
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue: Bioretention Basin Design
The proposed bioretention basins are both isolated from the rest of the development by retaining walls and significant level differences. This results in poor visual integration, the need for safety fencing and problems for maintenance access. The proposed stairs are not considered sufficient for the range of maintenance tasks and equipment required for the basins. At a minimum, additional space to allow for a maintenance access ramp should be provided.
Information Request:
Demonstrate how PO7, AO7.1, PO9 and AO9.2 of the Water Quality and Drainage Code will be achieved. In particular, how visual integration, safety and maintenance access are achieved in the proposed design.
Issue: Rainwater Tanks
The SWMP doesn’t appear to state what areas of communal landscaping are proposed to be irrigated with the captured roofwater.
Information Request:
Update the SWMP to state all assumptions regarding the rainwater tank and reuse, including a plan show communal landscaped areas intended to be irrigated. This is required so that hydraulic services plans can accurately reflect the SWMP intent.

Issue: Flow Concentration
The SWMP proposed bioretention basin B in the North-Eastern corner of the site. This basin design incorporates an overflow weir from the bioretention basin which would direct flow to both downstream Lot 80 SP 138388 and the neighbouring Lot 79 SP138388. However, it appears that the existing site contains an existing (dry) basin with an earthen weir which directs discharge to the driveway on Lot 80 SP 138388 only and not into Lot 79 SP138388.
For Bioretention A, it appears that the high-flow weir encompasses the entire external-facing perimeter of the basin and in some points interfaces with land which is significantly higher than the existing low-point of the site. The flow over this weir in the 1%AEP event also appears to be <10mm.
Information Request:
Investigate and confirm the existing discharge patterns from the development site in the North-Eastern corner of the proposed development and demonstrate that the design will not result in any changes in flow patterns or discharge onto additional land which is not inundated by stormwater runoff from the site in the existing case.
Investigate and confirm the existing discharge patterns from the development site in the South-Eastern corner of the proposed development and demonstrate that the design will not result in any changes in flow patterns or discharge onto additional land which is not inundated by stormwater runoff from the site in the existing case. Confirm the weir design is able to be realised within normal construction tolerances.

Issue: Climate Change
PO2 of the Water Quality and Drainage Code requires that stormwater drainage infrastructure is designed to incorporate allowance for climate change.
Information Request:
Provide an updated SWMP which includes stormwater detention modelling and updated drainage designs which includes allowance for the 1%AEP event at end of planning period 2100.

Issue: Access
It is not at all clear that the proposed parking bay dimensions comply with the requirements of AS/NZS 2890.1-2004, particularly for some of the bays located adjacent to walls together with having columns between virtually all of the resident parking spaces.  Similarly, the visitor parking bay adjacent to the pool does not appear to comply.
Control of u-turn movements need to be considered.

Information Request:
Provision of more detail on the plans, including dimensions of the bay widths together with typical column dimensions and their position along the sides of parking bays.
Modify the access concept to include “no u-turn” signs within the central median on Eumundi Noosa Road at each end so that u-turns are prohibited around the northern end of the island for entry to the development from the south, and so that u-turns are prohibited at the southern end of the island for exit from the development toward the north.  Those u-turns movements should be restricted to the roundabouts located in each direction along Eumundi Noosa Road.

Issue
Condition 7 of the existing approval seeks for building 1 street (west) elevation to be provided with at least 1 additional external material finish to further add interest to the elevation. Building 1 of the amended proposal appears to have less visual interest than what was originally approved noting that further changes were required to this building.
Information Required
The western elevation of building 1 amended to provide for increased visual interest through increased articulation and variation of materials.

Issue
The amended roof form of building 1, as compared to the original approval, is considered to be inconsistent with Acceptable Outcome of AO14.1 of the Medium Density Residential Zone Code.
Information Required
Amended pans which provide for variation in roof form consistent with the original approval.

Issue
It appears that the eastern elevation of buildings 3 and 4 result in overlooking of the adjoining residential properties. Also noting the floor level of the buildings are considerably higher than the natural ground level at the boundary.
Information Required
Amended plans that demonstrate overlooking will not occur to the residential properties adjoining buildings 3 and 4.
Demonstrate how buildings 3 and 4 will not result in excessive bulk to adjoining properties.

Issue
Works adjacent to south-eastern corner of building 4 – it is unclear as to the extent of works in this area. It appears a retaining wall with fence above is located approximately 1.3 metres from the boundary. It is important that works in this area do not result in unreasonable bulk to adjoining properties.
Information Required
A cross section plan of the works in the south-eastern corner adjacent to building 4.
Works in this area must not result in unreasonable bulk to the adjoining properties.
due date for response to information request
The due date for providing the requested information is 20 December 2021. Email your response to [email protected]. 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,

Patrick Murphy
Coordinator Planning

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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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