1. Ltr_160923_BA4090_Response to Information Request

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Figure 1 provides a comparison between the amended landscape plans and the original landscape
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plan. The site provides a total of 247m (10.2% of the site) of landscaping, which is 45m increase
from the original design. It is considered that the proposed changes achieve the Specific Outcomes
O1 and O2. The key changes are:

   an increase of a 3.5m wide landscaping strip in the northern corner of the site;

   the landscaping area along the southern boundary has been extended;

   the inclusion of an additional landscaping area along the northern boundary opposite the car park;
    and

   the retention of an additional existing tree along Project Avenue.
Given the nature of the proposal being a service station and food outlet it is necessary that a large
majority of the development required impervious surfaces for the manoeuvring of vehicles through the
site and to manage potential spillages. Landscaping for the proposal is essential to soften the
hardstand areas of the proposal and improve the streetscape. Therefore, the proposed changes
relate to improving the streetscape character as additional landscaping has been provided along
Eumundi Noosa Road and the retention of existing trees along Project Avenue. Additional
landscaping has been provided around the car parking area to provide screening from the street. The
alterations to the proposed landscaping has further improved the visual appearance within the site and
also to the streetscape.
For further details please refer to Attachment A for the Amended Architectural Plans and Attachment
B for the Amended Landscape Plans.

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Figure 1 – Landscape Plans




Picture 1 – Amended Landscape Plans




Picture 2 – Original Landscape Plans

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        Item 2: Issue - The submitted Traffic Report addresses the traffic flows within the site to
        ensure there is no hindrance to vehicles entering/leaving the site. However, concerns are
        raised around traffic management when there is fuel delivery and refilling in operation,
        including the impact on the parking spaces near the entry/exit.

        Information Required: Provide traffic management plan/procedure to demonstrate that the
        refuelling operation will not impact on the traffic movement on the site and in Eumundi Noosa
        Road, the plan should include but not limited to the following:
                 (a) the fuel filling points and the standing location of the delivery truck
                 (b) the number and locations of bowsers to be closed during the fuelling process
                 (c) the temporary signage and traffic control measures during fuelling
                 (d) any proposed time restriction/s for fuel deliveries

Response: The filling point for the proposal is located adjacent to the southern bowser within the site,
as illustrated in Figure 2. It is proposed that the delivery truck will stand adjacent to the fill points and
maintain sufficient space to allow customer access and circulation through the site. Due to this
arrangement the two southern bowsers will be closed during the refuelling operation. Traffic cones will
be utilised to ensure the area is clear during the process.
A time restriction for deliveries has not been confirmed as of yet however, it is anticipated that fuel
deliveries will be undertaken outside peak times to maintain maximum turnover. This would also limit
the opportunity for reduced bowsers during peak times that may cause queuing back onto Eumundi
Noosa Road.
For further details please refer to Attachment C for the complete traffic response.

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Figure 2 – Filling point and turning path of 19m B-Double




         Item 3: Concerns in regard to the ease of cars’ movements into and out from the parking and
         Air & Water spaces located near the front boundary between the entry and exit driveways, and
         the potential of impact on traffic flows within and external to the site.

         Information Required: Information including but not limited to the following:
                (a) plan(s) that shows turning path for vehicle B99 moving from and into the above
                spaces while vehicles (B99) are fuelling and queuing at the middle two bowsers
                (b) investigation to consider relocating the Air & Water space to the northeast corner
                of the site and removing or modifying the remaining two spaces to achieve a better
                traffic flow near the entrance of the development site
                (c) updated site layout plan/s to include any new changes.

Response: A B99 vehicle is able to manoeuvre from and into the Air & Water space while other B99
vehicles are fuelling and queuing at the bowsers (Figure 3). For further details and drawings please
refer Attachment C for the complete traffic response.

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Figure 3 – On-Site Queuing & Manoeuvrability B99 Vehicle




        Item 4: The Stormwater Management Plan Noosa Energy Centre – 140-142 Eumundi Noosa
        Road, Noosaville For Denmac Nominees Pty Ltd Dated 14 July (Doc Ref: B16239CR002)
        specifies for an above ground detention tank to be provided with three slow release orifice
        pipes to control outflow. The Plans provided only show a schematic underground tank with no
        orifices that match with the Stormwater Management Plan.

        Information required: Provide updated design plans that are consistent with the The
        Stormwater Management Plan Noosa Energy Centre – 140-142 Eumundi Noosa Road,
        Noosaville For Denmac Nominees Pty Ltd Dated 14 July (Doc Ref: B16239CR002) or any
        relevant updated to that document as a result if this information request.


Response: The stormwater management plans have been updated to illustrate the slow release
orifice arrangement located on an internal weir within the detention take to control the outflow. For
further details please refer to Attachment D for Lamberts & Rehbein complete response and updated
drawings. Drawing B16239-CSK02 illustrates the orifice arrangement.
        Item 5: The plans propose for the detention tank to be buried beneath the shop. It is unclear
        how the tank will be able to be accessed for repair or maintenance if needed.

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        Information Required: Demonstrate how the detention tank will be able to be accessed for
        maintenance or repair purposes.

Response: Access to the detention tank is provided at the rear of the proposed buildings. A minimum
of 2.2m vertical clearance is provided for maintenance purpose such as filter cartridge replacement.
An additional drawing (B16239-CSK03) has been prepared to demonstrate the minimum clearance.
For further details please refer to Attachment D for Lamberts & Rehbein complete response and
updated drawings.
        Item 6: It is unclear from the provided drawings whether the stormwater 360 will be sitting
        within the detention tank, and whether submersion of the outlet will affect the performance of
        the Stormwater 360.

        Information required: Demonstrate how the efficiency of the Stormwater 360 will not be
        inhibited by its submersion within the detention tank.

Response: The StormFilter cartridges are located within the detention tank as shown in Attachment
C on Lambert & Rehbein’s plans B16239-CSK02. The majority of stormwater pollutants are typically in
the “first flush”. The StormFilter cartridges are located at the inlet to the detention tank within the
treatment chamber created by an internal 920mm high wall.

Incoming flows will build up behind the 920mm high inner wall, creating the necessary head to drive
the passive filtration cartridge. Treated stormwater water is discharged from the treatment chamber to
the main detention tank via pipes contained within a false floor under the filter cartridges. Higher flows
overtop this inner wall and fill the detention storage component of the tank. The cartridges will
continue to operate when the tank is filled above the inner wall height. The cartridges also provide
treatment for low flows.

For further details please refer to Attachment D for Lamberts & Rehbein complete response and
updated drawings.


        Item 7: Specific Outcome O9 of the Water Sensitive Design Code requires that runoff from the
        site is treated through natural treatment strategies. It is noted that the proposal is for all runoff
        to either be treated via a non-natural device or enter the receiving stormwater network directly.
        The Water by Design Deemed to Comply Solutions applies to this site and provides that a bio
        retention basin with filter media area of 2.2% of the catchment area (i.e. 53m²) will achieve the
        water quality reduction targets. Treatment via this method will facilitate compliance with
        Specific Outcome O9 of the Water Sensitive Design Code.
        In addition ongoing maintenance of the water quality treatment device will be responsibility of
        the property owner. Given the underground nature of the proprietary stormwater quality
        treatment device, a condition requiring for the applicant to enter into a contract for ongoing
        maintenance of the device will be needed.

        Information required: Where it is demonstrated it is not feasible for all runoff to be treated via
        natural treatment strategies, provide a letter signed by the applicant acknowledging the
        ongoing maintenance responsibilities and costs for a proprietary device compared to a natural
        treatment option.

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Response: To provide a natural stormwater treatment strategy it will require the redirection of surface
and piped runoff to separate landscape areas for treatment. This option is considered impractical and
unfeasible.
Therefore the proposal will provide a stormwater quality treatment via Stormwater 360 Enviropods
(gullypit filter baskets) and Stormwater 360 StormFilters (filter cartridges located within the detention
tank) to meet the water quality objectives for the site. A letter signed by the applicant acknowledging
this treatment train method and the ongoing maintenance will be provided separately.

For further details please refer to Attachment D for Lamberts & Rehbein complete response and
updated drawings.
        Item 8: Excavations are proposed below the elevation of 5m AHD and therefore Acid Sulfate
        Soils assessment becomes relevant.

        Information Required: Demonstrate how excavations and bedding for pipework below the
        elevation of 5m AHD will not result in dewatering, or the release of metals via oxidation of Acid
        Sulfate Soils.

Response: Filling and excavation will be carried out in accordance with the Acid Sulphate Soils
Management Plan (ASSMP) which will be prepared for the development. We request that the
requirement for an ASSMP is conditioned.

For further details please refer to Attachment D for Lamberts & Rehbein complete response.


        Item 9: Specific Outcome O3 of the Water Sensitive Design Code requires captured water to
        be, used for all non-potable uses on site. The application does not propose any water capture
        or reuse.

        Information required: Review the Stormwater management Plan to include opportunities for
        capture and reuse of stormwater.

Response: It is proposed to direct roofwater runoff from the Coles Express, Food Shop and Fuel
Canopy to an above ground rainwater tank/s located at the rear of the site for non-potable water reuse
(e.g. garden irrigation and non-potable water supply at bowser).
Overflow will be directed to the StormFilter and detention tank for treatment and flow attenuation prior
to leaving site. It is proposed to provide pumps and potable water top up for the tank/s. The size of the
rainwater tanks will be based on the anticipated roof water capture and reuse requirements. These
details can be provided at the operational works/plumbing application phase.

        Item 10: Details requested in the Pre-lodgement meeting of 17/5/16 have not been fully
        addressed and further information is required regarding design and function of the
        Underground Petroleum Product System (UPSS) and possible environmental nuisance/harm
        and public health risk issues.

        Information required: Describe how the service station design will comply with state interest
        requirements under the Development Code for Hazardous Industries and Chemicals
        (Workplace Health and Safety Queensland) including but not limited to the following:

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                (a) Provide general design details in accordance with the Code for the design and
                    safe operation of the site.

                (b) Location of all tanks & distances to protected works (including electric charge
                station, property boundaries etc., including site plan etc).

Response: The Development Code for Hazardous Industries and Chemicals has been reviewed and
it is considered that the proposal can generally comply with the code. Viva Energy Australia has
commenced the fuel design for the proposal and will finalise the information before operational works.
Therefore at this stage the fuel design will be provided at a later date.


    Item 11: Describe how the service station design and operation will comply with the general
    environmental duty under the Environmental Protection Act 1994 to prevent or minimise
    environmental harm, and the Public Health Act 2005 including but not limited to the following:

    (a) Underground and/or above ground maximum storage capacity volumes of hazchems on site
    (b) The type of storage tanks (e.g. double containment FRP etc.) proposed complying with
        AS1692 “Tanks for the storage of Flammable and Combustible Liquids” as a minimum
    (c) Leak detection methods proposed (e.g. statistical inventory analysis, automatic tank gauging,
        electronic line leak detection, safe suction etc.) – at least 2 methods capable of detecting a
        leak at a rate of 0.76 litres per hour or more with at least 95% accuracy and a probability of
        false detection of 0.05 or less
    (d) Description of the secondary containment proposed for the UPSS including pump sumps,
        product piping and interstitial space monitoring in accordance with relevant applicable
        Standards
    (e) Location of ground water monitoring wells (at least 2) which maximizes the likelihood that the
        wells will intercept possibly contaminated ground water whatever the ground water flow
        conditions
    (f) Vapour recovery design proposed (Type 1and/or Type 2) and location of vent pipes
    (g) The description of the forecourt spillage containment system (i.e. blind sump) showing the drip
        line using drawings and contours etc. (i.e. the system to capture all spilt fuels and other
        contaminants as a result of the dispenser pumps operation and bulk delivery filling of the
        underground/above ground tanks)
    (h) The capacity of forecourt containment vessel-collection sump (i.e. a minimum 10,000L
        sump/tank with no connections to stormwater, stormwater detention treatment system or
        sewer discharge). The submitted drawing indicates that the vessel discharges to the above
        ground detention tank located under the building which outflows to the existing stormwater
        system which is unacceptable and is to be redesigned
    (i) How the fuel dispensing areas will be delineated from other forecourt areas.
    (j) Design details of the fuel dispensing areas so that no vehicle may be refueled outside the
        delineated areas

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    (k) When and how integrity testing of the UPSS will be conducted
    (l) How possible hazchem vapour build up will be controlled and relieved in the detention tank
        and work area underneath the shop building to prevent explosive limits of vapour being
        reached and provide a safe working environment. It is recommended that the detention tank
        be relocated outside of any building envelope and adequately ventilated
    (m) How the detention tank be accessed, maintained, serviced and repaired etc including
        contingency procedures for a fuel spill entering the system
    (n) How the detention tank will be constructed to prevent mosquito breeding
    (o) How noise from mechanical plant such as refrigeration equipment, a/c units, motors,
        compressors etc. with be controlled so as to prevent a noise nuisance to neighbouring
        properties
Response: The service station design and operation will comply with the general environmental duty
under the Environmental Protection Act 1994. The proposal has responded to the following:
    (a) Underground and/or above ground maximum storage capacity volumes of hazchems on site
Response: The proposal will have a total of Underground petroleum storage of 150,000L made up of
one (1 no.) 80,000L tank and one (1 no.) 70,000L tank.
    (b) The type of storage tanks (e.g. double containment FRP etc.) proposed complying with
        AS1692 “Tanks for the storage of Flammable and Combustible Liquids” as a minimum
Response: The proposal will utilise underground, double-walled fibreglass tanks with brine
(Hydroguard) filled interstitial space.
    (c) Leak detection methods proposed (e.g. statistical inventory analysis, automatic tank gauging,
        electronic line leak detection, safe suction etc.) – at least 2 methods capable of detecting a
        leak at a rate of 0.76 litres per hour or more with at least 95% accuracy and a probability of
        false detection of 0.05 or less
Response: The proposal provides two (2) methods for detecting leaks which include:

   Automatic tank gauging; and

   Electronic line leak detection.
    (d) Description of the secondary containment proposed for the UPSS including pump sumps,
        product piping and interstitial space monitoring in accordance with relevant applicable
        Standards
Response: Secondary containment includes Browning fill box, double contained pressure UPP lines,
dispenser containment sumps, brine (Hydroguard) filled interstitial space with monitoring.
    (e) Location of ground water monitoring wells (at least 2) which maximizes the likelihood that the
        wells will intercept possibly contaminated ground water whatever the ground water flow
        conditions
Response: The proposal will comprise a minimum of two (2) monitoring wells to diagonal corners of
each underground tank.

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    (f) Vapour recovery design proposed (Type 1and/or Type 2) and location of vent pipes
Response: Vapour Recovery Stage 1 and pipework for future Vapour Recovery Stage 2, vent pipes
located minimum 1.5m within property boundary, south-east corner of site.
    (g) The description of the forecourt spillage containment system (i.e. blind sump) showing the drip
        line using drawings and contours etc. (i.e. the system to capture all spilt fuels and other
        contaminants as a result of the dispenser pumps operation and bulk delivery filling of the
        underground/above ground tanks)
Response: The stormwater plans have been updated to show the direction of fall within the Fuel
Canopy Area towards a sump. The fill point is shown with pits located in the containment area for a
fuel spills. Please refer to Attachment D for the updated stormwater plans.
    (h) The capacity of forecourt containment vessel-collection sump (i.e. a minimum 10,000L
        sump/tank with no connections to stormwater, stormwater detention treatment system or
        sewer discharge). The submitted drawing indicates that the vessel discharges to the above
        ground detention tank located under the building which outflows to the existing stormwater
        system which is unacceptable and is to be redesigned
Response: Given the fill point is under the Fuel Canopy Area any spills should be contained within
this area. The stormwater pits are a separate system located outside the fuel containment zone and
will direct stormwater to the detention tank. The size of the sump/tank will be as per recommended
guidelines for the estimated maximum fuel spillage volume. We have made mention of a collection
sump on our stormwater plans, however to keep the plans conceptual and generic we have not
detailed sizing nor nominated any propriety products. These can be determined at the detailed design
phase.
    (i) How the fuel dispensing areas will be delineated from other forecourt areas.
Response: The fuel dispensing areas will be delineated from other forecourt will be coloured black
using black admixture.
    (j) Design details of the fuel dispensing areas so that no vehicle may be refuelled outside the
        delineated areas
Response: The fuel dispensing area is designed to ensure no vehicle may be refuelled outside the
delineated areas. Dispenser layout are as per Viva Energy standard layout and dimensions covered
by canopy.
    (k) When and how integrity testing of the UPSS will be conducted
Response: Integrity testing of the UPSS will be conducted prior and post burial as per the ‘Viva
Energy Equipment Integrity Testing Standards for Retail Underground Petroleum Storage Systems’
(Ref: VE_EIT_MB001)
    (l) How possible hazchem vapour build up will be controlled and relieved in the detention tank
        and work area underneath the shop building to prevent explosive limits of vapour being
        reached and provide a safe working environment. It is recommended that the detention tank
        be relocated outside of any building envelope and adequately ventilated
Response: The detention tank is for the purpose of stormwater collection only. Stormwater is directed
to the tank for treatment for quality, then slowly released over time.

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    (m) How the detention tank be accessed, maintained, serviced and repaired etc including
        contingency procedures for a fuel spill entering the system
Response: An opening is proposed at the rear of the building for access to the detention tank for
maintenance. The detention tank levels are set so that there is a vertical height clearance in the
building undercroft for the maintenance of the filter cartridges. This access arrangement could also be
used in the event of a fuel spill entering the system.
    (n) How the detention tank will be constructed to prevent mosquito breeding
Response: The detention tank allows stormwater runoff to be collected, treated for quality, then slowly
released downstream to the stormwater infrastructure in Project Avenue. The detention tank is not
intended to hold water. Rainwater tanks are also proposed at the rear of the building (roof runoff
enters these with overflow entering the detention tank). The rainwater tanks are for non-potable reuse
and therefore will store water for a period of time. Standard mosquito prevention techniques such as
mesh located at the inlet and outlets is recommended to prevent mosquito breeding.
    (o) How noise from mechanical plant such as refrigeration equipment, a/c units, motors,
        compressors etc. with be controlled so as to prevent a noise nuisance to neighbouring
        properties
Response: The services are contained within the building at the rear of the food and drink outlet. As
the services, refrigeration equipment etc. are contained within the building there will be minimal noise
impacts to the adjoining properties. In addition, the proposal is located in an industrial zone and
therefore can expect a higher level of noise than other zones. Further, there are no sensitive receivers
within close proximity to the proposed use.



        Item 12: It is unclear on the quantity, size and illumination of the advertising devices on-site.
        The plans indicate the pylon is 7m high and it is assumed it is proposed to be illuminated. It is
        considered the 7m high pylon sign is inconsistent with signs nearby and unlikely to be
        supported.

        Information required:
         Provide a sign schedule that outlines all advertising devices on-site, the size and whether
            proposed to be illuminated.
         Please reduce the pylon sign to a maximum height of 5m.

Response: The proposed pylon sign has been reduced in height to be approximately 5m (Figure 4).
The proposed pylon sign contains illuminated numbers to displace the fuel price. The illuminated
numbers will be consistent to the standard specification of Shell.

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Figure 4 – Proposed 5m Pylon Sign




For further details please refer to the Attachment A for the Amended Architectural Plans.
This correspondence constitutes the total extent of our response to the Information Request made by
Council, and as such, we advise that we intend to commence public notification in accordance with
Section 296(3) of the Sustainable Planning Act 2009 as all information requests have been
responded. A copy of the response to relevant concurrence agencies and a letter advising Council of
the commencement of public notification pursuant to Sections 278(2) and 300 (respectively) of the
Sustainable Planning Act 2009 will be provided in due course.
Please note that any change explicably relates to, and is therefore made as a direct consequence of
Council’s Information Request.
If you have any questions, please do not hesitate to contact the undersigned or Penny Milton on
telephone (07) 3007 3800.



Yours Sincerely,




Cameron Stanley
Director

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URBIS |

ATTACHMENT A ARCHITECTURAL PLANS

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URBIS |

ATTACHMENT B LANDSCAPE PLANS

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URBIS |

ATTACHMENT C TRAFFIC RESPONSE

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URBIS |

ATTACHMENT D STORMWATER RESPONSE