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Information response
Attached to the e-mail Information Request Response REC16/0014.
Wednesday, 2 November 2016 Our Ref: 15228 / Office: Sunshine Coast Council Ref: REC16/0014 NOOSA COUNCIL PO BOX 141 TEWANTIN QLD 4565 ATTENTION: Glen Conforti Dear Glen INFORMATION RESPONSE DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT (1 LOT INTO 11 LOTS) 28 ELKHORN DRIVE, TEWANTIN LOT 70 ON M37807 Further to Council’s Information Request for the abovementioned proposal we now respond in full to each of the items raised. 1. Provide amended plans with no new lots and no infrastructure (including stormwater) within the mapped Riparian Buffer. Response: Refer attached amended Proposal Plan prepared by Project Urban. This plan removes all infrastructure from the riparian buffer area. We note your advice that the position of Lots 10 and 11 is acceptable, however the riparian buffer needs to be increased in width in vicinity of Lots 7 and 8. The riparian buffer adjacent to Lots 7 and 8 has been increased in width from 20m to 24m. While 26m was suggested, this cannot be achieved without loss of yield. The proposed 24m riparian buffer width is considered consistent with the intent and outcomes of the riparian buffer overlay. 2. Provide a plan showing the house site and vegetation covenant area. Response: Refer attached amended Proposal Plan which shows the house site and vegetation covenant areas. 3. Please provide a revised SWMP which addresses the above issues and includes: (a) parameters that follow the MUSIC Modeling Guidelines (b) sufficient detail in accordance with the Guidelines to allow reproduction of the modeling (c) the removal of the rainwater tanks (d) an assessment against the Water Sensitive Design Code of The Noosa Plan (e) no stormwater infrastructure within the Riparian Buffer area (f) a lot layout that reflects a revised SWMP. Response: Refer Empire Engineering correspondence in Attachment 1 together with attached amended Stormwater Management Plan
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4. 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:
(a) no adverse impacts on drainage conditions on other properties for all events up to and
including 1% AEP
(b) 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
(c) the design should be in accordance with QUDM and The Noosa Plan.
Response:
Refer Empire Engineering correspondence in Attachment 1 together with attached amended
Stormwater Management Plan
5. 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.
Response:
The amended Proposal Plan provides for a stub road connection to service the property to the west. It
is noted that the applicant will continue to reside in the existing dwelling to be retained on site. The
original cul-de-sac proposal was a specific applicant intent to limit traffic movements through the site.
To compensate for the loss of the cul-de-sac, the proposal now includes a proposed traffic calming
device (central median). Further details of this can be addressed as part of detailed operational works
design.
6. Plans, including cross sections, are required to show:
(a) the cut and fill proposed on the site including the amount of imported fill
(b) the proposed finish levels for the proposed lots and new road and indication of the depth cut
and fill
(c) details of any earth retention methods, batters and/or retaining walls.
Response:
Refer attached preliminary Earthworks plan prepared by Empire Engineering.
The Information and Referral Stage of IDAS has now concluded and the application is now in the
Decision Stage.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
PROJECT URBAN
Scott Sobey
DIRECTOR
Email: [email protected]
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ATTACHMENT 1 Empire Engineering correspondence [OCR of page images] ATTACHMENT 1 Empire Engineering correspondence
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Our Ref: SC-5551
Your Ref: REC16/0014
18th October 2016
Noosa Council
PO Box 141
Tewantin, QLD, 4565
(Attention: Glen Conforti)
Dear Glen,
RE: REC16/0014 – 28 Elkhorn Dr, Tewantin, RESPONSE TO INFORMATION REQUEST
3. Refer amended SWMP report, in particular:
a. The parameters have been adopted from the MUSIC Modelling Guidelines and
the Healthy Waterways MUSIC Version 5 recommended parameters for Bio-
retention basin nodes, which are as follows:
400mg/kg TN Content
50mg/kg Orthophosphate Content
200mm/hr Saturated Hydraulic Conductivity (amended from 180mm/hr)
The most recent Version 6 recommended parameters for Orthophosphate are
even less conservative compared to the Version 5 parameters, see link:
http://healthywaterways.org/initiatives/waterbydesign/stormwater; However, we
have continued with the Version 5 parameters for consistency with the
previously submitted SWMP;
b. Refer amended SWMP report and above with the MUSIC detailed parameters
used;
c. Refer amended SWMP report;
d. The SWMP is in compliance with the Noosa Plan Water Sensitive Design Code;
e. Refer amended SWMP report;
f. Refer amended SWMP report;
4. Refer concept bulk earthworks plan. The extent of FILL has been reduced to a small
area in the north-west corner of the site. This is required to ensure the road grade has
minimum fall out to Elkhorn Drive;
a. Refer amended SWMP report;
b. Refer amended SWMP report;
c. Refer amended SWMP report.
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We kindly request Council proceeds with their assessment of the REC application. Should you have any queries, please contact the undersigned at our Sunshine Coast office. Yours faithfully, Matt Johnson For and on behalf of EMPIRE ENGINEERING Pty Ltd