Information Request MCU22 0144 · MCU22/0144

Officer: 	Nadine Gorton
Direct Telephone: 	07 53296215
Our Reference:	MCU22/0144 OPW22/0207
Your Reference:	n/a
19 September 2022
Sunshine Grove P/L
C/- Pivotal Perspective Pty Ltd
95/3 Hilton Tce
NOOSAVILLE  QLD  4566
[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.	MCU22/0144 OPW22/0207
Street Address:	9 Kauri St Cooroy Qld 4563
Real Property Description:	Lot 2 RP 840262
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue- Cooroy Local Plan Code
The Cooroy Local Plan Code AO7.3 details that roof forms use traditional Queensland style roof designs including gable, hip and valley, pitched or multiple gable roof forms. Figure AP3-6B details a range of roof forms with AO7.5 detailing that buildings are to incorporate open verandas and balconies. Concerns are raised with the western front elevation to Kauri Street and how it addressed the traditional town character and Queensland vernacular.
Information Required
Provide amended plans that provide a varied roof form/ treatment for each of the units within each ‘block’ to better reflect the character of the street and locality. The design should demonstrate that the western street façade in particular addresses the streetscape.
Provide a colour scheme for the proposed development

Issue – Medium Density Residential Zone Code
AO14.1 of the Medium Density Residential Zone Code details that development is to provide visual interest to the street through highlighting individual dwellings, providing an asymmetrical design to the street and staggering dwellings and varying the roof forms. The proposed design is not considered to address the requirement.
Information Required
Provide amended plans that provide variation in the roof form and design of the individual units in each block and highlight individual dwellings.

Issue - Overlooking
AO20.1 of the Medium Density Residential Zone code details that buildings are to minimise the likelihood of overlooking into adjacent residential uses.
Information Required
Demonstrate that the northern windows of Block B do not overlook the private open space of the adjoining units to the north.

Issue – Cut and Fill
AO22.1 of the Medium Density Residential Zone code details that cut or fill is less than 1.5 metres in depth relative to the ground level and AO7.5 of the Cooroy Local Plan Code details that buildings are to be designed to be elevated above the ground on sloping sites. The proposed excavation is not considered to be consistent with the character of the street or minimises the impacts on the landform and is not supported.
Information Required
Provide amended plans that substantially reduce the amount of cut and fill proposed on site and provides a development form that is consistent with the character of the street.

Issue – Visitor Carparking
It is noted that the planning report details the provision of four scooter spaces in lieu of the provision of one carparking space. The Driveways and Parking Code does not envisage the provision of scooter parking in lieu of the on site spaces for Multiple dwellings in residential zones and therefore carparking is required to comply with the requirements of the Noosa Plan
Information Required
Provide amended plans that detail compliance with carparking requirements of the Noosa Plan.

Issue - Earthworks
Drawings C31-C33 indicate a few cross sections for the proposed earthworks. It is not clear where, within drawing C30, these sections are taken from.
Information Required
Provide amended earthworks plans showing clearly where sections are taken from.

Issue – Retaining Walls
The proposed works plan the construction of several retaining walls, including along property boundaries. No detail or engineering design has been provided for these walls.
Information Required
Provide additional detail on the proposed retaining walls. The detail must be prepared by a Registered Professional Engineer of Queensland and include, but not be limited to:
Height of the walls;
The type of wall construction (material, foundations etc);
A section plan indicating the location of the walls and foundations in relation to the property boundary, the proposed building pad, finished floor level, driveway, and neighbouring properties’ levels;
The structures required to collect and convey existing overland flows that are impacted on by the construction of the walls;
Any fencing to be installed on top of or beside the walls;
The location of any services, above or below ground, adjacent to the proposed walls.

Issue – Driveways
Drawings C53-C55 indicate a few cross and longitudinal sections of the proposed internal driveways. It is not clear where these sections are taken from and it is unclear how terminology and cross reference between drawings has been undertaken.
e.g.
- Longitudinal Sections A, B and C (in plans C53 and C54) are not referenced in another plan;
- Typical cross sections for driveways A, B and C are shown in drawing C55 but no other engineering plan indicates where driveways A, B and C are;
- Drawing C55 makes reference to “BLG POD B” and “BLDG POD C”, no other engineering plan makes these references;
- It is not clear what “OFFSET” in drawing C55’s tables refers to.

Information Required
Provide amended, detailed plans of the proposed driveway and internal roadways’ works clearly showing where the cross sections are taken from and where the longitudinal sections apply.
Clarify levels (including for retaining walls on all cross-sections), what “OFFSET” in plan C55 refers to, standardise terminology and suitably cross reference between plans.

Issue - Parking
The architectural design and the submitted vehicle turning path plans indicate that a number of units require a reversing manoeuvre to enter the garage parking. In order to comply with Performance Outcome PO7 of the Driveways and Carparking Code it is considered reasonable that all garage parking must be accessible in a forward gear.
Information Required
Provide vehicles swept paths (vehicle B99 as described in AS/NZS2890.1:2004) for each unit which demonstrate that the garage carparking space can be accessed in a forward gear, vehicles can reverse from the space and exit the site in a total of 3 movements

Issue – Stormwater Quantity and Detention
The size of the stormwater detention tank is less than would normally be expected for this type of landuse change. Figure 3.3 of the SWMP indicates an adopted pervious percentage of the site following development of 55%, which seems to be more than double the actual pervious area based on the proposal plans.
Information Required
12.  Provided an updated SWMP with a revised stormwater quantity assessment which justifies the assumed pervious site areas post-development and which is consistent with the proposal plans.

Issue –  Bioretention Basin
The OPW plans show a batter for the bioretention basin which extends into the adjacent unit footprint and also show the basin encroaching on private open space. There are no details of the high-flow outlet (weir) for the bioretention basin or how the flows will be discharged to downstream land without causing concentration or scour.
The SWMP reports an extremely low infiltration rate (15mm/day), however the test data in Appendix C seems to support a much higher rate.
Information Required
13.   Provide updated OPW plans which:
fully contain the bioretention device within communal open space; and
provide details of the proposed high-flow outlet from the basin and downstream scour protection and flow dissipation in order to demonstrate how flows will be discharged to downstream land without causing concentration of flow or scour; and
Revise and confirm the in-situ infiltration rate and whether this is suitable for a ‘pipeless’ bioretention basin; and
If a pipeless bioretention basin is suitable, revies the basin section to encourage infiltration by having a flatter basin surface and provide some extended detention depth .

Issue –  Sustainable Building Design Code
PO2 of the Sustainable Building Design Code requires rainwater collection and reuse for non-potable uses. This does not appear to have been addressed.
Information Required
14.    Provide updated OPW plans and a SWMP which incorporates rainwater collection and reuse at the site, sufficient to supply external non-potable fixtures such as communal landscape irrigation and bin washdown.

due date for response to information request
The due date for providing the requested information is 19 December 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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