Request for Further Information - 010.2007.00002398.001 [As Published] · 132007.2398

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3.    To assist in determining the maximum height of the development, provide an extract of the site
      plan for the Apartment Building and Residential Aged Care Facility indicating site contours and
      reduced levels to top of roof lines.
Setbacks
4.    Schedule 1 of The Noosa Plan stipulates a minimum setback of 6 metres to road frontages for
      development in the Community Services Zone and also for Multiple Housing – Type 3
      Retirement and Special Needs use. The proposed setback for Independent Living Units to
      Elm Street and Lamonts Road is unacceptable as it does not allow sufficient space for the
      acoustic fence in this location to be setback from the site’s boundary to landscape screening
      to be provided between the fence and the road, and also to allow for landscaping screening
      between the fence and the Independent Living Units, whilst still allowing for private open
      space areas.
5.    Independent Living Units adjacent to Lot 1 shall be setback a minimum of 2 metres to protect
      the amenity of the adjoining property.
Acoustic Amenity
6.    Acoustic matters are still being reviewed, with any additional information required to be
      requested under separate cover.
Overlays
7.    Concerns are raised that the proposed layout results in residential accommodation (Aged
      Care Facility and Independent Living Units) being within the Gas Pipeline Buffer under the
      Natural Resources Overlay. The fact that Council has previously approved lot reconfiguration
      applications on nearby land is unjustified as these were not approved under The Noosa Plan.
      Accordingly, it is recommended that you seek written advice from the owner of the Gas
      Pipeline regarding the proposed development within the Gas Pipeline Buffer.
8.    Areas of the site are identified as being subject to Potential Extractive Resource Influence
      under the Natural Resources Overlay. Accordingly, the development shall address measures
      to mitigate noise and other impacts emanating from existing and potential extractive uses and
      transportation routes.
Land Development
Sewer and Water
1.    The Engineering Assessment Report submitted by Brown Consulting in support of the
      application identifies two options, pumping and gravity for the connection of the property to the
      existing sewerage networks.
      Council policy is that all properties shall be connected by gravity to the existing sewerage
      system when the existing system is capable of accommodating connection by gravity. In this
      case, the existing system is capable of providing gravity connection. In this respect the
      applicant is requested to amend reporting to include the gravity only option.
Civil works
2.    Please provide assessment of the impact of the northern access (Trading Post Road) and the
      western access (Lemontes Road) to the development on the existing trees and vegetation.
Stormwater and Stormwater Quality Management Assessment
3.    In respect of the Concept Stormwater Management Plan for Cooroy Retirement Village by
      Brown Consulting, dated June 2008 please indicate whether the detention of water within
      rainwater tanks was considered in the ‘DRAINS’ peak discharge modelling.

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4.    The Concept Stormwater Management Plan for Cooroy Retirement Village by Brown
      Consulting dated June 2008 (the SMP) indicates that the proposed stormwater treatment train
      will not remove sufficient amounts of pollutants in order to achieve the long term objectives
      required by the Environmental Protection (Water) Policy 1997 Mary River Environmental
      Values and Water Quality Objectives Basin No. 138 including all tributaries of the Mary River
      (EPP WQO). In addition, Table 6.8 of the SMP indicates that nitrogen loads discharged from
      the site will increase as a result of the development. Council will not support an application
      that will increase pollutant loads (i.e. Total Nitrogen) from the existing scenario and not meet
      the EPPWQO of the area. In this respect, provide a revised storm water management strategy
      or propose measures to reduce the pollutant loads, with particular reference to Nitrogen to
      demonstrate an improvement in the quality of stormwater discharges in comparison to the
      existing situation.
5.    The Healthy Waterways Water Sensitive Urban Design Technical Design Guidelines for South
      East Queensland (the guidelines) recommend that bioretention basins constitute 2% of the
      catchment area to ensure effective pollutant removal. Preliminary calculations based on data
      presented indicate that bioretention basins constitute less than 2% of the catchment area.
      Please reconsider increasing the treatment area to comply with the guidelines.
6.    Demonstrate how the proposed staging of development will affect the overall water balance
      requirements and performance of the Water Quality Control Ponds.
7.    In order to justify the overall increased runoff, Section 7.3.2 of the SMP indicates that:
              the modeled equivalent occupancy rates are low and may underestimate the demand
              on rainwater use; and
              overflow from rainwater tanks is required to maintain water levels in the Water Quality
              Control Ponds for submerged plant species and continuous turnover of the water bodies
              for stormwater quality treatment.
      Demonstrate to Council that in the event rainwater use demand increases, as is inferred will
      occur in Section 7.3.2 of the SMP, a reduction in the modeled overflow from rainwater tanks
      will not compromise the performance of the Water Quality Control Ponds.
8.    Section 8 of the SMP states that
               “the modelled increase in runoff will be within acceptable limits and natural
              yearly variability”.
      Please provide further comment regarding the source of the qualitative values for ‘acceptable
      limits and natural variability’ that the abovementioned statement refers to. Also provide
      ecologist comment on the impact of increased water velocities to the receiving environment.
      Particular reference is required in relation to the impact of increased flows on protected
      species within downstream essential habitat areas.
9.    The SMP demonstrates that peak flows will be reduced to below existing ARI’s. Ecologist
      comment is required in relation to:
      9.1     the relationship between the lifecycle of downstream populations of protected species
              and the existing peak flow levels; and
      9.2     the impact any proposed changes to the hydrological variability will cause to
              downstream populations of protected species and their lifecycle – i.e. breeding patterns.
Engineering
10.   Ensure that grease and oil arrestors are incorporated into all car parking stormwater drainage
      designs.
11.   Provide information regarding the relevance of the proposed sediment and erosion control
      plan in response to the soil types on site.
12.    The Erosion and Sediment Control Plan refers to allotments and parkland. Given that the
      development does not involve subdivisions to create allotments or parkland Council is
      concerned the Sediment and Erosion Control Plan is generic and not site specific. Please
      provide comment in relation to this concern.

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13.       The Institute of Engineers Australia Soil Erosion and Sediment Control Engineering Guidelines
          for Queensland Construction Sites requires that clean stormwater is directed around disturbed
          areas. The sediment and erosion control plan indicates that external catchment discharge will
          be direced to the sediment basins during construction. Council is concerned that channelling
          of external water to sediment basin will restrict the ability of the site to achieve required water
          quality objectives during construction. Please revise the staging to allow clean external
          catchment discharge to flow around undisturbed areas of the site and accordingly reduce the
          quantity of water to manage within the sediment basins.
14.       Indicate the volume of material to be ‘cut’ from the existing dams.
15.       There is contradiction between the Smith + Tracy architects masterplan staging dwg no: 0805-
          TP05 and Brown Consulting Bulk Earthworks layout plan dwg no: NO7058-DA07A. Please
          ensure there is consistency between all drawings and indicate to Council the stage of
          construction that the basins construction will commence and be finalised.
16.       Provide plan of the developed site showing the overland flowpaths during ARI 100 year storm
          in the events that major stormwater pipelines are fully blocked.
17.       Please provide amended layout plan/s showing a truck turning area at the end Trading Post
          Road generally in compliance with Noosa Shire Council’s Engineering Drawing 9025 or its
          equivalent.
18.       Council is not satisfied that the entire suite of turning path requirements has been
          demonstrated on Drawing Number NO7058-DA12 Sheets 1-3. In this respect, please show-
          turning paths for “car with caravan” for all carpark spaces shown on turning path 4. Also,
          demonstrate the complete turning path for Garbage Trucks on Turning Path 3 and Turning
          Path 5.
Traffic
19.       Traffic matters are still being reviewed, with any additional information required to be
          requested under separate cover.
Waste Management
9.        Waste management shall comply with Council’s Planning Scheme Policy PSP9 Waste
          Management. You are required to demonstrate in regard to the following:-
          9.1.        Demonstrate that the internal road network can cater for refuse vehicles, as it is
                      considered that individual on-site collection may occur.
          9.2.        Demonstrate that central waste disposal areas (ie. Residential Aged Care Facility and
                      Village Community Centre) provided within the site can cater a refuse vehicle to enter
                      and exit the site in forward direction without creating an unsafe situation for staff,
                      residents and visitors of the site.
          9.3.        Demonstrate the location of waste storage facilities at Residential Aged Care Facility
                      and Village Community Centre.
          9.4.        Demonstrate that the waste storage facilities at the Residential Aged Care Facility,
                      Village Community Centre and nodals are large enough to store waste and recycle
                      bins.
          9.5.        The location of bin wash down facilities is required to be shown on the proposal plans.
Under the provisions of the Integrated Planning Act 1997, you have three options available in
response to this Information Request. You may give the assessment manager (in this instance
Council) and each referral agency (if any):
1.        all of the information requested; or
2.        part of the information requested together with a letter asking the assessment manager and
          each referral agency to proceed with the assessment of the application; or
3.        a letter:
          (i)    stating that you do not intend to supply any of the information requested; and

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       (ii)   asking the assessment manager and each referral agency to proceed with the
              assessment of the application.

Please be aware that under Section 3.2.12 of the Integrated Planning Act 1997, the applicant is to
respond to any information request within 12 months of the request or otherwise, the application
lapses.
A response to the above is required to be submitted, prior to further assessment of the application. If
any further matters arise as part of assessment of this application, you will be advised accordingly.

Should you have any further queries in relation to the above, please do not hesitate to contact Tracy
Jones on the above number.

Yours faithfully,




Tracy Jones
SENIOR PLANNING OFFICER