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51987.3790.03 - Applicant's Response
23rd March 2022 Our Ref: 002396 Council’s Ref: 51987.3790.03 Noosa Shire Council The Chief Executive Officer 9 Pelican Street Tewantin QLD 4565 Via email: [email protected] ATTENTION: Georgina Schramm Response to Council’s Further Advice – Change to the Conditions specified within the Decision Notice (Minor Change) Unit 17/185-187 Gympie Terrace, Noosaville Qld 4566 (The Islander Noosa) Lot 17 on GTP 2026 Dear Georgina, In relation to the abovementioned property and development application (51987.3790.03), on behalf of Catherine Ann Parry-Moule and Roderick Douglas McLennan, we hereby submit the following information as requested in Council’s Further Advice dated 10th March 2022. In accordance with section 13.2 of the Development Assessment Rules, we wish to advise that the applicant is providing all of the information requested. The following attachments are enclosed within this response: • Attachment 1 – Historic Drainage Plans, and • Attachment 2 – Photographs of Premises. Information Required by Council 1. Provide an assessment against the Flood Hazard Overlay Code to assist in the assessment of the development application. 1.1. Identify the existing drainage patterns on the site, and demonstrate what implications the increase in floor area will have on overland flow paths. 1.2. Identify internal stormwater infrastructure on the premises. RG Strategic PO Box 1818 07 5474 3873 Noosa Heads [email protected] QLD 4567 rgstrategic.com.au
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Page 2
Applicant’s Response
The proposed minor change to Unit 17 will have no negative implications on the existing drainage patterns or
network. The additional Site Cover and Gross Floor Area does not alter the retention of stormwater nor
increase the velocity of stormwater on site.
Refer to Attachment 1 Historic Drainage Plans and the below photographs of the existing drainage patterns
on site. The existing drainage patterns on the site occur either by capturing rainwater via roofed areas and
discharging into the stormwater network, or by the overland flow paths. The paved pedestrian footpaths
throughout The Islander Resort have been designed to direct the overland flow into the stormwater network.
As indicated in the Historic Drainage Plans (Attachment 1) and the below Photographs 1 and 2, a stormwater
pit is located directly adjacent to Unit 17. The pit is located at the lowest section of the paved pedestrian
footpath. The stormwater pit is approximately 300-500mm below the floor level of Unit 17 (and adjoining and
nearby units).
The proposed redesign of the unit (an increase in Site Cover by approximately 10m2) will result in a continuation
of the living areas, and as such is at the same floor level of the existing unit. The minor increase in Site Cover
(roofed area) will greater assist the drainage network of the resort as water will be captured and directly
discharged into the stormwater network rather than an overland flow path.
The internal stormwater infrastructure on the premises is identified in Attachment 1 Historic Drainage Plans.
Photograph 1: Stormwater Pit adjacent to Unit 17 Photograph 2: Inside Stormwater Pit and Connection to Network
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 3
Refer to the below assessment of the proposed renovation against the Flood Hazard Overlay Code.
Flood Hazard Overlay Code - Table 8.2.6.3
Performance Outcomes Acceptable Outcomes Applicant’s Response
PO1 AO1
Complies
Development provides that for all The finished flood level is not less
flood events up to and including than the minimum design levels The proposed renovation will
the DFE : specified in Table 8.2.6.4 maintain the existing floor
a) the safety of people on the levels of the unit. No change
site is protected; and to the existing floor level of
b) the risk of damage to the unit is occurring.
property on the site is
As demonstrated by the
avoided or minimised as far
photographs taken during the
as practicable.
recent flood events of
February/March 2022
(Attachment 2), Unit 17 is sited
above the flood level.
PO2 AO2
Not applicable
All lots have sufficient area that is The minimum area above flood
above the DFE flood level or level (flood free area) for each lot, The proposed minor change is
where modelling is not available, is in accordance with Table 8.2.6.5. in relation to a renovation of
the highest recorded flood level, an existing unit.
to safely and adequately
accommodate the intended use.
PO3 AO3
Not applicable
For reconfiguring a lot or Development areas are not filled
operational works, development to reduce flood risk. No filling or earthworks are
is undertaken in a manner that proposed. The proposed
ensures: minor change is in relation to a
a) natural hydrological systems renovation of an existing unit.
are protected from erosion,
scour or flood damage on the
premises or other premises;
b) natural landforms and
drainage lines are
maintained to protect the
hydraulic performance of
waterways and flood plain;
and
c) development integrates with
the natural landform rather
than modifying the landform
to suit the development as
far as practicable.
PO4 AO4.1
Not applicable
For reconfiguring a lot, Development provides an
development does not effective evacuation route that The proposed minor change is
compromise the safety of people remains passable, with sufficient in relation to a renovation of
resulting from the flood risk flood warning time, to enable an existing unit.
associated with events people to progressively evacuate
exceeding the DFE. to safe areas above the PMF in
the face of advancing flood or
waters for events that exceed the
DFE.
OR
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 4
Performance Outcomes Acceptable Outcomes Applicant’s Response
AO4.2
Development provides for an area
of sufficient size and dimensions
on site above the PMF that allows
for safe congregation and refuge.
AO4.3
Where the existing roads servicing
a development provide a specific
flood immunity (as determined by
the Qld Transport Road and
Drainage Design Manual,
Queensland Urban Drainage
Manual and the Australian Rainfall
and Runoff Guide), all lots have
access to the flood free area
identified in Table 8.2.6.5 that
matches the road immunity.
PO5 AO5
Not applicable
For reconfiguring a lot or In the Flood Hazard Overlay, or in
operational works, development areas otherwise determined to be The proposed minor change is
does not directly, indirectly or subject to the DFE or DSTE, in relation to a renovation of
cumulatively alter the flood development ensures: an existing unit.
characteristics external to the a) there is no loss of on-site flood
development site for all flooding storage capacity;
and inundation events up to and b) all changes to level, depth,
including the DFE or DSTE based duration and velocity of
on: floodwaters are contained
a) current climate conditions; within the site for all flood
and events up to and including the
b) incorporating an appropriate DFE based on current climate
allowance for the predicted and predicted impacts of
impacts of climate change. climate change at 2100;
c) there is no acceleration or
retardation of flows, or any
retardation in flood warning
times, elsewhere on the
floodplain and to any overland
flow paths; and
d) there is no increased
stormwater ponding on sites
upstream, downstream or in the
general vicinity of the site.
PO6 AO6.1
Not applicable
Development ensures that Buildings are designed to
building design and building form: integrate well with the street level The proposed minor change is
a) accounts for potential flood and the levels of adjoining in relation to a renovation of
risk; properties to facilitate pedestrian an existing unit. The
b) is resilient to flood events; flows and visual and physical renovation results in a minor
and connectivity between the footpath increase in site cover and
c) maintains a functional and and ground floors. marginal increase of gross
attractive street address floor area.
appropriate to the intended AO6.2
The proposed redesign will
use. Buildings incorporate appropriate
have no impact on adjoining
screening to ensure that any
under-storey is not visible from the commercial land uses.
street, where such screening does
not impede flood water flows.
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 5
Performance Outcomes Acceptable Outcomes Applicant’s Response
AO6.3
Residential buildings minimise risk
from flooding by providing parking
and other low intensive, non-
habitable uses at ground level,
rather than habitable uses.
AO6.4
Non-residential buildings and
structures are oriented to the
street by activating the street
frontage with appropriate uses
and urban design treatments such
as recessed wall treatments,
screening or landscaping, whilst
allowing for flow through of flood
waters on the ground floor.
AO6.5
Basements and underground car
parking areas are designed to
drain and function safely during a
flood event and power failure.
PO7 AO7.1
Not applicable
Development supports, and does Development is located to support
not unduly burden, disaster self-evacuation of people and The proposed minor change is
management response or ensure sufficient warning time for in relation to a renovation of
recovery capacity or capabilities. the nature of the use. an existing unit.
AO7.2
Development does not:
a) increase the number of people
calculated to be at risk from
flooding;
b) increase the number of people
likely to need evacuation;
c) shorten flood warning times for
other uses in the floodplain; or
d) impact on the ability of traffic
to use evacuation routes, or
unreasonably increase traffic
volumes on evacuation routes.
AO7.3
Materials stored on site:
a) are readily able to be moved
in a flood event to a flood free
area; or
b) are contained in order to
minimise movement in times of
flood.
PO8 AO8
Not applicable
Essential network infrastructure Essential network infrastructure
maintains effective function that is likely to fail to function or The proposed minor change is
during and immediately after may result in contamination when in relation to a renovation of
flood and storm tide inundation inundated by flood water (e.g. an existing unit. There will be
events. water supply pipeline air valves no impact on the existing
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 6
Performance Outcomes Acceptable Outcomes Applicant’s Response
and the like) is located above the infrastructure as a result of
DFE level (or where the DFE has not the minor increase in site
been modelled for the area, above cover.
the highest recorded flood level for
the area).
PO9 AO9.1
Not applicable
Essential community Essential community infrastructure
infrastructure is able to function is sited and constructed to ensure The proposed minor change is
effectively during and that flood levels comply with flood in relation to a renovation of
immediately after flood events. immunity requirements specified in an existing unit.
Table 8.2.6.4.
AO9.2
Essential community infrastructure
which is located below the
specified flood immunity
requirements:
a) is designed and constructed
to function effectively during
and immediately after the
recommended flood level
event; and
b) has direct access to low
hazard evacuation routes or
an emergency rescue area
above the PMF, if it is for
emergency services (including
emergency shelters, police
facilities, hospitals and
associated facilities).
PO10 AO10
Not applicable
Excavation and filling for Filling, other than accessways:
operational works only occur a) does not extend more than No earthworks are proposed.
where they: the equivalent of 3 metres
a) result in the protection, around the main building,
rehabilitation and repair of measured from the outer walls
ecologically important areas, of the building;
watercourses, drainage lines b) is limited to a maximum of
and wetlands; 500m2; and
b) do not adversely impact on c) does not impact on the local
the overall hydrology, drainage of adjoining
hydraulics and flood capacity properties.
of a waterway;
c) do not directly, indirectly or
cumulatively cause adverse
impacts external to the site;
d) do not cause increased
flooding, which adversely
affects the safety or use of
any land upstream or
downstream;
e) do not cause ponding of
water on the site or nearby
land;
f) do not result in a reduction in
flood storage capacity;
g) do not adversely affect the
flow of water in any overland
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 7
Performance Outcomes Acceptable Outcomes Applicant’s Response
flow path; and
h) do not adversely affect the
privacy or visual amenity of
surrounding property.
PO11 AO11.1
Not applicable
Development ensures that public Materials manufactured or stored
safety and the environment are on site are not hazardous or The proposed minor change is
not adversely affected by noxious, or do not comprise in relation to a renovation of
avoiding the release of materials that may cause a an existing unit. No hazardous
hazardous materials into flood detrimental effect on the materials are kept within the
waters and the environment. environment if discharged in a Unit.
flood event.
OR
AO11.2
If a DFE is adopted, structures
used for the manufacture or
storage of hazardous material are
located above the DFE level.
This ends my client’s response to matters raised by Council within their Further Advice.
We ask that Council proceeds with the assessment of this application under section 13.3 of the Development
Assessment Rules, effectively ending our applicant’s response period.
Should you require any additional information or have any queries please to not hesitate to contact us.
Kind Regards,
Russell Green APIA MQELA
Managing Director
RG Strategic
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 8
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