Information Request MCU23 0008 [As Published] · MCU23/0008

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                 A 3 metre width of landscaping is not provided both street frontages of the site as required by
                 AO16 of the Code.
                 The proposed use, layout and design are not supported.
                 Information Required
                 1.     Provide an amended application that fulfills the intent of the Innovation Zone and that
                        outlined above.


                 Issue - Caretakers
                 An office use has no need for a 24 hr caretaker. The purpose of a care taker is to provide
                 24/7 support for 24 care of buildings, operations plant and equipment associated with the use.
                 PO2 (b) of the Caretakers’s Accommodation, Dwelling Unit code seeks that ‘the Innovation
                 Zone, caretaker's accommodation demonstrates the need for 24 hour care of buildings,
                 operations, plant or equipment’. The proposal does not comply with this Performance
                 outcome. A caretaker is not considered a security measure (as stipulated in AO4.1) as there
                 are other ways to ensure security of the site, nor is it considered to be directly associated with
                 the office use (as stipulated in AO2.3).
                 Information Required
                 2.     It is strongly suggested to amend the proposal to remove the caretaker’s component of
                        the application as this use associated with an office use is not supported.


                 Issue – car parking
                 The proposal seems to be an over development of the site as there is a shortfall of car parking
                 and no provision for a turn around area on site when the car parks are full, noting there are 2
                 tenancies on the ground floor.
                 There is no provision for a vehicle that is larger than a SUV on site, which means those
                 attending the site with a vehicle larger than a SUV will not be able to park on site, resulting in
                 reliance on street parking or other. Vehicles such as 4WD’s are a very common and excluding
                 them from parking on site is not supported, as they will be forced to park off site.
                 With regard to functionality, whereby only sedans can be accommodated on the top level of
                 the stacker and SUV’s permitted on the ground level, it needs to be better understood how
                 this is going to work. Vehicles on the top level of the stacker would only be functional for staff,
                 leaving only 8 car spaces available for those attending the proposed use.
                 The height of the garaging is somewhat higher than you would expect due to the introduction
                 of car stackers, resulting in a large under croft viewed from the street which does not present
                 well, particularly given is located opposite a recreational park. This also does not suit the
                 character of Peregian Beach.
                 Information Required
                 3.     In conjunction with Item 7 of this letter, provide justification for this approach, how a short
                        fall in parking (9 spaces) is justified, and explore how the impacts on the streetscape
                        can be mitigated and if appropriate, provide amended plans.


                 Issue – ground levels
                 The plans do not show ground levels or RL’s relative to the building height.




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                 Advice Required
                 4.     Provide amended plans that show RL’s from finished and existing ground level relative
                        to both levels and the highest point of the building.


                 Issue – Carpark Manoeuvrability
                 Council recognise that Section 5.5 of Fernway Engineering’s Traffic Impact Statement dated
                 December 2022 demonstrates compliance with the Blind Aisle Clearance requirements of
                 AS2890.1. In the event that all available parking is occupied, there is insufficient information
                 to demonstrate how a vehicle can turn around and exit the site in a forward gear in no more
                 than 3 total movements. Council wishes to prevent vehicles reversing out into Rufous Street.


                 Information Required
                 5.     Provide additional detail demonstrating how a B99 vehicle can manoeuvre on-site to be
                        able to exit the site in a forward gear in the event that all available parking is occupied.
                        The detail must be prepared by a suitably qualified person (RPEQ – Registered
                        Professional Engineer of Queensland) and address, but not be limited to the requirement
                        for manoeuvres to be no more than 3 total movements.


                 Issue – Power Failure for Car Lifts
                 There is insufficient detail demonstrating how the Car Stackers function in the event of a power
                 failure.
                 Information Required
                 6.     Provide additional detail demonstrating the how the proposed Car Stackers will function
                        in the event of a power failure and what impact a power failure will have on the overall
                        functionality of the carpark.


                 Issue – Staff (Sedan) and Customer (SUV) Parking Arrangement
                 Sections 5.4 and 6.0 of Fernway Engineering’s Traffic Impact Statement dated December
                 2022 demonstrate that the ‘upper’ carpark is to be used for tenancy staff, sedan-only parking,
                 while the ‘lower’ carpark is to be for customer-only, SUV parking.
                 It is unclear to Council:
                        •    where staff with a SUV will park given the ‘upper’ tenancy staff parking is for Sedans
                             only; and
                        •    if a customer with a Sedan can safely park in the ‘lower’ carpark given the above
                             description of the system.
                 Information Required
                 7.     Provide additional detail demonstrating how the parking arrangement described in
                        Sections 5.4 and 6.0 of Fernway Engineering’s Traffic Impact Statement dated
                        December 2022 will function. The additional detail must include, but not be limited to:
                        a. demonstrate where staff with a SUV will park; and
                        b. demonstrate if a customer with a Sedan can safely park in the ‘lower’ carpark.




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                 Issue – Functionality of a Full Stacker
                 There is insufficient information to demonstrate how the Car Stacker will function when at
                 maximum capacity. For example, If the ‘upper’ and ‘lower’ carparks of a stacker are occupied,
                 and the owner of the ‘upper carpark car wishes to leave for any reason (e.g., emergency),
                 what systems are in place to identify the owner of the ‘lower’ carpark vehicle to have their
                 vehicle moved?
                 Given the proposed medical use of the development, is it both practical and reasonable to
                 implement an identification system in the event a customer’s vehicle needs to be moved from
                 the proposed Car Stacker?
                 Information Required
                 8.     Provide additional detail demonstrating how the proposed Car Stackers will function
                        when both ‘upper’ and ‘lower’ parks are occupied. The additional detail must include, but
                        not be limited to:
                        a. demonstrate how tenancy staff parked in the ‘upper’ carpark will access their vehicle
                           in the event the ‘lower’ customer park is occupied;
                        b. demonstrate how the owner of a vehicle parked in the ‘lower’ customer carpark will
                           be identified and their vehicle moved in the event tenancy staff parked in the ‘upper’
                           carpark needs to leave the development (e.g., emergency); and
                        c. provide comment discussing if it is practical and reasonable, given the proposed
                           medical use of the development, to identify and approach a customer to relocate
                           their vehicle.
                 9.     Provide additional detail demonstrating how the proposed Car Stackers and carparking
                        area will operate when vehicles enter and exit the Car Stackers. The detail must assume
                        that all other stackers and spaces are occupied, be prepared by a suitably qualified
                        person (RPEQ – Registered Professional Engineer of Queensland) and include, but not
                        be limited to:
                        a. vehicle paths and manoeuvring areas for each vehicle within the site;
                        b. demonstrate if the proposal requires the first vehicle to exit the site to provide space
                           for the second vehicle to manoeuvre and exit the site; and
                        c. demonstrate the required queuing areas within the site.


                 Issue – Passing Opportunity
                 It is unclear to Council if the proposed carpark has sufficient width to allow an incoming vehicle
                 to queue to allow another vehicle to manoeuvre and exit either ‘upper’ or ‘lower’ carpark and
                 exit the development safely in a forward gear.
                 Information Required
                 10.    Provide additional detail demonstrating the proposed carpark has sufficient width to
                        provide B99 vehicles with a passing opportunity. The detail must be prepared by a
                        suitably qualified person (RPEQ – Registered Professional Engineer of Queensland)
                        and include, but not be limited to:
                        a. demonstrating a B99 vehicle has sufficient area to queue, allow another B99 vehicle
                           to manoeuvre and exit any of the carparks and pass.




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                 Issue – Crossover & Pram Ramp Separation
                 There is no separation between the proposed driveway crossover and existing pedestrian
                 pram ramp. Council is concerned this lack of separation may compromise pedestrian safety
                 and results in a large expanse of concrete across the frontage.
                 Information Required
                 11.    Provide amended plans demonstrating that the location of the proposed crossover has
                        suitable separation and will not compromise the safety of pedestrians waiting to cross
                        Rufous Street at the existing pedestrian pram ramp. The amended plans must be
                        prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
                        Queensland).


                 Issue – Discharge Point of Proposed Grate Drain
                 SCG Consulting’s Concept Stormwater Management Plan (32304-C3.1) dated December
                 2022 does not demonstrate how stormwater collected by the proposed grate drain will
                 discharge.
                 Information Required
                 12.    Provide an amended plan demonstrating where the proposed grate drain will discharge
                        to. The amended plan must be prepared by a suitably qualified person (RPEQ –
                        Registered Professional Engineer of Queensland).


                 Issue – ‘Small Car’ Carpark
                 SCG Consulting’s Concept Stormwater Management Plan (32304-C3.1) dated December
                 2022 notes that two of the northern Car Stackers are for ‘Small Cars’. This is not noted in
                 Black Wood Architecture’s or Fernway Engineering’s plans and Council believes this is an
                 error.
                 Information Required
                 13.    Provide an amended Concept Stormwater Management Plan that removes the ‘Small
                        Car’ annotations.
                 14.    If the ‘Small Car’ annotation is intended, provide additional detail demonstrating how this
                        affects the functionality of the carpark as described in Sections 5.4 and 6.0 of Fernway
                        Engineering’s Traffic Impact Statement dated December 2022.


                 Issue - Landscaping
                 The proposal plans do not demonstrate the necessary landscape area to ensure appropriate
                 levels of screening and buffer can occur that suits the relative size and nature of the
                 development and reduce the visual impacts of the bulky nature of the development. Refer
                 PO10 of the Business Activities code and the Landscaping Code and The design has not
                 provided meaningful dimensioned areas of landscape area along the front, side and rear
                 boundaries capable of supporting mature screening vegetation for the longevity of the
                 development.
                 Information Required
                 15.    Provide detailed landscape concept plans prepared by a suitably qualified landscape
                        architect in accordance with the requirements of the PSP2 – Landscaping, and that
                        incorporate the following:




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                        a)      Vegetation with vertical scale to provide screening/buffering of the built form when
                                viewed from Woodland Drive, Rufous Street, and the recreation and open space
                                zones. This landscape should be designed such, that a minimum 30% of the built
                                form will be screened at maturity.
                        b)      All landscape areas must allow for deep planting in natural ground unobstructed
                                by infrastructure.
                        c)      Incorporation of 1 street tree per 8 metres of frontage.


                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 9 June 2023. Email your response to
                 [email protected]. 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.
                 4.     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,




                 Lisa Pienaar
                 Development Planner




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