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2015-11-26_Response to Further Information- Council
Attached to the e-mail MCU15/0095 - Response to Information Request..
26 November 2015 Our Reference: 15193 Council Reference: MCU15/0095 The Chief Executive Officer Noosa Council Via email: [email protected] Attention: Denis Wallace Dear Denis, RE: RESPONSE TO INFORMATION REQUEST DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE – SERVICE STATION AND RECONFIGURATION OF A LOT (1 LOT INTO 2 LOTS) 115 EUMUNDI NOOSA ROAD, NOOSAVILLE, QLD 4566 th Further to council’s information request (RFI) dated 9 November 2015, please find below our formal response to all the information requested as per section 278 of the Sustainable Planning Act, 2009 (the Act). In support of this request, please find the following attachments to this response: - Amended DA Drawings - Stormwater Calculations Table (Item 8) We have adopted council’s numbering and have provided commentary on each matter. Further Information Requested Development Response Issue – Airborne Hazards The service station is proposed adjacent to a school and it may be prudent to provide screening vegetation to reduce airborne hazards, such as benzene. Screening plantings of a tall species such as Eleocarpus Eumundi along the proposed internal boundary or existing south-eastern property boundary should be considered and a slightly modified layout may be required to provide suitable garden bed widths. Information Required 1. Provide comment and/or amended proposal plans on 1. Benzene as an active constituent of Motor Spirit is the development’s ability to provide tall screening 1% v/v as legislated in Australia. This is a minor plantings to reduce airborne hazards to the fraction of total chemical compounds in Motor neighbouring school. The most suitable location Spirit. With the advent of modern VR1 systems and appears to be along the proposed internal boundary fibreglass underground tanks the vapour fraction between the lots, though the garden bed there is escaping to the environment has reduced to proposed at only 600mmm wide and could be extremely low levels that poses no detrimental increased by relocating the internal boundary slightly health impacts to those living in close proximity to to the east (say by 900mm). Petrol Stations. 2. The refuelling canopy is some 46m to the boundary with the school that backs onto the sports hall and swimming. There are no classrooms within at least 100-150m of the petrol station. This separation distance alone is more than sufficient to neutralise / dilute any minor trace benzene particulates to such a degree and to be undetectable. Head Office New South Wales Victoria 17 Dover Street, Albion Qld 4010 Suite 315, 33 Lexington Drive Suite 13, 150 Albert Road PO Box 301, Albion Qld 4010 Bella Vista NSW 2153 South Melbourne Vic 3205 Reception : +61 7 3854 2900 Australia Wide: 1300 794 300 Website: www.tfa.com.au
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TfA Project Group Pty Ltd Noosaville
Further Information Requested Development Response
Issue – Existing Vegetation
The Noosa Plan seeks to retain existing vegetation on sites where practicable. Comments in Section 6.2 of the
submitted planning report are noted but only address the Walter Hay Drive frontage, which is not consistent with pre-
lodgement advice. A preliminary landscape design is required to demonstrate the full extent of proposed vegetation
retention.
Information Required The revised DA Drawings now show the existing trees,
2. Provide a preliminary landscaping design showing the proposed to be retained and removed. Refer Drawing
location of existing trees on the site and road reserve. D06.
The plan must identifying trees to be retained and
removed, having regard to the location of the The trees being removed behind the building on the
proposed building work, earthworks, pedestrian link, Walter Hay Street frontage will include additional
services, etc. planting to compensate their removal.
Issue - Access
A preliminary access driveway design is required, as this area has a number of design considerations, which may
include HV electricity cabling.
Information Required
3. Provide a preliminary design for the proposed access a) The revised DA Drawings now show all the relevant
driveway that include the following: dimensions. Refer drawing D02.
a) All relevant dimensions including lanes and
median widths. TfA Project Group Civil Engineer Response below:
b) A compliant longitudinal section/profile for both b) i. - iv) Cross- sections are now in the amended
lanes of the driveway that: drawings attached. Refer drawing D015.
i. Extends from the existing street median
in Eumundi Noosa Road to the end of the
access handle (or the end of the
proposed internal driveway median).
ii. Demonstrates adequate ground
clearance (no bottoming down) for an
Articulated Vehicle and a Heavy Rigid
Vehicle along the vehicles traveling paths.
iii. Indicate the finished and existing ground
levels to give indication of the depth of
the earthwork associated with the access
driveway particularly across the road
footpath verge.
iv. Shows in section any underground
service that could be impacted on by the
changes in surface levels, particularly the
existing in-ground electricity cable
running along the front boundary.
Issue - Earthwork
Earthworks associated with the development are not detailed.
Information Required TfA Project Group Civil Engineer Response below:
4. Provide preliminary design plan/s showing the extent
of required earthworks on the site including:
a) Refer to Drawing D10 in the amended drawings
a) Surface finish levels for the earthworks and floor which show the proposed final floor elevations of
level for proposed buildings. the building and the final site grading.
b) As shown in the original Site Grading and
b) Retaining walls and batters (all new retaining walls Stormwater Drainage Plan, the proposed retaining
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TfA Project Group Pty Ltd Noosaville
Further Information Requested Development Response
and batters must be located within the boundaries wall is within the proposed boundaries of the site
of the site). and proposed lot 1.
c) Relevant cross sections as necessary to illustrate c) Refer to the cross sections attached in the
the extent of earthworks and retaining walls amended drawings.
and/or batters.
Issue - Footpath
Existing footpath adjustment/reconstruction.
Information Required TfA Project Group Civil Engineer Response below:
5. Provide engineering plans showing the required
adjustment to the existing concrete footpath near the To maintain connectivity with Eumundi- Noosa Road, no
proposed access driveway to achieve compliant grades changes to the existing crossovers grades are proposed.
for a public pathway.
The proposed alteration only involves widening at the
existing entry point to allow access for a 19m AV fuel
delivery vehicle.
Further to the above, all detailed design will be
undertaken at the operational works stage. This is
typically the most feasible stage within which to
conduct detailed design as the bulk of changes /
iterations (both council and applicant driven) are
undertaken during DA stage.
Issue – Existing Stormwater Infrastructure
An existing stormwater inlet pit situated at the proposed access to the development site.
Information Required The stormwater inlet pit has been relocated to the
6. Provide preliminarily design plan to relocate/replace west. This has also been updated in the stormwater
the existing stormwater inlet pit away from the management plan as necessary.
proposed access driveway.
Issue - Traffic
There are concerns with the potential for queuing in the road and traffic conflict in the shared access area (easement
area), particularly in association with the future industry/retail development on the balance lot.
Information Required
7. Provide the following:
a) Justification to allocate four parking spaces (Nos a) Drawing No 15193 D14 Revision A is indicative only.
14 to 17 on Drawing No 15193 D14 Revision A) at Any future application over proposed lot 2 will be
the entry to the site. This is considered to create a subject to its own development application and
potential for traffic conflict and queuing problems. conditions.
It considered that this area more suited to a
passive use, such as landscaping or for future
stormwater bio-retention basin or water quality
devices.
b) A traffic management procedure to demonstrate b) It is considered that traffic management procedure
refueling will not impact on traffic movements in is not necessary. As per the Traffic Report prepared
Eumundi Noosa Road or the internal traffic within by QTraffic originally submitted, the site access
the site. Also, advise if time restrictions will be arrangements are consistent with the existing
implemented on refuelling operation schedules to arrangements, and are considered to be
address this issue. appropriate given the nature of the use and the
existing road environment.
Section 4 of the report states that the level of
traffic generation for the proposed development is
low, and once distributed onto the surrounding
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TfA Project Group Pty Ltd Noosaville
Further Information Requested Development Response
road network, would be within the range of typical
fluctuations in traffic volumes.
The expected sales and trade expectations for the
site would have one with possibly two deliveries
occurring in a 7 Day period. It is the policy to
undertake these deliveries outside of peak periods
to minimise any impact on traffic within the site.
A 3 dispenser site with 6 filling positions has the
capacity to process 83 vehicles per hour without
the need for a single car to queue. Traffic
generation rates anticipated for this development
are projected to be significantly lower than the
capacity of the site to process vehicles for the
foreseeable future.
One or two tanker refuelling deliveries every 7 days
would have no impact on queuing.
c) Assessment of the need for a no-queuing area to c) It is considered that queuing in the easement area
avoid obstructions to traffic flows within the will be unlikely as a result of the proposed service
access easement area and to allow for the future station development given the ample queuing
development of the balance lot. space on site, as per Drawing No 15193- D13.
However, as mentioned in 7a above, any future
development application over the balance lot will
also presumably be required to demonstrate no
queuing into the easement area.
Issue – Stormwater
Clear compliance with Specific Outcomes O1, O3, O6, and O9 of the Water Sensitive Design Code has not been
demonstrated. It is also unclear whether there are appropriate level differences for the proposed detention tank and
grass lined swale to function, given existing site levels.
TfA Project Group Civil Engineer Response to Specific Outcomes O1, O3, O6 and O9 below:
O1
Prior to the discharge of run-off to the legal point on Eumundi Noosa Road, stormwater will be captured and treated
through a combination of gully pits fitted with Spel Stormsacks (gross pollutant traps), underground pipes and a
detention system.
O3
The proposed development does not consider the reuse of stormwater.
O6
The Spel units proposed (Spel Stormsacks and Spel Puraceptor) captures gross pollutants and hydrocarbons at water
quality standards of Brisbane City Council. The total area of the site being developed is less than 2,500 m2 therefore
the development is not required to achieve the TN, TP and TSS pollutant reductions outlined in the Queensland State
Planning Policy (SPP) July 2014.
O9
The proposed development includes gully pits fitted with Spel Stormsacks (Gross pollutant traps) that captures 99.99%
of gross pollutants (sediment, litter, oil and grease) up to the bypass flowrate.
Information Required TfA Project Group Civil Engineer Response below:
8. Provide a preliminary stormwater drainage design The proposed development does not incorporate the
demonstrating the proposed open swale drain and use of swales, however the proposed detention tank
detention tank will be able to function at the proposed comprises an underground unit designed to suit the
location in respect of invert levels at the legal point of invert levels of the legal point of discharge.
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TfA Project Group Pty Ltd Noosaville
Further Information Requested Development Response
discharge and without interference with other
underground infrastructure required for operation of A detailed calculations table showing the surface and
the use. invert levels of the proposed stormwater system has
been provided (see attached). This table demonstrates
that the pipe network, including the detention tank, can
be connected to the Council’s stormwater drainage
infrastructure.
Refer to the Stormwater calculations sheet attached.
9. Demonstrate with the preliminary stormwater TfA Project Group Civil Engineer Response below:
drainage design how runoff from hardstand areas will
be captured and reused on site, where possible, and The development does not consider reusing treated
polished through natural treatment strategies prior to stormwater on site. The preliminary stormwater
discharge from site. drainage design captures and conveys run-off from
hardstand areas via gully pits (fitted with Storm Sacks)
and underground pipes connected to a detention tank
prior to discharge from the site. Any hydrocarbon spill
from under the canopy is also captured via gully pits
and underground pipes directed to a Spel Puraceptor
for hydrocarbon removal. The site’s treated stormwater
then will discharge to the legal point of discharge.
Issue – Gross Pollutant Trap Maintenance
Some gross pollutant traps generate and leach water pollutants if not appropriately maintained and can cause non-
compliance with Specific Outcome O6 of the Water Sensitive Design Code.
Information Required TfA Project Group Civil Engineer Response below:
10. Provide confirmation from the applicant that the
expected maintenance costs and labour associated The gross pollutant traps will be maintained and
with maintenance of gross pollutant traps, as serviced by the owners of the development as per the
compared to natural water sensitive design features, manufacturer specifications.
are understood and accepted.
The developer understands and accepts the
maintenance responsibilities and requirements of the
stormwater treatment system (Spel units) proposed.
In accordance with section 278 of the Act, this response comprises our formal response to the council’s information
request.
If you require any further details, please contact me on (07) 3854 2909 or mobile 0437 005 231.
Yours faithfully,
Hayley Edmunds
Town Planner
BUrbDev (URP), MPIA
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