Information Request REC16/0014

Officer	:Glen Conforti
Direct Telephone:	 07 53296241
Our Reference	:REC16/0014
Your Reference	:15228
14 July 2016

Elkhorn Investments (QLD) P/L TTE
C/- Project Urban
PO Box 6380
MAROOCHYDORE  QLD  4558

Dear Sir/Madam

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No:	REC16/0014
Proposal:	Development Permit to Reconfigure a Lot - 1 lot into 11 lots
Street Address:	28 Elkhorn Dr TEWANTIN  QLD  4565
Real Property Description:	Lot 70 M 37807
Planning Scheme:	The Noosa Plan (16 September 2013)
information required
The information requested is set out below:

Riparian Buffer
Issue – Lot boundaries and infrastructure
A portion of the new lots and stormwater infrastructure is within the mapped Riparian Buffer Overlay contrary to Specific Outcome O5 of the Biodiversity Overlay Code.

The proposed boundary of Lots 7, 8, 10 and 11 and stormwater pipes and discharge point are located within the mapped Riparian Buffer Overlay.

Information Required
Provide amended plans with no new lots and no infrastructure (including stormwater) within the mapped Riparian Buffer.

Issue - Protection of the mapped Riparian Buffer Overlay
Council requires a vegetation covenant over the mapped riparian buffer area within proposed lot 9, except for a house site area surrounding the existing improvements.

Information Required
Provide a plan showing the house site and vegetation covenant area.

Stormwater quality and quantity
Issue - WSUD
Site Based Stormwater Management Plan (SWMP)

The SWMP uses 3 land use catchment nodes for the proposed conditions in MUSIC. The catchment parameters including areas and impervious fractions have not been provided.

The runoff pollutant concentrations should be generated stochastically. The method applied has not been provided.

The Saturated Hydraulic Conductivity has been set at 180 mm/hr instead of the recommended 200 mm/hr in the Guidelines. No justification has been provided for this variance.

The TN Content of Filter Media is 400mg/kg has been used, half the default value. No justification has been provided for varying the TN Content of the Filter Media from the recommended default value of 800mg/kg.

Section 3.3.2.2 suggests a 55kl tank is applied to the MUSIC modeling. The screen shot included in Appendix B does not support this. Notwithstanding this, the use of rainwater harvesting tanks for the purpose of stormwater treatment system is not supported by Council.

Council will not support any stormwater infrastructure in the Riparian Buffer.

The SWMP indicates a bio-retention basin within lots 1 and 2 which differs from the submitted lot layout plan.

Information required
Please provide a revised SWMP which addresses the above issues and includes:
parameters that follow the MUSIC Modeling Guidelines
sufficient detail in accordance with the Guidelines to allow reproduction of the modeling
the removal of the rainwater tanks
an assessment against the Water Sensitive Design Code of The Noosa Plan
no stormwater infrastructure within the Riparian Buffer area
a lot layout that reflects a revised SWMP.

Issue – Stormwater disposal
Concerns are raised with the proposed strategy for stormwater disposal including the use of retaining walls along the north, south and western boundaries. The heights of the retaining walls has not been provided but are estimated up to a height of 2m. The use of fill to promote stormwater drainage is not supported by Council.

Information required
Please provide a revised SWMP that does not include any significant changes to the landform and provides for a secondary flow path. The SWMP should address the following:
no adverse impacts on drainage conditions on other properties for all events up to and including 1% AEP
demonstrate the existing downstream stormwater system will not be impacted as a result of the development for all events up to and including 1% AEP
the design should be in accordance with QUDM and The Noosa Plan.

Connectivity
Issue – Connectivity
The proposal indicates pedestrian access from the cul-de-sac to the neighbouring property to the west. Council requires a through road for future access to developable land in accordance with Probable Solutions S7.3 and S7.4 of the Reconfiguring a Lot Code.

Information Required
Please provide a stub road reserve to service the property to the west. Council would accept a ‘Y’ shaped configuration incorporating the sealed stub road and a reinforced crossover as a temporary measure until such time as the neighbouring property is developed. The ‘Y’ should be in accordance with the relevant design standards.

Earthworks
Issue – Excavation and fill
Additional details are required to show the extent, depths and retention methods for any earthworks proposed on the site.

Information Required
Plans, including cross sections, are required to show:
the cut and fill proposed on the site including the amount of imported fill
the proposed finish levels for the proposed lots and new road and indication of the depth cut and fill
details of any earth retention methods, batters and/or retaining walls.

It should be noted that council is unlikely to support retaining walls or significant changes to the existing ground levels.

End of Information Request

Under the provisions of the Sustainable Planning Act 2009, you have three options available in response to this Information Request. You may give the assessment manager (in this instance Council) and each referral agency (if any):

all of the information requested; or
part of the information requested together with a letter asking the assessment manager and each referral agency to proceed with the assessment of the application; or
a letter;
stating that you do not intend to supply any of the information requested; and
asking the assessment manager and each referral agency to proceed with the assessment of the application.

Please be aware that under Section 279 of the Sustainable Planning Act 2009 the applicant must respond to the Information Request within 6 months of the request or otherwise the application lapses.
A response to the above is required to be submitted, prior to further assessment of the application.  If any further matters arise as part of assessment of this application, you will be advised accordingly.
Council prefers that all the information requested be submitted as one package.  A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise.  You are requested to advise your client directly regarding this request.

You may wish to follow the progress of this application online at www.noosa.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

Should you have any further queries in relation to the above, please do not hesitate to contact Glen Conforti on the above number.

Yours faithfully

Glen Conforti
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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REC16/0014