Information Request OPW26 0033 [As Published]

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                 Information Required
                 2.     Investigate and provide amended plans that relocates the proposed pedestrian kerb
                        ramp to support connectivity to the southern side of Red Street.


                 Item – Upgrade of Red/Pottery Street Intersection
                 Council’s Infrastructure Services department have requested that the alignment of the
                 proposed kerb and channel at the northern tangent point on Red Street align with the existing
                 kerb and channel fronting 4 Red Street (5RP814922).
                 Additionally, it is unclear how concentrated flows from the proposed kerb and channel will be
                 released back into the existing table drain in Red Street.
                 Refer to the below extracts.




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                 Information Required
                 3.     Provide amended plans that provides a revised kerb and channel alignment at the
                        Red/Pottery Street intersection that is a projection of the existing kerb and channel
                        fronting 4 Red Street (5RP814922). The revised alignment must provide scour
                        protection from the kerb to the existing table drain.


                 Item – Gravel Driveway Crossovers
                 The proposed gravel driveway crossovers to 1 Red Street (1RP71117) and 38 Pottery Street
                 (1RP148139) do not comply with Council’s standard drawing RS-051 because they are not
                 sealed.
                 Advisory Note – Council considers this application is the incorrect application to seek
                 retrospective approval for any existing unapproved secondary driveway crossovers.
                 Information Required
                 4.     Provide amended plans that includes sealed driveway crossovers to 1 Red Street
                        (1RP71117) and 38 Pottery Street (1RP148139) pursuant to Council’s standard drawing
                        RS-051.


                 Issue – Access to Proposed Lots 1 – 5
                 Although not a condition of the Higher Order Approval (RAL19/0014), Council’s preference is
                 that these future lots are provided with a driveway crossover as part of these works. This will
                 avoid the need for a separate Operational Works application to remove a street tree for each
                 future lot’s driveway crossover.
                 Information Required
                 5.     Provide amended plans that details a driveway crossover to proposed Lots 1 – 5.




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                 Issue – Bioretention Basin
                 The proposed bioretention basin includes rock armouring of the inlet in lieu of a sediment
                 forebay.
                 A maintenance access driveway to the maintenance ramp has not been provided.
                 Information Required
                 6.     Provide amended plans that includes a bioretention basin with a sediment forebay and
                        the provision for a maintenance driveway.
                        6.1. The forebay must be accessible for maintenance purposes and be designed in
                             accordance with Water by Design’s guidelines.
                        6.2. The maintenance driveway must be concreted and include a lockable bollard to
                             prevent non-authorised vehicles from entering the maintenance driveway.


                 Issue – Drainage Easements
                 The submitted engineering plans does not detail the inter-allotment drainage easements
                 pursuant to conditions 12 and 16 of the Higher Order Approval (RAL19/0014) –
                 notwithstanding the future lot numbers have changed.
                 Information Required
                 7.     Provide amended plans that details the extent of the inter-allotment drainage easement
                        pursuant to conditions 12 and 16 of the Higher Order Approval (RAL19/0014).


                 Issue – Stormwater Management
                 Insufficient information has been provided to demonstrate compliance with conditions 37 and
                 38 of the Higher Order Approval (RAL19/0014).
                 Additionally, proposed structures “6/A”, “7/A” and “8/A” are surcharge pits – which contradicts
                 condition 37(c) of the Higher Order Approval.
                 Information Required
                 8.     Provide a Stormwater Management Plan that satisfies the requirements of conditions 37
                        and 38 of the Higher Order Approval (RAL19/0014). The SWMP must be prepared by a
                        suitably qualified person (RPEQ).
                 9.     Provide amended plans that includes gravity stormwater drainage structures in lieu of
                        surcharging pits.


                 Issue – External Works
                 Condition 6 of the Higher Order Approval (RAL19/0014) seeks that the development provide
                 kerb and channel and a footpath for the full length of the site’s frontage to Pottery Street.
                 The engineering plans does not include a footpath and kerb and channel for the full length of
                 the site’s frontage to Pottery Street.
                 Refer to the below extracts.




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                 Information Required
                 10.    Provide amended plans that includes a 1.5m wide footpath and kerb and channel for the
                        full length of the site’s frontage to Pottery Street. The southern leg of future kerb and
                        channel must be generally consistent with the existing road alignment.
                        Note: Council recognise that an opportunity may exist to remove “5/A” and redesign
                        “6/A” as a kerb inlet pit to capture flows for the requested kerb and channel.




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                 Issue – fencing to protected land
                 The application cover letter states:
                        “We believe that condition 25f(ii) of RAL19/0014 contradicts the requirements in condition 31 and
                        have adopted the requirements of condition 25f(ii) by not showing a fence along the eastern side
                        of the covenant area…”
                 Council does not accept this position. Construction of a fence along the eastern boundary of
                 the covenant area is considered essential to ensure the long-term protection and effective
                 management of the covenant. This fencing provides a clear physical barrier to safeguard the
                 environmental values within the covenant area and assists the owners of Lot 8 in managing
                 their land appropriately.
                 Conditions 25f(ii) and 31 are not inconsistent and can be satisfied concurrently. Access to the
                 covenant area can be facilitated through the installation of a gate from the existing easement
                 within Lot 8, enabling entry for emergency and management purposes while maintaining the
                 required fencing to protect the area.
                 Information Required
                 11.    Provide a revised plan (Roadworks and drainage plan, drawing no. 19660-C201, dated
                        13/02/26) nominating the eastern boundary of the covenant area to be fenced in
                        accordance with condition 31 of the higher order approval (RAL19/0014), and include a
                        gate for access to the covenant area via lot 8 to satisfy condition 25(ii) and provide
                        access for the future ongoing management of the covenant.


                 Issue – vegetation management plan for lots 7-9
                 The application cover letter states:
                        “…As the entire property, outside the proposed covenant, will be cleared, we consider that the
                        VMP required under condition 25f(vi) is unnecessary.
                 Insufficient information has been provided to demonstrate that the entire area outside the
                 covenant area, within lots 7, 8 and 9 is required to be cleared to achieve the required asset
                 protection zones.
                 Information Required
                 12.    Provide a vegetation management plan in accordance to satisfy condition 25 f (vi). This
                        is to include, but is not limited to:
                        12.1. a survey plan showing all trees within lots 7, 8 and 9.
                        12.2. Information to demonstrate clearing is to be to the minimum extent necessary to
                              establish the asset protection zones for future dwellings giving due consideration
                              to the bushfire management conditions of the higher order (RAL19/0014).
                        12.3. Arborist report to identify trees to be retained and any required tree protection
                              measures during construction.


                 Issue – landscaping and covenant rehabilitation plan
                 The cover letter indicates that the landscaping design and covenant-area works required
                 under Conditions 29, 30 and 32 will be addressed in a separate Operational Works application.




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                 However, given the extent of vegetation clearing proposed and the importance of ensuring
                 that appropriate site preparation and soil conditions are established to support successful
                 street-tree planting, conditions 29 and 32 must be addressed as part of the current Operational
                 Works approval. Integrating the landscaping and covenant-area requirements at this stage will
                 ensure coordinated design, avoid conflicts between civil and environmental works, and
                 support compliance with the approved development conditions.
                 Information Required
                 13.    Provide information to satisfy conditions 29 and 32, including, but not limited to:
                        13.1. Provide a detailed site rehabilitation management plan for the covenant area,
                              prepared by a suitably qualified person. The plan must outline rehabilitation
                              methodologies, areas of targeted regeneration planting (where required), weed
                              management, vegetation protection measures, and monitoring and maintenance
                              requirements to ensure long-term protection and ecological function of the
                              covenant area, giving due consideration to the ecological assessment referenced
                              in condition 29 of the higher order approval (RAL 19/0014).
                        13.2. A detailed Landscape Plan prepared by a suitably qualified person demonstrating
                              proposed street-tree planting and landscaping of the bioretention basin in
                              accordance with the Noosa Plan PSP2 Landscaping. In addition to the
                              requirements of higher order condition 32 (RAL19/0014) the plan must address:
                                •      proposed species and locations
                                •      appropriate spatial setbacks from sewer and water infrastructure,
                                •      avoidance of conflicts with future driveway locations,
                                •      adequate soil volumes and soil depths to support long-term tree health, and
                                       measures to ensure the sustainable establishment and viability of all
                                       vegetation.
                 Issue – vegetation retention within the road reserve
                 The submitted plans indicate that clearing of existing vegetation within the road verge will be
                 limited to the minimum necessary to undertake the proposed works. However, insufficient
                 information has been provided to demonstrate that a thorough assessment has been carried
                 out to identify vegetation that may be suitable for retention, nor have appropriate measures
                 been proposed to ensure the protection of such vegetation during construction.
                 Information Required
                 14.    Provide an Arboricultural Impact Assessment (AIA) prepared by an AQF Level 5
                        qualified arborist in accordance with AS4970 Protection of trees on development sites,
                        including:
                        14.1. A site survey identifying all trees within the road reserve, including the calculation
                              and mapping of Tree Protection Zones (TPZ) and Structural Root Zones (SRZ) for
                              each tree, spatially referenced to the proposed engineering works.
                        14.2. Identification of trees with potential for retention, based on tree health, structure,
                              species, location, and anticipated construction impacts.
                        14.3. A detailed Tree Protection Plan, outlining all required protection measures for trees
                              identified for retention during all stages of the development. The plan must include
                              specifications for protective fencing, signage, soil-protection measures, monitoring
                              protocols, and any special construction techniques or root-zone management
                              required to minimise impacts.




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                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 16 June 2026. 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,




                 Daniel Epps
                 Senior Development Engineer




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