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Info request No. 2 Re: 71 Seaview Terrace, Sunshine Beach [As Published] · 132008.169
Re: 71 Seaview Terrace, Sunshine Beach Page 1 of 3 From: Glen Conforti Sent: Thursday, 30 April 2009 11:01:03 AM To: External-Nadine Gorton Subject: Re: 71 Seaview Terrace, Sunshine Beach Hi Nadine, Further to our conversation yesterday, the following items require additional information or amendment in order to fully assess the application due to the significantly different construction method for the proposed development submitted in response to the information request. Land Use The Strategic Plan's intent for the Eastern Beaches states that development in the area shall be characterised by low impact development and the protection of environmental values with attention to the sensitivity of the coastal dune system and wetlands. In recognition to this, a light weight building structure is more suited and preferred for the site. Considering the extensive cut and fill required for the proposed development and the sensitive location adjacent to wetlands and Noosa National Park the developments footprint should be minimised. Please provide a plan accurately documenting the revised construction zone and disturbance zone of the development. Officers are aware that the revised proposal requires extensive cut and fill and the site has significant access issues, in this regard please provide a construction management plan. The plan shall include but not limited to, the movement of trucks and associated machinery to and from the site and controls in place for the parking of subcontractors vehicles. Please provide a plan documenting the erosion prone area. To protect the environmental value of the lot and any adverse impacts to the dune system, the open shade pavilion is unlikely to be supported in the current location. Please locate the pavilion within the building footprint and remove the proposed stairs to the southern boundary, the environmental walk and sculpture garden. Setbacks The basement car park facility is to be setback a minimum of 3m to the western boundary to provide separation to the adjacent properties considering the extent of cut proposed. The 3m setback will help provide screening vegetation to the development. Considering the sensitive location adjacent to Noosa National Park a greater setback to the northern boundary should be provided. The 3m setback to the southern boundary is not sufficient to suitably revegetate the dune and to provide sufficient screening vegetation, considering the large wall to this elevation. Please provide a greater setback to this boundary. Height The building height has been measured parallel to the ground surface, however, building height in metres is measured vertically. In this regard, the dwelling file://C:\DataWrks\temp\2105344\dwa14.htm 6/05/2009
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Re: 71 Seaview Terrace, Sunshine Beach Page 2 of 3
including the pergola to the outdoor terrace, exceeds the 8m maximum building height. Please amend to comply.
The privacy screen to the top of the basement car park entry exceeds the maximum building height in metres. Please amend to comply.
Environmental
Provide a revised report that addresses the potential impact of the construction and use of the site on the Vulnerable (Nature Conservation Act 1994)
amphibian species lifecycles likely to occur on the site. This report is to account for potential changes in water quality and quantity and the impacts of the
development on sub-surface water flow regimes and impacts.
Provide a revised report that documents the possible effects of the development, both during construction and the use, on the dune vegetation , taking into
account the potential changes to sub-surface and surface water flows due to the nature of the development. Pending the findings of these investigations,
provide a revised plan that limits or mitigates the documented impacts.
Provide a plan of existing disturbed and cleared vegetation in relation to the developments footprint.
Land Development
Item 6 of Council’s first request for further information has not been fully addressed and will need to address the current proposal plans.
It is noted that the subject site is to connect to Council’s sewer mains via a pump up connection. Please provide a Water Management Plan which includes
detail of the necessary elements of the sewer pumping system required for all floors of the main building and any other serviced areas. The detail is to include
pump wells, holding tanks, storage capacities (12 hours between alarm and overflow), alarms, overflow, and odour control during occupant absences, etc.
Please indicate on the plans the location of the various elements. For any advice regarding requirements for a pumping system please contact Sunshine Coast
Water.
Due to the amendments to the proposal plan the following revisions or new information are required.
Please provide an updated stormwater disposal plan. The stormwater drainage design shall be prepared by a Professional Engineer who is registered with the
Board of Professional Engineers of Queensland and in accordance with Council’s Planning Scheme Policy 5 - Engineering Design Standards - Roads,
Drainage and Earthworks. The plan shall include but not be limited to:
How the development will control the impacts of surface runoff from the adjoining upstream properties and the runoff generated by the various parts of
the development,
The location and size of the various elements, pits, pipes, tanks and any other structures to be utilised to control and dispose of stormwater runoff,
The method to address the collection and treatment of runoff from the various parts of the access driveway and the car parking and manoeuvring areas.
Please update the submitted geotechnical report to address the current proposal. The report is to include the proposed construction methods and the proposed
methods to support and maintain the adjoining lands/buildings/structures and services. Please note any proposed method that requires above or below ground
anchoring devices (either temporary or permanent) that extend beyond the subject property will require a letter of authority from the adjoining property owner.
Please demonstrate how vehicles utilising the proposed basement car parking area can enter the basement, manoeuvre into and out of each space and exit
the basement.
file://C:\DataWrks\temp\2105344\dwa14.htm 6/05/2009
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Re: 71 Seaview Terrace, Sunshine Beach Page 3 of 3 Regards Glen Conforti Technical Officer Planning - Land Use Sunshine Coast Regional Council | Tewantin Office Ph: (07) 5449 5379 Fx: (07) 54471062 eMail: [email protected] Please consider the environment before printing this email file://C:\DataWrks\temp\2105344\dwa14.htm 6/05/2009
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