Information Request MCU19 0017

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU19/0017 RAL19/0004
Your Reference:	02391
28 February 2019
Ribarja Pty Ltd
C/- Martoo Consulting Pty Ltd
PO Box 1684
NOOSA HEADS  QLD  4567
[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.	MCU19/0017 & RAL19/0004
Street Address:	36 & 40 Hofmann Dr Noosaville Qld 4566
Real Property Description:	Lot 6 & 7 SP 264847
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Hofmann Drive access
The traffic report identifies that the site will be serviced by HRV’s and MRV’s.  The exit path from the site should be designed for a HRV. The report states that all service vehicles will gain access via the Rene St access only without identifying how that might be achieved.  There will be demand for service vehicles to exit via the easement onto Hofmann Drive (from the site as well as from other sites accessing the easement), and when Hofmann Drive extends through to Walter Hay Drive in the future, as a major access to the overall Civic Centre, there is likely to be demand for service vehicles to enter via the Hofmann Drive access.
Information required
Demonstrate that access layout requirements can satisfactorily accommodate regular entry to the site by an MRV (as defined by Australian Standard AS2890.2-2002) at the Hofmann Drive access potentially straddling the through lane and the left turn lane in Hofmann Drive, but staying on the correct side of the internal roadway when entering that busy aisle within the site (predicted to carry peak hour traffic flows in the order of 450vph in peak periods).  Provide a swept path plan using a HRV for entry from Hofmann Drive with the vehicle using the whole of the existing northbound carriageway in Hofmann Drive and the whole of the internal access roadway.
Prepare a functional layout plan of the Hofmann Drive access demonstrating details of the new left turn lane in Hofmann Drive, land dedication to accommodate that left turn lane and Council’s standard verge/footpath. The left turn driveway cross-over configuration must be consistent with IPWEA standard drawing RS-051.
Issue - Internal traffic layout details
Council has a number of concerns with the proposed carparking layout, whereby further information and clarification is required.
Information required
Demonstrate adequate sight lines at the main site access intersection onto the existing access easement, having regard for the potential for a fence along the side boundary to the edge of the access easement.  Identify proposed linemarking to define operation of that intersection, having regard for car and service vehicle turning path requirements should also be identified.
Demonstrate how vehicles will be able to turn around at the proposed dead end aisles of the carpark if all parking spaces in those aisles are occupied.
Identify proposed linemarking and/or layout changes at the south-western corner of the basement level carpark to clarify how the various movements at the confusing junction would prioritised, and how it will operate in a satisfactory manner.
Provide confirmation of the dimensions for the various carparking spaces and aisles on all levels.
Basement:
There is a concern that there are potential issues associated with operating the basement carparking with one-way operation as proposed, having regard for the very long lengths of circulation to then exit the carpark from some spaces. It is considered short distances of travel in the opposite direction will encourage “wrong way” travel along the aisles.
Demonstrate satisfactory use of the drop-off zone.
Demonstrate how the required number of bicycle parking spaces will be achieved having regard to the layout requirements of AS/NZS2890.3-2015, as well as the number of lockers and shower facilities identified in the traffic report.
Demonstrate that vehicles turning left to exit the carparking area and travel up the ramp to the ground level can undertake the manoeuvre without crossing on to the wrong side of the ramp.
Ground Floor Level:
Demonstrate how vehicles can turn around at the northern end of the carparking aisle if all of the spaces are occupied.
Provide a detailed description of the waste vehicle access to collect waste including vehicle turnarounds consistent with vehicle access requirements that allow vehicles to enter and leave the site in a forward direction. The required areas must not impede traffic movement along the access ramps to the carparking areas.  It should be noted that:
Waste vehicles are front loading for steel bins 1.5 to 3m3 bins
Waste vehicles are rear loading for plastic low noise bins 1.1m3 bins
Waste vehicles are side loading for 240 litre wheelie bins
Provide additional detail on the proposed pedestrian access points between the carparking area and the foyer.
Level 1 Floor:
Demonstrate how vehicles can turn around at the northern end and southern end of the carparking aisle if all of the spaces are occupied.

Issue - Delivery vehicles
The architectural plans identify a large gated bin storage area / loading dock.  The access to that loading area is off to the side of the sole access to the carpark, which is predicted to carry peak hour traffic flows in excess of 600vph.  The service vehicles are indicated as requiring to use most of the width of that busy carpark access road, from around a potentially blind corner (It is assumed there could be a fence implemented on the side boundary out to the edge of the access easement), and then also reversing back out from the loading bay access opening (again blind) into that busy carpark access aisle.  This is exacerbated by the absence of any turnout or corner truncation as a result of having the main access roadway hard up against the side boundary.  Furthermore, the HRV is shown passing under the overhead Radiology tenancy when accessing the loading bay.
Information required
Demonstrate (by an RPEQ) the operational safety aspects of the issues outlined above.
Demonstrate that satisfactory height clearance will be available on routes used by service vehicles and for overhead loading of refuse bins in the loading area.
There is likely to be a reasonable demand for courier deliveries, so consideration should be given to providing convenient short term van and SRV bays.
Clarify hours of operation of the loading bay access gate, and if it is to be closed during business hours identify how delivery vehicles will gain access.
Issue - Northern access
The submitted engineering report states that no roadworks are required while the submitted site plan and traffic report indicate a new left turn lane. The realigned public footpath adjacent to the new left turn lane stands within the property boundary
Information Required
Provide an amended engineering report that includes the proposed left turn lane and the realigned path.
Provide an amended site plan that indicates a realigned front boundary that includes the realigned footpath located wholly within road reserve.
Issue – Access easement
The proposed works at the northern access will impact on the existing access easements that effect the subject sites. While it is acknowledged that the proposal includes additional easement area Council has concerns with the proposed works impacting on the rights of the adjoining lots benefitted by the easements.
Information Required
Provide legal advice in regard to the existing/proposed easements and whether consent from the benefitted parties is required.
Issue – Waste management
More information is required to property assess how waste management will occur on site. The waste and recycling storage area should include the provision of correctly sized containers for all waste and recycling materials including putrescible matter, non-recycling waste, paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc., and bin washing facilities connected to sewer.
Information Required
Detail the types of waste that will be generated from the activities approved within the development.
Provide a description of types and volume of waste storage containers to be used.
Provide a description of procedures for all waste to the bins; the storage of bins and the collection of bins by the contractor.
Provide plans that describe details of waste storage and recycling areas including size, location, elevation, enclosure/s, floor plan.
Provide the method of bin washing that prevents contamination of storm water and include an appropriately sized bin wash area that drains to sewer.
Issue - Earthworks
The proposed earthworks have the potential to impact on the adjoining properties, especially the building located adjacent to the southern boundary. The submitted engineering report does not include sufficient comment to demonstrate how the potential impacts can be addressed.
Information Required
Provide an amended engineering report that includes comment on the construction methods that could be employed to address the potential to impact on the adjoining properties.
Issue – Fire Hydrant
The submitted plans indicate a “Fire Hydrant Booster” located within a structure adjacent to the Hofmann Drive frontage. There is no detail on the dimensions/appearance of the structure or comment whether any ancillary equipment (pumps etc) are required.
Information Required
Provide additional detail on the proposed “Fire Hydrant Booster” structure and provide comment from a suitably qualified person (hydraulic engineer) in regard to the need for any ancillary equipment.
Issue - Signage
The site will include multiple tenancies which may attract multiple signage on site. It will be challenging with multiple tenancies for signage to be consistent with the Advertising Devices Code in The Noosa Plan.
Information Required
Consider and prepare a signage plan that addresses the multiple tenancies on site, integrating the sign design elements into the building and addresses the Overall outcomes of the Advertising Devices Code.
Issue – Acid Sulfate Soils
O1 of the Water Sensitive Design Code requires downstream ecosystems, properties and infrastructure are not adversely impacted by either changes to flow, water quality or ecosystem health caused by development; and
O25 of the Natural Hazards and Natural Resources Overlay Code requires Works do not disturb acid sulfate soils or are managed to avoid the release of acid or associated metal contaminants.
The Stormwater Management Plan states:
The runoff from the basement subsurface drainage pump out sump will be treated to neutralise any pH increases due to the acid sulfate soils prior to discharge from site. This system will be separate to the treatment of the stormwater runoff from the exposed surfaces of the site which will be treated by the filtration cartridges.
This comment implies that the development will require continual dewatering of groundwater. It is unclear if the cone of depression that will be caused as a result of the dewatering will extend into and convert Potential Acid Sulfate Soils into Actual Acid Sulfate soils and consequently release metals to the receiving environment. Simply neutralising waters pumped from the basement does not act to prevent release of metal contaminants from conversion of PASS to ASS, additionally, neutralising of the water does not necessarily mean the pH and other chemistry requirements of the receiving environment will remain unaffected.
Information Required
Demonstrate how construction and operation of the development will be managed to prevent, or manage all the impacts associated with conversion of Potential Acid Sulfate Soils to Actual Sulfate soils as a result if dewatering required for the basement. The response must have regard to the ecological needs of the environment receiving any discharge waters or likely to be impacted by chemistry changes within the soil. The response must also have regard to the impacts of any changes in soil chemistry on the surrounding built environment as a result impacts to acid sulfate soil from dewatering.
The response must be supported by an Acid Sulfate Soils Investigation prepared in accordance with the Queensland Acid Sulfate Soils technical manual: soil management guidelines and the Guidelines for sampling and analysis of lowland acid sulfate soils.
Issue – Water Quality
This issue is in relation to the following three Specific Outcomes of the Water Sensitive Design Code.
O1 Downstream ecosystems, properties and infrastructure are not adversely impacted by either changes to flow, water quality or ecosystem health caused by development
O10 Development design and operation facilitates nil increase in gross pollutants entering stormwater systems.
O7 Natural treatment strategies, including grass swales and bio-retention systems, vegetated filtration strips and gross pollutant traps, are used wherever possible
The application proposes the use of a Stormwater 360 proprietary product to achieve the required stormwater quality pollution reduction targets to achieve the Specific Outcomes.
No information has been provided as to whether the nodes for the proposed Stormwater 360 proprietary devices within the MUSIC model have been tested and verified against the Stormwater Australia (2018) Stormwater Quality Improvement Device Evaluation Protocol. Version 1.2 December 2018.  Propitiatory devices are currently only considered in lieu of vegetated stormwater treatment strategies retain or allow enhancement of existing environmental values on the site. In these situations, their performance must be verified prior to being considered for a trial within Noosa Shire. Trials are only considered where:
Peer Review from a stormwater professional, endorsed by Stormwater Australia, has been provided verifying that the device has been tested in accordance with the Stormwater Australia (2018) Stormwater Quality Improvement Device Evaluation Protocol. Version 1.2 December to generate accurate and reliable data used within the MUSIC node for the proprietary device, and retesting against the protocol under Noosa rainfall conditions and development site is agreed to; and
a significant environmental benefit is demonstrated by allowing a trial of the proprietary device at the development site (i.e. an area with existing environmental value will be retained in lieu of installation of traditional stormwater quality improvement device such as bio retention basins); and
Opportunity is retained within the developed property to retrofit of traditional stormwater quality improvement devices (i.e. bioretention basin) to achieve the required pollution reduction targets. This is necessary for the instance where testing of the nominated proprietary product under local conditions against the Stormwater Australia (2018) Stormwater Quality Improvement Device Evaluation Protocol. Version 1.2 December 2018 demonstrates that the proprietary device within the developments treatment train fails to achieve the required pollution reduction targets.

Information Required
Information in regard water quality improvement must demonstrate how the runoff from the development will deliver water quality and quantities consistent with the requirements of downstream ecology, as detailed in relevant flora and fauna management plans developed for the Shire Business Centre.
Provide MUSIC modelling consistent with the Water by Design Music Modelling Guidelines to also demonstrate that the pollution reduction targets of 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen are achieved.
In order for the Stormwater 360 device to be considered any further within this proposed development, provide:
Independent verification from a suitably qualified and experienced professional to confirm that the parameters within the node for the device in MUSIC modelling have been tested and verified as per Stormwater Australia (2018) Stormwater Quality Improvement Device Evaluation Protocol. Version 1.2 December 2018 to achieve the predicted outcomes in the MUSIC model for the development. For the purpose of this information request, the suitably qualified and experienced professional must be able to demonstrate a minimum 10 years urban stormwater testing and modelling experience and be verified in writing by Stormwater Australia as having an appropriate reputation and track record within the stormwater industry to provide such independent advice.
A MUSIC model along with plans that demonstrates how a biobasin or other vegetated stormwater quality treatment asset could be retrofit into the proposed development to achieve the required pollutant reduction targets in the event the proprietary device fails to perform under the local conditions.
Agreement that any proprietary device would be considered as a trial only with the view to retrofit with a bio retention basin in the event the proprietary device fails to perform as required under the local conditions.
Issue – Impacts on the receiving environment
Specific Outcome O6 of the Water Sensitive Design Code requires that within the Shire Business Centre site, as shown on Map SBC of the Noosa Plan, on-site detention measures are contained within the developable areas of the site, clear of drainage lines and Open Space Precincts.
Information Required
Demonstrate that on-site detention measures are wholly contained within the developable areas of the site, clear of drainage lines and Open Space Precincts.

due date for response to information request
The due date for providing the requested information is 28 May 2019. 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,

Lisa Pienaar
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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