Info Request MCU16/0103

Officer:	Glen Conforti
Direct Telephone:	07 53296241
Our Reference:	MCU16/0103
Your Reference:	NA
22 September 2016

DE Williams & ML Farrell
C/- Natani Design
79 Shorehaven Dr
NOOSAVILLE  QLD  4566

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:	MCU16/0103 & OPW16/0199
Proposal:	Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 - Duplex
Street Address:	109 Gympie Tce NOOSAVILLE  QLD  4566
Real Property Description:	Lot 5 RP 79817
Planning Scheme:	The Noosa Plan (16 September 2013)
information required
The information requested is set out below:

Issue
The proposed density of the site exceeds the maximum allowable density anticipated in the Attached Housing Zone based on a rate of 100 persons per hectare. A proposed density of 6.6 persons is not supported.

Information Required
Please provide amended plans which align with Specific Outcome O7 of the Noosaville Locality Code.

Issue
The proposed Gross Floor Area (GFA) of the development exceeds the maximum GFA anticipated in the Attached Housing Zone. The proposed GFA increases the developments bulk to adjoining landowners and reduces the opportunity to maximize landscaped areas (including soft landscaping).

Information Required
Please provide amended plans which align with Specific Outcome O13 of the Noosaville Locality Code.
Issue
The proposed development does not incorporate sufficient landscape areas to enhance the visual amenity and natural landscape character of the area, streetscape and local area.

Information Required
Please provide amended plans which incorporates a minimum landscaped area of:
The proposed population x 30m2; and
Soft landscaping equating to a total of 60% of the total landscaped area.

Issue
The submitted stormwater disposal plan is lacking in detail and does not fully address runoff from the proposed development.

Information Required
Provide a complete Stormwater Management Plan for the development that includes but is not limited to:
Grades of all drainage lines including the lines that collect and convey surface water from the adjoining properties
The runoff from the buildings
The connection point for the proposed driveway grate
The discharge rates at the kerb and channel. Please note that the maximum discharge rate at any one location is 25l/sec
A junction pit (for maintenance) within the site on each drainage line before it crosses the frontage.
Provide certification from the design RPEQ that states that the development of the site, if built in accordance with the submitted design, will not cause any additional ponding of stormwater on the adjoining properties up to and including the 1%AEP event.

Issue
Access. Council has concerns with the potential impacts of the proposed gate on the traffic and pedestrian movements on Gympie Terrace.

Information Required
Provide comment from a suitably qualified person (RPEQ/Traffic Engineer) in regard to the potential impacts on the traffic and pedestrian movements in Gympie Terrace created by vehicles waiting to access the site. Alternatively submit amended plans that do not include the gate.

Issue
Parking. The proposed manoeuvring areas are relatively small and constrained by the proposed landscaping. Council has concerns with the ability for vehicles to access the site and space in a forward gear, reverse from the space and exit the site in a forward gear in a total of 3 movements

Information Required
Provide plans that demonstrate that vehicles can access site and all spaces in a forward gear, reverse from the space and exit the site in a forward gear in a total of 3 movements. Please note that the vehicle template must be the B99 vehicle as described in AS/NZS2890.1:2004

Issue
The site is affected by the Natural Hazard Overlay for potential Acid Sulfate Soils and it is considered that the proposed filling of the site requires assessment against the code. The applicant has not submitted any detail on how the proposed development will address the code.

Information Required
Provide a site specific acid sulphate soils management plan for the development that is prepared by a suitably qualified person (RPEQ) or alternatively provide comment from a suitably qualified person (RPEQ) that indicates that the development does not require assessment against the code.

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.

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

cc:	DE Williams, ML Farrell
79 Shorehaven Dr
NOOSAVILLE  QLD  4566

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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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MCU16/0103