MCU15/0014 - Information Request

Officer	:Glen Conforti
Direct Telephone	 :53296241
Our Reference	:MCU15/0014
Your Reference	:15010

Tea Tree Property Pty Ltd
C/- KHA Development Managers
PO Box  6380
MAROOCHYDORE BC  QLD  4558

Dear Sir/Madam

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No:	MCU15/0014
Proposal:	Development Permit for Material Change of Use of Premises - Multiple dwelling Type 4 Conventional (6 units)
Street Address:	279 Gympie Tce NOOSAVILLE  QLD  4566
Real Property Description:	Lot 2 RP 51970
Planning Scheme:	The Noosa Plan (16 September 2013)
information required
The information requested is set out below:

Issue - Setbacks
The Planning Scheme requires side boundary setbacks to be half the building height, which for the second floor (3rd storey) in this instance is approximately 5m. Concern is raised that the second floor does not have sufficient setback and may impede views from neighbouring properties.

Information Required
Please provide amended plans with a greater setback to the second floor.

Issue - Stormwater
The applicant intends to discharge stormwater runoff to the existing kerb and channel in Gympie Terrace. Whilst the proposed discharge location is reasonable a detention system within the site may be required to limit the discharge rate so that it does not cause a traffic hazard.

It is noted that the site’s current natural lowpoint (as shown on the submitted survey plan) is located on the eastern boundary approximately 20m from Gympie Terrace. The survey plan indicates a stormwater pit at the lowpoint but the actual discharge line is indicated as “possible”.

The proposal also includes filling the majority of the site and this filling has the potential to create additional ponding of stormwater on the adjoining properties.

Information Required
Provide a preliminary stormwater drainage plan for the development. The plan must be prepared by an RPEQ and include but not be limited to:
The location of the discharge point and the expected discharge rate. Please note that the maximum discharge rate to kerb and channel at any one location is 25l/sec.
The location of any necessary detention system
Levels that demonstrate that the filling of the site will not cause additional ponding of stormwater on the adjoining properties or alternatively provide a preliminary design of the stormwater system to convey the runoff through the subject site
Any modifications or additions to the existing stormwater drainage system
Any necessary easements.

Issue - Access
The proposed vehicle access to the site is via a single driveway located adjacent to the western boundary. There are a number of issues with the proposed access:
the proposed location conflicts with existing infrastructure (power pole/street light, water meter, telecommunications) and on-street carparking,
the proposal includes a gate at the boundary which will result in vehicles accessing the site blocking either the footpath or the traffic lanes or both,
there is no passing opportunity between the front boundary and the carparking located at the rear ground floor.

Information Required
Provide revised plans that indicate:
The access driveway located clear of any existing infrastructure or indicate on the plan any relocated infrastructure,
The reconfiguration of the existing on-street carparking that does not result in a loss of spaces.
The gate relocated within the site sufficient to allow a vehicle to wait within the site (minimum 6m)
A passing opportunity between the front boundary and the carparking area. It is recommended that the passing opportunity (5.5m wide) be provided near the front boundary.

Issue - Carparking
The proposal includes the use of “car stackers” in 5 of the 6 proposed garages. The applicant has not provided sufficient detail on the proposed “car stackers”. Council has concerns with the proposed “car stackers”:
how do vehicles enter and exit the “stacker“
how long does it take to enter/exit the stacker and where will other vehicles be able to wait
what types of vehicles can use the stackers and if vehicle limited, how will the developer limit the use of the site to those vehicle types.

The proposal also includes a single garage and two visitor car spaces. There does not appear to be sufficient manoeuvring area for vehicles to access the garage and the visitor spaces, reverse out and exit the site in a forward gear in a total of 3 movements.

It is noted that there is no dedicated turning area for vehicles that access the site to find both of the visitor spaces occupied. Whilst it is understood that the gate will prohibit unapproved access the applicant has not indicated how the “intercom” system will overcome the potential issue.

Information Required
Provide additional detail on the proposed “car stackers”. The detail must include but not be limited to:
the design of the “car stackers”
an indication on the use of the “stacker” (how to enter and exit the stacker)
an indication from the manufacturer of the time taken to enter and exit the “stacker“
the “waiting” area for other vehicles
an indication from the manufacturer of the types of vehicles that can use the stackers
should the ‘stacker limited certain vehicles provide details on how the developer will limit the use of the site to the suitable vehicle types and exclude other vehicles. Reasonable consideration must be given to the mix of vehicle types commonly used in the locality and by tourist visitors (SUV, 4WD etc).

Provide plans that demonstrate how vehicles can enter and exit garage 1 and the visitor spaces, reverse out and exit the site in a forward gear in a total of 3 movements. Please note that the manoeuvring areas must be in accordance with AS/NZS2890.1:2004 for the larger vehicle type (B99).

Provide additional detail on how the “intercom” system will overcome the potential issue where a visitor accesses the site to find that the visitor spaces are occupied. The detail must include on-site manoeuvring of the vehicle if all of the spaces are occupied.

Issue - Acid Sulfate Soils
The proposed filling of the site has the potential to create acid sulphate issues. It is expected the site will be filled with approximately 500mm – 1m of material and considering the site area of 1209m², this will result in approximately 900m³ of material.

Information Required
Provide a preliminary acid sulphate management plan to address the potential issues associated with the filling of the site.

End of Information Request

Under the provisions of the Sustainable Planning Act 2009, you have three options available in response to this Information Request. You may give the assessment manager (in this instance Council) and each referral agency (if any):

all of the information requested; or
part of the information requested together with a letter asking the assessment manager and each referral agency to proceed with the assessment of the application; or
a letter;
stating that you do not intend to supply any of the information requested; and
asking the assessment manager and each referral agency to proceed with the assessment of the application.

Please be aware that under Section 279 of the Sustainable Planning Act 2009, the applicant must respond to the Information Request within 6 months of the request or otherwise, the application lapses.

A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise, which you will be advised accordingly. You are requested to advise your client directly regarding this request.

Response to Information Request

A response to the above is required to be submitted, prior to further assessment of the application. Council prefers that all the information requested be submitted as one package and sent to [email protected] You are requested to advise your client directly regarding this request.

You may wish to follow the progress of this application online at www.noosa.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

Should you have any further queries in relation to the above, please do not hesitate to contact Glen Conforti on the above number.

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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MCU15/0014