Stop Current Period until 20.05.22 - RAL210033.msg

Subject: FW: Stop Current Period - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
To: Nadine Gorton

From: Jack Lewis <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 1:24 PM
To: Kerri Coyle <[email protected] <mailto:[email protected]> >
Cc: Brian Stockwell <[email protected] <mailto:[email protected]> >; Nadine Gorton <[email protected] <mailto:[email protected]> >; Frank Wilkie <[email protected] <mailto:[email protected]> >; Clare Stewart <[email protected] <mailto:[email protected]> >; [email protected] <mailto:[email protected]> ; Doug Reynolds <[email protected] <mailto:[email protected]> >; Karen Finzel <[email protected] <mailto:[email protected]> >; Tom Wegener <[email protected] <mailto:[email protected]> >; [email protected] <mailto:[email protected]> 
Subject: Stop Current Period - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is unexpected or unusual.
 
Hi Kerri
 
Can you please advise of the earliest time/date to discuss the matters raised in response to the preliminary approval conditions (Note: the report was only publicly released the Thursday before the public holiday)? As you can appreciate, we have certain timeline/dates of contract that we need to work towards, and time is of the essence. 
 
As the matter has been reported to Council, we are also happy for Councillors to be present at these discussions.
 
In this regard, we seek to Stop the Current Period until the 20 May 2022 and work with staff and Councillors to achieve an appropriate land subdivision for this rural residential zoned site.
 
Regards,
Ya’la daliya (Talk Soon)
 
Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA MQELA
Planner/Director
A: NSM Suite 3, 3 Hilton Tce, Tewantin 4565
P: 0406 334 227
 

 
 
 
 
 
 
 
 
From: Kerri Coyle <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 1:07 PM
To: Jack Lewis <[email protected] <mailto:[email protected]> >
Cc: Brian Stockwell <[email protected] <mailto:[email protected]> >; Nadine Gorton <[email protected] <mailto:[email protected]> >
Subject: FW: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
HI Jack,
 
I am sorry but Nadine and I are not able to meet with you before the Ordinary meeting.  
 
If you would like to work through the issues I suggest that you stop the decision period and extend the decision period until at least the 20 May 2022 to enable this to occur, allowing a reasonable time for the additional information to be submitted by yourselves and for officers to review. The issues raised in the report were discussed with you before finalising the report and it is not possible now to try and work through them again before the Ordinary meeting.
 
I suggest that Councillors from yesterday’s discussion will not be willing to delegate the matter to Council staff and so I am sorry but I will not be suggesting that to councillors.
 
Regards
 
 
 
Kerri Coyle
Manager, Development Assessment I Noosa Council 

Phone:                    07 5329 6240
Email:        [email protected] <mailto:[email protected]> 
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From: Jack Lewis <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 9:18 AM
To: Brian Stockwell <[email protected] <mailto:[email protected]> >
Cc: Nadine Gorton <[email protected] <mailto:[email protected]> >
Subject: RE: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is unexpected or unusual.
 
4:15pm today at Council suits us?
Nadine – Does this suit you and Kerri?
 
From: Brian Stockwell <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 9:16 AM
To: Jack Lewis <[email protected] <mailto:[email protected]> >
Subject: RE: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
Hi Jack,
 
Sorry mislead you , got my days wrong with long week end.
 
Today is the meetings that go to 4pm.
 
Tomorrow Councillors there is noting in the afternoon before the Ordinary Meeting for Council., but I have a doctors and another Pomona Chamber related meeting so not avalable until about 3pm. 
 
Brian Stockwell 
Councillor | Noosa Council
 
 
Phone:      0422 944 231
Website:    www.noosa.qld.gov.au <https://aus01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fprotect-au.mimecast.com%2Fs%2FBGelCD1vn4iQDplHZEy_a%3Fdomain%3Daus01.safelinks.protection.outlook.com&data=05%7C01%7C[email protected]%7C3bd08792451f4d64352b08da227d3b59%7C99d9dd67b90f4999a44ef2d3700133b2%7C0%7C0%7C637860218574646536%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C3000%7C%7C%7C&sdata=F69VcF0mveDS7psEasz24pirm585VtElUEcSbj044aI%3D&reserved=0>  
Mail:          PO Box 141 Tewantin QLD 4565
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From: Jack Lewis <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 9:11 AM
To: Brian Stockwell <[email protected] <mailto:[email protected]> >
Cc: Nadine Gorton <[email protected] <mailto:[email protected]> >; [email protected] <mailto:[email protected]> 
Subject: RE: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is unexpected or unusual.
 
Thanks Brian
 
It appeared that few other Councillors actually understood the report and the implications of the decision on The Noosa Plan’s planning assumptions. 
It was unfortunate the item was presented after a fairly lengthy debate about oysters just before, however, are you and the other councillors able to meet today at all with the client, Nadine and Kerri at Council? We need to start sorting out how we are going to progress considering the timing of contracts for the land?
 
Regards,
Ya’la daliya (Talk Soon)
 
Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA MQELA
Planner/Director
A: NSM Suite 3, 3 Hilton Tce, Tewantin 4565
P: 0406 334 227
 

 
 
 
 
From: Brian Stockwell <[email protected] <mailto:[email protected]> > 
Sent: Wednesday, 20 April 2022 9:05 AM
To: Jack Lewis <[email protected] <mailto:[email protected]> >
Subject: RE: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
Hi Jack
 
Thanks for the extra information.  Some of the new information and proposed amended lot layout answers the queries yesterday from my perspective.. 
 
We have meeting tomorrow afternoon that is not schedule to finish until 4pm.
 
I think it may be useful to other Councillors to get their heads around the level of risk, which seems to be the main issue of political concern after the two disasters in recent years.  As I spent the first few years of my planning career assessing subdivisions I perhaps have a bit of a leg up on understanding proposals more quickly than other elected reps😊.  
 
Brian Stockwell 
Councillor | Noosa Council
 
 
Phone:      0422 944 231
Website:    www.noosa.qld.gov.au <https://aus01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fprotect-au.mimecast.com%2Fs%2FOTR3CJyBw5hPgOEcpHkH6%3Fdomain%3Daus01.safelinks.protection.outlook.com&data=05%7C01%7C[email protected]%7C3bd08792451f4d64352b08da227d3b59%7C99d9dd67b90f4999a44ef2d3700133b2%7C0%7C0%7C637860218574646536%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C3000%7C%7C%7C&sdata=S6ipGi8uT5I9S2Hgno%2BNXzp%2FF%2FRmJw2rGbnElnrlO18%3D&reserved=0>  
Mail:          PO Box 141 Tewantin QLD 4565
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From: Jack Lewis <[email protected] <mailto:[email protected]> > 
Sent: Tuesday, 19 April 2022 11:30 PM
To: Mailbox Council Mail <[email protected] <mailto:[email protected]> >
Cc: Nadine Gorton <[email protected] <mailto:[email protected]> >; [email protected] <mailto:[email protected]> ; Doug Reynolds <[email protected] <mailto:[email protected]> >; 'Brendon Bolt' <[email protected] <mailto:[email protected]> >; Brian Stockwell <[email protected] <mailto:[email protected]> >; Clare Stewart <[email protected] <mailto:[email protected]> >; [email protected] <mailto:[email protected]> ; Tom Wegener <[email protected] <mailto:[email protected]> >; Karen Finzel <[email protected] <mailto:[email protected]> >; Frank Wilkie <[email protected] <mailto:[email protected]> >; Kerri Coyle <[email protected] <mailto:[email protected]> >
Subject: Request Meeting 20/04 - RAL21/0033 - Cooroibah Subdivision - General Committee Minutes
 
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is unexpected or unusual.
 
Hi Nadine
 
Further to today’s General Committee Meeting, we consider the engineering, planning, flooding, biodiversity and fire hazard specialists’ commentary has addressed all the relevant natural hazards and design requirements of The Noosa Plan and relevant State Planning Policies. Furthermore, based on the discussions from Council today it was surprising the Councillors were not more enthusiastic about the $500k worth of revegetation within the covenant areas. In this regard, we can reduce this revegetation area down and only provide revegetation along the new drainage line (below is a picture of the current drainage line looking west towards Mckinnon Dr – note the site was owned by an ex DPI officer that trialled sugar cane on the heavily clay soils 13m above sea level).
 

 
 
 
Please note the following preliminary commentary regarding the minutes from today’s meeting in green below:
 
Condition 2 - Amended plans and reports must be submitted to Council prior to any further development applications being made and must include the following: 
A.      Amend subdivision layout (Plan: 21598-P001 Rev B, 21598-P003 Rev C) detailing amalgamation of Lots 1 and 2. 
B.      Amend the subdivision layout and include the mapped Koala Habitat adjacent to Mckinnon Drive in one lot.  
 
An amended plan of subdivision has been drafted with 8 lots, which amends the locations of the Lot 1 and 2 building envelopes away from the existing culvert under Glenridge Dr. The layout also provides for all the existing vegetation along Mckinnon Dr to be retained within Lot 3 as shown below. Each of the lots meet the minimum lot size requirements and reduces the amount of fill for lot 1. We would like to meet with you tomorrow to discuss this concept further without losing a lot.
 
 

 
 
C.      Update the fill level for the building envelope of proposed Lot 8 to the PMF Level.  
 
Lot 8 currently contains an existing house that is to remain onsite as part of this application. The contract for sale over the site requires this to be subdivided off within three months. In this regard, we seek for Council to determine this two-lot subdivision staging in part and issue a development permit for stage 1. The larger building envelope around Lot 8 reflects the cleared areas around the paddocks and the existing house to locate a shed on – It is hard to put fill under the existing house as part of a subdivision application…
 

 
D.      Provide a Risk Assessment Report that demonstrates compliance with PO7 and AO7.1 to AO7.3 of the Flood Hazard Overlay Code and addresses management of risks to occupants of the site having regard to Mckinnon Drive being not trafficable during a PMF event.
E.       Amend Table 4-5 of the Flood Investigation – 60 Glenridge Dve, Cooroibah Version 4 prepared by PeakUrban dated 01/04/2022 to address the following:  
                                  i.            The minimum fill level for proposed Lot 8 is to be amended to the PMF level. All works are to be carried out generally in accordance with the updated flood investigation report. 
                                ii.            The updated flood investigation report is to be submitted to Council for approval prior to the issue of Development Permit. 
 
Brendon Bolt from Peak Urban Consulting Hydraulic Engineers has spoken to Council’s hydraulic consultant to ensure consistency with the modelling throughout the application process.
In his Flood Assessment Report (  Flood <https://aus01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fprotect-au.mimecast.com%2Fs%2F_STzCL7Ey4T5lqnU1Vnta%3Fdomain%3Daus01.safelinks.protection.outlook.com&data=05%7C01%7C[email protected]%7C3bd08792451f4d64352b08da227d3b59%7C99d9dd67b90f4999a44ef2d3700133b2%7C0%7C0%7C637860218574646536%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C3000%7C%7C%7C&sdata=n6nACFGlr%2Fu5QzOFD3FdCZhWceqkP2FDV5xscVDawwQ%3D&reserved=0>  Report), the velocities and depths of flows have been calculated in accordance with the latest hydrological modelling (WBNM software and the Australian Rainfall and Runoff methodology). The key conclusions are included below:
-       The site is developed to create building envelopes that are flood free and enable future finished floor levels to be a maximum of 0.3m above the DFE or the PMF event.
-       There is no impact to flood levels to adjoining properties as a result of this development.
-       Non-worsening of peak flows downstream of the development is achieved.
-       Internal Road has been designed to achieve flood immunity in the 10% AEP event and trafficable in the 1% AEP event.
-       There is no loss in flood plain storage, with the proposed earthworks actually increasing the available storage.
-       Severe storm assessment found that future dwellings with freeboard would remain free in the 1% (2100) AEP scenario with all culverts 100% blocked.
 
It is understood the requirement for a ‘Flooding Risk Assessment Management Plan’ is not a standard document that Council’s ask for and both Doug Reynolds from TODS and Brendon Bolt do not see the point of an flood emergency warning system at this site, ‘By the time it would be activated that surrounding area could already be flooded’.
 
Furthermore, only Cr Stockwell noted the impacts of such a decision on future subdivisions and increasing densities within areas affected by the PMF. As you can see below, the entirety of Gympie Tce, Hastings St, Tewantin, Noosa Waters would be cut off for days during a PMF…
This site is at the top of the catchment (13m above sea level) and is cut off for days because of the mix with riverine/coastal flooding along Mckinnon Dr near the netball courts.
 

 
 
F.       Provide an effluent disposal report demonstrating that the house site areas can sustain appropriate disposal areas. 
 
The Noosa Plan defines building envelope as ‘an area on a lot designated for the siting of a building and works’ which is used to demonstrate there is sufficient area to accommodate the intended purpose of the lot.
Acknowledging the poor clay type soils in the Cooroibah area – Effluent Disposal Reporting based on the ex-clay mine at Lake Macdonald recommended an Advanced Effluent Disposal system of ~90m2 for each lot within the envelope ( Effluent Disposal report .pdf <https://aus01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fprotect-au.mimecast.com%2Fs%2F4zwqCMwGz4IGvP4URUPc8%3Fdomain%3Daus01.safelinks.protection.outlook.com&data=05%7C01%7C[email protected]%7C3bd08792451f4d64352b08da227d3b59%7C99d9dd67b90f4999a44ef2d3700133b2%7C0%7C0%7C637860218574646536%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C3000%7C%7C%7C&sdata=jMJ4%2FvlYrBLZwdBzc07x%2F0xkNqeJv6TnkpwK2cHxV4Q%3D&reserved=0> ). The same consultant has been asked for comment; however the effluent disposal system will be determined at the development permit for plumbing and building works for each house within the building envelope and should not hold up the Development application reporting.
The sizes of each building envelope is included below.
.
 
 
G.      Provide a fencing plan that details: 
                                  i.            no fencing within the covenant area 
                                ii.            no fencing or gates restricting access between lots in relation to the fire break trail areas. 
 
These requirements has been detailed in the Fire Break Trail Plan and Concept rehabilitation plans and can be conditioned to be provided as part of any subsequent detailed OPW engineering plans.
Each owner is going to fence their property and the requirement for no locks is consistent with other subdivision approvals and allows for fire trucks to drive through the fences without resistance in the event of a fire.
Based on the discussions from Council today, the applicant is planning to reduce the estimated $500k worth of revegetation within the covenant areas and only provide revegetation along the new waterway.
 

 
 
H.      Investigate the provision of a temporary fire/emergency access to Mckinnon Drive. 
 
An emergency access was originally provided on the Prelodgement subdivision plan as shown below.

 
Although no prelodgement notes were provided to the applicant - The Council’s Development Engineer noted at the Prelodgement meeting that the access was not needed. This was also confirmed by the bushfire and hydraulic consultant as not being a necessity to the design.
 
As a result, the application was lodged without the access easement and the referral to the State did not seek for any access to Mckinnon Drive – The applicant can put this back in, however as Cr Stockwell and the specialists pointed out in the meeting is that ’it would only get you 100m down the road if this was provided for as Mckinnon Dr floods in a PMF’. 
 
 
I.         Investigate the provision of an access road above the 1% AEP flood level
 
Doug Reynold from TODS Consulting Engineers watched the debate and responds by indicating ‘the new road IS designed to be passable in a 1%AEP event (as per Council engineering design standards). That is not to say that water does not flow over the road, but the depth and velocities are within safe limits for vehicles to drive through (for standard vehicles) as per other new subdivisions’.
 
 
We have worked with officer’s throughout the Prelodgement design, information request and further advice stages and responded with detailed responses by the leading local consultants to provide for an appropriate land subdivision for the site which rehabilitates and connects the vegetation and waterways at the headwaters of Cooroibah Creek. We urgently seek a meeting with Council officers and Councillors to discuss the matters raised and hopefully address some of the concerns – In this regard, we would like to meet tomorrow afternoon?
 
We are more than willing to stop the clock at the Ordinary Meeting and work with Council to come up with solutions to some of the requirements outlined above, however owing to the timing of the sale with the current owner (and that the report was only released Thursday before the long weekend), we also seek for Councillors to delegate the decision making to officers to ensure a timely approval process and not have to wait for another month until the next meeting cycle.
 
Please feel free to contact me tomorrow morning to arrange a meeting at Council offices at your earliest convenience tomorrow.
 
 
Regards,
Ya’la daliya (Talk Soon)
 
Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA MQELA
Planner/Director
A: NSM Suite 3, 3 Hilton Tce, Tewantin 4565
P: 0406 334 227
 

 
 
 
 
 
 
From: Nadine Gorton <[email protected] <mailto:[email protected]> > 
Sent: Tuesday, 29 March 2022 4:11 PM
To: Jack Lewis <[email protected] <mailto:[email protected]> >
Subject: RAL21/0033 - Extension to Decision Period by Agreement
 
Afternoon Jack
As discussed could you please advise if you agree to extend the decision period until the 22nd April 2022.
 
We are currently preparing our report and are awaiting advice from our specialists. I will advise when I have some feedback from our specialists who have advised that we should have something by the end of the week. 
 
Kind regards
 
Nadine Gorton
Development Planner

Phone:                    07 5329 6215
Email:        [email protected] <mailto:[email protected]>  
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Location:   Level 2, 9 Pelican Street, Tewantin
Mail:          PO Box 141 Tewantin Qld 4565
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