MCU21.0117 OPW21.0199-Applicant's Response to Council's IR · MCU21/0117

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Applicant’s Response

1. Refer to Plan A.001 within the Revised Architectural Plans prepared by Zest Building Design (Attachment 1).
The alfresco areas of Units 1 and 3 have been redesigned to incorporate an open pergola. The majority of the
built form bulk has been setback from the Peral Street boundary by 6 metres. A section of each unit is setback
from the boundary at 5.5 metres. A relaxation of this minor intrusion is sought and is justified as it breaks the
horizontal plane of the Unit’s built form and creates depth and interest.


Information Required by Council

2. Provide an update site cover plan that includes all roof areas. Should the development exceed the
maximum allowable site cover, it is required to be amended to align with Performance Outcome PO10 of the
Medium Density Residential Zone Code.


Applicant’s Response

2. Refer to Plan A.003 within the Revised Architectural Plans prepared by Zest Building Design (Attachment 1).
The site cover has been recalculated at 1,023m2 and is within the maximum site cover allowed.


Information Required by Council

3. Provide an amended landscape plan that demonstrates the following:

        (a) All front fences or walls must be set back an average of 1 metre from the front property boundary
        and articulated to provide visual interest by stepping the design a maximum of 5 metre intervals.

        (b) The area of land between the front fence and property boundary is to be landscaped to screen
        the fence and to contribute attractiveness to the streetscape.

        (c) Provide 2 x 45 litre street trees along Pearl Street a minimum of 3 metres from the edge of the
        driveway and a minimum of 600mm from the back of kerb. Recommended street trees may include
        Buckinghamia celsissima, Melaleuca viminalis or Harpullia pendula.

        (d) Provide 45 litre street trees along Elm Street a minimum of 6 metres apart and a minimum of 600mm
        from the back of kerb. Recommended street trees may include Buckinghamia celsissima, Melaleuca
        viminalis or Harpullia pendula.

        (e) Replace the coastal trees Cupaniopsis anarcardiodes and Pandanus tree species with hinterland
        species such as the above mentioned trees for the street frontages.

        (f) Provide an amended landscape plan detailing the replacement of the exotic plant species listed
        on Sheet No. L.000, Issue A with native plant species. Refer to the Noosa Planning Scheme Policy
        SC6.3.4 Preferred Plant Species, and the Cooroy Framework Character Plan SC6.8.2 4 (d), Open Space
        and Landscape Treatment.

        (g) Provide the Maintenance Specifications for the 12 month maintenance required for the duration of
                                                                     PO Box 1818        07 5474 3873
                                                                     Noosa Heads        [email protected]
                                                                     QLD 4567           rgstrategic.com.au

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        the street trees and a 12 week Maintenance Schedule for the internal landscape areas.

        (h) Provide a descriptive Plant Schedule detailing all the plants proposed for the landscape areas
        within the site.


Applicant’s Response

3. Refer to Revised Landscape Plans prepared by Zest Building Design enclosed within Attachment 3.

   a) The front fence has been set back by 1 metre in parts to create contrast and visual interest, and is to
        be built from rendered block fence. The variation in the setback is identified within L.000 (Attachment
        3) and A.004 (Attachment 1).

   b) A variety of landscaping treatments are proposed along the front boundary and fence. The planting
        includes a ground cover and tree species to enhance the streetscape, including:

            1.   15 x Stachys Byzantia (Lambs Ears), and

            2.   5 x Callitris Columellaris (Cypress Pine).

        The proposed landscaping will screen the front rendered fence from the street.

   c) 2 x new mature street trees (in addition to the existing and retained Cooroy Maple) are proposed. 1 x
        300ltr Hardpullia Pendula and 1 x 300ltr Buckinghamia Celsissima are proposed either side of the entry
        driveway.

   d) 2 x mature 300ltr Harpullia Pendula trees are proposed along the Elm Street. The existing large
        Poinciana tree will remain.

   e) The Cupaniopsis anarcardiodes and Pandanus species have been replaced with Buckinghamia
        Celsissima, Harpullia Pendula and Syzigium Australe 'Select' species.

   f)   A variety of species have been proposed including Callitris Columellaris "Cypress Pine", Syzigium
        Australe 'Select', Buckinghamia Celsissima and Harpullia Pendula.

   g) Refer to the Landscape Maintenance Plan prepared by Zest Building Design within Attachment 3.

   h) A planting schedule is provided within the Revised Landscaping Plans, enclosed within Attachment 3
        (Plan L.000).


Information Required by Council

4. Please demonstrate that an on-going right to discharge through the downstream land is available to the
applicant, either through confirmation from the owner of the land that the current management as an
environmental/conservation area will continue and permission to discharge is granted, or through
confirmation from the downstream landowner of agreement to register a drainage easement in favour of the
development site.




                                                                    PO Box 1818        07 5474 3873
                                                                    Noosa Heads        [email protected]
                                                                    QLD 4567           rgstrategic.com.au

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Applicant’s Response

4. Refer to the Revised Stormwater Engineering Report prepared by Recor Consulting (Attachment 5) and
Recor’s response to the Information Request enclosed within Attachment 4. An extract from the response is
provided below:

       The internal drainage network has been redesigned to discharge stormwater run-off from the site to
       the Pearl Street site frontage drainage system, being the legal point of discharge for the
       development. Please refer to the updated Stormwater Engineering Report and Roads and Drainage
       Layout Plan for further details.


Information Required by Council

5. Please provide revised sizing/modelling and associated engineering drawings for the detention storage
proposed for the development site, which achieves the following:

       a. Utilises a hydrologic model and is undertaken using the ensemble storms approach of ARR2019;

       b. Is undertaken generally in accordance with the procedures documented in QUDM Section 5.6.2;

       c. Demonstrates no increase in peak flows for all events up to and including the 1%AEP event, for the
       range of durations applicable to the downstream land;

       d. Accurately represents the site catchment areas and the position and catchment of each detention
       storage within the site;

       e. Accurately represents any external catchments conveyed through the site;

       f. Accurately represents any areas of the developed site which bypass the detention storage(s);

       g. Accurately represents the existing catchment and flows reporting to the proposed discharge point
       from the site, as the comparison for the developed-site discharge; and

       h. Provides existing and developed catchment plans, showing the above areas.


Applicant’s Response

5. Refer to Recor’s response to the Information Request and Revised Engineering Plans enclosed within
Attachment 4. An extract from the response is provided below:

       The drainage network and detention storage has been redesigned for the site to address the points
       raised. Pre and post development catchment plans have been prepared to represent the site
       catchments flows to each element of the drainage system, external catchments conveyed through
       the site and areas bypassing the site detention systems.

       As the pre-development site drainage flows into private property rather than the legal point of
       discharge, there is currently no predevelopment peak flow from the development into the legal
       drainage point for the site to achieve. Rather, the proposed development has been modelled to

                                                                   PO Box 1818       07 5474 3873
                                                                   Noosa Heads       [email protected]
                                                                   QLD 4567          rgstrategic.com.au

Page 5

        demonstrate that there is sufficient capacity within the internal drainage network at the discharge
        point and in the table drain along Pearl Street. This takes into account the upstream and downstream
        catchments draining to the table drain, to determine the maximum discharge rates from the
        development with minimal impacts to upstream or downstream properties for storms up to the 1%
        AEP. Please refer to the updated Stormwater Engineering Report for details.


Information Required by Council

6. Please provide MUSIC modelling and updated engineering plans which demonstrate compliance with PO6
and AO6.2 of the Water Quality and Drainage Code.


Applicant’s Response

6. Refer to Recor’s response to the Information Request enclosed within Attachment 4. An extract from the
response is provided below:

        The site and the treatment train proposed for the development has been modelled in MUSIC in
        accordance with the Water by Design MUSIC Modelling Guidelines for Southeast Queensland. The
        results demonstrate that the site achieves compliance with PO6 and AO6.2, being reductions in
        excess of 90% of gross pollutants, 80% of total suspended solids, 60% total phosphorous and 45%
        total nitrogen at the discharge point. Please refer to the updated Stormwater Engineering Report for
        further details.


Information Required by Council

7. Is the1200x600 grated inlet outside POD B a sag gully (this is unclear due to limited design levels)? If it is a
sag, demonstrate that the minimum 300mm freeboard required by AS3500 to the adjacent building floor
levels is achieved.


Applicant’s Response

7. Refer to Recor’s response to the Information Request enclosed within Attachment 4. An extract from the
response is provided below:

        This pit has been removed, however pits in the driveway area are on grade, and within the
        bioretention areas, a minimum of 300mm freeboard to the adjacent building floor levels is achieved.


Information Required by Council

8. Provide calculations/HGL analysis demonstrating that the surcharge pit outlet from the site will not
surcharge the upstream pits during the design event due to the limited grade.



                                                                      PO Box 1818         07 5474 3873
                                                                      Noosa Heads         [email protected]
                                                                      QLD 4567            rgstrategic.com.au

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Applicant’s Response

8. Refer to Recor’s response to the Information Request enclosed within Attachment 4. An extract from the
response is provided below:

       A hydraulic analysis of the proposed stormwater drainage design has been undertaken for the critical
       1% AEP storm event, which demonstrates that there is no surcharge . Please refer to the updated
       Stormwater Engineering Report for details of the HGL analysis.


Information Required by Council

9. Please provide a subsequent plan detailing the proposed footpath, kerb and channel, vehicle crossover
(demonstrating compliant grades are achieved to prevent water from flowing into the driveway from the
street), any verge reshaping works and tie in details to the existing pavement and surrounding features in
accordance with Councils/relevant standards.


Applicant’s Response

9. Refer to Recor’s response to the Information Request enclosed within Attachment 4. An extract from the
response is provided below:

       The Roads and Drainage Layout plan has been updated to include additional information to detail
       the requested aspects. The driveway grades have been adjusted to ensure a minimum 250mm
       elevation above the invert of the kerb and gutter to prevent water entering the driveway from the
       street, and tie in details and surface levels have been provided.



This ends my client’s response to matters raised by Council within their Information Request. It is noted that
SARA has advised that they will not be issuing an information request for the referred development
application.

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



                                                                   PO Box 1818        07 5474 3873
                                                                   Noosa Heads        [email protected]
                                                                   QLD 4567           rgstrategic.com.au

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