Information Request MCU21 0110

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU21/0110
Your Reference:	16022
23 July 2021
Noosa Springs Real Estate Pty Ltd
C/- Adamson Town Planning Pty Ltd
PO Box 894
COOROY  QLD  4563
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0110
Street Address:	61 Noosa Springs Dr Noosa Heads Qld 4567
Real Property Description:	Lot 4 SP 178340
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue:
Lawful point of discharge and storm-water quantity management.
In order to accept the applicant’s argument regarding the omission of storm-water detention on the development site, the storm-water discharge arrangements with the downstream land parcel need to be formalised.
Information Request
Amend the application to include Lot 3 SP178340 and provide plans showing the extent of stormwater drainage easements required over this parcel in favour of the subject site to convey stormwater through Lot 3 SP178340 to the downstream waterway
As part of the above plans, identify stormwater drainage infrastructure and flow paths within the downstream land.

Issue:
Stormwater Quality
The downstream lake system is considered to provide little or no benefit in mitigating nutrient loads and increased nutrient loads from the development site may exacerbate existing water quality issues within these lakes. For this reason, treatment within the development site itself is requested prior to discharge onto the golf course land.
Information Request
Provide revised preliminary engineering plans supported by MUSIC modelling which demonstrate that the pollutant load reduction targets will be achieved prior to discharge from the subject site.
Issue
Car parking
The submitted traffic report makes some assumptions regarding the volume of car use, in part relying that a hotel/resort at Noosa Springs and the associated transport network is comparable to a hotel/resort and the associated transport network attributes at the Gold Coast and Brisbane CBD. The Traffic and Transport Plus report relies on these assumptions for supporting the proposed parking provision rate of 1 space per 4 units.
As highlighted in the Traffic and Transport Plus report, “it is well known by many tourists that it is possible to fly to the Gold Coast, and access all the tourist attractions without need for either a personal vehicle or a hire vehicle”. It is unlikely to be the case currently that the same expectation can be said for tourists that will stay at the proposed hotel/resort at Noosa Springs.
While there may be good and supportable reasons to provide parking for the proposed hotel/resort at a rate less than 1 space per unit, we are not yet convinced that provision of parking at a rate of 1 space per 4 units is the appropriate response at Noosa.
Will guests be turned away if they arrive in their own vehicle and there are already parking demands associated with the hotel / resort that exceed the 1 space per 4 unit rate?

Will guests be advised not to attend if they desire to bring their own vehicle, or will they be advised that they should not bring their own vehicle?

Without provisions in (i) and (ii), the under provision of parking to meet hotel / resort guest demands is unlikely to influence the decision of a guests about how they choose to travel to the facility.  If the actual demand rate for parking at the proposed hotel / resort is closer to 1 space per unit, then there will be overflow parking (probably by staff) along the internal roadways of Noosa Springs.
Information Required
To be able consider parking for the hotel / report to be satisfactory at the rate of 1 space per 4 units, it is recommended that the following information be provided:

Details of actual parking demand rates at two existing comparable hotel / resorts at the Sunshine Coast area, identifying the distribution of parking demands at those comparable facilities across the days of a full week (outside of any lockdown or COVID restriction periods), as well as the number of occupied rooms on each day.  It is recommended that comparable existing facilities be agreed with Council officers prior to commencement of data collection for the requested assessment.
Advise of the number of EFT staff expected to be employed at the proposed hotel/resort.
Details of the referenced parking surveys at the existing carpark in 2015.
Details of proposals referenced throughout the traffic report and in the recommendations in relation to the provision of and encouragement of use of facilities such as mopeds, electric bikes & scooters and shuttle buses, including associated conditions of approval that the Council could impose to facilitate the aspirational outcomes.
Undertake detailed assessment of the proposed changes to the parking layout including:
Compliance with the AS2890 Australian Standard series.

Whether the proposed hotel parking will be separated / delineated from the balance of the carpark, by either gates, or signage, or both, and how those arrangements would operate in a satisfactory manner.  This should include how other vehicles would turn around if they reach the hotel / resort designated parking area without finding a parking space, and how vehicles will turn around and exit if they search for a prime undercover carpark near the lifts to the hotel/resort, and find all spaces occupied.

The refuse vehicle swept path assessment indicates that it is extremely tight.  It should be redone using an appropriate clearance envelope and with the vehicle travelling on both directions along the critical parts of the route.

Issue
Odour report

A preliminary review of the Katestone Environmental Odour Assessment report dated December 2020 has been undertaken. The following additional information is requested in respect of the odour assessment reporting provided.

Information Required

Please supply the electronic modelling files as follows:
TAPM input and output files

*.def
*.inp
*.lis
*.obs
*.top (default and refined for 1km and 300m)

CALMET input and output files

*.inp
*.lst
GEO.dat

PRTMET output file

*.dat (timeseries of predicted meteorology for subject site )

CALPUFF input and output files

*.inp
*.lst
*.src

CALPOST Output files

*.inp (any CALSUM files)
*.lst (any CALSUM files)
*.dat (timeseries of modelled discrete receptors)
*.grd (gridded contour file)

Issue
Odour report
The analysis of the site-predicted meteorology included in Figure 4 to Figure 7 of the Katestone report does not appear to appropriately summarise the frequency of calm wind speeds which are an import consideration of potential odour impacts.
Information Required
Supply of the requested PRTMET file is requested to assist in review of this matter.  Provide justification as to whether the assessment has suitably considered calm/ low wind speed conditions.
Issue
Odour report
A review of the predicted odour contours identifies the 2.5 odour unit contour is immediately adjacent the proposed accommodation building with little buffer.  The tabulated results in Table 5 identify that 2.5 odour units is predicted at the accommodation building.
Information Required
Supply of timeseries of predicted odour concentrations for each receptor is requested for review of potential odour impacts the accommodation building and at the outdoor recreation areas.
Issue
Odour report
Further clarification is required with respect to odour predictions provided for outdoor recreation areas.
Information Required
Please describe how the results for the reduced hours for the outdoor recreation areas was generated, i.e removal of predicted concentrations from unoccupied hours and re-generation of 99.5th percentile or maximum?
For Figure 12 and Figure 13, clarify the location of the receptor(s) used to generate these figures, eg accommodation or outdoor recreation areas.
Provide further justification for not including odour emissions from the inlet works in the assessment.
Issue
Odour report
The odour emission rates adopted for the assessment identify that sludge has a high emission potential but was not sampled at the plant.
Information Required
Describe the dispersion parameters and representation of the sludge emission source in the modelling to validate the predictions undertaken for this source.
Provide justification as to why the odour sampling undertaken for the purpose of the reporting is relevant to odour emissions at all times.  Is the odour emission sampling representative of worst case emissions?
Issue
Parts of the development site are mapped in The Noosa Plan 2020 as being in a Landslide Hazard Area (High Hazard Area and Moderate Hazard Area). The submitted Engineering Report indicates that earthworks will be carried out in accordance with Geotechnical Engineering advice. The submitted material does not include any Geotechnical Engineering advice and given the sites hazard mapping it is considered essential for the site to be investigated prior to the completion of the design and prior to the issue of any development approval.
Information Required
Provide a site-specific geotechnical investigation for the development site which identifies the building foundation requirements and stability considerations necessary for each future building/structure to maintain the stability of those building/structures for the long term.  The report must include that the development site is stable, can be safely built upon, and has a factor of safety in excess of 1.5, both prior to the development and in the long term.
Issue
The Bushfire Hazard Assessment (Rob Friend and Associates Pty Ltd April 2021) acknowledges a small remnant area of vegetation will remain in the north-eastern extent of the site. “We would note this patch of vegetation is connected to smaller linear patches of vegetation within the subject site and near a significantly large area of woody vegetation (Girraween Nature Refuge) and as such does present a threat to the potential future hotel accommodation within the subject site. We therefore form a similar view to the Noosa Council with respect to this patch of vegetation, namely it presents a bushfire hazard”. The RFA report further states “The Girraween Nature Refuge and surrounding vegetation to the north and east of the subject site mapped as High potential bushfire intensity”. The nature reserve vegetation is identified as: Regional Ecosystem (RE) 12.3.5 9.1 Moist to dry eucalypt open forests on coastal lowlands and ranges. The vegetation type and extent require that the potential impact is addressed.

The report’s recommendations include:

Therefore, based on the requirements of the Noosa Planning Scheme, the development will require a response to the Bushfire Overlay Code and a Bushfire Management Plan will be required.

Information Required
A Bushfire Management Plan is required in support of this application, to be prepared in accordance with the overlay code – (8.2.(b)) and Noosa Plan 2020 Policy SC6.9.4 - Bushfire management plans.

The Bushfire Management Plan should address the whole of the proposed development site. During its preparation, consideration should also be given to:
the site’s context within the broader area, particularly in relation to potential off-site sources of increased fire hazard (caused by land use type or physical features);
the impact of the proposed land use on bushfire hazard for surrounding lots;
the ecological role of fire in the landscape;
any implications the proposed mitigation measures may have for the conservation of matters of environmental significance both on and off the site;
identify the location and severity of the bushfire hazard;
calculate the intensity of bushfire (e.g. calculate potential maximum fuel loads, fire behaviour, radiant heat, flame zone, ember attack etc.) that may be experienced on the development site;
consider the applicable assessment benchmarks contained within the Bushfire Hazard Overlay code;
recommend remedial measures such as specific features of the development design (e.g. land use type, vehicular access, lot layout, bushfire radiation zones and house site location), proposed fire-fighting infrastructure (e.g. water supply and fire trails), landscaping, and advice to future residents.

Where development is proposed on land adjacent to the City Reserves, State Government protected lands, Seqwater land or other reserves managed for nature conservation, consultation should occur with the relevant land manager regarding bushfire management as it affects nature conservation values on that reserve.
The Bushfire management plan is to be clearly documented in a written report submitted to the Council as part of the development application. The text should be supported by appropriately scaled maps (e.g. showing areas of potential bushfire hazard, proposed water supplies and fire trails, bushfire radiation zones, preferred house site locations, etc.). The maps should clearly indicate the location and extent of the feature being shown, and either overlay, or be easily compared with, the proposed development design.
Issue
Height
The proposed development exceeds the maximum height limit within both the Tourist Accommodation Zone and the Recreation and Open Space Zone.
It is noted that the Section Plans refer to ‘extrapolated original ground level’ however it is unclear how this has been determined. It is also noted that the RL at the maximum height of the buildings has not been provided on the section plans.
Similarly it is unclear as to how the existing contours has been derived on drawing DAO.04 Rev 7 or what data has informed the height blanket detailed on DA4.01 Rev 7.
It should be noted that height of the development and associated scale and bulk raise concern.
Information Required
Clarification that the site contours, including natural ground level, have been determined by a cadastral surveyor and/or a cadastral survey of the site.
All Elevation Plans, Section Plans and height blanket plans to detail the maximum RL of each building with the RL of the natural ground level confirmed below.
Issue
The planning report notes that the shared lawn area with the Day Spa has potential to operate as a wedding venue. It is unclear as to the location of the shared lawn area on the plans.
Information Required
Site plans to include details of the shared lawn area proposed to be used for weddings.
Details of the proposed size of functions to occur within the proposed ‘boutique hotel’
Issue
The submitted plans include details of proposed works to the existing clubhouse, no application has been received to amend the related approval.
Information Required
Clarification as to how the proposed works to the golf clubhouse accord with the existing golf course approval and if it is intended to submit a separate application for their approval.
Clarification as to whether the proposed use of the golf clubhouse accords with the relevant approval and if it is intended to submit a separate application.
Issue
Koala Offsets
The planning report notes that koala offsets are applicable.
Information Required
Clarification of the mechanism for how the offsets are to be delivered.

due date for response to information request
The due date for providing the requested information is 25 October 2021. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
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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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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