Information Request MCU21 0228

Officer: 	Georgina Schramm
Direct Telephone: 	07 53296569
Our Reference:	MCU21/0228 OPW21/0364
Your Reference:	M2915P
25 January 2022
Altum Property Group
C/- JFP Urban Consultants Pty Ltd
T1.209 Kon-Tiki Business Centre
Tower 1/55 Plaza Parade
MAROOCHYDORE   QLD  4558
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0228 OPW21/0364
Street Address:	245 David Low Way Peregian Beach Qld 4573
Real Property Description:	Lot 22 P 9315
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Landscaping (species selection)
It is noted that the landscape design includes plant species that are not consistent with Planning Scheme Policy – Landscaping (PSP2).
Information Required
Provide amended Landscaping Plans that are appropriate for the natural landscaping character for the Peregian Beach area. In particular reference is made to the below species which need to be substituted with species consistent with the PSP2:
Philodendron Xanadu;
Alpinia zerumbet;
Callistemon viminalis 'Slim';
Cordyline 'Pink Diamond';
Phyllanthus multiflorus;
Rhapis excelsa;
Westringia fruticose;
Westringia ‘Blue Gem’;
Carissa macrocarpa 'Desert Star';
Molineria capitulate;
Trachleospermum jasminoides; and
Zoysia tenuifolia.
Issue – Landscaping (removal/retention)
Clarification as to what existing vegetation is proposed to be removed from the site to accommodate the development and whether this includes works in the road reserve.
Information Required
Provide a survey plan having identified what species are intended to be removed and what existing species are to be retained.
Issue – Landscaping (calculation)
The inclusion of the grassed driveway strip in the calculation of the total landscaping onsite is not considered appropriate to include in the total calculation of landscaped areas. There is potential for the grassed landscaped area to be compromised by vehicle manoeuvring and it is not considered that the strip contributes to the visual amenity and natural landscape character of the site.
Information Required
Recalculate the total landscaped area and demonstrate compliance with the required 35% landscaping for the site.
Issue – Height
The development exceeds 8.0 metres in height as stipulated in AO8.1 of the Medium Density Residential Zone Code. There is no reasonable justification to support unnecessary building height encroachments.
Information Required
Provide amended plans that demonstrate compliance with a maximum building height of 8.0 metres relative to the natural ground.
Issue
The submitted stormwater design and associated report indicate that discharge from the site will be into an existing rubble pit located in the adjacent property. Council has no detail on the capacity/condition of this pit and the subject site does not appear to have lawful right to discharge into the pit.
Information Required
Provide sufficient detail to demonstrate that the subject site has the lawful right to discharge into the existing pit. Alternatively provide an amended design that disposes of stormwater runoff within the subject site without causing scour or damage to the subject site or any adjoining property.
If the lawful right can be demonstrated provided additional detail on the existing rubble pit, it’s condition, it’s capacity to cater for the proposed development and what maintenance arrangements currently exist or can be created
Provide a sectional plan that clearly demonstrates that suitable vertical clearances can be provided between the proposed stormwater line and the existing sewer main
Issue
Council has some concerns with the proposed access driveway.
There appears to be the potential for conflict at the end of the access driveway between vehicles entering and exiting the carparking area, and
The wheel paths of the vehicles appear to have the potential to overlap with the proposed grass cell area in the centre of the driveway
The grass cell area also includes a stormwater pit and Council has concerns whether the grass cells are suitable for use in a driveway/pedestrian access
Information Required
Provide additional detail on how the proposal addresses the potential for conflict at the end of the access driveway between vehicles entering and exiting the carparking area
Provide a plan of the swept paths for vehicles exiting the carparking area and travelling along the access driveway.
Provide additional detail that demonstrates that the proposed grass cells are suitable for the intended use and are not impacted by vehicles using the driveway
Issue
Council has some concerns with the proposed carparking area.
The nominated vehicle is the B85 (the smaller of the vehicle described in AS/NZS2890.1:2004) and B99 vehicles (the larger of the vehicles described in AS/NZS2890.1:2004) may not be able to access the spaces,
A number of the spaces require reversing (carport 3, C4, the turning bay, C3 and C2) to access the space and also require multiple movements to exit the carparking area. The need to reverse is  considered unreasonable and unrealistic in a carpark open to the public (customers)
The submitted plans do not provide the swept paths for vehicles accessing space C1 from access driveway
The swept path plans do not extend along the access driveway sufficiently to demonstrate that vehicles exiting the carpark area can negotiate around the building and exit along the driveway
Provide clarification of the allocation of the carspaces/carports
Information Required
Provide swept paths for a B99 vehicle accessing and exiting from each space. The paths must demonstrate that vehicles can access the site and each space in a forward gear, reverse out and exit the site in a forward gear in a total of 3 movements. Alternatively provide justification for additional or reversing movements
Provide swept paths for each space from the space to a point on the access driveway where the vehicle is travelling in a straight line
Provide clarification of the allocation of the carspaces/carports
Provide plans and detail that demonstrate that the proposed access and carparking arrangements achieve compliance with The Noosa Plan 2020:
The Dual Occupancy and Multiple Dwelling Code – PO12 (AO12.2)
The Driveways and Parking Code – PO7, PO10 and PO13
Issue
The proposal does not provide any on-site waste collection or service areas. The proposal includes a layby area for these services on the road formation in the frontage of the site. The proposed location will block the on road cycle lane when occupied by a heavy/service vehicle.
Information Required
Provide additional detail that demonstrates that the proposal achieves compliance with The Noosa Plan 2020 - The Transport Code – PO3
Provide additional comment in regard to the potential for the proposed visitor space to be modified to provide a service vehicle space
due date for response to information request
The due date for providing the requested information is 25 April 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.
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

Georgina Schramm
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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