Information Request MCU23 0007 [As Published]

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                 Issue – Sight Distance Analysis
                 The proposed development will significantly increase the volume of traffic utilising the Maple
                 Street access. Council is concerned the redevelopment of the site and the proposed access
                 will result in the creation of unsafe traffic conditions for all road users due to the existing on-
                 street carparks and bus-stop. There is insufficient information to demonstrate that the
                 proposed access complies with Austroads’ Guide to Road Design Part 4A and is safe for use.
                 Council has reviewed RECOR’s Sight Line Layouts and Sections (C60) dated 28 March 2022
                 and has identified the following issues:
                        •    A Safe Intersection Sight Distance (SISD) has not been demonstrated in accordance
                             with Section 3.2.2 of Austroads’ Guide to Road Design Part 4A;
                        •    The longitudinal sections provided in C60 do not extend the length of the SISD (as
                             the SISD has not been calculated);
                        •    An unbroken line of sight (both longitudinally and from a ‘layout’ perspective),
                             required when demonstrating the SISD, has not been demonstrated when the
                             existing bus-stop to the north is occupied and when the carparks to the south are
                             occupied; and
                        •    The Minimum Gap Sight Distance (MGSD) described in C60 has not been
                             demonstrated in accordance with Section 3.2.3 of Austroads’ Guide to Road Design
                             Part 4A.
                 Information Required
                 2.     Provide a ‘Traffic Impact Report’ (or the like) and amended plans that demonstrates the
                        proposed access is safe for all road users by complying with Austroads’ Guide to Road
                        Design Part 4A. The ‘Traffic Impact Report’ (or the like) and amended plans must be
                        prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
                        Queensland) and include, but not be limited to:
                      a. demonstrate compliance with Section 3.2.2 of Austroads’ Guide to Road Design Part
                         4A by calculating the minimum Safe Intersection Sight Distance and demonstrating an
                         unbroken line-of-sight can be achieved, both longitudinally and from a ‘layout’
                         perspective;
                      b. demonstrate compliance with Section 3.2.3 of Austroads’ Guide to Road Design Part
                         4A by demonstrating an unbroken line-of-sight can be achieved, both longitudinally
                         and from a ‘layout’ perspective, for the Minimum Gap Sight Distance between both
                         conflict points and vehicles travelling along Maple Street; and
                      c. assume all parking (cars and buses) are occupied when demonstrating an unbroken
                         line-of-sight.


                 Issue – Earth Bank Discharge
                 RECOR’s Erosion and Sediment Control Plan and Details (C20) dated 28 March 2022
                 indicates that rainwater captured in the proposed Earth Bank will discharge into an existing
                 outlet along the Myall Street frontage. It is unclear to Council where this existing outlet is
                 located, and the quality of the water being discharged from this outlet (and into Council’s
                 stormwater network).
                 Information Required
                 3.     Provide additional detail demonstrating where and how the runoff from the proposed
                        Earth Bank will discharge. The additional detail must be prepared by a suitably qualified
                        person (RPEQ – Registered Professional Engineer of Queensland).




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Document Set ID: 22307810
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                          Note that contaminated water must not exit the site during construction.


                 Issue – Passing Opportunity & Vehicle Manoeuvrability
                 The internal driveway between Chainage 40 and 80 is narrow, consists of tight left-hand turns
                 and a blind corner for exiting vehicles turning left at Chainage 70. Council is concerned this
                 may result in vehicle accidents. Based off RECOR’s Vehicle Swept Paths Plan (C61) dated
                 28 March 2022, it is unclear:
                      •    if two B99s can pass each other between Chainage 40 and 80; and
                      •    what systems are in place to avoid collisions where a B99 vehicle turns left at
                           Chainages 50 and 70 while there is an oncoming B99 vehicle (e.g., parabolic mirrors,
                           give-way signs/line-marking).
                 Information Required
                 4.       Provide additional detail demonstrating how the internal driveway between Chainages
                          40 and 80 will function to avoid vehicle accidents. The additional detail must be prepared
                          by a suitably qualified person (RPEQ – Registered Professional Engineer of
                          Queensland) and include, but not be limited to:
                          a. provide Turning Path plans demonstrating that two B99 vehicles can simultaneously
                             manoeuvre the internal driveway between Chainages 40 and 80 without colliding;
                             and
                          b. demonstrate if vehicles can complete the left-hand turns at Chainages 50 and 70
                             without crossing the centreline of the proposed internal driveway.
                          c. if vehicles must cross the centreline of the proposed internal driveway during these
                             left-hand turns and/or cannot simultaneously manoeuvre the internal driveway,
                             provide comment on what driver has ‘right of way’ to avoid collisions and how this is
                             indicated.


                 Issue – Vehicle Swept Paths
                 RECOR’s Vehicle Swept Paths Plan (C61) dated 28 March 2022 indicates that many of the
                 proposed carparks may not be functional due to components of the vehicle swept path exiting
                 the internal driveway or not being shown.
                 Information Required
                 5.       Provide additional detail and an amended Vehicle Swept Paths Plan that demonstrates
                          how the proposed carparks are functional. The additional detail and amended plan must
                          be endorsed by a suitably qualified person (RPEQ – Registered Professional Engineer
                          of Queensland) and include, but not be limited to:
                          a. realistic starting and finishing vehicle locations;
                          b. assume all neighbouring carparks are occupied;
                          c. provide comment demonstrating if the proposed ‘Visitor’ parking is limited to ‘rear-in’
                             only and what systems are in place to indicate this to visitors;
                          d. demonstrate how a B99 vehicle can enter and exit the ‘Existing Dwelling Parking’
                             without the overhang of vehicle leaving the internal driveway; and
                          e. demonstrate how a B99 vehicle can enter and exit the southern-most carpark outside
                             ‘Unit B’.




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Document Set ID: 22307810
Version: 2, Version Date: 17/02/2023

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                 Issue – Stormwater Discharge
                 There is insufficient information for Council to assess the proposed bioretention swale and
                 associated stormwater infrastructure. Council is concerned that:
                      •    the proposed stormwater line ‘D’ will bypass the bioretention swale and connect
                           directly to the proposed Surcharge Pit 2/A;
                      •    the proposed SAG Field Inlet 1/A will create a pedestrian hazard. It is Council’s
                           preference that the proposed structure is constructed with a covered lid to avoid the
                           creation of trip hazards; and
                      •    the proposed 2/A – 1/A and 1/A – EX/A stormwater lines are likely to impact the existing
                           services in the road reserve along Myall Street.
                 Information Required
                 6.       Provide an amended Stormwater Management Plan that demonstrates how stormwater
                          collected on-site will be controlled, collected, and released without causing scour
                          damage to neighbouring properties or creating trip hazards for pedestrians. The
                          additional detail must be prepared by a suitably qualified person (RPEQ – Registered
                          Professional Engineer of Queensland) and include, but not be limited to:
                          a. provide comment on the water quality of the stormwater collected in proposed
                             stormwater line ‘D’ that bypasses the bioretention swale;
                          b. demonstrate the lid type of proposed stormwater structure 1/A and how the structure
                             will be constructed to avoid trip hazards in the road reserve; and
                          c. demonstrate that the existing services along the Myall Street frontage will not be
                             impacted by proposed stormwater lines 2/A – 1/A and 1/A – EX/A (including vertical
                             clearances).


                 Issue – Stormwater Quality
                 The MUSIC model uses nutrient removal rates for a proprietary device which has not been
                 independently verified through SQIDEP.
                 Survey of the downstream existing pit in Myall St should be provided in order to demonstrate
                 that the bioretention sub-soil drains can freely discharge.
                 Information Required
                 7.       Provide updated plans, SWMP and MUSIC model which only applies nutrient removal
                          rates for proprietary products if they have been verified through SQIDEP
                 8.       Provide survey of the downstream existing pit in Myall St in order to demonstrate that
                          the bioretention sub-soil drains can freely discharge.


                 Issue – Sustainable Building Design Code
                 PO2 of the Sustainable Building Design Code requires rainwater collection and reuse for non-
                 potable uses. This does not appear to have been addressed.
                 Information Required
                 9.       Provide updated plans and a SWMP which incorporates rainwater collection and reuse
                          at the site, sufficient to supply external non-potable fixtures such as communal
                          landscape irrigation and bin washdown.



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                 Issue – Landscape Setbacks
                 The proposal plans detail earthworks along the southern side boundary including retaining
                 walls, fencing and a bio-retention swale. It is unclear from the plans how these works will
                 impact on the adjoining residential premises at 9 Myall Street.
                 The location of the bio-retention swale also raises concerns with the ability of meaningful
                 landscaping to be provided along the boundary in accordance with AO7.6 of the Cooroy Local
                 Plan Code.
                 Information Required
                 10.    Provide further sections/plans that detail the contours and levels of the adjoining site at
                        9 Myall Street in relation to the earthworks, retaining walls and fences proposed.
                 11.    Provide plans or information demonstrating that meaningful landscaping in the form of
                        tree species can be planted and maintained in the bio-retention swale. Specific attention
                        is to given to screening of the building, common areas, driveways and retaining walls on
                        site.
                 12.    Provide further information and plans demonstrating the ability for tree species to be
                        planted along the northern boundary of the Myall Street site.


                 Issue - Privacy
                 AO20.2 and AO20.3 of the Medium Density Residential Zone Code details requirements in
                 relation to windows, terraces having the potential to overlook the private open spaces of
                 nearby properties. 11 Myall Street is included in the Medium Density Residential zone and
                 further information is required to demonstrate how the proposed windows and terrace areas
                 of units adjoining this site meet the outcomes.
                 Information Required
                 13.    Provide amended plans that detail window treatments and retaining walls and fence
                        lines for units adjacent to 11 Myall Street.




                 Issue - Character
                 The Myall Street frontage is mapped as being part of a Gateway site under the Cooroy Local
                 Plan. The acceptable outcomes detail that development is to emphasize the corner location
                 through built form and landscape treatments and enhance the role of the primary entrance to
                 the area. The proposed built form including pathways, retaining walls, fencing and arbours
                 reduces the ability for the provision of a dense plantings to accentuate the intersection.
                 Information Required
                 14.    Provide revised plans that demonstrate the provision of substantial landscaping and
                        reduced fencing and retaining walls to the Myall Street Frontage.




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                 Issue – Built form
                 The Cooroy Local Plan Code details specific requirements in relation to built form and
                 streetscape. The Outcomes of the codes indicates that development is to be consistent with
                 and reflective of the country town character. The proposed building to Myall Street is not
                 considered to meet the requirements of the code due to the extensive use and presentation
                 of brickwork.
                 Information Required
                 15.    Provide revised plans that utilize materials that are consistent with the residential
                        character of the area and result in a significant reduction in the brickwork on the Myall
                        Street building.


                 Issue – Waste Management
                 AO 6.4 of the Medium Density Residential Zone Code details that waste storage areas are to
                 be screened and not located along any frontage to a public street of space. The proposed bin
                 location to the Maple Street frontage is not considered to be consistent with the character of
                 the area due to its visibility. Further information is required to demonstrate the proposed bin
                 areas are sufficient for the waste generated from the site.
                 Information Required
                 16.    Provide a waste management plan for the site demonstrating that sufficient area is
                        available on site for both general waste and recycling bins.
                 17.    Detail the location of a bin wash down area on site.
                 18.    Provide amended plans that detail the relocation of the bin area away from the Maple
                        Street frontage. In this regard a landscape setback is to be provided to Maple Street with
                        the bins in a location not visible to the street.
                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 17 May 2023. Email your response to
                 [email protected]. 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.
                 4.     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,




                 Nadine Gorton
                 Development Planner




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Document Set ID: 22307810
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