Information Request MCU22 0082

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	MCU22/0082 & OPW22/0134
Your Reference:	202148
1 June 2022
Taylor Court Development P/L
C/- Building Suncoast Green
6 Lorraine Ave
MARCOOLA  QLD  4564
[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.	MCU22/0082 & OPW22/0134
Street Address:	1 Taylor Ct Cooroy Qld 4563
Real Property Description:	Lot 1 SP 324340
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plans
The plans are not clear with respect to property boundaries.
Information Required
Provide a site plan that accurately shows existing property boundaries with respect to the development.

Issue – Design
The site adjoins and the north east and north west elevation is highly visible to Holts Rd and the Bruce Highway.
It is considered the proposed building façade to Taylor Crt and Holts Rd does not comply with PO 20 and the following:
AO7.3 and AO7.5 of the Cooroy Local Plan Code
AO15.1, AO15.2 & AO15.3 of the Low Impact Industry Code
Performance outcome PO20 of the Low Impact Industry zone code seeks that ‘Visual amenity and character surrounding the major road network is protected and enhanced by providing an interesting built form, appropriate landscaping, safe and efficient pedestrian movement and minimal advertising signage’.
The building is a box profile with no roofline or eaves. The neighbouring development for Lots 2 & 3 has eaves fronting Holt’s Rd which minimises the box profile.

Information Required
Provide amended plans of a building that complies with the elements outlined above with regard to the façade to Holts Rd and Taylor Crt.   Provide amended plans that has the façade vary in line and plane, have variance in horizontal and vertical elements, consider textural elements and avoid a box profile to the street.  Please note that setback to the Holt’s Rd boundary may be necessary as per the neighbouring approved development on Lots 2 & 3.

Issue – setbacks
The building does not comply with Acceptable outcome AO14 (b) of the Low impact industry zone code which requires a 4.5 metre building setback to a secondary road frontage which is Taylor Court in this instance.  At one point there is zero building setback to the western boundary and carparking proposed at this elevation.  Very little landscaping is proposed to soften the built form from Taylor Crt.  It is noted that this elevation is also viewable from Holts Rd.  Further, the development does not comply with corresponding Performance outcome PO14 a), f), g), h) and i) of the code.
Information Required
Provide amended plans that complies with Acceptable outcome AO14 (b) of the Low impact industry zone code and includes provision for landscaping.

Issue – Sustainable Building design
The application has not addressed the Sustainable Building Design Code in Noosa Plan, in particular AO8.1 and PO8 of the code.
Information Required
Provide an assessment of the proposal against PO8 of the Sustainable Building Design Code.

Issue
A number of the plant species included within the Plant Schedule are exotic or not endemic to the Noosa region. The Noosa Plan 2020 Landscape Works Code and PSP2 – Landscaping details that species are consistent with and enhance the amenity and distinct vegetated character of Noosa Shire. Cooroy being a hinterland township requires the plants selected to be suitable for the area and reflect the character of the local vegetation. Examples of some of the species included that are not appropriate include (but not limited to):
Philodendron red congo
Liriope muscari
Myoporum parvifolium
Philodendron Xanadu
Chonemorpha fragrans
Ficus pumila
Trachelospermum jasminoides
Information Required
Amend the species selected within the Landscape Plan – Plant Schedule to not include exotic or not endemic to the region species ensuring they suit the hinterland location. Review the PSP2 – Landscaping preferred plant list for species.

Issue
The Landscape Plan identifies two plant species for inclusion within the Bio-retention Basin at 4/m2 density. Council requires a more diverse planting selection within the Bio-retention Basin with a mix of at least five species. In addition, it is a requirement to have the planting density to be 8 plants/m2.
Information Required
Provide an updated Landscape Plan to include an additional three species types to the Bio-retention basin. For example, the addition of Dianella brevipendunculata and Melaleuca thymifolia, Carex appressa, Juncus usitatis.
Provide an updated Landscape Plan to ensure the bio-retention basin plant density is a minimum 8 plants/m2.

Issue
The Noosa Plan 2020 Landscaping Code outcomes include; ensuring the amenity and distinct vegetated character of Noosa Shire and ensuring the building and structures sit within the landscape rather than dominating it. The full frontage (10m wide buffer) of the site facing Holts Road is highly visible from both Holts Road and the Bruce Highway. The existing vegetation and initial landscaping (RAL20/0017 and OPW20/0144) does not provide an adequate vegetated buffer considering the proposed developments height, design and dominating character.
Information Required
Provide an updated Landscape Plan to include extensive landscaping to provide a dense buffer designed so that 80% of the development will be screened at maturity (with adequate height vegetation) along the full frontage (10m wide buffer) of the site facing Holts Road.

Issue
The plans indicate the development does not have any setbacks for a portion of the boundary along Taylor Court which does not allow for any landscaping to soften the development. In addition there are a number of other locations that have very minimal landscaping other than turf to soften the development. Landscaping Works Code PO1 requires the enhancement of buffer areas around property boundaries and reducing the visual impact of large or bulky structures and fencing. Additionally PO2 requires the site layout and building and landscape design provides for soft landscaping to be established in and around the development and reduces the impact of buildings and structures.
Information Required
Amend the plans to include dense landscaping buffer setbacks along all boundaries that are visible to the public i.e. Holts Road, Taylor Court and new access road.
Ensure buffer planting are of appropriate height and screening to soften the development.

Issue
There is conflicting information between BAX Engineering and Building Suncoast Green regarding the location and number of the proposed staff carparks. BAX Engineer’s plan 228-001-250, titled “Grading & Drainage Layout Plan”, indicate three staff carparks in carparks 6, 7 & 20. Building Suncoast Green’s plan 01OF06, titled “Site Plan”, indicate eight staff carparks in carparks 1 – 7 & 20.
Information Required
Provide additional comment confirming the number and location of proposed staff carparks.

Issue
Council are concerned that the submitted Erosion and Sediment Control Plan does not include a standard rumble pad on the exit of the subject site.
Information Required
Provide an amended plan that demonstrates the location of the rumble pad on the exit of the subject site. The amended plan must be prepared by a suitably qualified person.

Issue
Council are concerned with the central row of parking as it does not appear that the width of the spaces complies with AS/NZS2890.1:2004 for the relevant user class.
Please note that Council considered the spaces to be for clients/visitors – user class 2.

Information Required
Provide an amended plan demonstrating compliance with the standard dimensions for clients/visitors outlined in AS/NSZ2890.1:2004. This amended plan must be prepared by a suitably qualified person.

Issue
Council are concerned the effects a vehicle parked for an extended period of time in Carpark 14 will have on stormwater structure 2-1.
Information Required
Provide additional comment, from a suitably qualified person, demonstrating that a vehicle parked for an extended period of time in Carpark 14 will not have a negative effect on stormwater structure 2-1.

Issue
According to BAX Engineering’s plan 228-001-200, titled “Earthworks Layout Plan”, the site is in surplus of 831 m3 of earth. There is no indication of where this surplus of earth will be taken.
Information Required
Provide additional comment from a suitably qualified person demonstrating where the surplus of earth will be taken.

Issue
Council have a number of concerns regarding the provided swept path layout.
The provided swept path layout plan indicates that an AV (19m) tractor trailer is unable to reasonably reverse into proposed tenancy 2 and must enter ‘nose in’.
The provided swept path layout plan for proposed tenancy 2 indicates that an AV (19m) tractor trailer will:
travel off the proposed access into the landscaped and basin area on the south-eastern side of the carpark;
mount the kerb of the landscaped island on the south side of the carpark; and
collide with a vehicle in Carpark 14 when Carpark 14 is occupied.
The provided swept path layout plan does not indicate how the carpark will function when at maximum capacity and how vehicles will exit the site when two AV (19m) tractor trailers are parked servicing Proposed Tenancies 1 & 2.
Information Required
Provide additional comment from a suitably qualified person confirming that proposed tenancy 2 can be serviced by an AV (19m) tractor trailer ‘nosed in’ into the carpark.
Provide an amended plan to demonstrate how an AV (19m) tractor trailer can safely enter and exit proposed tenancy 2’s carpark without failing. The plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
demonstrate that an AV (19m) tractor trailer can enter proposed tenancy 2’s carpark without mounting the kerb and enter the landscaped and basin area in the south-eastern corner of the carpark;
demonstrate that an AV (19m) tractor trailer can enter proposed tenancy 2’s carpark without mounting the kerb of the landscaped island on the south side of the carpark; and
demonstrate that an AV (19m) tractor trailer can enter proposed tenancy 2’s carpark without colliding with a vehicle in Carpark 14.
Provide additional comment from a suitably qualified person demonstrating how the carpark will function at maximum capacity when either/both tenancies are being serviced by an AV (19m) tractor trailer.

Issue
The submitted documentation does not indicate a dedicated loading and unloading zone for each tenancy.
Information Required
Provide additional comment indicating where the proposed loading and unloading zones are for each tenancy and the suitability of these locations.

Issue
Council are unable to assess the functionality of the proposed motorbike parking bay. There is insufficient information to demonstrate that motorbike operators can safely enter and exit the motorbike parking bays while Carpark 1 is occupied.
Information Required
Provide an amended swept path layout plan that demonstrates a motorbike operator can enter the motorbike parking bay, while Carpark 1 is occupied, without failing. The amended plan must be prepared by a suitably qualified person Registered Professional Engineer of Queensland (RPEQ).
Issue
There is insufficient information for council to assess the proposed ‘SPEL Basin’. Please note that council are unlikely to support treatment systems that do not use natural processes and materials.
Information
Provide information from a suitably qualified person detailing the suitability of the ‘SPEL Basin’ to comply with PO8 of the Water Quality and Drainage Code in the Noosa Plan 2020.

due date for response to information request
The due date for providing the requested information is 31 August 2022. 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.
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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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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