Information Request MCU22 0038 · MCU22/0038

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU22/0038
Your Reference:	n/a
11 April 2022
Stockwell Development Group Pty Ltd
PO Box 3144
SOUTH BRISBANE   QLD  4101
[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.	MCU22/0038
Street Address:	Noosa Civic 28 Eenie Creek Rd Noosaville Qld 4566
Real Property Description:	Lot 3 SP 246584
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The Noosa Plan (8 June 2018) seeks a 5-degree roof pitch with 600mm eaves to 75% of the building. The roof has a pitch of 1.5-degrees with a small section having a 3-degree pitch. This results in sections of the roof appearing flat.
Information Required
Amended plans with the roof pitch increased to comply with Specific Outcome O20 of the Noosaville Locality Code.
Issue
Car parking provisions
Section 5 of the SLR memo assesses parking requirements of the proposal against the superseded planning scheme provisions as being 109 spaces.
The SLR memo also assesses parking requirements based on “amended structure plan” rates quoted as being 1 space per 20m2 GFA at ground level plus 1 space per 30m2 GFA on other levels. This only relates to development located in the Major Centre Zone Code in Noosa Heads, the subject site is within Noosaville.
My reading of the Noosa Plan 2020 parking requirement for the development is 1 space per 20m2 GFA for office and 1 space per 20m2 GFA for health care service, both of which would require the provision of 109 parking spaces at the site.
That is, both the superseded planning scheme and the current planning scheme require 109 parking spaces, compared with only 99 proposed parking spaces.
The SLR memo attempts to justify the shortfall on two grounds (directly quoted from the report hereunder):
“The proposed parking capacity is however considered to be acceptable owing to the proponent’s intended delivery of the nearby multi-modal transport hub, which would increase the attractiveness of public transport to both employees and customers as an alternative to driving to and from the proposed development”.
“Additionally, the location of the subject site within the broader Noosa Business Centre means that a significant portion of development-generated trips are likely to be linked with other uses, therefore reducing parking demand and spreading it across the existing parking areas proximate to the subject site.”
In relation to the two grounds identified in the SLR memo:
It is understood that the proponent is not proposing to deliver the multi-modal transport hub.
While it is agreed that there will be linked trips with other uses at the Noosa Business Centre, all that means is that the overall traffic generation rate of the centre on a GFA basis reduces as the size of the centre increases, it does not mean that parking demands associated with the proposal will reduce.  It simply means that some customers will park for longer in the same parking space while they undertake other activities at the Centre.  The customers and staff of the proposed development will still generate the same parking demands.
Information Required
Provide parking provisions consistent with planning scheme requirements.
Issue
Service vehicles
The development proposes an ambulance bay, and a refuse storage area.  There is no other provision for deliveries.  Whether the development is occupied by office or medical uses, there will be demands for deliveries by vehicles of at least SRV in size.
Information Required
Demonstrate how deliveries by vehicles other than vans will occur in a satisfactory manner or provide an SRV loading bay.
Issue
Clarification of vehicle priority and routes
Information Required
Assess and propose signage and line-marking as necessary in the following areas of potential uncertainty for road users:
General traffic volumes along easement AB will significantly increase as a result of the proposal, potentially leading to driver confusion as to who has priority at the oddly configured t-junction just on the northern side of the site access driveway.
Direction signage for vehicles departing from the basement to discourage travel along the service aisle that runs along the rear of the showrooms.
Issue – Stormwater
The submitted documentation indicates that biobasin treated stormwater will “connect to the basement drainage system for pump out to the external drainage system” and that “this is required due to the high invert levels of the existing external stormwater network.”
The submitted documentation is unclear on:
how the water will be pumped from the basement into the lawful points of discharge;
the details of the proposed pump system (size, pipes, tanks, power supply, power redundancy, etc.);
the location of the proposed pumping system and the effect on carparking layout, including the proposed turn around area.
Information Required
Provide amended plans detailing the proposed stormwater management system, including but not limited to:
Location and dimensions of the proposed basement pump out system, including any required tanks, pipe sizes, etc.;
How the basement pump out system will affect the proposed carparking arrangement and vehicle manoeuvring areas; and
How the basement pump out system will be powered and what redundancy power arrangement/system will be put in place to ensure the basements won’t flood in case the principal system fails.
Issue
Technical review of Stormwater Management Plan
Contact has been made with several external hydraulic engineers seeking a review of the submitted Stormwater Management Plan (SWMP). Due to the holiday period and existing workloads, it has not been possible to engage a hydraulic engineer and the review of the SWMP has not been completed. This will be resolved after the Easter break.
Information Required
Information request items regarding the SWMP are to be provided shortly.
Issue
The submitted documentation (drawing “Stormwater Treatment Plan”, CP.1.01, Rev A, prepared by MPN Consulting) indicates that the existing footpath, to the frontage of the subject property, is to be removed and replaced with a new 1.8m wide one. The existing footpath is 2m wide.
Information Required
Submit amended plans showing all proposed footpaths to be 2m wide.
Issue
Clause 5.3 HEADROOM of AS/NZS 2890.1:2004 requires that “the height between the floor and an overhead obstruction shall be a minimum of 2200mm.”
The submitted Traffic Assessment Report indicates that the minimum height between the floor and an overhead obstruction is approximately 1.7m (refer to snippet below).

Information Required
Provide amended plans demonstrating compliance with Clause 5.3 HEADROOM of AS/NZS 2890.1:2004.
Issue
From the provided documentation it is not clear that a B99 vehicle will be able to turn around at the proposed Turn Around Bay located on the NE corner of Basement 02 using a maximum 3 point turn manoeuvre.
Information Required
Provide travel paths for a B99 vehicle, demonstrating how it will turn around at the proposed Turn Around Bay located on the NE corner of Basement 02, without having to use more than a 3 point turn to do so.
due date for response to information request
The due date for providing the requested information is 19 July 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,

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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