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L01 to NC -response to IR
Council’s Reference : MCU21/0215 Our Reference: 03000 L01 GM Contact Person: Greg Martoo 10th March, 2022 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 ATTENTION: DEVELOPMENT ASSESSMENT – Jada Lyons Dear Jada RE: APPLICANT’S RESPONSE TO COUNCIL’S IR Development Application Seeking Development Permit for Material change of Use for Warehouse and Caretakers accommodation over Land Located at 9 Bartlett Rd Noosaville and described as Lot 48 on RP173566 Reference is made to the information request issued by Council and dated 14th January, 2022 (“Council’s IR”) in response to the above development application. Council’s IR identified six (6) items of additional information which Council considered are required before Council can complete its assessment of the above development application. The applicant has agreed to respond to all six (6) items in Council’s IR as follows: Item 1: Provide details of the frequency of after-hours deliveries that warrants the need for 24- hour care. Applicant’s Response: The applicant owns and operates a property development business that specialises in the construction and fit out of medical and professional suites as well as specialty shopping complexes, child care centres and the like. The applicant is regularly sourcing specialist medical, materials and other equipment and products associated with the construction and fitting out of the properties that develop. There are many significant challenges associated with the delivery of these products and they require storage until required. Due to the high cost of some equipment and the logistics in obtaining these items to ensure these are available on time for construction and fit out they require secure storage. These items which in some cases extremely expensive, bulky and hard to source with extensive wait times due to logistics and overseas delivery issues. The reason that the applicant is undertaking the construction of this property is because the equipment requires storage in a monitored and highly secure premises. The applicant will be sleeping on site when equipment is being delivered and stored to ensure the security of the equipment. The caretaker’s accommodation (which is essentially subordinate to the primary storage use) will be used sporadically perhaps to approximately 14
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days at a time. During daylight hours the applicant will be based in the on-site office for
Tenancy 1 or will be at the applicant’s home address.
Tenancy 1 has been intentionally designed so the warehouse, office and caretakers
accommodation are fully integrated and suited to one occupant only. This should be evident
by a review of the enclosed set of architectural plans by Sprout Architects (refer to Attachment
1).
Item 2: Provide details, prepared by a RPEQ (Registered Professional Engineer of
Queensland), of the proposed earthworks, including, but not limited to: extents;
volumes; existing and finished levels; cross-sections; batters and/or retaining
structures; stabilisation methods proposed, etc.
Applicant’s Response: The applicant also engaged Bax Engineering Pty. Ltd. to respond to this item.
Bax Engineering Pty. Ltd. has compiled the enclosed set of civil plans for project number 124-003. Council
is directed to the Catchment Layout Plan numbered 124-003-200 and 124-003-201 and 124-003-250
and124-003-251 (refer to Attachment 2) as well as related information in the attached documents.
Certain information in relation to proposed earthworks has also been clouded in red in the ground level floor
plan in the enclosed set of architectural plans by Sprout Architects (refer to Attachment 1)
Item 3: Provide a preliminary Stormwater Management Plan for the site, including details of
collection and discharge of stormwater runoff from the buildings and the hardstand
areas and any required stormwater pipelines/flowpaths within the site to drain low areas
on the adjoining properties to prevent stormwater ponding.
Applicant’s Response: The applicant also engaged Bax Engineering Pty. Ltd. to respond to this item.
Bax Engineering Pty. Ltd. has compiled the enclosed report titled “Site Based Stormwater Management
Plan” and dated 6th February, 2022. (refer to Attachment 3)
Relevant information in this regard has also been clouded in red in the ground level floor plan in the enclosed
set of architectural plans by Sprout Architects (refer to Attachment 1)
The report by Bax Engineering has reviewed the pre and post development scenario for the hydrology
of the catchments for the subject and external catchments and concluded that the proposal …’will
result in non-actionable nuisance of stormwater runoff quantities with minor flows to outlet to the
existing stormwater pipe network in the rear of the property. This system will be upgraded to accept
the proposed calculated flows.
Due to the proposed design of the building, overland flows from major events will be diverted to the Bartlett
Road frontage in the north. This will ensure any pipe blockages will not create flooding to the tenancies.’
Item 4: Provide amended plans which include the creation of an easement over the existing
stormwater infrastructure on the subject site.
Applicant’s Response: The applicant also engaged Bax Engineering Pty. Ltd. to also respond to this item.
Bax Engineering Pty. Ltd. has compiled the enclosed set of civil plans for project number 124-003. (refer to
Attachment 2) Council is directed to the Catchment Layout Plan numbered 124-003-400 – A in this set of
drawings.
The possible metes and bounds for the easement required to be registered over the existing relevant
stormwater infrastructure is shown approximately by dashed lines on this particular plan. It should be noted
that the determining factor is the constructed location of the stormwater infrastructure which is based on a
site and detail survey by Skyline Surveys.
The ground floor plan in the enclosed set of architectural plans by Sprout Architects (refer to Attachment 1)
has also clouded in red in the ground level floor plan with respect to this easement.
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In any regard, Council can condition the required metes and bounds of the easement by reference to the
centre of this existing infrastructure if considered necessary.
Item 5: Provide amended plans where the proposed development’s driveway location will not
clash with existing on-street carparking.
Applicant’s Response: The applicant also engaged Bax Engineering Pty. Ltd. to also respond to this item
and the applicant’s architects have modified the proposal plans accordingly. Bax Engineering Pty. Ltd. has
compiled the enclosed set of civil plans for project number 124-003. Council is directed to the set of three
sweep path plan numbered 124-003-800 – A 124-003-801 – A and 124-003-802 – A in this set of drawings.
(refer to Attachment 2)
Item 6: Alternatively, provide an amended plan indicating how the existing available on-street
carparks on Bartlett Road won’t be reduced.
Applicant’s Response: The applicant also engaged Bax Engineering Pty. Ltd. to also respond to this item
and the applicant’s architects have modified the proposal plans accordingly. Bax Engineering Pty. Ltd. has
compiled the enclosed set of civil plans for project number 124-003. Council is directed to the set of three
sweep path plan numbered 124-003-800 – A 124-003-801 – A and 124-003-802 – A in this set of drawings.
(refer to Attachment 2)
The applicant has now responded to Council’s IR for this development application and therefore requests that
Council completes its assessment of the above development application based on the information as supplied
to Council by the applicant to date.
Council is welcome to contact me directly on 0409632830 or by email through
[email protected] if Council requires any further information and/or clarification in relation to
any of the above responses or any other matter/s relating to other information supplied in support of the
above development application to date.
Yours faithfully,
Greg Martoo
Principal
martoo consulting pty ltd.
Encl (3)
Attachment 1 – Architectural Plans by Sprout Architects
Attachment 2 – Civil Plans by Bax Engineering
Attachment 3 – Site Based Stormwater Management Plan by Bax Engineering