Information Request MCU20 0128

Officer: 	Glen Conforti
Direct Telephone: 	07 53296241
Our Reference:	MCU20/0128
Your Reference:	19304
8 December 2020
Deluca Charitable Foundation Limited
C/- Project Urban
PO Box 6380
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.	MCU20/0128
Street Address:	32 Viewland Dr Noosa Heads Qld 4567
Real Property Description:	Lot 1 RP 226728
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue –Use
The proposal is located to the top of Viewland Drive where pedestrian access to service centre/s is impeded by the local topography and raises some concerns. PO4 and PO41 of the Community Facilities Zone Code seeks:
PO4
The site and location are accessible and suitable for the intended use and population catchment it serves.
PO41
Vehicle, cyclist and pedestrian access to a site for community and recreation activities is appropriate for the intended use and likely users, including emergency vehicles, heavy vehicles, machinery and plant as well as the general public.
Information Required
Given the topography, please demonstrate the site location is suitable for its intended use having regard to the above Performance Outcomes.
Issue - Pedestrian connectivity
In this part of Viewland Drive the footpath is located on the north side of the road only. No pedestrian connectivity detail to this footpath has been provided.
Information required
Please provide details of how safe pedestrian connectivity to the existing footpath would be achieved.
Issue – Traffic / carparking
The development is providing the minimum number of car parking spaces outlined in AO6.1 Table 9.4.1.4 of the Driveways and Parking Code. It is noted that this is a minimum requirement and given that Viewland Drive has significant on street parking issues, there is concern that any visitor/overflow resident parking, places further negative pressure on the availability of on street parking. There is concern the number of spaces proposed is not sufficient for the intended use.
Information Required
Please provide a carparking report that demonstrates the number of spaces is sufficient for the intended use.
Issue – Built form
Setbacks and fill
The planning scheme requires a 3m building and structure setback and 2m of landscaping within this setback (AO29 Community Facilities Code). Paved filled open space and stormwater (SW) infrastructure is proposed along the western boundary within the setback which does not allow for 2m of screening vegetation to be provided.
Furthermore, it appears that the private open space along the western boundary is likely to be up to 1.8m above the NGL which creates amenity/overlooking impacts on neighbouring properties open space area not in accordance with AO31 of the Community Facilities Zone Code.
The architectural plans also show walkways in the setback which appears to contain significant fill in some areas which create overlooking and privacy issues to neighbouring properties.
The architectural plans and the bulk earthworks plans are not consistent in regard to showing fill within setbacks.
Information Required
Provide amended plans that indicate the SW infrastructure (SPEL) setback a minimum of 2m from the western boundary so the required landscaping could be provided. Ensuring that a 2m setback is sufficient to allow for root clearance to the infrastructure.
Please provide a minimum of a 2m wide landscaped garden along all boundaries that adjoin residential uses.
Provide plans with the private open spaces removed from within the setback unless the open space is at NGL and has a minimum 2m of landscaping in accordance with AO31 of the Community Facilities Zone Code.
Setbacks retained at NGL level.
Please ensure architectural plans and earthworks plans are consistent in regard to fill of the site.
Issue –Built form
Architectural
It is considered the proposed built form does not reflect the planning scheme intent for residential uses in the local area.
The parapet design is not considered a finer scale than the overall building structure and generally the design appears boxy and commercial in nature rather than residential. Refer to AO7.5 of the Noosa Heads Local Plan Code and AO24.3 of the Community Facilities Zone Code.
Information Required
Please provide amended plans addressing the above matters.
Issue – Built form
Sustainable building design
AO8.1 of the Sustainable Building Design Code has not been addressed.
Information required
Please amend plan to comply with AO8.1/AO8.2 and PO8 of the Sustainable Building Design Code.
Issue - Vegetation
Tree Works Plan 3.2, contained within the Statement of Landscape Design Intent, shows trees for retention. No information has been provided to support the retention of these trees, noting works are proposed within the tree protection zones, as defined in AS 4970 Protection of Trees on Development Sites.
Noosa Heads Local Plan Code AO7.4 and the Landscaping Code seeks to retain vegetation on development sites.
Information required
Provide an appraisal of the likelihood/opportunity of retaining trees in the vicinity of the development, by a suitably qualified arborist with a minimum qualification of International Society of Arboriculture (ISA) certification; or a Diploma of Arboriculture and at least 5 years’ experience. The appraisal must consider earthworks, stormwater, building footings and provide recommendations for the retention of the trees and construction methods to ensure their lasting persistence in the landscape.
Mature healthy trees within the 3m boundary setback should be retained and those trees outlined in the pre-lodgement notes and where possible throughout the site.
Issue - Access
The proposed access driveway to the development will likely impact on the existing public on-street parking along the frontage of the site. Assessment and management of the impact is required.
Information Required
Provide the following information:
Assessment of the impact of the new driveway on the number of on-street parking.
Linemarking for the parking spaces along the frontage of the site, particularly in proximity to the access driveway that aims at preventing loss of any public parking spaces.
Appropriate treatment measures (eg linemarking, pavement marking and/or raised islands) to provide sufficient safety separation between parked vehicles and the access driveway.
Issue - Earthworks
To assess the impact of the earthworks/fill on the amenity of the adjoining lots and residences, given the elevated finished ground levels along the west and south boundaries, further details are required.
Information Required
Provide the following information:
Two additional cross sections through the SDA Villa and its Private Open Space (16m²) that are parallel to the west and south boundaries. The cross sections should include:
the existing natural ground levels,
the proposed building finish levels,
any proposed filling and retaining walls,
the top of proposed boundary fences; and
the estimated existing ground and buildings levels on the adjoining lots.
Profiles/elevations drawing of the proposed fences along the west and south boundaries showing the estimated ground levels on the adjoining properties, proposed levels of any retaining walls and the top of the fences.
Noting that fill within the setbacks should be avoided and unlikely to be supported.
Issue
PO6 of the Water Quality and Drainage Code requires that Development is located, designed, constructed and operated to protect and enhance environmental values and water quality of waterways, wetlands, lakes, ground waters and drainage systems. Additionally, the State Planning Policy requires all developments on sites exceeding 2500m2 to achieve 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous, and 45% reduction in Total Nitrogen compared to an unmitigated scenario. Healthy Land and Water Music Modelling Guidelines outline modelling requirements to achieve these required outcomes.
The stormwater management plan provided with the application proposes water quality to be managed using SPEL stormsacks and vault 9.8/0.85 QUT and 7/SPEL filter. The pollutant reduction targets were modelled in music using Rainfall Station 40063 Dayboro Post Office, 6 minute time step from 1980 to 1989. These input parameters to the MUSIC model are inconsistent with the Healthy Land and Water Music Modelling Guidelines.
Healthy Land and Water Music Modelling Guidelines outline appropriate rainfall for Noosa area is Cooroy Composite Station ID 40059 from period 1/1/1973-31/12/1983.
Additionally, the Healthy Land and Water Music Modelling guidelines outline that Councils require device performance to be demonstrated using both Stormwater Australia’s Stormwater Quality Improvement Device Evaluation Protocol, verification against local parameters and that modelled pollutant reduction efficiency reflects published figures and expected maintenance schedule.
Information Required
Update the stormwater quality treatment train and stormwater management plan to demonstrate the required pollutant reduction efficiencies are modelled consistent with the Healthy Land and Water Music Modelling guidelines, including correct rainfall station data. In particular, where a proprietary device is proposed, provide :
The Stormwater Australia verification certificate for the proposed device along with evidence that the verification certificate applies to a development of size and type of the proposed development.
Certification from the SQUIDEP Independent Evaluation Panel to confirm that the climatic conditions that the proprietary product was tested under is not statistically different from the climate experienced at the Cooroy Composite Rainfall station (Station ID 40059) 1/1/1973-31/12/1983.
The MUSIC model along with a full list of parameter inputs for the MUSIC node provided for the proprietary device to achieve the nominated pollutant reduction.
A lifecycle costing assessment for the proposed treatment train in comparison to alternative treatment measures pursuant to AS/NZS4536:1999 and Chapter 5 of Healthy Land and Water Music Modelling guidelines.
Issue
PO7 of the Water Quality and Drainage Code requires that Water quality treatment systems use natural processes and materials, whenever possible, and are integrated into development to enhance biodiversity and landscape benefits. The acceptable solution for this is Water quality treatment systems are designed to be integrated into the landscape consistent with the technical design guideline published by Healthy Land and Water Water by Design for the feature. (eg. For Bioretention Basins: Bioretention Technical Design Guidelines (October 2014) and for Wetland Systems the Wetland Technical Design Guideline (May 2017).
Here the applicant has proposed for stormwater to be treated via a buried proprietary system, which does not appear to use natural processes and materials.
Information Required
Demonstrate how the buried proprietary system is using natural processes and materials that enhance biodiversity and landscape benefits as required by PO7. Where a conventional vegetated bioretention system is proposed in lieu of the current design to meet PO7, demonstrate that the biobasin is integrated with the development consistent with  Healthy Land and Waters Bioretention Basins: Bioretention Technical Design Guidelines (October 2014), without the need for retaining walls.
Issue
PO8 of the Water Quality and Drainage Code requires Water quality treatment infrastructure to be dedicated as public assets are proven to be suitable for its use and of a cost effective and efficient standard. This information request is included in relation to the fact that the development is proposed on land designated for community use and therefore understood intended to provide public benefit.  The performance of proprietary water quality treatment infrastructure is dependent on ongoing maintenance. The ongoing maintenance costs associated with the proprietary water quality treatment infrastructure are unknown.
Information Required
Where a proprietary stormwater quality treatment system is proposed, provide a lifecycle costing assessment for the proposed treatment train in comparison to alternative treatment measures pursuant to AS/NZS4536:1999. In the assessment include the entire water quality treatment train system including replacement costs of asset parts.
Issue
The application includes erosion assessment to demonstrate compliance with the Engineering Works Code. The checklist provided to comply with the code was from the 2006 superseded planning scheme. The erosion risk score fell just short of the trigger for a high risk site. The score was based on works scheduled outside November – March, which result in higher erosion risk scores.  This application documentation therefore necessitates a condition for full site cover during November - March.
Information Required
Provide confirmation from the applicant confirming intention for the site to have no exposed soil during the months November – March. Alternatively, provide a revised erosion risk assessment and proposed management consistent with checklists and management actions in the International Erosion Control Association best practice document.
due date for response to information request
The due date for providing the requested information is 12 March 2021. 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,

Glen Conforti
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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