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RFI - Attachment 4 - Updated Stormwater Management Plan
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Log in to see the plans as drawnSTORMWATER MANAGEMENT PLAN
FOR
11 LEO ALLEY ROAD, NOOSAVILLE
FOR
DEVCON CAPITAL 9
DATE: FEBRUARY 2021
PROJECT NO: 192297
REPORT NO: AG/AG/26719RPT ISSUE E
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Page 2
STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosavile
DOCUMENT ISSUE APPROVAL
Project No: 192297
Title: Stormwater Management Plan
Client: Devcon Capital 9
Date: February 2021
Issue: E
Distribution: Noosa Council – Two (2) copies, 1 digital
Covey Associates – One (1) copy
Devcon Capital 9 – One (1) copy
© Copyright Covey Associates Pty Ltd (2021).
This document is the property of Covey Associates Pty Ltd. This document and the information
contained in it are solely for the use of the authorised recipient and this document may not be used,
copies of reproduced in whole or part for any purpose other than that for which it was supplied by
Covey Associates Pty Ltd. Covey Associates Pty Ltd makes no representation, undertakes no
duty and accepts no responsibility to any third party who may use or rely upon this document or the
information contained in it.
COPYRIGHT NOTICE: Parts of this document contain material originally prepared by:
This material is the intellectual property and copyright of Covey Associates Pty Ltd.
Author: Allister Gaffney Reviewed: Mark Cumming
BEng (Hons), MEng BEng (Hons), RPEQ
Page 3
STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
CONTENTS
1.0 INTRODUCTION 1
2.0 SITE DESCRIPTION 1
2.1 Site Location 1
2.2 Proposed Land-use 1
3.0 STORMWATER QUALITY MANAGEMENT 2
3.1 Water Quality Objectives 2
3.2 Water Quality Modelling 2
3.2.1 MUSIC Model Parameters 2
3.2.2 Scenario Method 3
3.2.3 Proposed Stormwater Treatment Train 4
3.2.4 MUSIC Model Results 4
3.3 Bioretention Basin Maintenance 5
3.3.1 ‘Construction Period’ Maintenance 5
3.3.2 ‘Maintenance Period’ Maintenance 5
4.0 STORMWATER QUANTITY MANAGEMENT 5
5.0 CONCLUSION 7
6.0 REFERENCES 7
LIST OF APPENDICES
APPENDIX A Site Plan
APPENDIX B MUSIC Model
APPENDIX C Stormwater Calculations
APPENDIX D Pre-lodgement Meeting Notes
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
1.0 INTRODUCTION
This Stormwater Management Plan (SMP) has been commissioned by Leo Alley Drive
Developments Pty Ltd (PWH) to support a development application for 11 Leo Alley Road,
Noosaville. This SMP contains information relating to the stormwater quality and quantity
management of runoff associated with the development.
Noosa Shire Council (NSC) requires that stormwater quality and quantity be appropriately managed
and treated prior to discharge from the site. The Queensland State Planning Policy (SPP 2017) also
requires that urban development projects demonstrate how the potential impacts to receiving
environments are mitigated. The objective of this SMP is to outline the requirements for effective
stormwater management for the development in its entirety.
2.0 SITE DESCRIPTION
2.1 Site Location
The proposed development is located at 11 Leo Alley Road, Noosaville. The real property description
is Part of Lot 252 on SP104257. Refer to Figure 1 for further detail.
The site is approximately 0.5 ha in size and has compacted hardstand for an existing landscaping
supply business.
Figure 1 – Site Locality (courtesy of Nearmap.com, accessed 4 June 2019, dated 27 May 2019)
2.2 Proposed Land-use
The proposal is for an industrial complex consisting of 21 industrial units and associated
infrastructure. Refer to the enclosed site plan in Appendix A for more details.
Covey Associates Pty Ltd 1 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
3.0 STORMWATER QUALITY MANAGEMENT
3.1 Water Quality Objectives
This section of this SMP will demonstrate how the proposed stormwater quality management
strategy complies with the requirements of NSC and the SPP (2017) in terms of demonstrating how
the relevant stormwater pollutant reduction objectives will be met.
Stormwater runoff generated from the site must achieve the required pollutant reduction targets
(Table 1) and be demonstrated through the use of appropriate modelling software.
Table 1 – Pollutant Reduction Targets for South East Queensland
Pollutant Type Reduction Objective
Total Suspended Solids (TSS) 80% reduction in average annual load of pollutants
Total Phosphorus (TP) 60% reduction in average annual load of pollutants
Total Nitrogen (TN) 45% reduction in average annual load of pollutants
Gross Pollutants (GP) 90% reduction in average annual load of pollutants
The proposed development ultimately drains to the Noosa River located approximately 1.9 km to the
north of the site. Table 2 outlines the specific performance criteria required within receiving waters
for the Noosa River, as identified in the Environmental Values and Water Quality Objectives – Basin
No. 140 (Part), including Kin Kin Creek, Teewah coastal creeks, Lakes Cooroibah, Cootharaba,
Doonella and Weyba (Environmental Pretection Water Policy, 2010). The proposed development is
identified on Plan WQ1413 of the Environmental Protection (Water) Policy (2009) Southeast
Queensland Map Series as being coastal freshwaters.
Table 2 – Noosa River Environmental Values and Water Quality Objectives (as per WQO’s for coastal
freshwaters)
Pollutant Water Quality Objectives
Turbidity <10 NTU
Suspended Solids (SS) <6 mg/L
Chlorophyll a <5 µg/l
Total Nitrogen <500 µg/L
Oxidised Nitrogen <60 µg/L
Ammonia Nitrogen <20 µg/L
Inorganic Nitrogen <420 µg/L
Total Phosphorus <50 µg/L
Filterable Reactive Phosphorus <20 µg/L
Dissolved Oxygen (% saturation) 85 – 110 % saturation
pH 6.5 – 8.0
Conductivity 500 µS/cm
3.2 Water Quality Modelling
3.2.1 MUSIC Model Parameters
The MUSIC Modelling Guidelines – South East Queensland Version 1.0 (2010) was used to source
base and storm flow concentrations and runoff generation. The model used rainfall data from the
Bureau of Meteorology (BoM) Cooroy Rainfall Station, over a ten (10) year period (1973 – 1983) at
a 6 minute time step. This adopted rainfall station and period is in accordance with Water by Design’s
MUSIC Modelling Guidelines – South East Queensland Version 1.0 (2010). All source nodes were
set up in accordance with this guideline, specifically for split catchments. Commercial and industrial
rainfall-runoff parameters and industrial pollutant export parameters have been used for each split
Covey Associates Pty Ltd 2 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
catchment source node. No routing of drainage links was adopted for the purpose of taking a
conservative approach. This approach assumes that the flow through the drainage system takes no
time, which over estimates the likely pollutant load. MUSIC version 6.3.0 was used for this
assessment. Copies of the MUSIC models are found in Appendix B.
3.2.2 Scenario Method
The proposed development was modelled using split catchment source nodes, comprised of roof
area, driveway and landscaping nodes. It is considered that each catchment needs to achieve the
required pollutant reduction targets. The total area of the proposed development is approximately
0.5 ha, and consists of 21 industrial units. The development has been split into two (2) catchments
(catchment A and B). Refer to Table 3 and Figure 2 for detail.
Table 3 – Catchment Characteristics
Roof (ha) Driveway (ha) Landscape (ha)
Fraction Impervious 100% 100% 0%
Catchment A 0.208 0.127 0.014
Catchment B 0.033 0.053 0.008
A portion of the landscape area within catchment A and B is proposed to bypass the bioretention
basin within each catchment respectively. Refer to Figure 2 for the MUSIC map and Appendix B for
the MUSIC model for further information.
Figure 2 – MUSIC Model Map
Covey Associates Pty Ltd 3 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
3.2.3 Proposed Stormwater Treatment Train
The stormwater runoff from each catchment will be treated by bioretention basins. Two (2)
bioretention basins are proposed for the development (Bioretention Basin A and B). The filter media
of each bioretention basin was modelled using a total nitrogen content of 400 mg/kg and an
orthophosphate content of 30 mg/kg. This is in accordance with the MUSIC Modelling guidelines
(consultation draft) by Water by Design (2018). Refer to Table 4 for the bioretention basin
characteristics.
Table 4 – Bioretention Basin Characteristics
Bioretention Basin A Bioretention Basin B
Extended Detention (m) 0.30 0.30
Filter Depth (m) 0.50 0.50
Surface Area (m2) 35.00 10.00
Filter Area (m2) 35.00 10.00
3.2.4 MUSIC Model Results
MUSIC modelling of the proposed catchments was performed to ensure the nominated treatment
strategy achieves the required pollutant reduction objectives. The target reductions in stormwater
pollutants are based on a comparison of an unmitigated scenario, having no treatment on site, and
the mitigated scenario, which has stormwater treatment measures incorporated onto the site. Tables
5 and 6 provide the results of the modelling for catchment and Table 7 provides the modelling results
for the development in its entirety. The MUSIC modelling demonstrates that compliance has been
met or exceeded for the objectives required by NSC and the SPP (2017) for Total Suspended Solids
(TSS), Total Phosphorus (TP), Total Nitrogen (TN) and Gross Pollutants (GP).
Table 5 - MUSIC Model Results for Catchment A
Unmitigated Mitigated Reduction Target
Pollutant Compliance
(kg/yr) (kg/yr) Achieved (%) Reduction (%)
TSS 949 178 81 80 Y
TP 1.91 0.498 73.9 60 Y
TN 11.8 5.82 50.7 45 Y
GP 114 0 100 90 Y
Table 6 - MUSIC Model Results for Catchment B
Unmitigated Mitigated Reduction Target
Pollutant Compliance
(kg/yr) (kg/yr) Achieved (%) Reduction (%)
TSS 378 63 83.4 80 Y
TP 0.651 0.15 77 60 Y
TN 3.1 1.5 52.7 45 Y
GP 29.2 0 100 90 Y
Table 7 - MUSIC Model Results for Overall Development Area
Unmitigated Mitigated Reduction Target
Pollutant Compliance
(kg/yr) (kg/yr) Achieved (%) Reduction (%)
TSS 1360 272 80 80 Y
TP 2.64 0.728 72.4 60 Y
TN 15.4 7.82 49.3 45 Y
GP 143 0 100 90 Y
Covey Associates Pty Ltd 4 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
Page 8
STORMWATER MANAGEMENT PLAN Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville 3.3 Bioretention Basin Maintenance The proposed bioretention basins will require consideration and management during both the construction period and maintenance period of the development. In order to establish vegetation and treatment functions in the bioretention systems, the filter media will require protection from the common pollutants generated in the construction phases of the development. During the operational phase, regular maintenance is required to ensure a comprehensive vegetation establishment, a critical component in stormwater pollutant uptake. Below are details on the general maintenance periods and the requirements for the construction and maintenance periods. 3.3.1 ‘Construction Period’ Maintenance Erosion and sediment control devices will be installed at the commencement of the works to capture and treat runoff during construction works. The sediment control devices should be cleaned out as required and at the end of the works. During the construction stage, all sediment control devices are to be inspected weekly, after runoff generating rain events and prior and after prolonged site shut downs (e.g. holiday periods). Proposed bioretention basins may be excavated and used as a sediment basin. Any sediment basin will require regular, weekly inspection to prevent scour and sediment build up. Basins should be inspected regularly and cleaned out when 1/3rd full. At the completion of construction, the sediment basins will be removed. The bioretention basin will be installed at the end of the building construction phase when the site is stabilised. 3.3.2 ‘Maintenance Period’ Maintenance The bioretention basins will be temporarily turfed during the maintenance period. Once construction of 80% of the site in each catchment of the development is complete, the turf will be removed and the basins will be vegetated appropriately. 4.0 STORMWATER QUANTITY MANAGEMENT The majority of the existing site is considered to be hardstand as the current use of the site is for storing landscape supplies which are normally delivered and taken away from the site using heavy vehicles. Due to the proposed development the fraction impervious of the site increases slightly from 80% in the existing case to 83% in the developed case. The time of concentration in both cases is effectively the same as both sites have a similar fraction impervious. The subject site has an existing stormwater pit which is identified to be a lawful point of discharge. The existing underground stormwater network is currently connected to this pit. The stormwater pit is located in an easement which discharges to an existing 300mm RCP stormwater main. The existing stormwater network ultimately discharges to Eenie Creek located approximately 500m to the south. A stormwater drainage system is proposed for the development which incorporates a bioretention basin and an underground drainage network. The northern portion of the site will discharge stormwater to the east by connecting to the existing stormwater network within the easement. In the event that the stormwater pit over tops stormwater will discharge as overland flow to the grassed area located to the east as it does in the existing case. The southern portion of the site will discharge to the existing stormwater manhole located in Leo Alley Road to the south. In the event that the proposed network overtops stormwater will discharge as overland flow to the Leo Alley Road roadway and enter the existing stormwater network via the existing gully pits located downstream on Production Street as it does in the existing case. Covey Associates Pty Ltd 5 Project No: 192297 Consulting Engineers 26719Rpt, Issue E
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
For your information, the peak stormwater discharge from the site for both the existing case and
developed case was estimated based on the Rational Method (as defined in the Queensland Urban
Drainage Manual 2017), aerial images and council mapping. The parameters used and calculations
are shown in Appendix C.
In summary the peak stormwater discharges are shown in Table 6.
Table 6 – Total Site Peak Stormwater Discharge
Peak Stormwater Discharge
AEP (%) (L/s) Difference
Existing Case Developed Case
10 (minor) 209 210 +0.5%
100 (major) 358 361 +0.8%
The results show that there is an increase in peak stormwater discharge from the site in the
developed case when compared to the existing case. However, as the increase in stormwater
discharge is minor (less than 1% in the major storm event) the effect on downstream and
neighbouring properties is considered to be insignificant and negligible.
The peak major storm event discharge to the stormwater main to the east in the easement is
estimated to be 144 L/s via a 225mm RPC pipe. The downstream pipe from development connection
point is a 300mm RCP stormwater main at approximately 2.5% grade. The capacity of the
stormwater main has been approximated to be 180 L/s. Therefore, the stormwater main has the
capacity to cater for the piped stormwater flow from the proposed development.
Further, all stormwater discharging from the site in the developed case will discharge to a
bioretention basin which will have an extended detention depth of 300mm. This equates to
approximately 13.5 kL of total stormwater detention storage for the site. The stormwater detention
volume was not considered in the calculation of peak stormwater discharge from the developed site.
The peak stormwater discharge values are therefore considered to be conservative and the peak
stormwater discharge from the proposed development is likely to be less than the existing case
scenario. Therefore, the proposed development will have a non-worsening effect on surrounding and
adjacent properties with regards to stormwater discharge.
At the pre-lodgement meeting held for the proposed development, council did not have any
objections with regards to using stormwater treatment devices to provide stormwater
detention/mitigation as shown in Appendix D.
Covey Associates Pty Ltd 6 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
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STORMWATER MANAGEMENT PLAN
Client: Devcon Capital 9 Location: 11 Leo Alley Road, Noosaville
5.0 CONCLUSION
It can be seen in the results presented in Tables 5 & 6 that the stormwater treatment measures
designed for the proposed industrial complex achieve the performance criteria for water quality set
by the NSC and by the SPP (2017). Annual load reductions of TSS, TP, TN and GP between the
mitigated and unmitigated MUSIC model scenarios have been met or exceeded.
The stormwater treatment measures for the proposed development were designed to achieve the
maximum cost/benefit ratio for the optimal hydraulic loading of the treatment measures. Water
Sensitive Urban Design (WSUD) measures have been proposed for the site and water quality
modelling has demonstrated that the effective treatment of key pollutants is possible.
Sufficient consideration of stormwater controls has been demonstrated by:
• Compliance with the requirements of Noosa Shire Council’s Load Based Reduction Objectives;
• Compliance with Queensland State Planning Policy (2017);
• Compliance with Urban Stormwater Quality Planning Guidelines (2010);
• Compliance with QUDM (2013); and,
• Compliance with the EPP (Water) 1997
Further, as the fraction impervious of the existing site is similar to that of the proposed development
there is a very minor increase in stormwater peak flows which is considered to be insignificant and
negligible. Further, the proposed bioretention basins will assist in mitigating stormwater peak flows
due to their extended stormwater detention depth. The proposed development will there have a non-
worsening effect on adjacent and surrounding properties.
This site, based on this SMP has demonstrated that efficient management of stormwater quality and
quantity is possible by the management strategies nominated for the proposed development.
6.0 REFERENCES
Healthy Waterways (2006), Water Sensitive Urban Design Technical Design Guidelines for South East
Queensland, Brisbane
Department of State Development, Infrastructure and Planning (2017) State Planning Policy. Brisbane,
Queensland.
Department of Environment and Resource Management (2010) Urban Stormwater Quality Planning
Guidelines. Queensland, Australia.
Water by Design (2010) MUSIC Modelling Guidelines. SEQ Healthy Waterways Partnership. Brisbane,
Queensland. IBSN 978-0-9806278-4-8.
CSIRO, 1999, Urban Stormwater: Best Practice Management Guidelines
Water by Design (2012), Bioretention Technical Design Guidelines (Version 1), Healthy Waterways Ltd,
Brisbane.
Institute of Public Works Engineering Australia, Queensland Division Ltd (2013) Queensland Urban
Drainage Manual, Third Edition.
Water by Design (2012), Maintaining Vegetated Stormwater Assets (Version 1), Healthy Waterways Ltd,
Brisbane.
Covey Associates Pty Ltd 7 Project No: 192297
Consulting Engineers 26719Rpt, Issue E
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APPENDIX A SITE PLANS [OCR of page images] APPENDIX A SITE PLANS
Page 12
LEGEND
MRV
BAY
AMENITIES
FFL 13.50
5 6 7 8 9 10
FFL 13.35 FFL 13.15 FFL 13.15 FFL 12.95 FFL 12.95 FFL 12.85
4
FFL 13.50
²
PARKING
FFL
RL 12.15
17 18 19 20 21
FFL 13.35 FFL 13.15 FFL 13.15 FFL 12.95 FFL 12.95
3
FFL 13.50
16 15 14 13 12 11
FFL 13.35 FFL 13.15 FFL 13.15 FFL 12.95 FFL 12.95 FFL 12.85 STORMWATER DRAINAGE NOTES
2
FFL 13.50
²
PARKING
1
FFL 13.30
BIN WASH AREA DETAIL
STORMWATER MANAGEMENT PLAN - NORTH
SCALE 1:400 (A3) STORMWATER MANAGEMENT PLAN - SOUTH
Consulting Civil & PROPOSED INDUSTRIAL 192297 C001
Structural Engineers STORMWATER COMPLEX 11 LEO ALLEY ROAD, E
Project Management MANAGEMENT PLAN DEVCON CAPITAL 9 PTY NOOSAVILLE
APPROVAL & Planning LTD
Issue Date Description By
Page 13
CONCRETE SPOON DRAIN DETAIL
SCALE 1:40 (A3)
Consulting Civil & PROPOSED INDUSTRIAL 192297 C120
Structural Engineers SITE SECTIONS COMPLEX 11 LEO ALLEY ROAD, C
Project Management DEVCON CAPITAL 9 PTY NOOSAVILLE
APPROVAL & Planning LTD
Issue Date Description By
Page 14
SECTION Y
SCALE 1:40 (A3) C001
TYPICAL BIORETENTION BASIN AND OVERFLOW PIT DETAIL
SCALE 1:40 (A3)
TYPICAL BIORETENTION CLEANOUT DETAIL
SCALE 1:40 (A3)
290
BIORETENTION BASIN
This bioretention basin reduces the pollution of
our waterways by reducing the amount of
heavy metals, litter, suspended solids, and
210
nutrients discharged to the nearby waterway.
SCALE 1:40 (A3)
BIORETENTION EDUCATION SIGN SECTION X
TO BE FIXED USING S/S SCREWS TO POST OR FENCE AT EACH BIORETENTION BASIN IN SCALE 1:200 (A3)
SCALE 1:40 (A3) C001
A PUBLIC AREA OR VISIBLE TO PUBLIC FROM FOOTPATH
NOT TO SCALE
SECTION THROUGH DRIVEWAY - WESTERN SIDE (EASTERN SIDE DIFFERS)
Consulting Civil & PROPOSED INDUSTRIAL 192297 C300
Structural Engineers STORMWATER DETAILS COMPLEX 11 LEO ALLEY ROAD, C
Project Management DEVCON CAPITAL 9 PTY NOOSAVILLE
APPROVAL & Planning LTD
Issue Date Description By
Page 15
LEGEND
AMENITIES
5 6 7 8 9 10
4
17 18 19 20 21
CATCHMENT A
3
CATCHMENT AREAS (m²)
16 15 14 13 12 11
CATCHMENT D
1% AEP PEAK FLOW CALCULATION
2
CATCHMENT B
1
BIORETENTION BASIN WEIR FLOW CALCULATION
CATCHMENT C
SCALE 1:400 (A3)
Consulting Civil & PROPOSED INDUSTRIAL 192297 C380
Structural Engineers STORMWATER CATCHMENT COMPLEX 11 LEO ALLEY ROAD, D
Project Management PLAN DEVCON CAPITAL 9 PTY NOOSAVILLE
APPROVAL & Planning LTD
Issue Date Description By
Page 16
APPENDIX B MUSIC MODEL (ELECTRONIC COPY) [OCR of page images] APPENDIX B MUSIC MODEL (ELECTRONIC COPY)
Page 17
APPENDIX C STORMWATER CALCULATIONS [OCR of page images] APPENDIX C STORMWATER CALCULATIONS
Page 18
Peak Stormwater Discharge Calculations
Stormwater calculations were completed in accordance with the rational method explained in
Queensland Urban Drainage Manual (2017) and with reference to the site plans shown in
Appendix A.
Table C.1 – Total Site Peak Stormwater Discharge Calculations
Catchment tc (min) fi(%) AEP (%) C I (mm/h) A (m2) Q (l/s)
10 0.86 175 209
Existing Case 10 80 4999
100 1.03 250 358
10 0.87 175 210
Developed Case 10 83 4999
100 1.04 250 361
Tc = adopted time of concentration
Fi = fraction impervious
AEP = annual recurrence interval
C = coefficient of discharge
I = intensity
A = catchment area
Q = peak flow rate
Page 19
APPENDIX D PRE-LODGEMENT MEETING MINUTES [OCR of page images] APPENDIX D PRE-LODGEMENT MEETING MINUTES
Page 20
Noosa Council documents
PRE-LODGEMENT NOTES
Development Assessment
1. PRE-LODGEMENT MEETING DETAILS
Application No: PLM19/0013
Date: 4 April 2019
Applicant Attendees: Toby Zaremba: Formia Project Management
Mark Cumming: Covey Associates
Josh Edwards: Stilhaus
Ella King: Innovative Planning Solutions
Council Attendees: Patrick Murphy, Coordinator Planning
Mark Lewis, Coordinator Development Engineering
2. PROPOSAL
Street address: 11 Leo Alley Rd NOOSAVILLE QLD 4566
Real property description: Lot 252 SP 104257
Planning Scheme: Noosa Plan (June 2018)
Proposal Details: Industrial Development Type 1 – Warehouse (26 units)
3. SUPPORTING INFORMATION (PROVIDED BY THE APPLICANT)
Documents / Plans
Site Plan prepared by brd group dated March 2019
4. PLANNING SCHEME INFORMATION
Development Type: OPW ROL MCU x BA
Level of Assessment: Code
Planning Locality: Noosaville
Overlays: Natural Hazard Overlay: Acid Sulfate Soils
Zone: Industry
This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20847782
Version: 5, Version Date: 11/04/2019 Print Date: 11 April 2019, 11:17 AM
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Noosa Council documents
5. ADVICE & INFORMATION
Patrick Murphy, Coordinator Planning - Comments
1. The proposal involves the development of 26 industrial units proposed to be used for
the purpose of Industrial Business Type 1 – Warehouse. A total of 2610m2 of floor area
is proposed, 2191m2 at ground floor and 419m2 of mezzanine. The proposed
development requires a development approval.
2. Industrial Business Type 1 – Warehouse is a consistent use within the Industry zone in
the Noosaville locality requiring code assessment.
3. The applicable codes are:
Noosaville Locality Code
Business Uses Code
Landscaping Code
Engineering Works Code
4. It is acknowledged that limited information has been provided (no elevation plans)
however based on the site pans it is noted that:
The 2610m2 of floor area and 1 caretakers unit results in a requirement for 53.2 car
spaces. Car spaces within the industrial units are not supported and therefore the
23 external car spaces and 5 motorcycle spaces results in a significant shortfall in
car parking. Any application will need to demonstrate compliance with the minimum
car parking requirements of the Driveways and car parking Code.
The proposal complies with the required 6 metre frontage setback and the 3 metre
setback requirement to the Shire Business Centre zone.
Approximately 18.9% of the site is allocated for landscaping which complies with the
minimum requirement of the planning scheme. In this regard it is preferable that bio-
basins and transformer location do not intrude into the front setback and that this
area is preserved for landscaping.
5. The maximum building height is 8.0 metres from both finished and natural ground level.
6. Whilst no elevation plans have been provided it is noted that the Noosa Plan includes
built form requirements for industrial buildings including the Specific Outcomes and
Probable Solutions for the Industry Zone including:
Buildings are designed and sited to provide visual interest and amenity by—
a) providing well articulated buildings with strong horizontal and vertical design No
solution provided 11-80 The Noosa Plan Including amendments to 8 June 2018
column 1 Specific Outcomes column 2 Probable solutions elements and features;
b) using a variety of external building materials within external walls where such
walls are visible from the street; and
c) providing for interesting and varied site layouts and roof designs;
Mark Lewis, Coordinator Development Engineering - Comments
Easements.
1. It is noted that the submitted site plan indicates that the easements within the site are
‘Council” easements. This is incorrect. The easements are in favour of Unitywater
(sewer) and Council’s mapping system indicates that the stormwater easement adjacent
to the eastern boundary is a “private” easement. It is suggested that a title search be
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20847782
Version: 5, Version Date: 11/04/2019 Print Date: 11 April 2019, 11:17 AM
Page 22
Noosa Council documents
undertaken to determine easement rights and terms. The search will also provide some
direction regarding building structures and services within the easements.
Stormwater
2. The issue of whether the current site’s condition could be considered for “non-
worsening” calculations was discussed. Council advised that it did not have much
information on the site and the drainage considerations as the development was a
“State” development. It was suggested that the capacity of the downstream drainage
system especially along the eastern boundary, was a constraining factor. It was
discussed that there was opportunity to provide some detention within the treatment
areas (adjacent to the eastern carpark and at the entrance to the site) to ensure that
runoff did not exceed the capacity of the downstream system and create drainage issues
for the adjoining properties.
3. The question of ownership and dimensions of the downstream drainage system was
discussed. Council’s assets section have advised that the drainage system adjacent to
the site’s eastern boundary is a private drainage system.
Traffic
4. The issue of heavy/service vehicles was discussed. It was suggested that given the size
of the individual tenancies, that it was unlikely that large vehicles would be required. Any
application would need to demonstrate the type of vehicle required for the proposed
development.
5. There is no dedicated loading area indicated on the plans. Any application would need
to demonstrate that loading/unloading to/from delivery vehicles can be undertaken on
site without impacting on through traffic or customer carspaces
5. The vehicle path to the waste collection area must be suitable for Council’s waste
collection vehicle as described in The Noosa Plan - Planning Scheme Policies 9 and 11.
It would appear from the submitted plan that the waste collection area may not be
sufficient to cater for the whole of the development. Any application would need to
include areas and a waste management plan in accordance with The Noosa Plan -
Planning Scheme Policies 9 and 11
6. The width of the access driveway in the road reserve indicated on the submitted plan
appears to be excessive. It is suggested that the driveway be designed to the minimum
required to service the development.
6. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee.
7. FURTHER ADVICE TO BE SOUGHT
You are advised to contact Unitywater and any relevant Queensland Government Agencies
for their specific requirements in respect of your proposal.
Yours Faithfully
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20847782
Version: 5, Version Date: 11/04/2019 Print Date: 11 April 2019, 11:17 AM
Page 23
Noosa Council documents
Patrick Murphy
Coordinator Planning
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20847782
Version: 5, Version Date: 11/04/2019 Print Date: 11 April 2019, 11:17 AM