Information Request MCU19 0073

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU19/0073
Your Reference:	PE139784-1
26 July 2019
Lutheran Church of Australia Queensland District
C/- RPS Australia East Pty Ltd
PO Box 1559
FORTITUDE VALLEY  QLD  4006
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU19/0073
Street Address:	521 Elm St, 10 & 22 Rose Gum Rd Black Mountain Qld 4563
Real Property Description:	Lot 1 RP 862537 Lot 2 RP 862537 Lot 3 SP 235191
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue: Stormwater Management
The submitted Stormwater Management Plan provides no quantitative assessment of stormwater quality or quantity impacts. A revised SWMP which demonstrates compliance with the specific outcomes of the Water Sensitive Design Code is requested.
Further Information
1.	Provide a revised Stormwater Management Plan which includes quantitative assessments for stormwater quality and quantity to demonstrate compliance with the specific outcomes of the Water Sensitive Design Code, and specifically includes:
A stormwater quality assessment for the proposed developed area of the site, conducted in accordance with the MUSIC Modelling Guidelines (Water by Design, 2010) which demonstrates achievement of the SPP 2017 pollutant load reduction objectives;
A waterway stability assessment which demonstrates achievement of the waterway stability design objective of the SPP 2017 (Appendix 2, Table B) for the unlined drainage channels and waterways on the site which the developed portion of the site will discharge to; and
A stormwater quantity assessment conducted in accordance with QUDM and ARR2019 which demonstrates that stormwater drainage and flooding characteristics downstream of the site will not be worsened as a result of the development;
Revised proposal plans demonstrating how stormwater quality and quantity infrastructure is incorporated into the site layout.

Issue: Flooding
The site is subject to inundation from a tributary of Cooroy Creek. Mapping of the flood extent on the site is requested along with demonstration of how the specific outcomes relating to flooding of the Natural Hazards and Natural Resources Overlays Code are achieved.
Further Information
2.	Provide a Flood Hazard Report prepared in accordance with ARR2019, which accurately maps the extent of flood inundation at the subject site in the Defined Flood Event (DFE) as defined in Table 13.12 of the Natural Hazards and Natural Resources Overlays Code, based on the uses proposed at the site. Demonstrate how specific outcomes O14-O24 of the Natural Hazards and Natural Resources Overlays Code have been achieved, with particular focus on the following:
Demonstrate that adequate freeboard is achieved for all buildings above the DFE based on the intended use;
If any works are proposed below the DFE, provide an impact assessment demonstrating no off-site changes in flood characteristics for events up to and including the DFE;
Demonstrate how residual flood risk will be managed to keep people safe at the site and not unduly burden emergency services (i.e. specific outcomes O20 and O24).

Issue: Proposed uses and parking
Elements of the nature of the proposal are not clear from the application material with respect to uses proposed on site and traffic generation as a result.  In addition, the level of external user use proposed for the church, community hall, and day respite facilities is unclear. For example, the town planning report in Section 4.1 states that the proposal involves a 52 bed care facility on the western portion of the site and dementia homes to the east.  However, the parking assessment does not include allowance for the dementia homes, nor does the PTT traffic assessment include allowance for traffic generated by the dementia homes.
Further Information
Provide further information with regard to patron numbers and operating hours for the church, community hall and day respite facilities.
Aside from the 52 bed facility, provide clarity of the other uses as outlined above that generate parking and provide an updated traffic report to account for those elements.

Issue: Site access
The development proposes three points of vehicular access, with an access direct to Elm St and two accessed to Rose Gum Rd.  The PTT traffic report dated 18 June 2018 includes assessment of sight lines and confirms that available sight distances at the Rose Gum Road / Elm St intersection appear unsatisfactory.  It is noted that the sight line assessment is based on a speed limit of 80km/hr on Elm St, although the speed limit appears to change to 100km/hr within the sight line area.
Information Requested
With regard to the above, provide amended plans that consider and include:
A sole regular site access is the Elm St access, with a second emergency only access being permitted to Rose Gum Rd.
Include detail of how the emergency only access to Rose Gum Rd will be managed so that it will only be used in emergency situations and not used for regular access.
Details should also detail existing speed limit signs, and undertake amended sight line assessment if Elm St access sight lines extend into different speed zones than the 80km/hr zone currently assessed.

Issue – Access
The proposal suggests that the existing Rose Gum Road will be utilised as a secondary access but does not provide detail of any necessary improvement works. It is also noted that the existing access extends beyond the road reserve into an adjoining lot owned by Queensland Rail Limited (Lot 323 CP827091).
Information Required
Provide additional detail and plans regarding the necessary improvements to Rose Gum Road to service the development. The detail must include any effected vegetation.
Indicate on the plans the adjoining lot owned by Queensland Rail Limited (Lot 323 CP827091) and if the necessary works extend into the lot, provide written authority from the land owner.
Issue – Infrastructure impacts on vegetation
The submitted plans indicate internal loop roads but the application does not provide sufficient detail on the formation of the roads and the potential impacts on vegetation.
Information Required
Provide additional detail on the formation of the internal loop roads and an indication of the expected earthworks and clearing required to construct the roads.

Issue: Internal traffic layout
The internal roadway and building layout of the development appears to have been developed based on there being regular access (rather than emergency only access) to Rose Gum Rd.  In addition, the layout includes a number of undesirable traffic related features including cross intersections and acute angle intersections.
Information Requested
With regard to the above, provide amended plans that consider a redesign of the internal road layout of the development allowing for the main access being to Elm St, with only emergency access to Rose Gum Rd.
In addition, include RPEQ traffic assessment of the proposed internal traffic layout of the development.

Issue – Vegetation value
The site contains vegetation classified as Environmental Enhancement and within the Riparian Buffer as mapped by the Biodiversity Overlay. All vegetation on the site is contained with the Protected Vegetation Overlay area of the Noosa Plan. The vegetation is mapped as Koala Habitat Area under Schedule 7 of the Noosa Plan. Koalas are known to occur in the area. The supplied Ecology report does not sufficiently analysis habitat values or characteristic signs. Clearing of this vegetation will occur as a result of the proposal.
Information Required
Provide a comprehensive assessment of the koala habitat values specific to the area and surrounds by a suitably qualified person with a minimum 10 years’ experience in koala habitat assessment.
Provide an assessment of the proposal with relation to koala habitat values and the Biodiversity Overlay Code of the Noosa Plan in particular Outcome 7 and Outcome 11.

Issue – Vegetation retention
The concept landscape plan shows existing vegetation adjacent to buildings and built infrastructure such as roads and carparks. Construction activities, building works, underground and above ground services and fire separation requirements do not appear to have been realistically considered in the concept.
Information Required
Provide a revised landscape concept plan which realistically and practically documents to retention of local native vegetation on the site in accordance with modern standards for bushfire, tree protection zones and provision of services.

Issue – Riparian Buffer Area
The site contains Riparian Buffer Area under the Biodiversity Overlay. Outcome 1 of the Biodiversity Overlay requires the Riparian Buffer Area is retained and conserved in its present form or improved to ensure its ongoing contribution to the natural resources and biological diversity of the Noosa Shire. The 6 Mile Creek and its tributaries is habitat for threatened frog species, turtles and fish. Koalas utilise trees close to water sources to their higher nutrient content. Greater Gliders may frequent the area.
Information Required
Provide a Riparian Buffer Area rehabilitation plan which improves the ecological values of the Riparian Buffer Area.

Issue: Bushfire
The bushfire report provided with the application makes assumptions about land management practice. The report does not consider the landscape concept plan which shows trees adjacent to building and does not consider the broader landscape hazard presented by the adjacent bushland.
Please be advised that a further issues notice will be sent that sets out any issues for the applicants consideration in the very near future. These will be additional to those set out in this information request.
due date for response to information request
The due date for providing the requested information is 28 October 2019. 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.
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,

Lisa Pienaar
Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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