Information Request MCU22 0003

Officer: 		Nadine Gorton
Direct Telephone: 07 53296215
Our Reference:	MCU22/0003 OPW22/0014
Your Reference:	20210420
9 February 2022
Maroolingar P/L TTE
C/- Adapt Town Planning
PO Box 7618
SIPPY DOWNS  QLD 4556
[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.	MCU22/0003 OPW22/0014
Street Address:	3 Taylor Ct Cooroy Qld 4563
Real Property Description:	Lot 4 SP 324340
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Easement
Easements BA and E are located underneath the proposed building.
Information Required
Provide appropriate documentation to demonstrate that the building can be constructed over the relevant easements located on site.

Issue – Building Height
The plans do not clearly demonstrate compliance with height requirements.
Information Required
Provide amended plans that clearly detail existing and finished levels with respect to building height and R.Ls to the highest section of all buildings.

Issue – Building Design
The north-east elevation detailed on the proposal plans presents a façade approximately 87 metres in length and up 7 metres high to the recently constructed driveway to the east. This façade will be highly visible to the surrounding area and street.  AO15.1 and AO15.2 of the Low Impact Industry Zone code requires development to provide a built form that has interest to the street with a well-articulated façade. The proposed built form is not considered to meet these outcomes and is not supported.
The front façade of the buildings are also not considered to meet AO15.1 and AO15.2 of the Low Impact Industry Zone Code which requires a well-articulated façade and a mix of external building materials with AO15.3 detailing that buildings are to be finished in muted environmental tones and broad expanses of a single colour are to be avoided.

Information Required
Provide revised plans that provide a well-articulated façade to the north-eastern elevation in accordance with AO15.1, AO15.2 and AO15.3.
Provide additional plans detailing the treatment of the façade of the buildings containing Units 01, 11 and 10 including design elements and articulation.
Clarify the external building materials on the elevations.
Provide a colour scheme for development demonstrating muted environmental tones and avoid broad expanses of a single colour.

Issue – Building design  - safety
AO32 of the Low Impact Industry Code details requirements relating to minimising opportunities for vandalism and safety by avoiding blank walls and utilising materials that are vandal proof and graffiti proof.
Information Required
Provide further information detailing how the development addresses the Outcome.

Issue – Staff Amenity
AO34 of the Low Impact Industry Zone Code requires the provision of an on-site recreation area for staff. The proposed covered staff area located in the front 6metre setback area is not considered to meet  the outcome and the location  not supported.
Information Required
Provide amended plans detailing the location of the staff recreation area outside of the 6 metre setback to Taylor Court

Issue – Landscaping
AO23.1 of The Low Impact Industry Zone Code requires a minimum of 15% of the site to be landscaped with a minimum of 60% provided forward of the building line and visible to the street. The comments in the Town Planning Assessment Report in relation to the provision of landscaping are noted however due to the tapered frontage, staff recreation area driveway and limited landscaping to the front of the site and around the carparking area, the reduced landscaped area is not supported.

Information Required
Provide revised plans detailing a significantly greater landscaped area to the front of the building line.

Issue – Operational Works Landscape Plan
The Landscape Plan provided with the application includes exotic species at the front of the site which will dominate the landscaping and are not consistent with PSP2 Landscaping.
Information Required
Provide an amended landscape plan that:
Is consistent with the changes required to the layout of the development as detailed in item 8 and 9.
Removes the 3 Wodyetia bifurcate palms.
Removes the artificial turf on site.
Provides additional planting along the front portion of the driveway and buildings  visible to the street.

Issue – Sustainable Building design
The application has not addressed the Sustainable Building Design Code in Noosa Plan, in particular AO8.1 and PO8 of the code.

Information Required
Provide an assessment of the proposal against PO8 of the Sustainable Building Design Code.

Issue – Acoustic Impact
The proposal plans detail the provision of roller doors to the western and southern elevations of the buildings which has the potential for noise to impact on the surrounding area.
Information Required
Provide a noise report demonstrating that the proposed development and future uses will not impact on the amenity of the surrounding area.

Issue – Caretakers Accommodation
Overall outcome (2) (l) and Performance outcome PO7 (b) of the Low Impact Industry zone code seeks that Caretaker’s Accommodation only occurs on site where there is a demonstrated need for full-time caretaking. Given it is not known what uses are proposed, the need cannot be demonstrated.
Please also note that this space does not comply with AO6.3 of the Caretaker’s Accommodation, Dwelling Unit and Rural Worker’s Accommodation Code.
Information Required
Remove the Caretaker Accommodation Use from the proposal.  Please note that once the uses are established on site and it can be demonstrated that there is a need for the 24/7 use on site, that the use can be applied for at that time.

Issue – Access
The width of the access driveway in the road reserve appears excessive and may impact on existing services and the recently constructed access driveway servicing the adjoining properties to the east
Information Required
Indicate on the plans:
any services in the road reserve in proximity to the access driveway,
the location of the recently constructed access driveway servicing the adjoining properties to the east, and
if necessary provide an amended design that does not create issues with services and access to the adjoining property
Provide architectural and engineering plans that are consistent in indicating the final design of the access driveway.

Issue – Vehicle Access and Manoeuvring
Council has a number of concerns with the proposed heavy vehicle bay and the heavy vehicle path through the site:
The architectural plans indicate a “semitrailer bay” while the engineering plans indicate a vehicle manoeuvring path for a Heavy Rigid Vehicle (HRV)
The proposed semitrailer bay appears to block access to areas of proposed Unit 11
The heavy vehicle swept path plans does not indicate the required vehicle accessing the proposed service bay and appears to conflict with landscaping areas and extends under the roof line at a number of locations
Information Required
Provide amended architectural and engineering plans that indicate the parking and manoeuvring for a semi-trailer sufficient to demonstrate compliance with The Noosa Plan, Driveways and Parking Code, PO6 (AO6.1) and PO7
Provide additional detail on how the access to the adjacent unit is not significantly impacted by a heavy vehicle parked in the service bay
Provide amended plans of the heavy vehicle manoeuvring path that demonstrates that the path is clear of landscaping areas and in those locations where it extends under the roof line, provide sufficient detail to demonstrate that vertical height clearances are available

Issue - Earthworks
The earthwork cross sections do not appear to extend into the adjoining properties to the east and indicate the recently constructed access driveway and surface levels
Information Required
Indicate on the adjoining driveway on the engineering cross section plans and also include on the plans any measures necessary to protect the structural integrity of the driveway and the adjoining property

Issue – Bioretention basin
Information Request
Provide updated OPW drawings for the bioretention basin which address the following issues:
Provide survey for the existing drainage system that the bioretention device will connect into (i.e. existing pit IL and pipe diameter and outfall IL). Confirm that the basin subsoil drains will drain effectively.
Show the proposed subsoil drain layout in plan view.
Inconsistent level information is shown in the boxed text and on the sections for the bioretention on drawing R07 – resolve inconsistencies

Issue – Detention Tank
Information Request
It appears that a detention basin was provided within the downstream drainage reserve as part of the original development of the industrial estate. Consider whether the detention tank proposed is necessary given this downstream infrastructure.
If the detention tank is retained, address the following:
20.1  Sizing appears to be small given the land use change. This may be due to the low initial loss values adopted for pervious surfaces in the model. Provide further information of how rational method flows were calculated, including tc estimates. Provide, as a comparison, detention sizing based on QUDM recommended initial pervious loss rate of 20mm.
20.2  Provide survey for the existing drainage system that the detention tank will connect into (i.e. existing pit IL and pipe diameter and outfall IL).
20.3  The outlet structure from the detention tank is unclear. Is the final outlet an upstand 225 dia pipe as seems to be shown? If this is the case won’t the upstream orifices all be drowned?
20.4  Regardless of the above, for whatever outlet pipe is selected for the detention tank, demonstrate that the final outlet won’t drown the orifices and that the assumptions in the model will be met (eg. The outlet pipe from the tank should be set down lower than the lowest orifice so that it does not become drowned)
20.5 An access chamber to the detention basin outlet structure is shown and is supported. However why is the lid on this chamber shown as a grate rather than a sealed lid? Won’t the grate allow flows to bypass the detention tank?

due date for response to information request
The due date for providing the requested information is 10th May 2022.  Email your response to [email protected]. 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

Nadine Gorton
Development Planner

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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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