Information Request RAL21 0017

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	RAL21/0017
Your Reference:	0305
13 September 2021
JNE Developments
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[email protected]
Dear Sir
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.	RAL21/0017
Street Address:	25 Pavilion St Pomona Qld 4568
Real Property Description:	Lot 21 SP 316902
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Biodiversity - Waterway
Acceptable Outcomes AO6.1 and AO6.2 of the Biodiversity, Waterways and Wetlands Overlay Code state:
AO6.1 
Development and clearing of vegetation does not occur within:
a riparian buffer area;
a wetland area; or
10 metres either side of the centre line of other waterways identified on a Biodiversity, Waterways and Wetlands Overlay Map.

AO6.2
Development provides for the rehabilitation of land within:
a riparian buffer area;
a wetland area; and
10 metres either side of the centre line of any other waterway identified on a Biodiversity, Waterways and Wetlands Overlay Map.

Acceptable Outcomes AO7.6 and AO7.8 of the Reconfiguring a Lot Code state:

AO7.6
Development does not result in significant modification to natural landform or landscape features including:
waterways and drainage lines;
native vegetation or significant character trees;
understorey vegetation;
slope;
rock outcrops; or
views.

AO7.8
Where no riparian buffer is nominated through the Biodiversity, Waterways and Wetlands Overlay Map in Schedule 2, a vegetated buffer is provided no less than 10 metres wide, measured from the centreline of any stream.

The site contains a waterway, the proposed common boundary to Lots 5 and 10 is located adjacent to the waterway. A building envelope within proposed lot 10 is also proposed adjacent to the waterway and is noted that the extent of fill detailed on the engineering plans includes the area within 10 metres of the waterway. 10 metres of rehabilitation either side of the waterway has not been provided.
The proposed bio-basin is located within the footprint of the waterway, this is not supported.

Information Required
The waterway to be clearly identified on all plans.
Amended plans which provide for 10 metres of rehabilitation either side of the waterway.
The bio-basin to be re-located outside of the 10-metre-wide waterway rehabilitation area.

Issue: Flooding
The proposal plans show the flood hazard overlay extent. This overlay is intended to be indicative of the flood inundation extent, however for an application the actual modelled flood levels for the 1%AEP (at year 2100) is required to be obtained from Council and accurately mapped against the detailed site topography in order to produce an accurate plan of the flooding constraints at the site.
Information Request:
Provide an accurate plan of the 1%AEP inundation extent at year 2100 for the development site and demonstrate that all proposed filling is located outside of this inundation extent.

Issue: Flooding
The preliminary engineering plans indicate that the fill batter associated with the building envelope for Lot 10 extends to within the flood inundation extent and would result in a loss of floodplain storage and possibly reductions in flood conveyance and off-site impacts.

Information Request:
Either amend the proposal plans and preliminary earthworks plans to demonstrate no filling within the 1%AEP (2100) inundation extent, or provide a flood impact assessment which demonstrates no loss of floodplain storage and no off-site flood impacts associated with the filling.

Issue: Stormwater Drainage
The preliminary engineering drawings show works and a concentrated discharge onto neighbouring Lot 4 RP809059.

Information Request:
Either amend the plans to ensure all works are fully contained within the subject lot, or If works within Lot 4 RP809059 are required to support the application, then amend the application to include this lot and include landowners consent.

Provide a detailed site survey, with 0.25m contour intervals, in order to illustrate the existing drainage patterns on the site.

Justify how the proposed discharge from the bioretention basin does not represent a concentration of flow onto the neighbouring lot and how discharge rights can be secured over the neighbouring lot in order to ensure that the outlet from the bioretention basin will not be impeded in the future. Is there any reason why the discharge from the bioretention basin cannot be directed onto the balance of proposed lot 10 instead, in order to avoid these issues with the neighbouring lot?

Issue
Detention storage sizing does not appear to be in accordance with QUDM and ARR2019.
Information Request
Provide revised sizing/modeling and associated engineering drawings and reporting for the detention storage proposed for the development site, which achieves the following:
Includes analysis for the 1%AEP (2100) event
Is undertaken using the ensemble storms approach of ARR2019
Clarify the continuing loss assumed for impervious site areas. The pervious initial loss reported in the SWMP appears to be much lower than the recommendations of either QUDM or ARR2019 and is likely to result in under-sizing of the detention storage due to an over-estimate of the pre-development peak flows. Justify the assumed initial loss or adopt a revised value consistent with QUDM and ARR2019
Update the basin design to ensure the freeboard requirements of QUDM are achieved for the 1%AEP (2100) event
Demonstrates no increase in peak flows for all events up to and including the 1%AEP (2100) event, for the range of durations applicable to the downstream land, not just the critical duration at the site boundary
Consider whether detention storage is necessary if discharges from the bioretention basin are directed to the West into the balance lot 10, rather than the neighboring property

Issue: Stormwater Quality
The MUSIC model does not appear to include all catchment areas which will drain to the bioretention basin. External lots 1RP189023 and 20SP316902 will contribute flows to the bioretention basin and impact its performance, although the pollutant load reduction targets do not need to be achieved for these external lots and should be accounted for in the reporting.

Information Request:
Provide an updated MUSIC model and SWMP which includes all catchment areas flowing to the bioretention basin in the model.

Issue – Waste Collection
It is not clear that a waste collection truck will be able to turn around at the end of the proposed subdivision’s access.

Information Required
Provide travel paths for the required waste collection vehicle, demonstrating how it will manoeuvre on site without having to use more than a 3 point turn to turn around.

Issue – Removal of Vegetation on Road Reserve
The submitted documentation indicates that, to ensure safe sight lines “some minor clearing may be necessary within the road reserve”, though the extents of the clearing are not provided.

Information Required
Provide a plan indicating all the vegetation, on road reserve, required to be cleared to ensure safe sightlines.

Issue – Earthworks
The submitted documentation proposes filling works and the construction of a number of retaining walls.

Information Required
Noting that all retaining structures must be within the lot they support, or otherwise be covered under an easement, provide additional detail on the proposed retaining walls. The detail must be prepared by a Registered Professional Engineer of Queensland and include but not be limited to:
cross sections at the highest point of each of the proposed retaining structures indicating the location of the walls and foundations in relation to the property boundaries, the proposed building pad and finished ground levels;
the type of wall construction (material, foundations, etc.);
the structures required to collect and convey existing overland flows that are impacted on by the construction of the walls;
any fencing to be installed on top of or beside the walls;
the location of any services, above or below ground, adjacent to the proposed walls.

Provide RPEQ written certification, certifying that the proposed filling works and retaining structures, will not cause a worsening of stormwater conditions by adversely altering stormwater drainage characteristics external to the site, including, but not limited to:
additional ponding on neighbouring properties;
increased runoff onto neighbouring properties;
redirect overland flows.

Provide cross sections – including the finished ground levels of the proposed works and neighbouring properties – for the sections marked in the snippet below, including a 2m wide footapth:

Issue – Sewer
The submitted documentation indicates that the proposed lots to the west of the existing sewer infrastructure will be serviced by using a low-pressure sewer system and that Unity Water has verbally agreed to this, though no written approval has been submitted.

Information Required
Provide Unity Water’s written approval for a low-pressure sewer system for the proposed development.

If the proposed lots cannot be connected to sewerage reticulation, amended plans are required with minimum lots sizes of 2,000m2.

Issue – Easements
The submitted documentation indicates that 2 existing easements over the subject property are proposed to be extinguished but no detail is provided with regards to these easements.
Information Required
Provide details on the easements proposed to be extinguished, including, but not limited to:
Purpose of the easements;
Reason for extinguish them;
Benefited party(ies) written agreeing to the extinguishment of these easements.

due date for response to information request
The due date for providing the requested information is 13 December 2021. 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,

Patrick Murphy
Coordinator Planning

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