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RFI - Appendix C Civil Engineering Cover Letter by MPN Consulting · MCU21/0175
MPN CONSULTING PTY LIMITED
STRUCTURAL AND CIVIL ENGINEERS
Level 5, 39 Sherwood Road, Toowong, Qld, 4066
P O Box 328, Toowong, Qld, 4066
Phone 61 7 3335 4555
Email [email protected]
Web www.mpnc.net.au
ABN 39 062 191 799
File: 8293
20 December 2021
Noosa Shire Council
PO Box 141
Tewantin QLD 4565
Dear Sir/Madam
RE: MCU21/0175 - NOOSA CIVIC 28 EENIE CREEK RD NOOSAVILLE
REQUEST FOR INFORMATION RESPONSE
Please find below responses to Council’s request for information dated 29 October 2021.
Issue - Point of stormwater connection
The proposed point of connection of the site drainage system to the existing trunk network is different to
that proposed for this site with OPW20/0145.
Information Required
4. Provide hydraulic grade line calculations demonstrating that the proposed network downstream of the
site is able to accommodate the design flow from the site without surcharging the existing network.
Response:
The currently nominated connection location to the gully south of the site, in the existing internal road,
is required to be able to allow all areas of the site to gravity drain.
A detailed assessment of the downstream drainage, including hydraulic grade line calculations, will be
undertaken as part of the detailed design stage of the works.
Issue - Landscape integration of bioretention devices
The proposal to provide all stormwater treatment through end-of-line bioretention devices has resulted
in a poor landscape and visual amenity outcome, as the level differences between these devices and
surrounding pavement and verge levels results in vegetation significant below surrounding levels,
retaining walls, and the need for safety fencing. These outcomes conflict with AO7.1 and AO9.1 of the
Water Quality and Drainage Code.
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20 December 2021
Information Required
5. Provide an updated SWMP and preliminary engineering plans, which achieve a higher level of
landscape integration by minimising bioretention system surface set-down relative to surrounding areas
and minimises retaining walls consistent with the allowances specified in the Bioretention Technical
Design Guidelines (Water by Design, 2014). Greater consideration should be given to the use of at-source
bioretention devices within the car parking areas.
Response:
Batters have been provided to the bioretention basins in accordance with the Bioretention Technical
Design Guidelines (Water by Design, 2014) where possible. The locations of the bioretention basins
were chosen to achieve greater efficiency. The use of at-source basins was reviewed and considered not
to be suitable for this development.
Issue - Roof-water reuse
Roof-water reuse
Information Required
6. Demonstrate how roof-water harvesting and reuse has been incorporated into the design consistent
with PO2 and AO2.2 of the Sustainable Building Design Code. Water balance calculations should be
provided to justify the size of any storages proposed, based on the yield generated from the roof areas
and the anticipated demand from non- potable fixtures.
Response:
The proposed development includes minimal toilets and the landscaping has been designed to be self-
sufficient once established. Refer to the letter provided by Place Design Group regarding the landscape
works. Rainwater tanks are therefore, not considered to be required for the development due to
minimal potential use.
Should you require further information or clarification on any items within this request for information
response please contact the undersigned for assistance.
Yours faithfully
Sam Rowen
For and on behalf of
MPN CONSULTING PTY LIMITED
sr:dh
Excellence with Economy in Engineering 2
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20th December 2021 Place Design Group Pty Ltd
ACN 82370063
Level 1, 24 Duporth Avenue,
Maroochydore, QLD 4558 Australia
Noosa Council
Phone +61 7 5499 6188
[email protected]
placedesigngroup.com
Re. Lot 2, Commercial, Noosa Business Centre - Landscape Code Assessment
Dear Sir or Madam,
Please find below a response to the Noosa Council Landscaping Code under the Noosa Plan 2020
with regards to the proposed Landscape Concept Report (Version P4, RFI response) for Lot 2,
Noosa Business Centre.
Performance Outcomes Responses
PO1 The design looks to retain and enhance the
Landscaped areas— landscape 10m wide vegetation covenant
(landscape buffer) to the north and east of the
1. enhance the visual amenity and natural landscape site, reducing the impact of the buildings to
character of the site, streetscape and local area; Walter Hay Drive and the private road gateway
2. retain natural landscape features; entry into Noosa Business Centre. As the
3. enhance buffer areas around property boundaries; proposed building is positioned to the rear of the
4. suit the relative size and nature of the development property and sits below the existing canopy line,
and its setting; the proposed building back of house is
5. reduce the visual impact of large or bulky structures effectively screened, providing a sensitive
and fencing;
transition from Walter Hay Drive into the
6. screen incompatible land uses;
Business Centre to the building’s articulated
7. conceal service, car parking and loading areas; and
frontage.
8. provide privacy between any dwellings or
accommodation on and adjoining the site to a
height and density appropriate to the scale of the Additional front entry buffer planting including
development. intermittent trees, shrubs to screen car park and
dense native plant palette are proposed to
provide a transitioned landscape entry to the
gateway site.
PO2 Refer comments above.
Site layout and building and landscape design—
All planting and turf will be irrigated and
1. provides for soft landscaping to be established in maintained for a 12 month establishment/
and around the development; maintenance period. Irrigation will either be
2. maximises the retention of large canopy trees; through automated irrigation or water truck
3. minimises the extent of impervious paved areas; irrigation until plants are established.
4. provides for suitable plant layouts and densities;
5. facilitates the adoption of appropriate planting Plant species selections don’t rely on heavy
techniques; and watering or maintenance requirements beyond
6. considers on-going maintenance requirements to establishment.
assure the establishment and ongoing survival of
plantings
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7. reduces the impact of buildings and structures. Climbing planting up building columns, blank
walls and green walls have been integrated to
soften the building frontage.
PO3 Eight street trees are proposed along the road
Street trees within road reserves provide effective verge which optimise landscape widths available
canopy shading having regard to the size and scale between existing path and kerb. Street trees (at
of the road reserve and the location of services and 8m centres) and understorey planting is focused
other structures. in the verge after the corner to maintain and
open up views as you enter the gateway.
PO5 Change of pavement material and entry
Landscaping is designed and located to maximise landscaping provides a transition defining the
the safety and security of public and private areas public and private boundary with adequate
by— permeability and DDA access.
1. clearly defining the boundaries between private and Planting design is proposed to be low (up to
public spaces; 1.5m) to allow screening to the car parking,
2. promoting casual surveillance of buildings and retaining walls, car park overhang and WSUD
public areas from the street and other public areas basin walls but still allows filtered views into the
for personal security reasons; site.
3. avoiding concealment spots;
4. maintaining safe sight distances to and from road All street trees and screening plants are pulled
and building corners, car park entrances and
away from the vehicle entrances to not obstruct
driveways;
sightlines.
5. maintain safe sight distances at planting bed ends
within car parks;
6. designing to discourage graffiti; Low planting and high tree canopy is proposed in
7. ensuring vegetation does not inhibit the the car park and around the pedestrian access
effectiveness of street lighting or conceal signage; into the site.
and
8. separating and defining pedestrian and vehicle Separated, shaded landscape path, enhanced
circulation routes. through the arbour treatment provides dedicated
and direct pedestrian access from adjacent
commercial uses to the site.
The lot 2 pedestrian linkages proposed are
consistent with the Framework Plan and
proposed broader pedestrian connections.
PO6 Trees have been incorporated within the car park
Landscaping assists in passive solar access, the provision design in appropriate locations to provide
of shade, microclimate management and energy additional shade to the car parks and pedestrian
conservation.
walkway along with awnings, arbours and green
walls to improve the microclimate of this site.
A landscaped arbour has been proposed along
the main walkway connection to provide
additional shade.
Structural soils are proposed under the small
linear planting islands to assist with the
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establishment of the trees shown as well as
flush kerb to ensure passive irrigation from the
car park. Appropriate tree species selection has
been considered to ensure the viability of trees in
the smaller area. Permeable paving and/ or
structural cells may be considered in the Detailed
Design if required to support the tree growth.
PO7 All WSUD basins proposed are to be fully planted
Landscaping integrates stormwater drainage and water out with shrubs (to screen retaining walls) and
sensitive urban design elements. grasses between 6- 8/sqm (1-1.5m tall) to ensure
an integrated landscape solution with the front
entry buffer landscaping.
Tubular balustrades have been provided for
additional safety to vehicle car park side, to be
screened with shrubs from the entry road.
Basin 3 is proposed to have a landscape batter
to the southern boundary to integrate into the
adjacent planting.
Once completed the WSUD devices will look and
feel integrated into the buffer landscaping.
PO10 Refer above comments.
Plant species:
Proposed species palette are hardy, native
1. are appropriate to the biophysical conditions species that will perform well in the relevant
and landscape character of the area; zones and car park environment. Individual
2. are suitable for the space available, the level of species palettes have been identified for the
visual and climatic exposure, the functional different landscape zones to ensure viability,
requirements of the site and the scale of the performance and desired landscape strategy for
development; screening, shade and wrapping the existing
3. provide appropriate levels of shade and canopy landscaping around the frontage, tapered
sunlight to occupants of the development for a pedestrian scale response.
throughout the year;
4. minimise the demand for water use;
5. do not cause potential damage to buildings or
structures;
6. are not harmful to pedestrians, particularly
around schools, childcare centres, shopping
areas and other high pedestrian areas;
7. in intensively used environments, can endure
high levels of activity;
8. do not attract wildlife to high risk areas; and
9. reduce the visual impact of the development
including any stormwater treatment
infrastructure.
PO11 Deep planting and canopy trees have been
Landscaping of car parking areas is designed to— proposed in all available opportunities within the
car park design, particularly to book end the
parking rows and adjacent to pathways.
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1. reduce the visual impact of the development,
softening the appearance of hardstand areas; The proposed trees and arbour assist to break
2. define parking areas; down the visual impact of the buildings from the
3. provide advanced canopy trees to shade vehicles car park, break up the car park and demarcate
and to reduce reflected radiation;
the pedestrian experience into the site.
4. maximise opportunities for infiltration of rainwater
on-site; and
All car park run off is directed to WSUD devices
5. minimise contaminated runoff entering the
stormwater system and a watercourse.
for treatment.
Of the 52 spaces that aren’t shaded (either by
building under croft or arbour treatment), 16
trees are proposed within the site boundary.
Where a minimum of 5 sqm of planting hasn’t
been achieved around proposed trees, structural
soil has been proposed to support tree growth.
PO12 All proposed trees are kept clear of existing and
Vegetation does not pose a risk to the safety or reliability proposed services and easements.
of services, utilities or infrastructure including
substations, overhead powerlines, power poles and
transformers, street lamps, stormwater catchment
pits, and underground services and utilities.
PO13 As above. Entry landscaping has been illustrated
Entry statements to residential or business estates to the frontage of the site. Low maintenance has
are: been proposed.
1. integrated with the natural landscape character of
the locality; and
2. require low maintenance.
PO14 As above.
Landscaping in the road reserve, parkland or any land
intended to transfer to public ownership or Council
responsibility is low maintenance
Kind regards,
Place Design Group
Sasha Tieleman
Design Lead
Used in these records
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