2019-10-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                  8 OCTOBER 2019


A condition will be placed on this approval that ensures sightlines are achieved prior to the issue
of an operational works approval and that easements are registered at the same time.
Stormwater, flooding and drainage
The main treatment device proposed is a 100m2 bioretention system, with smaller areas treated
by grassed swales. The bioretention area represents 1.4% of the site area which is within the
expected size range for this type of development.
The bioretention system is proposed to also incorporate detention storage above the filter media
surface. The detention storage is provided by vertical block retaining walls which are
approximately 1.5m above the filter surface. These walls will:
    Make maintenance of the device very difficult
    Create shading of the plants, potentially reducing functionality of the device
    Possibly require pool fencing to address safety
    Potentially be visually unappealing.
The issues relating to the proposed device were relayed to the applicant’s consultant, with an
amended plan providing some stone cladding treatment to the proposed structure to improve the
aesthetics of the device. It is proposed to condition the development to provide a more
appropriate, better functioning device. The conditions will include a requirement to remove the
detention storage from the bioretention device.
The detention storage from the bioretention device will be relocated to the large detention tank
proposed downstream. This will achieve non-worsening of off-site discharge.
There is very little information provided in support of the detention tank sizing. The plans indicate
that the tank volume (below the weir) is 65m3 and 90m3 is provided in bioretention (between
extended detention and overflow), making 155m3 total. This equates to a detention storage
volume of 230m3/H, which is considered low given the existing and developed conditions for the
site.
A condition is recommended requiring this to be properly documented at operational works stage.
This will not impact the development layout but will effect the size of the tank.
4.    DRAFT PLANNING SCHEME
The subject site is located within a Low Impact Industry zone and the Hofmann Drive Business
and Industry Precinct in the initial draft Noosa Plan. The Low Impact Industry zone is to offer a
range and diversity of employment types. The purpose and overall outcomes for the Hofmann
Drive Business and Industry precinct are as follows:
a)    uses are compatible with businesses in the Noosa Business Centre and
      surrounding industry activities and do not adversely affect nearby residential uses; and
b)    development is well articulated, uses a variety of external building finishes and landscaping
      to the front of the building to present an interesting development to the street.
It is noted that the second round of draft Planning Scheme (currently out for consultation) has a
zoning change for this site from what was previously notified. The site is now identified as
located in a Major Centre zone, Business Park Precinct. The intent of this precinct is to ‘facilitate
commercial office space for businesses and a range of professional services including health and
wellbeing, education, research and technology and knowledge-based industries’.
The proposed uses are consistent with this precinct and are subject to an impact assessable
process, as the proposal involves new buildings. Overall outcomes in this precinct include
development that is of a high architectural design that address the street frontage and are of a
sub-tropical design with car parking to be at the rear of development.




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