Information Request MCU13-0251 · MCU13/0251

Officer	Jack Lewis
Direct Telephone:	5329 6236
Our Reference:	JLEWIS:MCU13/0251

31 January 2014

Scanlon Property Group
C/- Adamson Town Planning
PO Box 78
PEREGIAN BEACH  QLD  4573

Dear Sir

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:	MCU13/0251
Proposal:	Development Permit for Material Change of Use - Retail business Type 2 - Shop, Entertainment & dining business - Type 1 Food & beverages, Commercial Type 1 Office
Street Address:	215 David Low Way PEREGIAN BEACH  QLD  4573
Real Property Description:	Lot 77 SP 231615
information required

The information requested is set out below:

Overall Development Footprint
Given the current development approval and the zone’s intent for visitor accommodation on the site, as well as ascertaining the feasibility of the site access, circulation facilities (light vehicles, service vehicles and pedestrians), stormwater drainage and servicing arrangements resulting from the proposed development, Council will need to consider the overall development potential of the site.

Information Required
Please provide a preliminary layout of the modified form for stages 2 and 3 of the existing approval for visitor accommodation on the balance of the site, including low cost accommodation types and how the development will integrate with the accommodation uses.

Traffic
As part of the Traffic Impact Assessment, the traffic analysis should be based on current traffic counts and include preliminary traffic designs.

Information Required
Please amend the Traffic Impact Assessment, so the traffic analyses are based on current traffic counts and data, including data in respect of traffic operating speeds and headways.
Provide a preliminary geometric design (horizontal and vertical geometry), consistent with Council’s reasonable design requirements (David Low Way is a Council controlled road not a state controlled road) for the site access works, taking particular account of pedestrian crossing and bus stop facilities.  It is recommended that discussions occur with Council officers prior to finalisation of any such planning.  It should be noted that particular difficulty is seen with the two-stage right turn proposal because of visibility issues for right turning drivers sheltering in the median in the range 110 to 160 degrees (behind them to the left).

Bus Stop
Council requires further information regarding any land dedications required to accommodate a Translink compliant bus stop to replace the existing stop along David Low Way.

Information Required
Provide plans that accurately show all land dedications required to accommodate:
the geometric positioning of an Intermediate (Indented) Bus Bay to the David Low Way frontage of the site, generally in accordance with TransLink Transit Authority -  Public Transport Infrastructure Manual, Drawing TL-I02.
A 2.5m wide off-road shared use pathway for pedestrian and cycle use to the David Low Way and Grebe Street frontages, with a minimum of 0.5m clearance from obstructions / hazards such as power poles, light poles, bus shelter, fencing, and trees.  Please note that the 2.5m wide pathway must run behind the proposed bus shelter mentioned above, with a narrower 2.0m wide pathway connection to the bus stop shelter at both the northern and southern ends of the shelter.  Council will provide advice on the design if required.
A road corridor (west of the existing traffic median) that comprises the following to the frontage of the site:
1 x 3.25m (min) wide north bound traffic lane.
1 x 2.0m (min) wide north bound cycle lane, with painted green treatment.
1 x 3.0m (min) wide north bound Intermediate (Indented) Bus Bay, in accordance with Translink requirements as outlined above.
1 x 5.0m wide road verge with all existing services within the existing road verge (including overhead and underground services), relocated into the new road verge on the correct alignment as required by the utility owners.  Please note that further widening of the road verge may be necessary in the vicinity of the proposed Bus Shelter to accommodate the 2.5m wide through pathway to the rear of the bus shelter as mentioned above.

Internal Road
Council has concerns with the proposed internal road in regard to:
It’s capacity to cater for the remainder of the site, and
The potential for conflict between the traffic from the remainder of the site and the delivery/service vehicles reversing into the loading areas.
The need for a barrier or other delineation between the staff parking/service aisle and the adjacent public carparking area.

Information Required
Provide a plan indicating the proposed access driveway that extends along the western side of the proposed building and services the remainder of the site. Indicate on the plan the swept paths of the type of vehicle expected to utilise the driveway including passing at the bend adjacent to the south western corner of Stage 1.
Provide comment from a traffic engineer in regard to the potential for conflict between the traffic from the remainder of the site and the delivery/service vehicles reversing into the loading areas. The comment must include an indication of the expected number of heavy vehicle movements and reference to the sight lines around the bend to the oncoming traffic.
Provide comment from a traffic engineer in regard to the need for a barrier or other delineation between the staff parking/service aisle and the adjacent public carparking area.

Carparking Numbers
Given the lack of alternative carparking opportunities in the locality, no justification has been given to reduce the minimum carparking rates required by The Noosa Plan.

Information Required
Please provide for the minimum carparking requirements of The Noosa Plan’s Driveways and Carparking Code.

Character and Function of David Low Way
The Overall and Specific Outcomes of the Eastern Beaches Locality Code require the vegetated character and function of the David Low Way is protected, with new development sympathetic to the area.

Information Required
Provide additional visual perspectives looking towards the development from the south of the David Low Way and service Road intersection, including additional landscaping to match with the vegetated character of the Peregian Beach Village.

Built Form
The Overall and Specific Outcomes of the Eastern Beaches Locality Code require the scale and form of buildings to be low rise, of a compatible scale and bulk to surrounding development, and sited to maintain the visual continuity and pattern of buildings and landscape elements.  There is concern with the reduced setback, height and bulk of the express joint clad parapets fronting David Low Way, which fails to maintain the visual continuity and pattern within the street.

Information Required
Please reduce the scale and bulk, as well as increasing the setback distance of the parapet walls fronting David Low Way to be consistent with the existing pattern of buildings and landscape elements.
Please clarify whether the transformer is located at carpark level or street level.

Disabled Bus & Pram Access
The proposal does not address access to the site for disabled persons and users with prams from the David Low Way entrance.

Information Required
Consider the needs of disabled persons and pedestrians with prams entering and leaving the site at the David Low Way entrance.

Landscaping
The Noosa Plan’s Landscaping Code requires a landscape design which retains, reinforces and enhances the natural landscape character of the site, streetscape and locality.

Information Required
Please amend the preliminary landscape plan to address all matters identified in Specific Outcome O19 of The Landscaping Code, including increased landscaping to David Low Way (3m wide minimum) and the intersection with the Unnamed Road, as well as on the site generally (min 10% of the development site area).
Include additional shade trees (min 100L) within the car park area to provide a minimum of 1 shade tree per 4 car parking spaces.
Please either retain the 3 x Petalostigma trees in the south east corner of the development, or provide suitable areas on the site, which allow for the provision of 100L replacement native trees to offset every 1 tree removed, which are clear of water treatment devices.
Please include all recommendations contained within the Koala Habitat Management Plan, submitted with the application.

Specific Design Requirements
The proposed design does not address the provisions set out within the development codes of The Noosa Plan.

Information Required
In accordance with the relevant development codes, please provide the following amendments to the design:
As per Specific Outcome O29 of the Business Uses Code, please locate public toilets in a high traffic area, so as to take advantage of informal surveillance.
Onsite bicycle parking and end of trip facilities are provided as per the minimum requirements set out in Probable Solution S31 of the Business uses Code.
As per Specific Outcome O13 of the Driveways and Carparking Code, please provide for a clearly defined internal pedestrian network, which ensures pedestrian movement are along aisles rather than across car parking areas.

Stormwater Management Plan
The submitted Stormwater Management Plan:
Does not include the existing stormwater line and easement that traverse the site,
The nominated “legal point of discharge” indicated does not comply with the “Lawful Point of Discharge” test in QUDM as the downstream property is not under the control of Council.
Does not indicate how drainage from the further stages of the development could be incorporated with the drainage for the first stage.

Information Required
Provide a revised Stormwater Management Plan that:
Acknowledges the existing stormwater line and easement that traverse through the site and indicates how the stormwater drainage is to be addressed.
Indicates a “Lawful Point of Discharge” that is in accordance with QUDM. It is expected that an on-site stormwater drainage system similar to that previously approved for the site is required.
Indicates how drainage from the further stages of the development could be incorporated with the drainage for the first stage.

Water and Sewerage
The submitted plans do not indicate the existing sewer mains that traverse through the site.

Information Required
Provide details, including engineering drawings of the sewer servicing strategy, ensuring the existing and any proposed sewer infrastructure is a minimum 1.5 metres clear of the proposed building works.

Amenity
The proposed use and site layout has the potential to impact the amenity of existing surrounding residential properties. The application has not made an assessment of the potential nuisance impacts associated with the proposal, as required under Specific Outcome O20 of the Business Uses Code of The Noosa Plan.

Information Required
An acoustic report prepared by a suitably qualified person.  The acoustic report is to address all potential noise sources from the proposed development and demonstrate that –
mechanical equipment such as ventilation, air conditioning, refrigeration, fans, plant rooms, refuse compactors and pumps etc, and
vehicle movements from waste collection activities and delivery of goods (including refrigerated vehicles, engine noise, fork lifts, compactors etc) to the service yard and dock area will not cause an environmental nuisance to the future accommodation areas to the west and the existing residential areas to the southeast of the proposed development.  Noise emissions are to comply with the noise requirements under the Environmental Protection Act 1994.
The acoustic report should include the location of any plant and associated equipment, predicted noise levels and a description of acoustic enclosures and screenings including an acoustic screen along the western boundary to mitigate intrusive noise from delivery and waste vehicles and associated activities.

Waste Management
The proposal does not include a waste management plan.

Information Required
Please provide a Waste Management Plan (Operational) in accordance with Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial and Industrial Premises”, for the day-to-day operation of the development.  The Plan should include the following information as a minimum:
The types of waste that will be generated from the activities approved within the development.
Estimated volumes or tonnage of both recyclables and waste generated.
Methods to be used for dealing with any green waste.
Initiatives to minimise waste either by waste prevention, reduction, re-use or recycling.
Description of procedures for getting all waste to the bins; the storage of bins and the collection of bins by the contractor.
A description of the design details of waste storage and recycling areas including size, location, elevation, enclosure/s, floor plan and methods of bin washing that prevent contamination of storm water and an appropriately sized bin wash area drained to sewer.
A description of types and volume of waste storage containers to be used.
The waste and recycling storage area should include the provision of correctly sized containers for all waste and recycling materials including putrescible matter, non-recycling waste, paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc, and bin washing facilities connected to sewer.
A detailed description of the waste vehicle access to collect waste including vehicle turnarounds that allow vehicles to enter and leave the site in a forward direction.  It should be noted that:
Waste vehicles are front loading for steel 1.5 to 3m3 bins
Waste vehicles are rear loading for plastic low noise 1.1m3 bins
Waste vehicles are side loading for 240 litre wheelie bins
Clarify the type of bins proposed for the use and their point of servicing. Provide an access and swept path analysis for the front loading Refuse Collection Vehicle (RCV /HRV), using a computer aided program compliant with AS2890.2, to demonstrate that safe, easy and unobstructed on-site servicing of bulk bin containers can occur.  Design vehicle specifications are outlined in the Noosa Planning Scheme Policy 9 - Waste Management. Note that the RCV/HRV must enter and exit the site in a forward motion and the swept and access path analysis needs to assume that car parks on site will be occupied at the time of servicing.  On-site reversing of the RCV/HRV is not preferable where crossing pedestrian pathways. Further, the awning proposed in the loading area may impede bulk bin servicing with regards to clearance height, it is requested that the point of collection for bins be clarified.

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 Jack Lewis on the above number.

Yours faithfully

Jack Lewis

cc:	Thomco No 2087 Pty Ltd
PO Box 54
PEREGIAN BEACH  QLD  4573

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MCU13/0251

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