Information Request RAL18 0023

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            x     retains development capacity within the Shire Business Centre in the longer
                  term to take advantage of potential new employment opportunities
            xi    is developed into precincts, as depicted on Schedule 4 - Shire Business
                  Centre Map, which include a dynamic mix of development with an
                  appropriate integration of uses within each, including—
                  A) Business Precincts (B1-B2), which provide for the highest order of retail
                  development in Noosa and comprises the retail core of the Shire Business
                  Centre site, with associated car parking generally located with Precinct B2;
                  B) Precinct B3, which provides for showroom and office development;
                  C) Employment Precincts (E1-E7) for future employment growth, which
                  include 3 precincts (E1, E2, E3) with preferred themes to allow these
                  precincts to take advantage of new employment opportunities;
                  D) a civic area located within Precinct E1, which provides for a range of civic
                  uses and functions;
                  E) an inter-regional transit facility in Precinct E6;
                  F) a Residential Precinct (RES), which provides residential support
                  accommodation to the other key precincts; and
                  G) a Minor Recreation/Minor Mixed Use/Open Space Precinct (REC/MU),
                  developed for the purposes of a minor recreation use or minor mixed-use
                  development;
Outcome 104 of the Specific Outcomes and Probable Solutions for the Shire Business Centre
Zone states:
Subsequent development stages provide for the—
            a) completion of the access intersections leading into the Shire Business Centre
            site;
            b) completion of further stages of the internal loop road;
            c) completion of further stages of development within the precincts;
            d) completion of the pedestrian and bikeway network;
            e) construction of the link road to the Noosaville Industrial Estate;
            f) construction of a inter-regional transit facility (public transport node);
            g) completion of the stormwater management systems;
            h) completion of landscaping design elements; and
            i) further dedication of land to public open space


The proposed layout does not include details of how an inter-regional transit hub and civic
centre are to be accommodated.
The size of Lots 4 – 19 are generally consistent with each other and offer limited variation. It
is unclear how the proposal will deliver diverse/or flexible land use outcomes and therefore
employment options for the site and for Noosa Shire generally, it is likely that subsequent
development on these lots will result in a uniform layout. It is preferable that lot sizes contain
variation to accommodate a range of wide range of development form.




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Information Required
1.      Demonstrate how a civic space and inter-regional transit facility could be included within
        Precincts E1 and E6 respectively;
2.      Demonstrate how the provision of pedestrian and bicycle paths and external
        connections from the civic space and transit hub to existing and future development is
        to be achieved.
3.      A staging plan for the release of lots, vegetation removal and the provision of associated
        services. The clearing of vegetation should be undertaken in a sequential manner
        consistent with the likely demand for take up of the lots.
4.      An amended lot layout which includes greater variation of lot sizes.
Issue
The application does not include an assessment of traffic demand and vehicle movement.
Information Required
5.      Functional civil engineering layout plans showing details of the proposed road layout,
        intersection details, and potential access driveway locations for each allotment, as well
        as longitudinal sections for the proposed roads.
6.      Traffic engineering report prepared by an RPEQ including assessment of:

        a. The traffic engineering aspects of the road layout details, intersection
           configurations, and access driveways requested in item 5.

        b. Justification for the proposed separation distances between intersections and
           driveways to the access roundabouts on Walter Hay Drive.

        c. Identify how the proposed transit facility at proposed lot 4 would be satisfactorily
           accessed and that the allotment size is sufficient to accommodate the transit
           facility, through provision of a concept layout.

        d. Comparison of the traffic generating potential of the proposed subdivision, with that
           envisaged by the masterplan, and then assessment of any additional impacts
           generated as a result.
Issue
The application material, Town Planning report, states the Infrastructure Agreement negates
the need to provide any additional contributions for nature conservation, which includes native
habitat removal with respect to koalas. It is noted the Infrastructure Agreement was made in
2003 and the Environmental Offset Act came into effect in 2014.
Information Required
7.      Provide evidence to support the Town Planning Report argument that under the
        Infrastructure Agreement no further contributions, including provisions of offsets in
        accordance with the Environmental Offset Act 2014, are required to be provided.
        Specifically provide written advice from the administrating body of the Environmental
        Offset Act 2014, Department of Environment and Science, that the proposed
        development is not required to provide koala offsets.




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Issue
The development is located within an area designated as a high risk area for protected plants
by the Nature Conservation Act 1992. High risk areas represent areas where endangered,
vulnerable or near threatened plants are known to exist or are likely to exist. Clearing in high
risk may require a flora survey and/or clearing permit.
Information Required
8.      Provide evidence the requirement of the Nature Conservation Act 1992 have been met
        in relation to protected plants.
Issue
The site contains habitat for native flora and fauna. No current information has been provided
on the habitat values the site possesses.
Information Required
9.      Provide an up to date flora and fauna assessment of the habitat values which will be
        impacted upon by the development.
Issue
The development is proposed to be staged. No staging plan has been provided and the
clearing of vegetation associated with each stage cannot be quantified. The clearing of
vegetation should be undertaken in a sequential manner consistent with the likely demand for
take up of the lots.
Information Required
10.     Provide a staging plan for vegetation clearing to provide infrastructure required to access
        the proposed lots.
Issue
Stormwater treatment devices will be required for the development. These devises can occupy
significant portions of the site. No information has been provided on the provision of
stormwater treatment devices, including sizing and locations.
Information Required
11.     Provide a preliminary stormwater treatment design which details the area required to
        treat stormwater to current standards.
Issue
The site is located in a bushfire hazard area. No information is provided to address bushfire
management on the proposed lots.
Information Required
12.     Provide a Bushfire Management Plan which addresses the risks posed by Bushfire and
        how the subdivision design addresses these risks.
Issue
The site contains Private Open Space area and covenant area. These areas are required to
be managed in accordance with a site specific management plan.
Information Required
13.     Provide a concept management plan for the open space areas which addresses the
        management of these lands, including bushfire, tree/limb drop, weed control and other
        matters as deemed relevant.




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Issue
The shape and location of Lot 16 creates constraints regarding the lots development potential
and how it is to be accessed.
Information Required
14.     Details of how Lot 16 will be accessed.
15.     Clarification of how development can occur on Lot 16 in lieu of setback requirements
        associated with the lots continual frontage and irregular shape, this may include
        indication of what uses the lot has been designed to accommodate.


Please note, it is anticipated that the proposed new Planning Scheme will be advertised in
February 2019, it may be useful to delay the response to the Information Request until this
time.


3.      DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 20 March 2019. 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.
4.      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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