Further Advice Assessment Manager 132008.1128.04

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	132008.1128.04
Your Reference:	PR132983-1
20 August 2020
Blue Care
C/- RPS Australia East Pty Ltd
PO Box 1559
FORTITUDE VALLEY  QLD  4006
[email protected]
Dear Sir/Madam
Further Advice – Development Application
I refer to your application and advise that Council wishes to provide you with further advice about the application in accordance with the provisions of the Development Assessment Rules 2017.
application details
Application No.	132008.1128.04
Street Address:	Grasstree Ct Sunrise Beach Qld 4567 Ben Lexcen Dr Sunrise Beach Qld 4567
Real Property Description:	Lot 6 RP 901384 Lot 9 SP 252905
Planning Scheme:	The Noosa Plan (8 June 2018)
further advice
You are advised that:
Issue
Site cover
The letter accompanying the application proposes that the Site Cover for the amended development is 57% and that the site cover for the previous change application was incorrectly calculated. Review of the previous application/plans does not support this position and it is understood that the site cover currently approved is substantially closer to the 43% as detailed on the current approved plans. A site cover of 57% raises concern.
However it is noted that the current roof plan does not include the line of the eaves and it is therefore more likely that the current calculation of site cover has been incorrectly assessed. Importantly, the relevant definition for site cover is:

…….the proportion of a site covered by all buildings and structures shown as a percentage. For enclosed spaces this includes the area within the outside wall and for unenclosed spaces this includes the area measured along a line 600mm in from the perimeter of the roof. Site cover includes garages and other roofed outbuildings, but does not include landscape structures such as in-ground pools and decks.
Advice Required
A recalculation of the proposed site cover based on the definition above, noting that roofed unenclosed spaces are also proposed.
Amended roof plan to clearly show the extent of the eaves which should be a minimum of 600mm.
Issue:
In regards to water quality, the changed application states:
The proposed redesign does not fundamentally affect the proposed stormwater management for the site. Importantly, the stormwater network and treatment systems have been approved under OPW19-0020. This approval included a 50m2 bio basin and 45m2 infiltration basin located along the northern boundary of the site. These basins have been retained in the proposed design, albeit with minor reshaping of the bio basin. The stormwater network is shown on drawing 5002-106(B) and 5002-400(B). A change application for OPW19-0200 will be required in the future to reflect the changes to the stormwater basins.
Assessment documentation for the sizing of the water quality treatment systems for the RAC site (OPW19/0047) and the Retirement Living Sites (OPE19/0020) identified that the water quality treatment provided to serve the RAC site were undersized (56% deficit) and the Retirement living site were oversized, but that combined they allowed for the required water quality treatment to be achieved. The current approved staging whereby part of the Retirement Living was to be constructed first meant that when the RAC was built – the pollution reduction targets would be achieved for the overall development.

The new proposed staging whereby the RAC is proposed to be built first, means that the situation no longer exists whereby the overall pollution reduction will be achieved when the RAC is first built. The unknown timeframe of delay between proposed commencement of use of the RAC and the now delayed construction commencement for the Retirement Living also means that the overall development will not achieve the required pollution reduction targets until such time as the Retirement Living development commences.

Advice Required
Demonstrate how the required pollution reduction targets will be achieved for the development during the timeframe where the RAC site is operational prior to development of the Retirement Living stage.

Issue
A rerun of the previously supplied MUSIC model with the additional 1,298m3 site cover (coarsely added to the RAC site as roof area, with no other adjustments made) identified that the TSS pollution reduction for the combined site would fall short of 80% reduction in total suspended solids.

Advice Required
Demonstrate that the overall development will still achieve the required pollutant reduction targets by:
Provision of an updated MUSIC model that reflects the proposed changes;
OR
Provision of a table that lists the area and corresponding impervious pervious fractions that should apply to each source node of the MUSIC model [18-001942-Sunrise_Beach-080420].  This will facilitate for assessment officers to interrogate the existing model and proposed changes with correct information.

Issue
The information provided outlines that minor reshaping of the basin will be required. It is not clear how or where the reshaping will occur and whether sufficient space exists for all components of the basin.

Advice Required
Provide detail design plans in expectation of changes to the respective operational works approvals to demonstrate that all components of the water quality treatment system will be able to be located within the development site.
Issue
Public Pathway:
The new amended plans do not show a public pathway (2.0m wide) along the frontage of the site, which was included in the previously approved plans for this development.
Advice Required
Amend plans to include the required 2.0m wide pathway.
Issue
Driveway crossovers:
The amended plans show the access crossovers have kerb edges and/or retaining walls within the road grassed verge. This is not consistent with Council’s requirements and the applicable standard drawings; and it has the potential to pose trip and fall hazards to the road’s users, and raises possibility for public liability claims. The finish levels of the pavements for the driveway crossovers must match smoothly with the existing finish levels of the road grassed verge and the proposed public pathway along the frontage of the site.
Advice Required
Amend plans such that all driveways match smoothly the surface levels of the grassed verge and the proposed public pathway (2.0m wide) without any significant changes to the existing finish levels of the road grassed verge, or creating a trip or fall hazards.
Issue
Footpath accessibility:
The amended plans include new steps to accessing sections of the footpath along the west and north boundary, as such sections of the footpath may not be accessible for wheel chairs and/or people with disability.

Advice Required
Provide information/amendments to clarify and address the above issue.
Issue
Access and manoeuvring for service and waste collection vehicles:
The access arrangement and layout for the parking area and Service Yard near the main access entry (eastern access driveway) has been changed.
Advice Required
It is requested that a plan is provided to demonstrate that adequate area is available for the manoeuvring and turning path for the Waste Collection Truck in accordance with the applicable standards.

Issue
Ambulance parking.
Advice Required
Indicate on plan appropriate ambulance/emergency vehicle parking arrangement on the site. Ambulance parking space should normally cater for standard urban ambulance vehicle (eg Mercedes Benz Sprinter 519 Bariantric-Specialist) and patient stretcher movement, and provide a minimum headroom of 3.2m.

due date for response to further advice
A response to the further advice is required by 20 November 2011.
other details
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Patrick Murphy
Coordinator Planning

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