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Attachment 3 - Response Letter
AAA DESIGN & DEVELOPMENT PTY LTD ABN 33 109 041 287 Suite 34, 13 Norval Court Maroochydore, Qld 4558 Tel./Fax: (07)54796747 Mobile: 0422039247 Email: [email protected] 17 November 2021 Project Urban PO Box 6380 MAROOCHYDORE BC QLD 4558 Email: [email protected] Dear Sir Noosa Council Application No.: MCU22/0180 & OPW22/0257 I refer to the Information Request from Noosa Council dated 31 October 2022 in respect of the above application (Request). We have prepared a number of new drawings and revisions of drawings in response to the Request. Whilst the drawings are self-explanatory in most instances, for the avoidance of doubt we provide you with the following additional responses. Request no.s 1, 2 and 3 Plans The plans have been revised to meet the Council's Request. The following plans show the existing and finished grounds levels: 3951-A102 (Rev B), 3951- A103 (Rev B), 3951-A104 (Rev D), 3951-A105 (Rev D); 3951-A106 (Rev D), 3951-A107 (Rev D), 3951-A108 (Rev D), 3951-A109 (Rev D), 3951-17A, 3951-18, 3951-19. The boundary line between the two dwellings has been removed and shown as a fence line. See drawing 3951-A100 (Rev D). Request no. 4 Plans The applicants' surveyor recently provided AAA with a survey showing the heights of the retaining wall and fence along the boundary of 16 Orealla Crescent. A section showing the natural ground level of the Development site, the floor level of the proposed dwelling and the dividing retaining wall and fence has been produced by
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us.
The rear exit of the proposed dwelling has been moved from its rear to its southern
side to provide additional privacy to 16 Orealla Crescent.
Request no. 5 On-site manoeuvrability
Due to site constraints (distance from car parking area to boundary, topography and
owner's preference to retain existing vegetation) the only way in which a vehicle will
be able to enter and exit the existing dwelling is by installing an automated turntable.
We have included a 4m diameter automated turntable in the drawings to allow for
compliance with Acceptable Outcome 12.2 in the Dual Occupancy and Multiple
Dwelling Code.
Request no.s 6. and 7 Stormwater Management
Drawing 3951-A111 is the proposed roof plan which shows the location of the
downpipes. Drawing 3951-17A shows the stormwater design.
The stormwater design provides for the rainwater collected throughout the proposed
development will be controlled, collected and released without causing scour
damage to neighbouring properties by collecting and storing the rainwater in a water
tank and slowing releasing to the kerb, thus eliminating any scour damage.
In conformity with the Noosa Plan 2020 - Water Quality an Drainage Code:
1. The stormwater design is planned and designed:
(a) having regard to the natural fall of the site from the north west to south east
(Ventura Street), with the stormwater being directed to the stormwater pits in
Ventura Street;
(b) to ensure erosion and sediment control and stormwater drainage measures
during rainfall events during and post construction, the nominated sediment
control devices outlined in Dwg 3951-A116 will be installed around the site as
indicated by 3951-19.
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(c) to take into account the need to protect environmental values and water
quality of receiving waters both during and post construction - the sediment
fences will be installed prior to construction and removed once the land has
been stabilized. (PO1);
2. The stormwater drainage infrastructure is planned and designed to be constructed
to:
(a) incorporate allowance for increased flood risk and tidal inundation through
pipework as a result of climate change and sea level rise – This is irrelevant to the
development in question as there no public pipe work, and the site in question,
based on the survey is approximately 34m above AHD.
(b) ensure the development is adequately drained; - As indicated in drawing 3951-
A100D the levels shown, indicate there is an approximately a 5m fall across the
subject lot towards the existing kerb and channel.
(c) ensure stormwater is managed and lawfully discharged without altering
stormwater drainage characteristics external to the site, in this case the
stormwater drains running along Ventura Street (PO2).
3. The stormwater drainage infrastructure conveys run-off in a manner that allows
roads to deliver desired standards of service appropriate to the local conditions
and local stormwater drainage characteristics (PO3) – The stormwater captured in
a peak event is stored and released in a controlled manner replicating the pre
development flow conditions.
4. The stormwater infrastructure is compatible with existing infrastructure, allows for
easy access for the ongoing maintenance by Council, and ought to be cost
effective across its design life (PO4).
5. The stormwater drainage does not cross waterways and is not located near,
wetlands, drainage lines and ecological important areas, or where it is
demonstrated this is unavoidable, disturbed areas are reinstated and revegetated
upon completion of works (PO5).
6. Sediment barriers are to be used to prevent sediment washing into gutters (PO14).
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In conformity with The Noosa Plan 2020 - Sustainable Building Design Code, the development: 1. maximises water efficiency on site by incorporating rainwater collection and reuse measures for non-potable purposes such as irrigation (PO2). 2. The Development reduces stormwater run-off by minimising impervious areas and maximising site vegetation to absorb water on site. The only impervious areas are the driveway and car park beneath the new dwelling (PO3). Request no. 8 Stormwater pits The applicant's surveyor has surveyed the location of the stormwater pit on Ventura Street. Drawing 3951-A100 (Rev D) shows the location of stormwater lintel and the location of the driveway cross-over. The cross-over is designed to be 1.0 metre from the pit lintel. Request no. 9 Earthworks Plan AAA has produced an earthworks plan (drawing 3951-A114). The earthworks are limited to excavation of 34.40m3 of cut to allow for the construction of the garage for the new dwelling. The cut will be removed from site immediately, and the design does not anticipate any need for on-site storage piles. 10. Driveway access Drawing 3951-17A, and 3951-18 shows: (a) that the proposed driveway and crossover is generally in accordance with RS-049, RS-050 and associated addendum. However, it is noted that by engineering drawing 3951-17A and 3951-18 the driveway access for the proposed new lot along Ventura Street Sunrise Beach will not strictly meet the requirements in RS-049 and RS-050 for
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footpath corridor. The driveway is designed to follow existing contours to keep coverage over main sewer and facilitate landscape maintenance without introducing retaining walls onto the Council’s land. (b) the levels and grade of the access driveway are indicated in both Dwg 3951-17A and Dwg 3951-18. (c) a longitudinal section extending from the centre of the formation along Ventura Street to the property boundary. I trust that we have provided you with sufficient information to respond to the Request. If you have any queries or you or the Council require any further information or clarification of issues please do not hesitate to contact me. Yours truly, David Lesmes BE Civil, MIEAust, RPEQ
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AAA DESIGN & DEVELOPMENT PTY LTD
ABN 33 109 041 287
Suite 34, 13 Norval Court
Maroochydore, Qld 4558
Tel./Fax: (07)54796747
Mobile: 0422039247
Email: [email protected]
17 November 2021
Application No.: MCU22/0180 & OPW22/0257
Noosa Council
PO Box 141
TEWANTIN QLD 4565
Dear Sir/Madam,
As indicated by engineering drawing 3951-14A, the driveway access for the
proposed new lot along Ventura Street Sunrise Beach will not meet the
requirements detailed by IPEWA Standard drawings RS-049 and RS-050 for
footpath corridor. Our proposed driveway follows existing contours to keep
coverage over main sewer and facilitate landscape maintenance without
introducing retaining walls onto council’s land.
Yours truly,
David Lesmes
BE Civil, MIEAust, RPEQ
PO BOX 1822
Sunshine Plaza QLD 4558