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Further Advice Letter Response_FINAL
BRISBANE | SUNSHINE COAST | CENTRAL QLD
KON‐TIKI BUSINESS CENTRE
TOWER 1, LEVEL 2, SUITE T1.209,
55 PLAZA PARADE, MAROOCHYDORE QLD 4558
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045
9 February 2022
Job Ref: M2652P_E2
Noosa Council
By Email: <[email protected]>
<[email protected]>
Attn: Patrick Murphy – Coordinator Planning
Re: Response to Council’s Further Advice Letter ‐ Change Application (‘Minor Change’) – Development Approval for
Material Change of Use – Multiple Housing Type 4 – Conventional (39 Units) over land at Resort Drive, Noosa Heads
(Precinct E2) and described as Lot 8000 on SP305580 and others (formerly Lots 6 on SP178340 and originally
described as Lot 3 on SP221524) ‐ Council Ref: MCU15/0109.04
Dear Patrick,
We refer to Council’s Further Advice Letter, dated 27 January, 2022, regarding the abovementioned application. We
hereby provide the below responses to Council’s request for further advice, as follows:
Issue
It is unclear as to who is proposed to use the parking/storage areas and the carwash and how these activities
are to be undertaken. Use of this area for vehicles other than those belonging to Parkridge residents is not
supported.
Information Required
1. Clarification that the parking/storage areas and carwash is to only to be used by vehicles of residents who
occupy the Parkridge development.
2. Clarification of the number of cars proposed to be washed each day and the car washing method, including
hours of operation.
3. If the car washing method incorporates compressors, pressure hoses or the like an assessment of the
potential noise impacts with recommendations detailing how the surrounding residential amenity will be
maintained.
Response to Items 1‐3
Our client has confirmed:
Item 1 ‐ The parking/storage areas and the carwash is only to be for the use of residents of the Parkridge
development.
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Item 2 ‐ Limited numbers of residents' cars will be hand washed each day and only between the standard hours
permitted in Queensland for noise generating activities i.e. for power tools/lawn mowers etc ‐ 7am – 7pm business
days or Saturdays and 8am – 7pm Sunday and Public Holidays. Our client’s best estimate from discussions with
residents is there will be 1 – 3 cars per day. The car wash area will be managed by the on‐site manager.
Item 3 ‐ There will be no compressors etc. The car wash will have a mains pressure hose only. There will be no
impacts on the amenity of surrounding residents, given the minor nature of the operations which are solely for the
residents. The operations will be consistent with the standard noise restriction hours applying throughout
Queensland.
Issue
The submitted plan is not dimensioned and the material does not demonstrate that the layout complies with
AS/NZS2890.1:2004 for the relevant user class Information Required
4. Provide additional detail on the proposed uses for the parking/storage areas
5. Provide sufficient dimensions to demonstrate that the layout complies with AS/NZS2890.1:2004 for the
relevant user class
Response to Items 4 & 5
Item 4 – Our client has confirmed that parking/storage areas are anticipated to be for residents’ excess vehicles,
motorbikes, camper trailers.
Item 5 ‐ Please find attached amended Site Maintenance Shed: Plan, Elevations and Sections plan, which has been
fully dimensioned. The layout complies with the AS requirements for enclosed garages User Class 1A where garage
door widths are 3.0m and is suitable for the intended vehicles to be parked and stored within the garages. We have
confirmed that the camper trailers can be easily unhitched and manoeuvred by hand.
Issue
The proposed building changes and carwash use have the potential to impact on the downstream
environment due to unsuitable runoff
Information Required
6. Provide comment from the development’s design engineer that states that the proposed development does
require changes to the existing stormwater drainage system. Alternatively, if changes are required provide
preliminary plans of the changes.
Response to Item 6
Please find attached Morgan Consulting Engineers response, which confirms that the proposed development does
not require any changes to the existing stormwater drainage system.
JFP Ref: M2652P_E2 Page 2
Page 3
We trust the above and enclosed information satisfactorily addresses Council’s Further Advice Letter requirements.
Should you have any queries, please do not hesitate to contact the undersigned on (07) 5450 3900.
Yours faithfully,
ALLISON DRABSCH
Senior Urban Planner
JFP URBAN CONSULTANTS PTY LTD
Encl: Amended Site Maintenance Shed: Plan, Elevations and Sections plan prepared by Blackburne Jackson Design
Morgan Consulting Engineers Response to Stormwater Item 6
cc: Altum Constructions
JFP Ref: M2652P_E2 Page 3
Page 4
INTERNAL ROAD
LINE OF
EXISTING RAKED
SITE RETAINING
WALLS
EXISTING BALUSTRADE FENCE
SITE BOUNDARY
ORIGINAL
GROUND LINE ATOP EXISTING RETAINING WALL
RESHAPED COLORBOND PROFILED
GROUND LINE SHEETMETAL CLADDING
VERTICAL POWDERCOATED
SCREEN 'TIMBER'
PITCHING POINT
RL 13.950
3100
FLOOR LEVEL
RETAINING WALL RL 10.850
EXISITING
02 SITE MAINTENANCE SHED: NORTH ELEVATION
1:100
MAINTENANCE
CARPORT MULCH
INTERNAL ROAD
VEHICLE
5490
PARKING STORE
5490
127.8 m2
SITE BOUNDARY
LINE OF
LANDSCAPING EXISTING BALUSTRADE FENCE
3237 3250 3250 3250 3225
ORIGINAL
EXISTING SITE RETAINING WALL GROUND LINE
1 2 3 4 5 SC
SC 3000 ROLLER 3000 ROLLER SC 3000 ROLLER 3000 ROLLER SC 3000 ROLLER 4500 ROLLER 700 LV RESHAPED
SECURITY DOOR SECURITY DOOR SECURITY DOOR SECURITY DOOR SECURITY DOOR SECURITY DOOR TIMBER LOOK GROUND LINE
POWDERCOATED SCREEN
3000
PITCHING POINT
RL 13.950
5620
DRIVEWAY LINE OF ROOF OVER
AISLE
3100
SHOWN DASHED
TIMBER LOOK
POWDERCOATED
SCREEN
3060
FLOOR LEVEL
RL 10.850
3000 ROLLER 3000 ROLLER 3000 ROLLER
SC SECURITY DOOR SECURITY DOOR SC SECURITY DOOR COLORBOND METAL
CLADDING PROPOSED GROUND LINE
WC WM
03 SITE MAINTENANCE SHED: SOUTH ELEVATION
R
6 7 8
LDY
KITCHEN
3225 3250 3225 BATH
GREEN WASTE 1:100
STORE
5490
MANAGER'S
5630
56.7 m2
CAR RESIDENCE
LIVING
WASH BED 1 69.7 m2
BAY DINING
FLOOR LEVEL ON OPPOSITE SIDE OF EXISTING WALL
LANDSCAPING
INTERNAL ROAD
ORIGINAL GROUND LINE
EXISTING BALUSTRADE FENCE ATOP WALL
COLORBOND METAL CLADDING
1113
LINE OF
EXISTING SITE RETAINING WALL COLORBOND ROOF SHEETING
PITCHING POINT
EXISTING RL 13.950
VEGETATION TO BE
RETAINED/ENHANCED
3100
RESHAPED GROUND LINE
FLOOR LEVEL
RL 10.850
04 SITE MAINTENANCE SHED: EAST ELEVATION
1:100
01 SITE MAINTENANCE SHED: FLOOR PLAN
1:100
INTERNAL ROAD
EXISTING SITE RETAINING
WALL WITH BALUSTRADE
LINE OF
COLORBOND EXISTING FENCE ATOP
ORIGINAL GROUND LINE METAL CLADDING GROUND LINE
COLORBOND
ROOF SHEETING EXISTING BALUSTRADE FENCE
PITCHING POINT
MAINTENANCE SHED RESHAPED GROUND LINE PITCHING POINT
RL 13.950
RL 13.850
3100
3000
EXISTING SITE RETAINING WALL
PROPOSED
GROUND LINE
FLOOR LEVEL
FLOOR LEVEL RL 10.850
RL 10.850
PROPOSED GROUND LINE
SITE RETAINING
05 SITE MAINTENANCE SHED: WEST ELEVATION
1:100
06 SITE MAINTENANCE SHED: SECTION
1:100
Development Approval north
PROPOSED PRECINCT E2 DEVELOPMENT, ALTUM CONSTRUCTIONS
SITE MAINTENANCE SHED: PLAN,
scale: 1:100
issue: 04 date: 31-01-22
NOOSA SPRINGS
7114-18-CTS 6_MASTER PLAN.pln Tuesday, 1 February 2022 11:54 AM
ELEVATIONS & SECTION 7043-DA50 The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.
Page 5
Our Ref: 17155
Council Ref: MCU15/0109.04
Tuesday, 8 February 2022
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Attention: Patrick Murphy
RE: Further Advice Request Response – Amended Site Maintenance Shed
Proposed Residential Development at Precinct E2, 75 Resort Drive, Noosa Heads
In reply to the further advice request issued by Noosa Shire Council on 27 January 2022, we
provide the following information and response:
Item 6: The proposed building changes and carwash use have the potential to impact on
the downstream environment due to unsuitable runoff.
Provide comment from the development’s design engineer that states that the
proposed development does require changes to the existing stormwater drainage
system. Alternatively, if changes are required provide preliminary plans of the
changes.
Response: Morgan Consulting Engineers have completed an assessment of the stormwater
runoff conditions for the proposed amended Site Maintenance Shed and carwash
(drawing ref: 7043-DA50 as shown in Attachment A) as part of the Further
Advice request (ref: MCU15/0109.04) response.
Stormwater Quantity Assessment
The proposed amendments to the Site Maintenance Shed consist of modifying the
extent of hardstand and increasing the roof catchment. There is an increase of
approximately 40m2 in impervious area due to the proposed building changes
likely resulting in a minor increase in post development runoff flows.
Utilising the Rational Method, a comparison of the volume of stormwater runoff
from the current approved Maintenance Shed and the proposed amended Site
Maintenance Shed was undertaken. With reference to the stormwater quantity
analysis results (as shown in Attachment B) it has been established that there is
a negligible increase in runoff from the site shed amendments that will result in
a no worsening impact on the existing stormwater drainage system installed for
Precinct E2.
Stormwater Quality Assessment
The proposed amended Site Maintenance Shed will direct all stormwater runoff
from the roof and exposed hardstand areas to the constructed Bio-retention
Basin 2, maintaining the stormwater quality treatment train for this catchment
previously approved under OPW17/0612.
D:\JOBS\17-Jobs\17155 - Precinct E2 Noosa Springs, Noosa Heads\Civil\Correspondence\Letters\22-02-08 - 17155 - RFI Item 6
Respose.doc
Page 6
MORGAN CONSULTING
E NGINEERS P TY LTD
17155
Page 2
Even with the small increase in impervious area there is likely to be no change to
the predicted pollutants generated from this maintenance shed area as there
will be a reduction in exposed hardstand and an increase in roof catchment. The
current development is conditioned to complete on going stormwater quality
monitoring where this will be confirmed.
Furthermore, the proposed car wash bay will be bunded and located undercover
preventing any stormwater runoff from this wash down area making its way into
the downstream existing drainage system.
Based on our assessment of the stormwater quantity and quality management of
the amended Site Maintenance Shed, we can confirm there will be no change to
the existing stormwater drainage system as a result of the minor change request.
Please contact me if you have any further queries on (07) 3369 8411.
Yours faithfully,
MORGAN CONSULTING ENGINEERS PTY LTD
Henry Morgan
Director RPEQ 11950
Page 7
MORGAN CONSULTING
E NGINEERS P TY LTD
17155
Page 3
Attachment A
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MorGaNn CONSULTING
ENGINEERS PTY LTD
17155
Page 3
Attachment A
Page 8
EXISTING RAKED
SITE RETAINING
‘WALLS
INTERNAL ROAD
LINE OF.
ORIGINAL, EXISTING BALUSTRADE FENCE
-ATOP EXISTING RETAINING WALL!
GROUND LINE
COLORBOND PROFILED
‘SHEE’
1
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‘SCREEN TIMBER” 1
i
|
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FL 13.950
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02 SITE MAINTENANCE SHED: NORTH ELEVATION
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sree — 05 SITE MAINTENANCE SHED: WEST ELEVATION
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06 SITE MAINTENANCE SHED: SECTION
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ALTUM CONSTRUCTIONS Development Approval "orn
PROPOSED PRECINCT E2 DEVELOPMENT, ao ee ee PLAN, nw sackburne jackson design
NOOSA SPRINGS ELEVATIONS & SECTION 7043-DA50 ikesenna
Page 9
MORGAN CONSULTING
E NGINEERS P TY LTD
17155
Page 4
Attachment B
[OCR of page images]
MorGaNn CONSULTING
ENGINEERS PTY LTD
17155
Page 4
Attachment B
Page 10
Rational Method Peak Flow Calculations
Job No: 17155
Job Type: Proposed Residential Development
Address: Precinct E2 Noosa Springs, Noosah
Council: Noosa Council
IFD Data: 26.8625 (S),152.9625 (E) Minor Storm: Q10 Designed: WB
1
I10 71mm/hr Major Storm: Q100 Checked: HM
Pre Development Post Development
Time of Concentration
Standard Inlet Time Standard Inlet Time
Standard Inlet Time 5 mins Standard Inlet Time 5 mins
Sheet Flow (Friends Equation) Sheet Flow (Friends Equation)
Sheet flow length (L) m Sheet flow length (L) m
roughness (n) short grass roughness (n) short grass
Fall of NSL m Fall of NSL m
Slope of Surface (S) % Slope of Surface (S) %
total 0.0 mins total 0.0 mins
Concentrated Overland Flow Concentrated Overland Flow
Flow distance m Flow distance m
velocity 1.5 m/s velocity 1.5 m/s
mins 0.0 mins mins 0.0 mins
Surface type multiplier 3.0 Surface type multiplier 3.0
total 0.0 mins total 0.0 mins
Total tc 5.0 mins Total tc 5.0 mins
Runoff Volume Calculations
Name Area (ha) tc fi C10 Name Area (ha) tc fi C10
0.092 0.57 0.81 0.092 0.61 0.82
Total 0.092 5.0 0.81 Total 0.092 5.0 0.82
Frequency Frequency
ARI Cy Iy Qy ARI Cy Iy Qy
Factor A (Ha) Factor A (Ha)
(years) (Fy*C10) (mm/h) (m3/s) (years) (Fy*C10) (mm/h) (m3/s)
(Fy) (Fy)
3 mth 0.010 3 mth 0.010
1 0.800 0.651 124 0.092 0.021 1 0.800 0.658 124 0.092 0.021
2 0.850 0.691 139 0.092 0.025 2 0.850 0.699 139 0.092 0.025
5 0.950 0.773 186 0.092 0.037 5 0.950 0.781 186 0.092 0.037
10 1.000 0.813 219 0.092 0.045 10 1.000 0.822 219 0.092 0.046
20 1.050 0.854 251 0.092 0.055 20 1.050 0.863 251 0.092 0.055
50 1.150 0.935 295 0.092 0.070 50 1.150 0.945 295 0.092 0.071
100 1.200 0.976 329 0.092 0.082 100 1.200 0.987 329 0.092 0.083
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