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Information Request 132008 176 05
Officer: Nadine Gorton
Direct Telephone: 07 53296215
Our Reference: 132008.176.05
Your Reference: 22070
2 December 2022
Calile Malouf Investments Pty Ltd
C/- Project Urban
PO Box 6380
MAROOCHYDORE QLD 4558
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily
assess the proposal.
1. APPLICATION DETAILS
Application No. 132008.176.05 132008.176
Street Address: 3 Serenity Cl Noosa Heads Qld 45677 Serenity Cl Noosa
Heads Qld 4567
Real Property Description: Lot 10 SP 335472
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. INFORMATION REQUIRED
The information requested is set out below:
Tourist Accommodation zone
Issue – Plans
Further information is required to be submitted to demonstrate the external views of the
proposed resort and impacts on the surrounding streetscape and landform as the plans
provided lack detail and clarity. Further information is sought in relation to the existing and
finished ground levels, retaining walls, internal walls/arbours and fencing when viewed from
the street and surrounds.
Further plans are also required as to the rectangular structure in the norther eastern corner of
the site adjacent to Villa 15.
Information Required
1. Provide further elevations and renderings for all views that clearly demonstrate:
1.1. Elevations from the existing and finished levels (the elevations provided appear to
have been taken from the street.
1.2. the existing and finished levels of the proposed development
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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1.3. proposed retaining walls on site including materials
1.4. proposed fencing and materials
1.5. basement openings and surrounding retaining structures and relationship to the
street
1.6. a section from the eastern edge of the development through the site.
1.7. provide plans of Sections G and H.
2. Provide further plans that detail:
2.1. the materials of the wall behind the ‘quiet pool’ and how this is viewed from the
street
2.2. how the treatment pool area relates to the street level
2.3. a section from the western edge of the development through the treatment pools,
lawn, central retail area and units
3. Provide further plans that detail a 6 metre setback to the retaining walls associated with
the ‘treatment pools’. The plans are to detail the retention of existing vegetation along
the frontage.
4. Provide further plans or information about the rectangular structure in the north eastern
corner of the site
Issue - Height
AO9.1 of the Tourist Accommodation Zone Code details a building height of no more than 15
metres. The proposed service lift is detailed at 18.9 metre and is not supported. Further
information is required to review the proposed height of the development
Information Required
5. Provide revised plans detailing the height of the proposed service lift compliant with the
15 metre height limit.
6. Provide a further section through the proposed service lift area.
7. Provide revised elevations and roof plans that clearly detail R.L.s for the top of all
buildings and plant on the site.
8. Provide a survey plan of the site prepared by a registered surveyor. The plan is to
includes a survey of all frontages to the back of kerb of the opposite lots and include
existing vegetation
Issue – Site Cover
PO11 of the Tourist Accommodation Zone Code details a maximum site cover of 40% for the
site. The calculations have excluded the covered outdoor dining areas of the villas.
Information Required
9. Provide amended calculations that include the covered outdoor dining areas of the villas
and demonstrate compliance with site cover.
10. Provide further information with regard to the permanent cabana structures located
around the pool area.
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Issue – Vegetation Removal within front Setbacks
Concerns are raised as to the location of the rapid infiltration swale located in the front
boundary setback of Serenity Close. The Landscape Concept Plan details that the swales are
located in the ecological area inside the boundary and will comprise low level, robust native
ground covers. The swale is over 7 metres in width and extends approximately 60 metres
across the frontage of the site. The swale does not allow for the provision of a landscaped
buffer to screen the development.
The location of these pits along the front boundary are not supported.
The proposal plans further detail the location of pools for Villas 1 to 15 within 1.5 metres of the
Serenity Close frontage. The pools are setback approximately 1.5 metres from the front
boundary with each unit having a private access to Serenity Close. The pools and pathway
result in a minimal landscape setback to Serenity Close and no opportunities for the retention
of vegetation. This presentation is not consistent with the character or amenity of the area and
is not supported.
Information Required
11. Submit amended plans detailing:
11.1. Removal of the rapid infiltration swale from the front 6 metre setback to Serenity
Close
11.2. Removal of the individual pathways from Villas 1 to 15 to Serenity Close
11.3. An increased vegetated landscape setback to Serenity Close. The plan is to detail
the retention of existing vegetation along Serenity Close.
11.4. A dense landscape buffer to the north eastern corner of the site and Banksia
Avenue including retention of existing vegetation
Issue – Design
The Tourist Accommodation Code details that development is designed to response to the
sub-tropical climate of Noosa, be of a scale compatible with the surrounding area and not
present an appearance of bulk. The Acceptable Outcomes detail requirements for small
separate buildings with no more than 6 units attached in one plane (AO14.6) as well as
buildings not to have unbroken elevation longer than 15 metre.
PO14 also specifically states:
f) has a form and architectural scale that does not dominate the streetscape or the
surrounding properties;
g) does not detract from the visual amenity of adjoining properties such as the impact on
views, access to sunlight or overlooking;
h) takes the form of small separate buildings, rather than large single bulky development;
i) sits within a landscaped setting; and
j) visually screens site utilities or integrates them with the design of the development.
Building scale and form is also referenced in the Noosa Heads Local Plan Code and the Visitor
Accommodation Code. AO7.1 to AO7.4 of the Noosa Heads Local Plan Code detail design
requirements relating to small separate buildings that do not dominate the street and respect
the scale of the surrounding vegetation. AO7.5 further details the provision of articulated roof
forms, a mix of lightweight materials, variation through articulation and texture and open
balconies or shaded patios with open transparent or semi open balustrades.
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The proposed built form does not meet the Performance Outcome and provides a large bulky
development with limited opportunities for meaningful landscaping around and through the
site due to the extensive paved areas. The proposal plans do not meet the outcomes in relation
to the number of attached units and does not comprise small separate buildings. The buildings
uniformity, limited separation/ break between units, extensive flat planes and walls does not
respond to the sub-tropical climate of Noosa and is not supported.
Information Required
12. Provide amended plans that provide smaller buildings separated by meaningful
landscaping (not lawns or pool areas).
13. Provide more variation to the design of the units to remove the uniformity and repetition
of the development and meet the outcomes of the Codes.
14. Provide amended plans that reference the sub-tropical climate of Noosa for the
development including articulated roof forms , lightweight materials, greater overhangs,
use of different building materials, softening of the edges of the building by removing the
boxy profiles..
Issue – Roof Form
PO 20 of the Tourist Accommodation Zone Code details requirements that must be addressed
where roof top terraces are proposed. PO 20 states:
Roof forms:
a) contribute positively to the local skyline;
b) complement the character of the locality and the topography of the site;
c) avoid box profiles/parapets; and
d) do not create opportunities for overlooking the private open space or internal spaces
of neighbourhood properties.
The proposed roof form does not meet the above Performance Outcomes as the boxy profile
proposed is not consistent with the character of the area, will not contribute positively to the
locality and is of a boxy profile. The roof form is not supported.
Information Required
15. Provide amended plans that provide a more varied roof form that is consistent with the
character of the area, the subtropical climate and avoid box profiles.
Issue – Vegetation Removal
The arborists report has not been fully reviewed and a further request may be forthcoming
when it has been reviewed.
Information Required
16. Further information is to be provided regarding the existing vegetation along Serenity
Close and Banksia Avenue and opportunities for retention.
17. Concerns are raised as to whether the existing trees located near at the entrance to the
basement are able to be retained with the excavation proposed. Further detailed plans
are to be provided demonstrating the proposed levels and cut required for the driveway
and tree location.
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Issue - Zoning
The southern portion of the site is included in the Environmental Management and
Conservation Zone and the proposal plan indicate earthworks, sheet piling and a rapid
infiltration swale within this zone ALTA Engineering Plan A676922PEW01. The assessment
table for the zone indicates that a Resort is an inconsistent use in the zone, and the proposed
works are not considered appropriate or consistent with the zone. The area is to be retained
for dense landscaping and screening.
The plan also indicated earthworks and sheet piling occurring within Councils reserve which
is not permitted.
Information Required
18. Provide amended plans that remove the sheet piling and rapid infiltration swales from
the Environmental Management and Conservation zone.
19. Remove any details of works within Councils reserve. All reports and plans are to be
amended to remove these works from the reserve.
Issue Transport - Ferry
The Sustainability Strategy lodged with the application indicates that the hotel will provide a
shuttle boat to ferry people to and from Hastings Street. No information has been provided
about the frequency of service or where the ferry will be moored noting that the jetty is a public
facility.
Information Required
20. Provide further information regarding the ferry including:
20.1. Frequency of service
20.2. Estimates of patron/ passenger numbers
20.3. Where the ferry is to be moored and how it will be accessed
20.4. Arrangements in relation to access to destination jetties
Issue - Stormwater drainage
While not wanting to discourage innovation, the RIP system does appear to be a high-
maintenance solution and at high-risk of failure compared to conventional drainage. A lower
risk drainage solution which still achieves the infiltration targets could be achieved through
conventional drainage and provision of pipeless biofiltration systems.
Information Required
21. Provide further information on the proposed rapid infiltration pits (RIPs) and justify the
suitability compared to a conventional drainage solution, and specifically address the
following:
• The SWMP Appendix D spreadsheet calculations seem to use an impervious
catchment area for the external catchment of 4437m2, whereas the catchment plan
shows an area of ~1.1ha. Clarify this apparent discrepancy.
• Provide current infiltration test data on the existing RIPs to demonstrate the infiltration
rates both in the current state of the devices and following the routine maintenance
required by the management plan
• Update the maintenance plan for the RIPs to include a performance objective of ‘No
ponding of water within RIPs between rainfall events’ or similar
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• Explain what structures will be present over the 600mm dia emergency relief pipe
and how this pipe will be able to be accessed should maintenance or upgrade be
required in the future
• Explain why a more conventional solution (eg conventional drainage and pipeless
bioretention) could not be adopted for the site and would not present a lower-risk and
lower-maintenance solution
Issue – Stormwater quality
Stormwater quality is not directly addressed in the SWMP - presumably on the basis that all
flows are infiltrated and hence ‘lost’. This does not recognise that groundwater is a receiving
environment and treatment is required prior to infiltration
Information Required
15. Provide an updated SWMP and preliminary engineering and layout plans which
demonstrate that stormwater quality objectives are achieved prior to discharge to
groundwater (i.e. prior to infiltration).
Issue – Grant/Banksia Roundabout Upgrade
Page 18 of TTM’s Traffic Engineering Report (22135916) dated 07 October 2022 details
design modifications of the existing Grant/Banksia roundabout and “Driveway Entry” into the
Resort. The submitted documentation does not contain sufficient information for Council to
assess the proposed Grant/Banksia roundabout upgrade and “Driveway Entry”.
Information Required
22. Provide additional detail demonstrating the extent of the Grant/Banksia roundabout
upgrade and proposed ‘Driveway Entry’ into the Resort. The detail must be prepared by
a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland)
and include, but not be limited to:
a. Demonstrate the extent of roadworks, including:
i. design alterations to the roadway, traffic islands and roundabout island;
ii. signage; and
iii. line-marking.
b. Demonstrate the extent of entrance works, including:
i. demonstrate the design of the proposed “Driveway Entry” complies with
Noosa Council’s standard drawing RS-051;
ii. provide a longitudinal section extending from the centreline of the road
formation about the Grant/Banksia roundabout to the “Driveway/Setdown”
area;
iii. demonstrate B99 vehicle will not scrape or bottom out while entering and
exiting the proposed “Driveway Entry”;
iv. demonstrate additional stormwater runoff generated by the downward slope
of the proposed “Driveway Entry” will create a worsening of drainage
conditions within the road reserve and road network; and
v. demonstrate the required vegetation clearing.
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Issue – Serenity Close Cul-de-sac Upgrades
Page 18 of TTM’s Traffic Engineering Report (22135916) dated 07 October 2022 details
design modifications of the existing cul-de-sac at the end of Serenity Close. The submitted
documentation does not contain sufficient information for Council to assess the proposed
Serenity Close cul-de-sac upgrade.
Information Required
23. Provide additional detail demonstrating the extent of the Serenity Close cul-de-sac
upgrade. The detail must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland) and include, but not be limited to:
a. Demonstrate the extent of cul-de-sac roadworks, including:
i. demonstrate the proposed services entrance generally complies with Noosa
Council’s standard drawing RS-051;
ii. provide a longitudinal section extending from the centreline of the road
formation about the Serenity Close cul-de-sac roundabout to the “Loading”
area;
iii. Demonstrate the expected service vehicles (SRV, MRV, LRV BCC and
VOLVO B12 BLE) will not scrape or bottom out while entering, manoeuvring
on site and exiting the proposed servicing/loading entrance.
b. Demonstrate how the additional stormwater runoff generated by the downslope
slope of the entrance will be controlled, treated and released.
c. Provide comment on the amount of additional catchment volume during up to, and
including, a 1% AEP event and if the downstream drainage system has sufficient
capacity to handle this increase.
Issue – Practicality and Functionality of the Coach
Engineering is concerned the use of the coach is impracticable. The functionality of the coach
manoeuvring is impracticable and is likely to adversely affect the existing road network
conditions.
Information Required
24. Provide additional detail demonstrating the coach is capable of manoeuvring through
the existing road network without adversely affecting the existing traffic conditions. The
detail must be prepared by a suitably qualified person (RPEQ – Registered Professional
Engineer of Queensland) and follow the below route:
a. Enter the Grant Street/Noosa Drive/Sunshine Beach Road roundabout via the west
(Noosa Drive) and south (Sunshine Beach Road);
b. Grant Street via the Grant Street/Noosa Drive/Sunshine Beach Road roundabout;
c. Banksia Avenue (north) via the Grant Street/Banksia Avenue roundabout;
d. Serenity Close via Banksia Avenue;
e. Proposed Coach parking bay via Serenity Close;
f. Manoeuvre using the cul-de-sac;
g. Banksia Avenue via Serenity Close;
h. Grant Street via the Grant Street/Banksia Avenue roundabout;
i. Noosa Drive (west) via the Grant Street/Noosa Drive/Sunshine Beach Road
roundabout; and
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j. Sunshine Beach Road the Grant Street/Noosa Drive/Sunshine Beach Road
roundabout.
25. Provide additional detail demonstrating how the manoeuvrability of the coach will affect
and be affected by the existing on-street parking arrangements along Serenity Close.
The additional detail must consider all possible turning paths of the coach and be
prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland).
26. Provide additional detail and comments demonstrating how the VOLVO B12 BLE will
enter the site in a forward gear and manoeuvre using the cul-de-sac without any
component of the coach (including 0.3m clearance) mounting the kerb, crossing the
coach bay line-marking or entering any private driveways. The detail and comments
must be prepared by a suitably qualified person (RPEQ – Registered Professional
Engineer of Queensland).
27. Provide comment detailing the viability of alternate methods of transporting guests of
the Resort (i.e. utilising the existing Noosa Junction Bus Interchange to transport guests
to the Resort using a small vehicle that will have a lesser impact on the road network
compared to a coach).
Issue – Internal Carparks
Engineering is concerned that a number of the proposed internal carparks are not functional.
Information Required
28. Provide additional detail demonstrating the highlighted carparks (extracted by Richards
& Spence’ SD-A-01-02-G_LEVEL 02-RevS) are functional. The detail must be prepared
by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland) and include, but not be limited to:
a. Turning Path Plans indicating a B99 vehicle can enter and exit the highlighted
carparks without any component of the vehicle (excluding 0.3m clearance) colliding
with another vehicle or parking infrastructure. The plans must demonstrate that the
adjacent (or opposite, where applicable) carpark is occupied.
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Issue - Parking
The traffic report has not been fully reviewed by Council Traffic Consultant and a further
request may be forthcoming when it has been reviewed.
Issue – Extent of Earthworks
Alta’s Preliminary Earthworks Layout plan (A676-22-PEW01) dated 5 October 2022 indicates
the proposed excavation earthworks and does not detail the earthworks required for the
proposed development as a whole.
Alta’s Preliminary Earthworks Layout plan (A676-22-PEW01) dated 5 October 2022 makes
reference to the manufacturer’s design & certification. Engineering has not received any
documentation pertaining the design, standard detail, anchoring notes and recommendations
or certification of the sheet piling.
Engineering has identified that the extent of sheet piling and installation of temporary battering
extends beyond the property boundary at the north- and south- eastern corners of the subject
site.
Information Required
29. Provide an Earthworks Plan demonstrating the extent of the proposed earthworks
required to carry out the proposed development. The additional plan must be prepared
by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland) and include, but not be limited to:
a. the extent and volume of cut and fill; and
b. Additional detail indicating whether the excess earth will be transported off-site or
temporarily stored on-site. If the excess earth is being transported off-site, provide a
construction management plan including truck routes.
Note that temporary on-site storage piles must be suitably treated to ensure short-term
stabilisation
30. Provide additional plans demonstrating the extent of the sheet piling. The plan must be
prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland) and include, but not be limited to:
a. Standard detail of the sheet piling, including any required anchoring methods and
locations (note that all anchoring must be contained within the subject site);
b. Construction methodology of the proposed sheet piling;
c. Depth of the sheet piling; and
d. Comment on how the sheet piling will affect the proposed stormwater culvert and
other existing site features (trees, services, etc.).
31. Provide comment on the sheet piling extending beyond the north- and south- eastern
boundary. The comment must be prepared by a suitably qualified person (RPEQ –
Registered Professional Engineer of Queensland) and consider:
a. the extent of development (including anchoring) must be kept within the property
boundary; and
b. the safety of pedestrians.
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Issue – Acid Sulfate Soils Management
Council have identified that the proposed development is encumbered by Council’s Acid
Sulfate Soils hazard overlay. The submitted documentation does not include an Acid Sulfate
Management Plan or make reference to a Dewatering Plan.
Information Required
32. Demonstrates through a geotechnical report, if the proposed development triggers
assessment against the Acid Sulfate Soils Overlay Code of The Noosa Plan 2020. If
assessment is required, provide a site specific Acid Sulfate Soils Management Plan. The
Acid Sulfate Soils Management Plan must be prepared by a suitably qualified person
(RPEQ – Registered Professional Engineer of Queensland).
33. Demonstrate through a geotechnical report, that the proposed development will not
encounter water during excavations. If the proposed development is likely to encounter
water during excavation, provide a Dewatering Plan demonstrating how Acid Sulfate
affected water encountered during excavation will be treated and disposed of. The
Dewater Plan must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland).
Issue – Erosion and Sediment Control
The proposed development will alter the existing drainage conditions of the site during
construction. Council is concerned how sediment leaving the site will be controlled and treated
and how erosion of the site and neighbouring properties will be managed.
Information Request
34. Provide a Sediment and Erosion Control plan that demonstrates how the site will control
contaminates leaving the site without causing erosion damage to the site and
neighbouring properties. The plan must be prepared by a suitably qualified person
(RPEQ – Registered Professional Engineer of Queensland) and include, but not be
limited to:
a. a Maintenance Plan that includes:
i. maintenance timeframes
ii. quantitative or qualitative method of assessing the functionality of each
measure
iii. review of overall measures
b. Demonstrate how water collected on site will be treated before being leaving the site
(bio-basin, etc.).
3. DUE DATE FOR RESPONSE TO INFORMATION REQUEST
The due date for providing the requested information is 2 March 2022. 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.
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Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.
Yours faithfully,
Nadine Gorton
Development Planner
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