Information Request MCU23 0109

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Information Required
1.    Provide amended plans increasing the rear setback to both levels to a minimum of 6m,
      including any roofed outdoor area.


Issue – Carparking
The proposal plans include a total of 12 onsite carparks. Acceptable Outcome AO13 of the
Dual Occupancy and Multiple Dwelling Code requires a minimum of 10 resident and 3 visitor
carparks to be provided onsite. The application material does not provide sufficient justification
for the shortfall of visitor parking.
Information Required
2.    Provide amended plans providing carparking in accordance with AO13 of the Dual
      Occupancy and Multiple Dwelling Code.


Issue – On-site Manoeuvring
The submitted Vehicle Turning Plans (33114-OW5.1, dated June 2023) provides insufficient
information to demonstrate that the proposed development offers adequate area for onsite
parking and vehicle manoeuvring as required by Performance Outcome PO7 of the Driveways
and Parking Code. The Vehicle Turning Paths shown on SCG’s drawing 33114-OW5.1 shows
that:
•     Vehicles entering and exiting the western most car park may collide with elements of
      the carport.
•     Vehicles exiting the two most eastern carparks do so in a forward gear. It is unclear if
      vehicles are restricted to reverse in only, and if so, how this will be indicated to drivers.
Information Required
3.    Provide amended Vehicle Turning Plans that address Council’s concerns. The amended
      Vehicle Turning Plans must be prepared by a suitably qualified person (RPEQ –
      Registered Professional Engineer of Queensland) and include, but not be limited to:
      3.1. demonstrate a B99 vehicle is capable of entering and exiting the western-most car
           park without colliding with elements of the proposed carport; and
      3.2. provide clarification if vehicles utilising the two eastern-most car parks are limited
           to ‘reverse-in’ only, and if so, how this will be indicated to drivers.


Issue – Location of Stormwater Discharge Outlet
The submitted Stormwater Management Plan (33114-SW1.1, dated June 2023) proposes a
stormwater structure (headwall) that is wholly located outside the subject site and within State
property, with Council as trustee. The proposed development must be wholly contained within
the subject site unless written owners’ consent is provided to Council.
Council recognises that if the proposed location of the proposed headwall wishes to be
pursued, a drainage easement must be registered against proposed Unit 10 (subject to any
plan changes) and 12 Lake MacDonald Drive. The easement would need to be of sufficient
width to accommodate the ongoing maintenance and construction of the headwall.
Information Required
4.    Provide written owners’ consent from Council’s Property and Infrastructure departments
      indicating their support for the proposed infrastructure to be constructed and maintained
      within the lot, and to be burdened by the easement described above.




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5.   Alternatively, provided a full suite of amended plans demonstrating that all stormwater
     structures (headwall) are contained entirely within the subject site. The amended plans
     must be prepared by a suitably qualified person (RPEQ – Registered Professional
     Engineer of Queensland) and include the necessary drainage easements.

Issue – Sustainable Building Design Code
The proposed stormwater management plan does not include 3,000 litres of rainwater storage
per dwelling as required by Performance Outcome PO2 of the Sustainable Building Design
Code.
Information Required
6.   Provide sufficient detail to demonstrate that the development achieves compliance with
     Performance Outcome PO2 of the Sustainable Building Design Code. The detail must
     be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer
     of Queensland).


Issue – Service Connections to Units 8-10
The proposed Reconfiguring a Lot application proposes to subdivide by Community Title
Scheme as shown in Black Wood’s Property Plan (DA.05, Rev. A). Insufficient information has
been provided demonstrating that proposed Units 8-10 are capable of being serviced by
reticulated sewer due to the gradient of the site as required by Performance Outcome PO12(e)
of the Reconfiguring a Lot Code.
Information Required
7.   Provide additional detail demonstrating how proposed Units 8-10 will be serviced by
     reticulated sewerage. The additional detail must be prepared by a suitably qualified
     person (RPEQ – Registered Professional Engineer of Queensland).


Issue – Stormwater Quality Treatment
The subject site is approximately 2,028m2 in area and proposes to increase the total
impervious area from ~5% to ~70%. While the area does not trigger assessment with the
stormwater quality design objectives (>2,500m2), the site drains into a High Ecological Value
site. Council is concerned that stormwater runoff may not be adequately treated to maximise
the removal of nutrients as required by Performance Outcome PO6 of the Water Quality and
Drainage Code.
Section 4.6 of Pivotal Perspective’s Planning Report proposes a bioretention basin in the
south-western corner of the site. A bioretention basin has not been proposed as part of SCG
Consulting’s Stormwater Management Plan (33114-SW1.1, Rev. A).
Information Required
8.   Provide additional information demonstrating that the proposed development has been
     designed to protect receiving waters by means of ensuring stormwater runoff is treated
     to achieve maximum removal of nutrients. The additional information must be prepared
     by a suitably qualified person (RPEQ – Registered Professional Engineer of
     Queensland) and include, but not be limited to:
     8.1. demonstrate compliance with Performance Outcome PO6 of the Water Quality
          and Drainage Code; and
     8.2. demonstrate stormwater runoff is suitably treated to achieve a:
           •   60% reduction in total phosphorous; and




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           •   45% reduction in total nitrogen.
9.    Clarify if a bioretention basin is to be constructed as part of the proposed development.


Issue - Landscaping
A detailed set of operational works landscape plans prepared by a suitably qualified person
has not been submitted as part of the development application.
Information Required
10.   Provided a detailed set of operational works landscape plans prepared by a suitable
      qualified landscape architect in accordance with the requirements of the PSP2 –
      Landscaping, and that incorporate the following:
      10.1. Vegetation with vertical scale to be provide screening/buffering of the built form
            when viewed from Kauri Street. This landscape should be designed such, that the
            built form will be screened at maturity.
      10.2. Screening vegetation with vertical scale to be provide along the northern and
            southern boundary to buffer the built from when viewed from the neighbouring
            properties. Ensure planting includes appropriate height screening plants
            (minimum 4-5 metres in height at maturity)


Issue – Adjoining Vegetation
There is insufficient information to demonstrate that the large Eucalypt species along the
western boundary adjacent proposed Units 8, 9, and 10 within the adjacent Environment Park
to the west of the development will not be impacted by the development.
Information Required
11.   Provide an Arborist report incorporating detailed dimensioned plans, demonstrating that
      the existing vegetation located on neighbouring properties can be successfully retained
      as part of the development works in accordance with AS4970 Protection of trees on
      development sites and with the Planning scheme policy for development works. The
      report shall include (as a minimum) the following information:
      11.1. tree species identification, assessment of tree health and existing site conditions
            influencing root locations;
      11.2. recommended tree protection zones and critical root zones in accordance with the
            AS4970;
      11.3. design / layout changes required to facilitate retention, e.g., adjustment of unit
            locations, separation distances from the western boundary;
      11.4. pruning and remedial works, and ground surface treatments; and
      11.5. alternative construction techniques where appropriate.
3.    DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 4 January 2024. 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.




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4.    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


Tara Norley
Development Planner




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