Original source · versioned page text
Response to Information Request
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
30 November 2022
CadCon Ref: 218806
Council Ref: RAL22/0026
Noosa Shire Council
Attn: Georgina Schramm
By email to [email protected]
Response to Information Request for Reconfiguring a Lot (1 Lot into 2 Lots) at 96 Black Mountain
Range Road, Black Mountain
I refer to Council’s Information Request dated 3rd November 2022 in relation to the development
application at 96 Black Mountain Range Road, Black Mountain for a Reconfiguration of a Lot (1 Lot into
2 Lots). On behalf of the applicant, Brett Hage, we submit a response which addresses all items from
Council’s information request. The response should be read in conjunction with the following
attachments:
• Attachment 1 – Revised Proposal Plan
• Attachment 2 – Revised Engineering Plans
• Attachment 3 – Revised Slope Stability Assessment
• Attachment 4 – Engineering Response
1 Provide plans showing recommendations of the bushfire report, and confirmation whether an
asset protection zone is required.
Response:
An asset protection zone (APZ) is required for the building envelope but no other firebreak trails or
firebreaks are recommended in the bushfire report.
The last two paragraphs in Section 5.2 from the bushfire report states:
“The extent of proposed separation comprises land within the lots and the adjacent Black Mountain
Range Road reserve which is considered a reliable permanent low threat zone for the life of the
development.
To ensure the available separation is maintained for the life of the development all land between the
building envelopes and Black Mountain Range Road inclusive of 10m distance around the future
dwellings is to be maintained as a low threat low fuel load Asset Protection Zone. Vegetative
conditions in the APZ are to be provided as detailed in Section 5.6 Landscaping.”
The report then goes on to state in Section 5.4 that no additional firebreak trails are necessary:
“Given the proposed Lots satisfy the Assessment Benchmark 4 criteria, the high density of Low
Potential Bushfire Intensity Areas surrounding the site, and as the westerly adjacent hazardous
bushland interface can be readily accessed by emergency services from Black Mountain Range
Road, the provision of additional fire break trails within the site is deemed unnecessary.”
The recommendations from the bushfire report (e.g. driveway width, driveway grade, water tanks, etc.)
can be conditioned as part of a development approval. It is requested that Council condition a
development approval accordingly.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 2 pages
Page 2
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
2 Provide additional detail demonstrating that the eastern proposed building envelope is suitable
for residential development. The additional detail must be supported by a geotechnical report
and include, but not be limited to:
(a) a suitable location for effluent disposal and stormwater overflow
Response:
Building envelopes have been removed from Lot 1 (refer to Attachment 1 – Revised Proposal Plan).
Since lodging the development application a dwelling house has been constructed within Lot 1 in
accordance with a building approval (Council reference PC21/1509). Given there is now a dwelling on
Lot 1, building envelopes are no longer necessary for Lot 1. Any future development within Lot 1 will
need to occur in accordance with the planning scheme requirements.
3 Provide additional detail demonstrating that the western proposed building envelope is suitable
for residential development regarding slope stability. The additional detail must be supported
by a geotechnical report and include, but not be limited to:
(a) demonstrate that the proposed level spreader is in a suitable location, despite being located
outside of the building envelope.
Response:
Per response above for Item 2, building envelopes have been removed from Lot 1 (refer to Attachment
1 – Revised Proposal Plan) as Lot 1 contains an existing dwelling in accordance with a building approval
(Council reference PC21/1509). Whilst the proposed level spreader is located in an area mapped as
landslide hazard (and was formerly outside of the building envelope area), the proposed level spreader
would direct dispersed flows directly over the gully flank to the south which drains to the east (i.e. away
from development). This satisfies the recommendations from the slope stability report (refer to
Attachment 3 – Revised Slope Stability Assessment) in that it wouldn’t result in discharging in close
proximity or upslope of proposed structures or earthworks.
4 Provide additional detail demonstrating that the size, location and layout of proposed building
envelope 2 is suitable for a future dwelling and associated services in accordance with
AO5.1/PO5 of the Rural Residential Zone Code. The detail must be prepared by a suitably
qualified person.
5 Provide an amended proposal plan demonstrating the building envelope for proposed Lot 2
follows the recommendations in section 4.1 (Text Figure 10) of the Slope Stability Assessment
report (22131077) prepared by Tectonic.
Response:
The building envelope on Lot 2 has been amended to incorporate the recommendations from the slope
stability assessment (refer to Attachment 1 – Revised Proposal Plan).
The building envelope on Lot 2 provides sufficient area for future buildings and structures. As prescribed
by AO5.5 from Council’s Rural residential zone code, the total gross floor area of all buildings on site is
not to exceed 500m2. Lot 2 provides a building envelope area that exceeds this with an area of 831m2.
The Slope Stability Assessment also states that there is sufficient area within Lot 2 to site the
wastewater irrigation areas with the necessary setbacks. The Lot 2 building envelope is appropriately
sized to accommodate a dwelling house and associated outbuildings/structures. Future buildings and
structures are to be undertaken in accordance with the recommendations from the Slope Stability
Assessment and can utilise split level design as required to ensure development does not exceed
prescribed building height in accordance with AO5.1 from the Rural residential zone code. Additionally
Lot 2’s building envelope is generally aligned lengthwise with site contours to assist with minimising
future earthworks.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Page 3
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
6 Provide additional detail demonstrating the proposed driveway crossovers will not cause any
potential traffic hazards. The detail must be prepared by a suitably qualified person (RPEQ –
Registered Professional Engineer of Queensland) and include, but not be limited to:
(a) justify that the location of the proposed driveway crossovers is the most suitable for
proposed Lots 1 and 2.
Response:
A response to this item is provided in Attachment 4 –Engineering Response and should be read in
conjunction with Attachment 2 – Revised Engineering Plans.
7 Provide additional detail demonstrating that the proposed driveway crossovers and internal
driveways (boundary to house site) are suitable for development regarding slope stability. The
additional detail must be supported by a geotechnical report.
Response:
A response to this item is provided in Attachment 4 – Engineering Response and should be read in
conjunction with Attachment 2 – Revised Engineering Plans and Attachment 3 – Revised Slope Stability
Assessment.
The slope stability assessment has been revised to include additional details addressing the crossovers
and existing driveways. Future crossovers and internal driveways should be constructed as per the
earthworks and drainage recommendations from the slope stability assessment.
This concludes the response to Council’s information request. We trust this information assists in
Council’s assessment of the development application. Should you wish to discuss or require further
information please do not hesitate to contact me via phone on (07) 5479 5311 or email
[email protected] faithfully,
Elise Wilton
Town Planner | BUrbDev(Urb&RegPlan) | MPIA
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.