PR102995-10_Written Representations_1Sep14

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1     WRITTEN REPRESENTATIONS
1.1   Condition 4(d) – Effluent Disposal Areas

Condition 4(d) makes reference to existing effluent disposal areas. It is requested that Condition
4(d) be deleted as the approved development site does not contain any existing or proposed
effluent disposal areas.

1.2    Condition 4(h) – Community Title Scheme

Condition 4(h) refers to road pavement changes and the demarcation of boundaries for public
and private land as they relate to a Community Title Scheme under the Decision Notice. The
approval is for a 1 Lot into 2 Lots standard format subdivision. As such, it is requested that
Condition 4(h), and any reference to a Community Title Scheme, be deleted.

1.3   Condition 5 – Landscaping

Condition 5 requires that ‘native street trees be established at 10 metre centres within the
footpath reserve along the frontage of the site’. The full frontage of approved Lot 101 has
previously been provided with street trees as part of the development approval for the existing
Bunnings Warehouse.

As such, it is requested that Condition 5 be amended in order require provision of street trees
along the frontage of approved Lot 103 only. Suggested wording for the amended condition is as
follows:

      “Native street trees shall be established at 10 metre centres within the footpath reserve
      along the frontage of Lot 103 and shall have a minimum pot size of 45 litres.”

1.4   Condition 7 – External Works

Similarly to Condition 5, Gateway Drive has previously been upgraded along the full frontage of
approved Lot 101 in association with the approved Bunnings Warehouse. As such, it is requested
that Condition 7 be amended in order to necessitate the upgrade of Gateway Drive for the full
frontage of Lot 103 only. Suggested wording for the amended condition is as follows:

      “Gateway Drive must be upgraded for the length of its frontage to approved Lot 103 the
      subject site. The works must be undertaken in accordance with an Operational Works
      approval and must include in particular the construction of a pedestrian footpath in
      accordance with the conditions of this Decision Notice. This condition is imposed pursuant
      to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.”

1.5   Condition 9(b) – Stormwater Drainage

Condition 9(b) necessitates that the existing overland flow path within Lot 103 be contained and
conveyed wholly within a combined drainage solution consisting of underground drainage and ‘a
landscaped and suitably stabilised’ open drain.

In this respect, we note that provision of a ‘landscaped’ drain is unlikely to provide an appropriate
design response to a potential Q100 event. While we acknowledge that the intent of this condition
is to leave the resolution of these issues to detailed design, it is requested that further clarity be
provided in order to minimise the extent of landscaping in order to avoid ongoing maintenance
associated with landscaping being ‘washed away’.

As such, it is requested that Condition 9(b) be amended in order to allow for detailed design to
identify an appropriate design solution for treatment of this drain (landscaping or otherwise). In
this respect, we note that Council will be capable of providing further comment to this stormwater
solution as part of subsequent Operational Works applications.


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Suggested wording for the amended condition is as follows:

       “The retention of the existing overland flowpath that conveys stormwater runoff from the
       adjoining property (Lot 26 SP151406) through proposed Lot 103. The flows must be
       contained and conveyed wholly within a combined drainage solution consisting of
       underground drainage, capable of accommodating flows up to a Q10 event, and a
       landscaped and suitably stabilised (rock lined or other engineered alternative) open drain.
       The design of the drain must be sufficient to include all design storm events up to and
       including the 1%AEP event of critical duration. Design calculations (that include at a
       minimum depth of flow and velocity) and certification by a
       suitably qualified RPEQ demonstrating the above must be submitted as part of the
       operational works application.”

1.6    Condition Numbering Error

Following Condition 9, the condition numbering reverts back to Condition 2 (Electricity and
Telecommunications Services) and not Condition 10. As such, it is requested that the condition
numbering be resolved as part of any future Negotiated Decision Notice.

1.7    Conditions 5(b) – Stormwater Easement over lot 103

The exact built form / development footprint of building to be proposed on lot 103 is yet to be
finalised. Accordingly Bunnings wish to maintain flexibility about the alignment of the
underground pipe and open drain, and the drainage easement.

We request some wording be added to the condition to make clear that this flexibility exists. This
could be a new point (c) as follows:

      (c)   Alignment of the underground pipe, open drain, and easement is to be
            determined through operational works application (as per condition 9(b) above).

1.8    Condition 6(b) – Stormwater Easement over lot 101

This condition requires creation of an easement over proposed lot 101 to contain the current
stormwater discharge point. Wherever possible, Bunnings prefer to minimise the number of
easements burdening their properties. In this instance we suggest an alternative to creation of
this particular easement would be for a new stormwater discharge point to be provided directly
from proposed lot 103 to stormwater pipe in Gateway Drive (i.e. such that stormwater discharge
would not occur via lot 101).

To allow flexibility for this we suggest an additional ‘alternate’ clause could be added to the end of
the current condition as follows:

      A drainage easement must be created within proposed lot 101. The easement must be:

        (a) in favour of Lot 26 on SP151406 and proposed lot 103,
        (b) centrally located over the existing piped drainage system connecting proposed lot
            103 and lot 26 on SP151406 to the existing stormwater discharge point in
            Gateway Drive;

      OR, as an alternative to providing the above easement, provide a new stormwater
      connection directly from proposed lot 103 to a new stormwater discharge point to
      Gateway Driveway.




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1.9   Adopted infrastructure Charges Notice

The Adopted Infrastructure Charges Notice is incorrectly dated as the 9 January 2014. Please
ensure that the Negotiated Adopted Infrastructure Charges Notice is correctly dated.

We trust this information is sufficient for your purposes. Should you require further details or wish
to discuss these matters, please contact me on (07) 3124 9362 or Stephen Mason on (07) 3124
9377.

Yours sincerely
RPS



DAVID WHITEMAN
Planner

enc      As above
cc:      Bunnings Properties Pty Ltd




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