Information Request OPW19 0266

Officer: 	Mark Lewis
Direct Telephone: 	07 53296290
Our Reference:	OPW19/0266
Your Reference:	18164
19 December 2019
Pensar
C/- Morgan Consulting Engineers Pty Ltd
1 Great George St
PADDINGTON  QLD  4064
[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.	OPW19/0266
Street Address:	215 David Low Way Peregian Beach Qld 4573
Real Property Description:	Lot 1 SP 286680
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:

Issue
Traffic Management:
Access to the area of the site to be developed is through the IGA and shops carpark access;
The development is proposed to be staged. Condition 6 of DA approval MCU16/0153 & REC16/0041 requires that the motel must be constructed as part of the first stage, which will imply the motel being operational whilst the construction of Stage 2 (detached dwelling units) is underway;
Access to the subject site through Rufous Street (North) and Park Reserve (West and South) is not permitted.
Information Required
Provide detailed Traffic Management Plans, in accordance with Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures for all the stages of the works, including but not limited to:
David Low Way/Sandpiper Court intersection;
Interface between construction related traffic and IGA/Shops related traffic;
Interface between construction related traffic (Stage 2) and motel related traffic (operational).
Demonstrate how waste collection is proposed to be undertaken, including (but not limited to) waste collection vehicle movements:
During construction of Stage 2 when Stage 1 is complete (i.e. Motel is operational);
Once both stages of the works are concluded.

Issue
Existing Sewer Infrastructure: the application documentation indicates that the existing sewer infrastructure and easement within the subject property are to be relocated.
Information Required
Provide Unity Water’s approval for the relocation of this infrastructure and related easement.

Issue
Signage: condition 16 of DA approval MCU16/0153 & REC16/0041 requires that warning, safety and directional signage is provided near the exit from the development site and at the threshold of the internal road, clearly indicating to motorists and pedestrians that they are entering a private road system.
Information Required
Provide updated drawings detailing all proposed permanent signage for the development that complies with requirements of condition 16 of DA approval MCU16/0153 & REC16/0041 including (but not limited to) linemarking.

Issue
Carparking: condition 18 of DA approval MCU16/0153 & REC16/0041 requires that carparking is provided in accordance with an Operational Works approval.
Information Required
Provide updated drawings detailing all proposed carparking spaces for the development (Motel and detached dwelling units) that complies with requirements of condition 18 of DA approval MCU16/0153 & REC16/0041 and Council’s Driveway and Carparking Code including, but not limited, to:
proposed numbering;
linemarking;
related signage;
demonstrate compliance with specific outcomes O7, O10, O11 and O12 of Council’s Driveway and Carparking Code; and
designed (namely carparking dimensions) in accordance with AS/NZS 2890.1:2004 for the relevant user class.

Issue
Service Vehicles: condition 19 of DA approval MCU16/0153 & REC16/0041 requires that service vehicle carparking, manoeuvring and standing spaces (for the motel) is provided in accordance with an Operational Works approval.
Information Required
Provide updated drawings detailing the proposed service vehicle carparking manoeuvring and standing spaces that complies with requirements of condition 19 of DA approval MCU16/0153 & REC16/0041 and Council’s Driveway and Carparking Code including, but not limited, to:
linemarking;
related signage; and
demonstrate compliance with specific outcome O7 of Council’s Driveway and Carparking Code,

Issue
Road Width: Drawing 18164/C13, “Siteworks and Drainage Details”. Rev C, dated 17/09/2019, prepared by Morgan Consulting Engineers, notes that the road width varies. The Noosa Plan, classifies the proposed road as “Access Road”, which requires a minimum 6m width (from kerb to kerb).
Information Required
Provide amended drawings demonstrating that the road maintains a minimum 6m width at any point, being widened as necessary for turning.

Issue
Acid Sulphate Soils: Condition 27 of DA approval MCU16/0153 & REC16/0041 requires that an Acid Sulphate Soil and Groundwater Management Plan for the development is prepared and submitted with an Operational Works application.
Based on the findings of Butler Partners’ ‘Acid Sulfate Soils Assessment’ for the development site, dated 18 June 2007, the report notes that “an Acid Sulphate Soil Management Plan (ASSMP) is required (…)”.
Information Required
Provide an Acid Sulphate Soil and Groundwater Management Plan for the development that addresses the requirements of condition 27 of DA approval MCU16/0153 & REC16/0041

Issue
Construction Management Plan: Advisory Note 75 of DA approval MCU16/0153 & REC16/0041 requires that a preliminary construction management plan is submitted with the operational works application.
Information Required
Provide a preliminary construction management plan that includes all the information listed in Advisory Note 75 of DA approval MCU16/0153 & REC16/0041.

Issue
Updated SWMP: The submitted Stormwater Management Plan requires additional information to demonstrate compliance with condition 22 of DA approval MCU16/0153 & REC16/0041.
Information Required
Update the SWMP to:
specifically identify what fixtures for the residences and hotel are assumed to be plumbed for reuse from the tanks and what reuse rates have been assumed for the model;
justify the use of urban residential parameters for the pre-development case for the existing site;
provide information on adopted impervious percentage for each node in both pre-development and post-development models;
provide groundwater levels as required by condition 22(h)(v);
provide maintenance costing as required by condition 22(j).
Provide a copy of the MUSIC model for review.

Issue
Biorention Basin: Further details and some amendments to the bioretention basin design are requested.
Information Required
Provide further details for the bioretention basin as follows:
Amend the sub-soil drainage plan layout for the bioretention, showing 45-degree bends and nominate pipe sizes for the collection pipes which the 100mm dia slotted pipes join into;
The maintenance of the bioretention basin is most intensive at the inflow point. A  sediment forebay and maintenance access should therefore be provided consistent with IPWEAQ standard drawing DS-075 and example image below;
If sufficient depth is available, the bioretention basin would benefit from deeper media (700mm), provision of a saturated zone, and tree plantings within the basin floor, in order to create a more resilient and lower-maintenance device.

Issue
Landscaping plans are required to accord with Planning Scheme Policy 3 Landscaping Plants and Guidelines. Exotic species are included in the species list. There is concern these species could impact on the environmental values of the adjacent National Park and reserve.
Information Required
Provide amended plans which conform with the requirements of Planning Scheme Policy 3 Landscaping Plants and Guidelines.

Issue
It is unclear from the supplied plans how the landscaping conforms with condition 21 of Judgement 4139 of 2013.
Information Required
Demonstrate compliance with condition 21 of Judgement 4139 of 2013.

Issue
No commentary has been provided how the landscaping plans align with the required bushfire requirements.
Information required
Provide analysis on how the landscaping plans align with the required bushfire requirements.

ADVISORY NOTES:
The following items do not form part of the information requested to access the application but do require your action. Council will not be able to issue a development permit for operational works until:
the portable long service leave levy has been paid and evidence provided to Council;
the performance bonds, as outlined in condition 38 of DA approval MCU16/0153 & REC16/0041, have been paid.
due date for response to information request
The due date for providing the requested information is 20 March 2020. 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,

Diogo Carrico
Engineering Officer – Construction

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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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