Appendix F - NC Prelodgment Notes

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Noosa Council documents




                   Overlays:                         Biodiversity Overlay – Environmental Protection & Environmental
                                                     Enhancement
                                                     Natural Hazards Overlay – High and Low potential Acid Sulfate
                                                     Soils

                   Zone:                             Shire Business Centre – Precinct E4

                 5.      ADVICE & INFORMATION

                 Glen Conforti, Development Planner - Comments
                 1.      Generally supportive of the proposed type 2 medical use, ancillary dwelling unit and cafe
                         subject to addressing the issues raised and a detailed assessment as part of the
                         application process.
                 2.      The café is considered a separate use and requires an Entertainment and dining
                         business use to be included in the application material.
                 3.      The proposed plot ratio of 0.95:1 significantly exceeds the planning scheme requirement
                         of 0.6:1 and would not be supported. Officers suggest the plot ratio be reduced to not
                         exceed 0.8:1 providing the building is not bulky and meets other built form requirements
                         outlined below.
                 4.      Building height in metres should comply with 10m above the NGL and finished ground
                         level, however, a centrally located lift overrun protruding through 10m may be
                         acceptable.
                 5.      Officers generally support 3 storeys providing the building presents 2 storeys from the
                         street and the third storey is setback from the frontage and is not prominent.
                 6.      A Noosa style built form that does not appear bulky, is well articulated, uses a variety of
                         external material finishes and has feathered edges is preferred. If the built form varies
                         from this Noosa style, justification should be provided outlining the sustainable building
                         design elements of an exemplary building and clearly annotated on plans.
                 7.      No internal floor plan layout was provided. Please ensure floor layouts are provided with
                         the application materials.
                 8.      Given the significance of the proposal the application would be ultimately decided by
                         Council.
                   Mark Lewis, Coordinator Engineering - Comments
                 9.      Council considers that the proposed development has the potential to create off site
                         impacts due to stormwater runoff (quality and quantity) and traffic. Any application would
                         need to include site specific traffic and stormwater reports.
                         The stormwater management plan for the site must be prepared by a suitably qualified
                         person and include but not be limited:
                               Ø Measures to address stormwater runoff quantity and quality. Please note that
                                 the downstream receiving environment is sensitive to flows and ph balance.
                                 Specific advice can be obtained from Council’s Ecologist.
                               Ø On-site detention
                               Ø Harvesting and reuse (if proposed)
                               Ø Gravity drainage systems to discharge to Council’s system
                         The traffic report for the development must be prepared by a suitably qualified person
                         and include but not be limited:
                               Ø Quantify the additional traffic movements created by the proposed development
                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20580067
Version: 4, Version Date: 16/05/2018                                                                                               Print Date: 16 May 2018, 3:14 PM

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Noosa Council documents




                               Ø The impacts on the wider road network. The report must include
                                 recommendations for any necessary improvements to the current network
                               Ø The existing site access arrangements including the existing configuration in
                                 Hofmann Drive and Rene St. The report must include recommendations for any
                                 necessary improvements to the current configuration
                               Ø The existing access easement arrangements and traffic flows. The applicant will
                                 also need to demonstrate that the proposed development does not contravene
                                 the easement terms and require approval from other property owners.
                               Ø The layout must provide the necessary service/loading/waste collection spaces
                                 and access paths. The waste collection area must be included in a waste
                                 management plan prepared in accordance with Council’s Planning Scheme
                                 Policies PSP 9 and PSP 11
                               Ø Carparking provided in accordance with AS/NZS2890.1:2004 for the various
                                 user classes. Tandem parking may be acceptable but only for staff parking
                                 associated with a common use.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours Faithfully




                 Glen Conforti
                 Development Planner




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20580067
Version: 4, Version Date: 16/05/2018                                                                                               Print Date: 16 May 2018, 3:14 PM