Information Request OPW20 0145 · OPW20/0145

Officer: 	Mark Lewis
Direct Telephone: 	07 53296290
Our Reference:	OPW20/0145
Your Reference:	Noosa Civic.
29 September 2020
Stockwell Development Group Pty Ltd
PO Box 3144
SOUTH BRISBANE   QLD  4101
[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.	OPW20/0145
Street Address:	Noosa Civic 28 Eenie Creek Rd Noosaville Qld 4566
Real Property Description:	Lot 3 SP 246584
Planning Scheme:	Noosa Plan 2020 (31 July 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The submitted material does not fully demonstrate compliance with a number of the conditions of Her Honour Judge Kefford’s judgement No 765 of 2020.
Information Required
Indicate the location of the emergency gate as described in Condition 2.1 (Lot 23)
Provide Energex approval for the access for Lot 23 (Condition 7) for that part that stands within the Energex easement
Provide a detailed plan of the pathway connection to Lot 23 as described in Condition 9
Indicate on the relevant plans the signage as described in Condition 15
Clarify the proposed width for Road B and demonstrate compliance with Condition 16
Amend the pathway width  on the western side of Road C to be in accordance with Condition 17
Road C is proposed with a 15m carriageway, compared with the 12m width required in Condition 17.  Clarify how the proposed wider width is proposed to be used and operated.
Indicate on the relevant plans the pathway as described in Condition 24(d)
Issue
The assessment of the detailed design has raised a number of questions that require amendment or clarification.
Information Required
The proposed level of the roundabout at the Road B / Hofmann Dr intersection appears to be too high and creates possibly unnecessarily steep grades into Road B and Hofmann Dr from the roundabout. Provide an amended design that lowers the roundabout to improve these grades, or alternatively provide justification for the proposed design
Provide design vehicle swept path diagrams for turning movements at intersections, to/from left turns only driveways, and the emergency access driveways.
The diameter of the central islands of the two roundabouts appears to be too small. Provide amended plans that increase the diameter to be as large as possible while still accommodating the design vehicle.
Provide amended plans that widen the central island at the eastern end of Hofmann Drive to the maximum achievable when design vehicle paths are considered (with less chevron painted areas).
Provide amended plans that indicate pedestrian facilities (pram ramps and splitter island crossings) on all legs of both new roundabouts. The features are to be located 6m clear of the roundabout circulating carriageway so that pedestrians can cross behind a vehicle waiting to enter the roundabout.
Provide amended plans that do not indicate access driveways except for those for lots specifically described in Conditions 8 and 19a.
Provide amended plans that indicate lockable gates to prevent regular use of the emergency access for Lot 23, both on the driveway and on the central median crossing, together with appropriate signage.
Provide a specific assessment by an RPEQ of the position of the emergency access location for lot 23. The assessment must ensure that the most appropriate location is adopted taking account of sight lines along both Walter Hay Drive carriageways as well as inherent bushfire emergency access requirements.  The access must be located to achieve the most appropriate balance of having adequate sight lines onto Walter Hay Drive while also satisfying bushfire requirements (being to have the access near the western end of lot 23).
Indicate on the relevant plans where on-street parking is proposed to be prohibited.
Council has some concerns with the proposed horizontal alignment of the Hofmann Dr extension and Road C, particularly the reverse curves on both roads and the small radius curve in Road C.  Provide assessment, prepared by an RPEQ, of the proposed horizontal alignment of Hofmann Dr and Road C against the requirements of Council’s Engineering Design Standards.
Issue
The layout (boundaries, roads and landscaping) indicated on the plans appears to differ from the layout described in the conditions of Her Honour Judge Kefford’s judgement No 765 of 2020.
Information Required
Provide comment on any layout changes that have been included and demonstrate how the changes are in accordance with judgement No 765 of 2020
Issue
Her Honour Judge Kefford’s judgement No 765 of 2020 approved the subdivision subject to conditions. Condition 44 requires rehabilitation to areas designated OS3 on Schedule 4 of the Shire Business Centre in accordance with an operational works approval. No rehabilitation plan for this area has been submitted.
Information Required
Clarify if a further operational works application will be lodged to satisfy condition 44 or provide updated plans to satisfy condition 44.
Issue
Her Honour Judge Kefford’s judgement No 765 of 2020 approved the subdivision subject to conditions. Condition 49 requires a permanent fence to be installed in accordance with an operational works approval. No details have been provided with this application.
Information Required
Clarify if a further operational works application will be lodged to satisfy condition 49 or provide updated plans to satisfy condition 49, and include access gate to Covenant L.
Issue
There are a number of concerns with the proposed works and the nominated bushfire management plan.
Information Required
Provide an indicative cross section treatment for the car parking and fire trails route including the proposed revegetation area for lots 11 to 15 to demonstrate clear access for Emergency Vehicles and locations where emergency access can be achieved to the retained vegetation to the south along the emergency access road and within each lot;
Identify if there are to be any hydrant stand pipes located along the Emergency Access Road within Lots 11 – 15 as mentioned in the s6.2 in the Updated Bushfire Management Plan for Undeveloped Area of Noosa Civic (The Consultancy group, dated August 2020). Indicate on the relevant plans the location of any necessary hydrant stand pipes
Review the proposed Fire resistant species for the Road reserve revegetation as Council is of the view the following species cannot be described as fire resistant, Baeckea virgata, Banksia spinulosa, Banksia robur and Pultenaea spp. Provide a list of alternate fire resistant species for all areas where fire resistant species are to be used.
With regard to plantings within the bio-retention basin, type 2, Council does not accept the use of the following species, Melaleuca quinquenervia as the appropriate tree species, Baeckea frutescens or Banksia robur, in Bio-retention basins that abut emergency access roads/tracks or within 20 of any retained vegetation an of any proposed structure.
Council notes vegetation management comments are provided in s5.4 of the Updated Bushfire Management Plan for Undeveloped Area of Noosa Civic (The Consultancy group, dated August 2020).  Please provide additional details with respect to the ongoing management of all existing cleared fire management lines which will not be part of the Operational works application.
Issue
The bushfire management plan states fuel loads will be maintained at a rate per hectare by mechanical means. Fuel loads are not specified in what strata they occur in.
Information Required
Clarify what strata where fuel loads will be controlled, for example, ground fuel loads.
Issue
The bushfire management plan states Area 2 will be managed for proposed residential developments. Her Honour Judge Kefford’s judgement No 765 of 2020 relates to a subdivision and not a Material Change of Use. It is premature to consider the future uses and the plan should be amended accordingly.
Information Required
Provide an amended bushfire management plan in accordance with condition 50, including all associated sub-conditions, of Her Honour Judge Kefford’s judgement No 765 of 2020.
Issue
Lot 23 access traffic splitter island is not shown to be landscaped.
Information Required
Provide amended landscape plans showing landscaping to the splitter island, suitable for pedestrian and vehicle sight lines.
Issue
Insufficient information is provided for the bioretention devices proposed within the streetscape to demonstrate:
sufficient offsets to underground services in accordance with utility services provider’s requirements
safe movement of pedestrians and bicycles (where shared access paths) along the road verge
that batter slopes are stable and designed to avoid the need for safety fencing or bollards, or incorporate grates
that plantings are setback from the road pavement a sufficient distance to not affect the road pavement during operation or re-setting
that a connection from the kerb to the filter media surface is provided which is sufficiently robust and not prone to blockage
that sufficient width exists to accommodate the devices
In general, it appears that extended detention depths are too great and allowance for batter widths too narrow to make open bioretention function correctly. Covered/grated systems may need to be employed if the below issues cannot be sufficiently resolved.
Information Request
Drawing SW19B
Section A - Nominate adjacent levels of the edge of pavement and show that the extended detention depth from the biopod will not pond back onto the pavement
Section A – include 2 subsoil drains and decide whether they are 100 or 150mm dia
Section A – Show total available width between edge restraints, width of filter media and width of batters. Show correct batter grade given available width and level difference between bio surface and pavement levels
Clearly nominate the minimum setdown from edge of pavement to the overflow pit crest, such that the pavement can effectively and freely drain
Confirm the minor flow width/depth criteria are achieved for the roadway given the above
Show all services on plan and section and identify any conflicts with the filter media
The use of bollards (shown on Dwg R57B) within the road reserve is discouraged due to spearing risk and alternatives should be considered once levels are properly established
Drawing SW20B, SW21B, SW22B
Section B - Nominate adjacent levels of the edge of pavement
Section B shows a 1:4 batter of 0.25m width, however the extended detention depth is nominated as 0.3m – requiring a 1.2m wide batter if the ponding is to be fully contained within the batter. Show correct batter grade given available width and level difference between bio surface and pavement levels
Section B – what is the height of the vertical drop/retaining at the edge of the footpath (dimension)
Section B – show the bio surface set down at least the extended detention depth so that water doesn’t permanently pond on the roadway
Clearly nominate the minimum setdown from edge of pavement o the overflow pit crest, such that the pavement can effectively and freely drain
Confirm the minor flow width/depth criteria are achieved for the roadway given the above
Show all services on plan and section and identify any conflicts with the filter media
Drawing SW23B
Extend section E to edge or pavement and show pavement levels. Demonstrate that 1:14 and 1:8 batter is achievable given bio surface and pavement levels and nominated extended detention depth
Demonstrate extended detention depth will not pond on pavement
Clearly nominate the minimum setdown from edge of pavement o the overflow pit crest, such that the pavement can effectively and freely drain
Show all services on plan and section and identify any conflicts with the filter media
Drawing SW24
Nominate adjacent levels of the edge of the track and show that the extended detention depth from the biopod will not pond back onto the pavement
Show correct batter grade given available width and level difference between bio surface and pavement levels
Show the bio surface set down at least the extended detention depth so that water doesn’t permanently pond on the track
Clearly nominate the minimum setdown from edge of track to the overflow pit crest, such that the track can effectively and freely drain
Drawings SW25 and SW26
Show how treepits connect to the kerb
Nominate setdown of treepit surface below kerb invert
Show grate on section as per Dwg DS-077
Show how all of the nominated bioretention surface area is available for the extended detention. i.e. show grate over entire length of the treepit, plus show position of trees on plan views
Show all services on plan and section and identify any conflicts with the filter media
Provide landscape plans for all bioretention devices, with a specific focus on batter treatments and interface between batters and paths and road pavement
If device sizes or extended detention depths are altered then provide an updated SWMP and MUSIC modeling which demonstrates that the pollutant load reduction targets are met
Issue
Council has some concerns with the submitted preliminary Construction Management Plan in regard to site access and traffic impacts. The proposal appears to indicate that all construction traffic will enter the site from the west along Hofmann Drive and does not include any detail on parking for staff, machinery etc. This proposal has the potential to significantly impact on the adjacent residential development and impact on the local area traffic. There does not appear to be any consideration to providing construction access from the Walter Hay Drive roundabouts.
Information Required
Provide an amended preliminary Construction Management Plan that addresses Council’s concerns.
Issue
The submission includes detail on the required acoustic fence and a report that mentions changes to the operations at the current Noosa Civic commercial development.
Information Required
Clearly indicate if the acoustic fence is to be constructed as part of these works.
Clearly indicate when the changes to the operations at the current Noosa Civic commercial development are required and intended

due date for response to information request
The due date for providing the requested information is 6 January 2021. 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,

Mark Lewis
Coordinator - Engineering

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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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