Request for Further Information (changed app.) [As Published] · 132008.169

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     3.1.   an east west (approx.) section through spa/sauna, bed 2/ensuite and northern end of
            bed 1
     3.2.   a north west to south east, long section through the bedrooms to the northern pavilion
            and the living areas to the southern pavilion. This section should include the roof
            terrace.
4.   The plans indicate structures such as retaining walls; contiguous piles and Uretek grout
     injection within the 3m western boundary setback. Pursuant to the Schedule to the Planning
     Scheme 8.10 Building Setbacks all structures should be removed from the setback.
Operational Works Assessment Branch
5.   The storm water plan proposes for the outflow from the storm water storage tanks to discharge
     via pipes located at a grade of approximately 1:2. There is concern that concentration of water
     will effectively increase flow volumes in the storm water outlet areas and may affect vegetation
     structure in these areas, in addition there is concern that insufficient scour protection and
     dissipation is provided at the outlets to ensure scour and erosion will not occur. Therefore,
     please advise the likely velocity of discharge from each outlet in a Q100 event, assess the
     impact of the likely velocity of storm water exiting the storm water systems on the stability of
     the site in a Q100 event and assess whether the proposed dissipation devices at the storm
     water outlets are appropriate to prevent scour.
6.   There is contradiction between treatments proposed at the western property boundary as
     shown on engineering Drawing 09578RSK6 (i.e. piles) and the submitted Stormwater
     Management Plan (stormwater diversion drain). Therefore please advise whether or not the
     proposed stormwater drain at the rear of the property will be compatible with all of the
     structures required for structural stability.
7.   The configuration of rock check dams and vegetation proposed to be planted within the
     stormwater diversion drain proposed at the western boundary is unclear. In this respect the
     following information is required to clarify and justify the surface treatments proposed for the
     drain:
     7.1.   calculations of the expected velocities within the drain
     7.2.   minimum lining requirement of the drain with respect to excepted velocities to prevent
            erosion as per the recommendations of the Sunshine Coast Regional Council Manual
            for Sediment and Erosion Control Version 1.2
     7.3.   continuous longitudinal and plan section of the whole length of the drain proposed at
            the western boundary to clearly demonstrate the intended surface treatment for the
            drain
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8.   As the site will involve disturbance and exposure of more than 250m . The level of erosion risk
     /soil loss expected during the duration of the construction of the dwelling is required pursuant
     to the Sunshine Coast Regional Council Maroon Manual for Erosion and Sediment Control
     Version 1.2 (the Maroon Manual) . In the event of more than 150 tonnes of erosion is expected
     to occur, a hazard evaluation report and major erosion and sediment control plan is required to
     be prepared in accordance with the requirements of the Maroon Manual. Calculations and
     sediment and erosion control plans must be certified by a person Certified in Erosion and
     Sediment Control (CPESC) or a registered professional engineer of Queensland to comply
     with the requirements of the Maroon Manual.
9.   There is concern regarding the practicalities of construction of the dwelling on the site. A
     Preliminary Construction Management Plan is therefore required to detail the:
     9.1.   proposed staging of construction with respect to access to different areas of the site for
            all construction activities, integration of sediment and erosion control measures etc
     9.2.   turnaround areas for concrete trucks, drilling rigs etc during the different stages of
            construction;

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      9.3.    maximum number of contractors expected on site at one time and correlating location
              of parking for those contractors. Parking is not permitted in Councils carpark on
              Seaview Terrace and limited or no parking in the surrounding streets.
      9.4.    loading and unloading areas at each stage of construction
      9.5.    location of equipment storage at each stage of construction
              With respect to the above, the Construction Management Plan must demonstrate that
              the use rights of neighbouring properties that utilise the Seaview Terrace access are
              not compromised, and address whether any development applications and owners
              consent is required for use of other properties off site associated with any construction
              activities.
10.   Council is currently assessing the Geotechnical study and in this regard any further
      information will follow.
Environment and Landscape Unit
11.   Fauna Survey
      The Seaview Terrace Ecological Assessment Report for Adrian Slinger By Chenoweth dated
      24 March 2009 (the EAR) admits unknown impact upon the values of the adjacent National
      Park: Given the vegetated nature of the site, its close proximity to Noosa National Park, and
      presence of a vegetated waterway, any development on the site can potentially affect these
      values. p21.

      Given the admitted potential negative impact to the native species on the site and the adjacent
      National Park the one day flora and fauna assessment, which was restricted to the site only, is
      considered inadequate. This is particularly so given that very few amphibians would have
      been sited during the height of summer, as admitted by Chenoweth on p18.

      Applicant admits in section 4.3 that fauna from the adjacent National Park could well use the
      site, and the fauna assessment therefore should incorporate an on ground assessment of the
      fauna within the Park.

      In this regard the applicant is to undertake a five day and night fauna survey as required in
      section 4.1 of Noosa Planning Scheme PSP18 Ecological Assessment Guidelines. The survey
      is to be undertaken using the methodology in section 7 of PSP18 and all methods shall also
      conform to Queensland EPA’s Guidelines for Flora and Fauna Surveys (1999) and include the
      following;
      11.1.   the survey is to include an area of at least 100m into the adjacent National Park,
              appropriate licenses will need to be applied for and approved by DERM.
      11.2.   the survey is to undertaken at an appropriate time and weather conditions to capture
              the greatest diversity of species, particularly amphibians.
12.   Ground Water and Surface Water Impacts
                                                                      th
      The Applicant has been previously requested by Council (30 April 09) to provide detailed
      assessment of the variations to and the impact upon the water quality and quantity on both the
      surface subsurface water drainage. This has not been provided. It is only once this information
      is provided that an adequate assessment on the flora and fauna on the wetland on the site
      and that in the adjacent National Park can be assessed.
      Applicant is to provide a detailed assessment of the variations to and the impact upon the
      water quality and quantity on both the surface subsurface water drainage and conduct a
      detailed assessment as the potential impact the disturbance will have upon the flora and fauna
      both within and adjacent to the site.
      12.1    provide an explanation as to the type and cause of the impacts predicted to the
              wetland and national park as a result of development of the site; and

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      12.2          address whether any of the wetlands surrounding the site are dependant on surface or
                    groundwater flows and whether construction or operation of the development will
                    change the hydrology of the site to the extent that the development is likely to affect
                    the function and any vegetation composition of the wetlands; and
      12.3          recommend mitigation and management strategies to reduce the extent of the
                    predicated impacts to the National Park and Wetland.
13.   Bushfire Impact on Design and Vegetation Retention
      The potential for bushfire to impact the site from the National Park needs to be assessed. The
      results of this assessment may detail required setbacks from vegetation and therefore may
      significantly impact upon vegetation clearing and setbacks from bushfire prone vegetation in
      the National Park and also within the site and its proposed retained vegetation. No design
      elements have been provided to indicate that the proposed dwelling will be capable of
      withstanding bushfire given the proximity to the adjacent vegetation or the proposed
      landscaping and retained vegetation.

      The applicant is to submit a Bushfire Hazard Assessment and Bushfire Management Plan for
      the site that includes an assessment of all lands and vegetation within a minimum of
      100mradius (in all directions) of the site.

      The bushfire management plan must recommend specific measures to reduce the impact of
      wildfire attack on the site. This should include but not be limited to recommendations regarding
      fire breaks to adjoining vegetation, access for fire fighting appliances, landscaping treatments
      and levels of construction as per AS3959: The Construction of Buildings in Bushfire Prone
      Areas.

      The Bushfire Hazard Assessment and Bushfire Management Plan must demonstrate
      compliance with the State Planning Policy Guidelines 1/03: Mitigating the Adverse Impacts of
      Flood, Bushfire and Landslide. Information to be submitted includes:
              i.      A site specific calculation of the bushfire hazard score(s) for the site using the
                      calculation methodology in the State Planning Policy Guidelines (Bushfire
                      Component);
             ii.      An assessment of the proposal against State Planning Policy Guidelines (Bushfire
                      Component);
             iii.     A quantitative assessment of predicted bushfire behaviour including calculation of
                      predicted Fire Intensity using McArthur’s Equation, Rate of Spread, Flame Length
                      using MacArthur’s Equation and radiant heat flux using a recognised model i.e. the
                      View Factor Model or the Leicester Model. Calculations should be based on an FFDI
                      of 50 (Sunshine Coast) and maximum predicted fuel loads. These modelled results
                      should be used to determine appropriate setbacks;
          iv.         A qualitative assessment including discussion of past fire behaviour / history, any
                      prescribed burning undertaken on the site or adjoining sites, likely fire paths, site
                      factors that would minimise or maximise fire behaviour, fuel arrangement and loads,
                      potential ignition points, fire run distances towards houses (or proposed house
                      sites), slopes and any other matter considered important regarding the issue;
             v.       A Bushfire Management Plan prepared in accordance with Appendix 8 of the State
                      Planning Policy Guidelines 1/03: Mitigating the Adverse Impacts of Flood, Bushfire
                      and Landslide; and
          vi.         A person with experience in assessing the risk of wildfire must undertake the
                      assessment against the State Planning Guidelines and to prepare the requested
                      Bushfire Management Plan. It is also recommended that the applicant consult with
                      the local Fire Brigade to discuss the risk of wildfire on the subject site and the
                      immediate environs.

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14.    The applicant has previously been requested by Council to remove all structures within the
       125m Coastal Management setback. All buildings and structures including the pool and
       pergola should be removed from the Coastal Management setback and the changes indicated
       on amended plans.




Under the provisions of the Integrated Planning Act 1997, 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):
1.     all of the information requested; or
2.     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
3.     a letter:
       (i)    stating that you do not intend to supply any of the information requested; and

       (ii)   asking the assessment manager and each referral agency to proceed with the
              assessment of the application.

Please be aware that under Section 3.2.12 of the Integrated Planning Act 1997, the applicant is to
respond to any information request within 12 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.
Information on the status of development applications may be viewed using PD Online, which is
accessible via the Sunshine Coast Regional Council website www.sunshinecoast.qld.gov.au . Using
the "Quick Links" on the left hand side of the screen, users may select "PD Online" by clicking on it,
which will take users to the Planning and PD Online page. At this point, a disclaimer will show; users
may click on "agree" if they agree and can enter either the development application number, or the
address of the property to start viewing information on it on the application.
Should you have any further queries in relation to the above, please do not hesitate to contact me on
the above number.
Yours faithfully,




Glen Conforti

Planning Technical Officer




c.c      Adrian Slinger
         PO Box 458
         NOOSA HEADS QLD 4567

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