Info Request OPW17/0036

Officer	:Monkeith Kadhum
Direct Telephone:	 07 53296293
Our Reference	:OPW17/0036
Your Reference	:20160751
27 February 2017

Pacific BCQ
PO Box 1901
NOOSAVILLE BC  QLD  4566

[email protected]

Dear Sir/Madam

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:	OPW17/0036
Proposal:	Development Permit for Operational Work - Non Complying Driveway, Retaining Wall & Stairs
Street Address:	36 Arakoon Cres SUNSHINE BEACH  QLD  4567
Real Property Description:	Lot 800 RP 48111
information required
The information requested is set out below:

Issue
The submitted plans show that the excavation for the proposed lower floor slab for the pool terrace adjacent the eastern boundary is well below the invert level of the existing Sewer Rising Main located within a registered easement over this property.

Information Required
Given the potential of adverse impact on the stability and the integrity of the existing Rising Main due the proposed works, the applicant must provide to Council a written confirmation from Unitywater to confirm that they have no objection to the proposed works adjacent to their infrastructure, and include any specific requirements or conditions by Unitywater in this regard if applicable.

Issue
There are concerns that the proposed private steps in the road reserve could pose trip hazard and liability risk for Council. Also, the encroachment of the proposed private structure of the gate house onto the road reserve is unacceptable.

Information Required
Private steps can only be approved within the boundaries of the property. A pedestrian access walkway without steps or trip hazard similar to adjoining property can be accepted in the road reserve. The proposed gate (including roof projection) must be entirely located within the boundaries of the lot. Amend plans accordingly.

Issue
The balustrade wall, railing bars and the associated retaining wall extending into the road reserve are unacceptable to Council.

Information Required
Amend design and plans to address the above. A retaining wall below the finish surface of the road/road shoulder may be extended in the road reserve for about 2.0m and not beyond the existing power pole. It is recommended that an advice be obtained from Energex regarding any required clearance between the retaining wall and the power pole.

Issue
The submitted plans show additional filling of about 2.0m high will be placed at the property front boundary and a proposed retaining wall below the garage of approximately 4.0m in height will be constructed along the boundary about 1.0m within the property.

Information Required
It is considered that the finish level of the garage should be lowered to reduce the height of the retaining wall along the front boundary and minimise the changes to existing levels in road reserve, hence decreasing the impact of the proposed works within the road reserve. Revise the design for the garage accordingly and taking into consideration any other requirement/s of the related approval Ref PBA17/0002.

Issue
The abovementioned proposed retaining wall below the garage (about 4.0m high in the current design) will effectively support Council’s road embankment. Given that the land is fairly steep and located in an identified Landslide Hazard Area (refer to Natural Hazards Overlays of Noosa Planning Scheme),   it is necessary that the design for the retaining wall must be supported by satisfactory geotechnical and structural assessments and certification by suitably qualified Registered Professional Engineer Queensland (RPEQ) for Council’s review and approval.

Information Required
The following information is required:
Amended design for the retaining to reflect the recommended changes to levels and layout to decrease the height of the retaining wall..
Detailed geotechnical assessment by suitably qualified registered engineer including soil and stability investigation to support the structural design taking into consideration the road’s embankment loading onto the proposed retaining wall.
Construction Management Plan that includes in particular:
Method/s of construction and stabilisation along the front boundary and along the sewer easement for the rising main including any required temporary stabilisation works and its impact on the adjoining property to the east.
How the works will impact on traffic in this section of Arakoon Road and on access to other properties during construction and length of time required for the construction activity near the property frontage.
The geotechnical report and/or structural design should address/include the following details/clarification:
Information about the application of the proposed Certified Injected Ground Stabilisation method indicated on the submitted plans to be used along the front retaining wall and around the rising main along the side boundary.
Drainage management plan that include addressing any changes to the existing drainage conditions due to the proposal including detail/s regarding connection and/or discharge point of any proposed subsoil drainage (eg the proposed subsoil AG. Drain along the retaining wall footing near the front boundary).
Confirmation that the applicant agrees for cost payment review of the Geotechnical and Structural design by a peer socialist to be carried out to ensure the protection of Council’s road assets.

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 may wish to follow the progress of this application online at www.noosa.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

Should you have any further queries in relation to the above, please do not hesitate to contact Monkeith Kadhum on the above number.

Yours faithfully

Monkeith Kadhum
Development Engineer

cc:	V Taylor, PC Taylor
36 Arakoon Cres
SUNSHINE BEACH  QLD  4567

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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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OPW17/0036