ECM_21876434_v1_Information Request MCU22 0039 (1)

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Issue – Cooroy Sewage Treatment Plant
The site is within proximity of Cooroy Sewage Treatment Plant.
Information Required
2. Provide an Environmental Report addressing the potential for odour impacts on the
   proposed development.


Issue – Noise Impacts
The site adjoins the Jarrah Street industrial area and industrial zoned land located at the end
of Jarrah Street. The existing industrial uses may impact on the amenity of the development
and the proposed residential use may restrict the future development of the industrial zoned
land.
Information Required
3. Provide a noise report addressing the potential impacts of the existing industrial land on
   the proposed residential development. The report is also to address the potential for
   reverse amenity impacts/ restrictions of the proposal on the existing and future industrial
   uses in the area.


Issue: Flooding
The access to the site via Carpenters Road is heavily constrained by flooding. Significant
improvements to Carpenters Road will be required in order to achieve access which has the
required flood immunity and such upgrades have the potential to worsen flooding on upstream
properties, which must be quantified.
Information required:
4.   Provide a Flood Impact Assessment, prepared in accordance with ARR2019 and QUDM,
     which demonstrates the following:
     a)   That Carpenters Road can be upgraded to a standard which achieves immunity for
          the 10%AEP flood event and trafficability in the 1%AEP at year 2100;
     b)   That such upgrades of Carpenters Road will not cause afflux to upstream properties
          for a range of flood probabilities up to and including the 1%AEP (2100);
     c)   That assessments undertaken for points (1) and (2) appropriately allow for design
          blockage rates of cross-drainage structures;
     d)   That in the case of either a severe storm exceeding the DFE or a severe blockage of
          cross drainage structures, the performance criteria for such scenarios specified in
          QUDM are met.


Issue: Stormwater Quality
Information required:
5.   Provide a Stormwater Quality Management Plan which demonstrates how the pollutant
     load reduction targets will be achieved for the site and for the upgraded section of
     Carpenters Road, as required by the Water Quality and Drainage Code. Include
     preliminary sections for treatment devices showing that such devices will be able to
     function effectively in the proposed locations by achieving a free-drainage outlet from any
     sub-soil drains.




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Issue: Stormwater Quantity
Information required:
6.     Either provide on-site detention demonstrating that stormwater flows from the site will not
       increase for the range of durations and event probabilities relevant to the downstream
       drainage network, or otherwise include an assessment of changes to site runoff as part
       of the Flood Impact Assessment demonstrating that such changes will not cause afflux to
       downstream properties.


Issue: Access
The submitted report provides general comments regarding the works that should be
undertaken to construct a suitable access to the site and suitable access routes within the site.
In order to fully the assess the application Council requires additional detail on the extent and
type of works required.
Information Required
7.     Provide preliminary engineering designs for necessary improvements to the formation
       within Carpenter’s Lane between the subject site and the existing roundabout on Mary
       River Road. The designs must be prepared by a Registered Professional Engineer of
       Queensland and include but not be limited to:
       a.   dimensions, levels and grades of the proposed road formation and any necessary
            drainage improvements/installations
       b.   the extent of earthworks including filling
       c.   the depth/velocity of the flood waters over the road in the various rain events together
            with sufficient detail to demonstrate that the road will be safe for the intended use
       d.   clearing of vegetation in Carpenters Lane
       e.   pedestrian/ cycleways to Mary River Road
8.     Provide a typical cross section for the internal access road.
9.     Provide plans and details of the proposed location of the pedestrian bridge and pathway
       to Jarrah Street.


Issue: Location
PO1 and AO1.3 of the Special Residential Code details that relocatable home parks are to
have a sealed footpath/pathways to a public transport stop.
Information required:
10. Provide plans that demonstrate pedestrian pathways to the nearest public transport stop.


Issue: Infrastructure
The subject site is not directly connected to all of the urban infrastructure that would be
required to service the proposed development. It is noted that:
       i. the existing sewer main is located in the Jarrah Street road reserve and it will cross at
          least 2 other properties before reaching the subject site. The levels of the main and the
          topography may impact on the viability of the proposed connection,
      ii. the existing water main and power supply may not have the capacity to cater for the
          development, and
     iii. the existing telecommunications network is unknown




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Information Required
11. Provide a preliminary design of the internal sewer mains and the connection to the existing
    mains in the Jarrah Street road reserve. The plans must be prepared by a Registered
    Professional Engineer of Queensland and include written support from Unitywater and
    the relevant adjoining owners
12. Provide written authority from the service providers (water, power and
    telecommunications) that demonstrates that either the site currently has suitable
    connections that are sufficient to cater for the proposed development or that the service
    providers are supportive of any improvements/extensions to their existing infrastructure.


Issue – Landscape Code
Landscaping is a requirement as detailed within the Noosa Plan 2020 – Landscape Code and
Planning Scheme Policy (PSP2) - Landscaping. Very little detail has been provided with the
application material regarding landscaping.
Information Required
13. Provide assessment against the Landscaping Code and how the proposed development
    meets the requirements.
14. Provide a Landscape Concept Plan that meets the Noosa Plan 2020 Landscaping Code
    and Planning Scheme Policy (PSP2) – Landscaping requirements.
15. Provide proposed percentages of Hard and Soft Landscaping.
16. Ensure the Landscape Concept Plan has taken into consideration all
    requirements/recommendations detailed within the Bushfire Risk Assessment and
    Bushfire Risk Management Plan (Bushfire Plan).
17. Provide details of amenity landscaping throughout the site.


Issue – Amenity
The landscape Code PO1(h) details that privacy is provided between dwellings on and off site.
Limited screening is proposed along the southern and western boundaries due to the location
of the internal road and bushfire clearing requirements.
Information Required
18. Provide justification that adequate screening planting has been provided taking into
    consideration the close proximity to the neighbours and lack of vegetation on the southern
    boundary in particular.
19. Include buffer planting within the Landscape Concept Plan.


Issue – Amenity Design
The Special Residential Code details that bedroom windows are to be located 3 metres from
shared driveways. Several of the units appear to have bedrooms that do not comply with this
requirement.
Information Required
20. Provide an amended plan confirming that all bedrooms are a minimum of 3 meters from
    share driveways.
21. Provide further details as to the provision of private open space on site for each of the
    small dwellings including fencing heights and details.




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Issue – Bushfire Code
Assessment against the Bushfire Hazard Overlay Code has not been provided.
Information Required
22. Provide an assessment detailing how the proposed development meets the Bushfire
    Hazard Overlay Code requirements.
23. Provide further information as to the suitability of


Issue – Bushfire Code - Landscaping
As a Landscape Concept Plan is required to be provided, the Bushfire Risk Assessment and
Bushfire Risk Management Plan needs to assess the bushfire risk taking into consideration
the proposed landscaping plan.
Information Required
24. Review the Bushfire Plan to ensure it has been assessed taking into consideration the
    proposed Landscape Concept Plan including screening buffer planting along boundaries.


Issue – Bushfire Plan
Incomplete sections of the Bushfire Plan.
Information Required
25. Section 6.6 appears to be incomplete. What is the asset protection zone distance
    required? Section 7.2 recommends a 10m setback from retained vegetation. Please
    update the report and complete section 6.6 with appropriate diagrams detailing the location
    of the asset protection zone in relation to the proposed development.
26. Recommendation for Part of the Bushfire Risk Assessment (p7) details:
      The development does not unduly burden emergency services as there is good access
      for firefighting appliances, good fire fighting space, good water supply and contributes
      only one extra building in the emergency services area.
   The comments refers to one extra building in the emergency services area. Please provide
   clarification as to how this one building relates to the proposed development of 34 units.


Issue – Bushfire Mapping
Figure 11 of the Bushfire Hazard Assessment Report shows Bushfire Intensity however the
intensity levels do not match the Noosa Plan mapping which includes a large portion of the
Lot being mapped as High Potential Bushfire Intensity. Is Figure 11 due to assessment
determining the State and Noosa Plan mapping is incorrect?
Information Required
27. Provide justification for the difference in mapping intensity.




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Issue – Bushfire Access
The proposed access track is the only means of access/egress from the site. Does the
proposed track meet the State Planning Policy and Noosa Plan requirements? PO6 of the
Noosa Plan requires ‘Roads provide for easy and safe evacuation of residents of premises
and access by emergency services’.
Information Required
28. Provide justification of how the access/egress track meets the State Planning Policy and
    Noosa Plan requirements for example adequate escape route, road width, suitable for
    large vehicles (height, width, weight etc.).
29. Demonstrate any clearing required to meet the relevant requirements.


Issue – Water Supply
Additional detail is required in regard to whether the site will have reticulated water supply or
whether the proposed water tanks at the front of the lot will be the dedicated water supply for
firefighting.
Information Required
30. Provide justification the proposed development meets PO3 of the Bushfire Hazard Overlay
    Code by having adequate water supply provided for firefighting purposes and how that
    water will be available to the entire development.
31. Include the above detail within an updated Bushfire Plan.


Issue - Biodiversity
The purpose of the Biodiversity, Waterways and Wetlands Overlay code is to protect,
rehabilitate and enhance ecologically important areas and improve connectivity
and ecological linkages across Noosa Shire. Very little assessment against the Biodiversity,
Waterways and Wetlands Overlay Code has been provided.
Information Required
32. Provide an assessment detailing how the proposed development meets the Biodiversity,
    Waterways and Wetlands Overlay Code requirements.
33. Provide an Ecological Assessment Report of the site including but not limited to:
    a.   Potential disturbance to mapped areas from the development;
    b.   Proposed rehabilitation activities;
    c.   Flora and Fauna assessment.
    d.   Weeds and management.


Issue – Biodiversity tracks
The application details that walking tracks, BBQs and playground areas are to be located
within the area mapped as Areas of Biodiversity Significance and MSES.
Information Required
34. Provide details on impacts and mitigation measures to the mapped vegetation from
    installation of the infrastructure and use associated (waste, erosion from walkers/bikes
    etc).




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Issue – Biodiversity Bio-basin
The bio-retention basin is located in the north-eastern corner of the lot. No detail is provided
regarding how surface runoff will get to this basin and potential vegetation impacts including
through the mapped Biodiversity overlay.
Information Required
35. Provide additional detail of the location of stormwater drains etc. and how they will
    potentially impact vegetation.


Issue – Biodiversity Linkages
Biodiversity, Waterways and Wetlands Overlay Code PO1 requires that development protects
and enhances ecologically important areas with PO5 requiring connectivity and linkages to be
maintained. The State Koala Habitat Area is also located over some of the lots.
Information Required
36. Provide detail on how the development proposes to protect and enhance the ecologically
    important areas and maintain connectivity.
37. It is strongly suggested that the mapped area on the eastern portion of the lot be
    designated as a Vegetation Protection Covenant with no access i.e. BBQ/picnic areas,
    walking tracks etc.


3.    DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 13th July 2022. 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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