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Information Response MCUI.17.0551
Attached to the e-mail MCU17/0551 - Information Response - 20 Trading Post Rd Cooroy.
8 March 2018
Chief Executive Officer
Noosa Shire Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Lisa Pienaar
RESPONSE TO NOOSA SHIRE COUNCIL’S INFORMATION REQUEST – APPLICATION FOR MATERIAL
CHANGE OF USE (IMPACT ASSESSMENT) FOR MULTIPLE HOUSING TYPE 3 – RETIREMENT OR
SPECIAL NEEDS (10 INDEPENDENT DWELLING UNITS) – 19 AND 20 TRADING POST ROAD COOROY –
LOTS 101 AND 102 ON SP287641 – MCU17/0551
Dear Madam,
Reference is made to Council’s Information Request issued on 13th December 2017 in relation to the
abovementioned application for Material Change of Use for Multiple Housing Type 3 – Retirement or Special
Needs for an additional 10 independent dwelling units at 19 and 20 Trading Post Road Cooroy.
Palmlake Works Pty Ltd act of behalf of Walter Elliott Holdings Pty Ltd and herein submit a full response to
Council’s Information Request. Palm Lake request that Council proceed with the assessment of the information
provided herein.
Council’s information request has been reproduced, with the response provided thereafter.
INFORMATION RESPONSE
ITEM 1 – BUILT FORM
The application does not provide details with regard to built form and orientation of dwellings on each of the
lots.
Information Required:
1. Provide site plans, elevations and details on the resultant built form. Include details on orientation of
future dwellings.
RESPONSE
In response to the above item, please refer to Appendix A for a selection of house product and elevation plans.
These house designs are consistent with those already under construction within the adjoining resort being
Coolum, Everglade and Laurel. It is therefore considered that these homes are consistent with the adjoining
development and residential character within the locality.
With regards to orientation, the sites have a north eastern aspect where alfresco areas have been located to
face the north east where possible.
Page 1 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
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ITEM 2 – BUFFERING TO RESIDENCES
No. 19 Trading Post Rd is located in a Rural Zone and essentially acts as a buffer to the residences to the east.
Information Required:
2. Provide an amended plan that includes a substantial vegetated buffer for the length of the eastern
boundary to provide amenity to the residents, while accommodating waste collection (refer to Item 10
of this information request).
RESPONSE
In response to Item 2 of the information request, amended Proposal Plans and Statement of Landscape Intent
have been prepared. A buffer of 1.5 metres has been provided from the edge of road to the eastern boundary.
The Statement of Landscape Intent identifies this area to be densely planted to provide screening to adjoining
properties to the east of the subject site.
It is considered that this dense screening is sufficient in satisfying Council’s request for a vegetative buffer
along the eastern boundary of the site.
ITEM 3 – AMALGAMATION OF LOTS
The proposal results in development for retirement purposes over Lot 19 which is currently not part of the
Palmlakes development.
Information Required:
3. Provide information as to how this has been considered and indicate timing and any other factors
relating to amalgamating Lots 101 & 102.
RESPONSE
In response to item 3, the amalgamation of lots will occur after a development permit for the expansion has
been approved. Council is invited to the condition the approval accordingly.
ITEMS 4, 5, 6 & 7 – STORMWATER MANAGEMENT PLAN
Previous applications have demonstrated that approximately 75m2 of filter media needed to be allocated for
bio-retention systems to achieve water quality reduction targets as required by the Water Sensitive Design
Code of the Noosa Plan and State Planning Policy for the overall development. This filter media areas was
based of impervious areas detailed in Appendix F of the provided stormwater management plan.
Information Required:
4. Demonstrate that the road, ground and roof areas proposed in the application is consistent with the
impervious and pervious areas detailed in Appendix F of the Stormwater Management Plan to achieve
pollutant reduction targets consistent with the State Planning Policy.
The provided stormwater management plan was provided for previous stages of the Palm Lakes development
and does not address any design, construction or maintenance aspects of the current proposed stage.
Page 2 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 3
Information Required
5. Provide an addendum or duplicate the Stormwater Management Plan to encompass the design,
construction and operation aspects of the area outlined within the Stormwater Management Plan as
D3 so that it can be appropriately referenced. The addendum/duplicate must demonstrate how Specific
Outcome O10 of the Water Sensitive Design Code of the Noosa Plan is met.
The provided stormwater management plan only addresses the area needed for water quality management
and does not address any stormwater detention requirements necessary for flood or frequent flow
management.
Information Required
6. Demonstrate that Specific outcomes O1 of the Water Sensitive Design Code of the Noosa Plan, as well
as Appendix 2, Table B of the State Planning Policy, in terms of changes to flow are met.
The provided plan of development does not allocate any area to demonstrate that the required water quality
treatment devices can be appropriately integrated into the development.
Information Required
7. Provide a preliminary stormwater management plan to demonstrate that there is adequate space for
the required water quality treatment systems as well as depth of fall for pipework and batters for any
bio retention basins. Demonstrate that the preliminary Stormwater Management Plan is consistent
with Specific Outcome O8 of the Water Sensitive Design Code of the Noosa Plan.
RESPONSE
In response to items 4, 5, 6 & 7 of the information request, Biome Consulting was engaged to identify the
required changes to the allocated 75m2 bio basin originally designed for the property as part of the previous
Stormwater Management Plan prepared by Calibre.
The updated information provided by Biome Consulting addresses each item within their response and has
provided updated Stormwater Management Design Drawings in relation to the subject bio retention basin.
Please refer to Appendix B for the full response to items 4, 5, 6 & 7 of the information request prepared by
Biome Consulting.
Further to the outcomes of Biome Consulting’s changes, amendments to Engineering Plans and Landscape
Plans were also required. Please refer to Appendix C for amended Engineering Plans prepared by Pinnacle
Engineering and Appendix D for the amended Statement of Landscape Intent prepared by BVLD Consulting.
ITEM 8 – SITE ACCESS
It is unclear what will be the status of the second additional access to the site at the Cul-de-sac end of Trading
Post Road.
Information Required
8. Please advise if it is intended for the second access to be removed given that the main access to the
Palm Lake Development is located nearby in Trading Post Court. It is recommended that only one
access to the site be kept at this cul-de-sac.
Page 3 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 4
RESPONSE
In response to Item 8 of the information request it is confirmed that the existing driveway and access handle
to 20 Trading Post Road will be removed as part of this development. It is proposed that the additional sites
are accessed via the existing entrances to the Palm Lake Resort Cooroy development located at 19 Trading
Post Road. Council is invited to condition the removal of the subject existing driveway.
ITEM 9 –ROAD DIMENSIONS
More detail with regard to roads dimensions are required
Information Required:
9. Provide greater detail with regard to widths of the proposed new roads and measurements for the new
lots. Consideration must be given to have Boundary Truncation for the corner lots in order of providing
better sight lines and safer traffic environment.
RESPONSE
In response to Item 9 Palm Lake reiterates the width of the proposed internal roads are 4 metres wide. This
width will result in these roads being a single lane one way circuit. Appropriate directional signage will be
installed to guide traffic direction. Council is invited to condition the approval to install the required signage.
Boundary truncations to sites have been provided where necessary and indicated on the amended proposal
plans. These amendments have occurred to sites 221, 223, 226 and 227.
In addition to this the amended plans identifies on Stage 6 Plan (Sheet 3 of 3) features the siting constraints
across the entire development. These siting constraints identify no site will feature a width of less than 13
metres or a depth less than 18 metres. The house plans provided also identify the width and depth of products,
where all of these homes require the equivalent to the minimum requirements or more.
Please refer to Appendix E for the Amended Proposal Plans prepared by Palmlake Works.
ITEM 10 – WASTE MANAGEMENT
Waste Management
Information Required:
10. Provide updated waste management plan for Palm Lake site that includes the added site of the
proposed 10 Units. The waste management plan must demonstrate that all internal roads are
adequate for the manoeuvring of Council’s Refuse trucks to collect garbage from the individual units
or from allocated collection points within the site. The plan must show the paths of travel of the Refuse
Truck within the site and the entry and exit points into the Council’s road network.
RESPONSE
In response to the above item Burchills Engineering Solutions has amended the Solid Waste Management Plan
to include the additional 10 home sites (Appendix F).
Page 4 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 5
The amended Solid Waste Management Plan notes that it is not possible for waste service vehicles to navigate
through the proposed four (4) metre width one way roads. The report outlines that the additional sites will be
serviced from common servicing points located adjacent to the caravan storage area. Common servicing areas
have been identified in four (4) locations adjoining the caravan storage area.
It is considered that the above proposal ensures Council’s refuse trucks can collect waste from the common
servicing points for the additional 10 homes, therefore satisfying this item of the information request.
ITEM 11 – BUSHFIRE
Information Required:
11. Provide a bushfire management plan that addresses bush fire risk for the development site and
surrounds.
RESPONSE
In response to the above item Brisbane Bushfire was engaged to prepare a Bushfire Hazard Assessment for
the proposed development.
The assessment found sites 229 and 230 are required to have a maximum bushfire attack level of BAL-12.5.
The remaining sites 221 to 228 are considered low level risk as they are located out of the 100m buffer area
for bushfire where no special construction requirements are required.
Please refer to Appendix G for the Bushfire Hazard Assessment prepared by Brisbane Bushfire.
CONCLUSION
Pursuant to sections 13.2 and 13.3 of the Development Assessment Rules under the Planning Act 2016
Palmlake Works on behalf of Walter Elliott Holdings has provided a full response to the Information Request.
It is requested that Council proceed with the assessment and decision of this development application.
Please do not hesitate to contact the undersigned on 5552 1313 or via email [email protected]
should you have queries regarding this information response.
Yours sincerely
Palm Lake Works
Matilda Kaveney
Town Planning and Construction Assistant
Page 5 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119