Information Request RAL20 0027

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	RAL20/0027
Your Reference:	02822
26 November 2020
TGR Sykes
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567
[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.	RAL20/0027
Street Address:	33 Ross Cres Sunshine Beach Qld 4567
Real Property Description:	Lot 6 RP 216711
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Acceptable Outcome AO7.4 of the Reconfiguring a Lot Code seeks that new lots with a site area less than 4,000m2 in area do not exceed a 5% lengthwise slope (longitudinal fall).
It is noted that the subject site significantly exceeds this with a fall of approximately 12 metres over 44 metres (approximately 25%). In this regard, it is unclear as to how the proposal accords with Performance Outcome PO7 and how future development will be able to comply with Acceptable Outcome AO7.6.
Information Required
A response to the requirements of the Reconfiguring a Lot Code with regards to Performance Outcome PO7.
It should be noted that Council officers are not supportive of the creation of a new lot which has a slope of approximately 25%.

Issue
There are a number of provisions within the Noosa Plan 2020 which seek for development to accord with the ecological values and ecological character of a site and area. In this regard, it is important to note that the definition of ecologically important areas includes an area of remnant or non-remnant native vegetation
The relevant provisions include:
Acceptable Outcome AO5 of the Coastal Communities Local Plan Code
Acceptable Outcome AO19.1 of the Low Density Residential Zone Code
Acceptable Outcomes AO1.1, AO2, AO3.1, AO4.4, AO5 and AO13.1 of the Biodiversity, Waterways and Wetlands Overlay Code
Information Required
Demonstrate how the proposed reconfiguration complies with the relevant provisions within the Noosa Plan which seek to protect the ecological values and ecological character of the site and area.
Issue
The Coastal Protection and Scenic Amenity Overlay applies to the site, Council’s mapping identifies that the site is within an erosion prone area. It is unclear as to how the proposal complies with the Purpose and Overall Outcomes and Performance Outcome PO1 of the Coastal Protection and Scenic Amenity Overlay Code. It is also noted that the Reconfiguring a Lot Code seeks that development is responsive to any natural hazards affecting the site or adjoining land such that the number of properties or persons at risk is not increased.
Information Required
Provide a response which demonstrates how the creation of a new lot within an erosion prone area, which will be subject to vegetation removal and future development, accords with the requirements of the Coastal Protection and Scenic Amenity Overlay Code and the Reconfiguring a Lot Code .
Issue
The vehicle access to proposed Lot 2 will impact on the existing vegetation in the road reserve and also has the potential to impact on existing infrastructure (stormwater pits) and other services in the road reserve. It is also noted that the verge area (between the kerb and the property boundary) is very steep and the access may require private infrastructure in the road reserve. Please note that Council is unlikely to support extensive private infrastructure in the road reserve or private infrastructure that creates risks to the public (trip/fall hazards)
Information Required
Provide additional detail and preliminary plans of the access (vehicle and pedestrian) to proposed Lot 2. The plans must be prepared by a suitably qualified person and include but not be limited to;
existing vegetation and infrastructure in the road reserve
existing surface levels within the road reserve and the adjacent areas of proposed Lot 2
levels and grades of the proposed access
any retaining structures.

Issue
The subject site is effected by the Landslide Hazard overlay of The Noosa Plan 2020. The future development of proposed Lot 2 will need to address the overlay and Council has concerns that the development of the site and the disposal of stormwater on-site will impact on the stability of the site.
Information Required
Provide a site specific geotechnical investigation and report for proposed Lot 2. The report must include recommendations for the future development of the site and include comment on the suitability of on-site infiltration of stormwater
Provide a preliminary design for stormwater management for a concept for future residential development on proposed Lot 2. The design must include indicative locations and volumes of the required on-site infiltration system.
The geotechnical report and the stormwater management plan must be consistent in their recommendations
Issue
The planning report indicates that all existing services for proposed Lot 1 are wholly contained within the lot but has not included any plans to confirm the location of the services. It is noted that due to the site topography that a private pump system for sewage may be being utilised. The available mapping for sewer mains in the area indicates that the likely connection point for this pump system is in the frontage of proposed Lot 2.
Information Required
Provide a plan of the location of the existing services for proposed Lot 1 (sewer, water, electrical, telecommunications and stormwater)
Provide preliminary advice from Unitywater in regard to the sewer system (connection, private pump system etc) for proposed Lots 1 and 2

due date for response to information request
The due date for providing the requested information is 1 March 2021. 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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