Information Request OPW17 0612 · OPW17/0612

Officer: 	Mark Lewis
Direct Telephone: 	07 53296290
Our Reference:	OPW17/0612
Your Reference:	17155
24 January 2018
Altum Properties No 4 Pty Ltd TTE
C/- Morgan Consulting Engineers Pty Ltd
1 Great George St
PADDINGTON  QLD  4064
[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.	OPW17/0612
Street Address:	75 Resort Dr Noosa Heads Qld 4567
Real Property Description:	Lot 6 SP 178340 No related Land
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The common property boundary between the subject site (Lot 6 on SP178340) and the adjoining property (Lot 7 on SP178340) is not clearly shown on the submitted plans and it appears that part of the proposed works extend into the adjoining property.
Information Required
Provide detailed advice on how the applicant intends to address this issue. It is recommended that the application be changed to include the adjoining property and amended application forms be submitted.
Issue
The submitted material does not include longitudinal sections for the roadworks or any detail on the proposed pathways adjacent to the eastern and southern boundaries
Information Required
Provide a plan indicating the longitudinal sections of the access roads. The section must:
extend from the existing formation in Resort Drive to the end of the proposed works adjacent to blocks 22 & 23
include the access driveways connecting to the various buildings
Provide certification from the design engineer that states that the proposed grades indicated on the longitudinal sections are in accordance with the approved bushfire management plan, the development’s waste management, are suitable for emergency vehicles and the intended use
Provide plans indicating detail of the proposed pathways adjacent to the eastern and southern boundaries. The plans must include but not be limited to:
grades
any steps or landings or handrails
earthworks (cut/fill), shoulders
drainage
scour protection
vegetation to be removed or protected during the construction of the pathways
Issue
The submitted material indicates that access to the road in front of Blocks 10-12 and 5-6 is not permitted from the main access road. Council has concerns that this access route is required for waste collection, emergency services and for the bushfire management plan
Information Required
Demonstrate that the proposed access limitation is in accordance with the approved waste management plan and complies with the requirements of the emergency services organisations and the approved bushfire management plan
Issue
Council has some general questions regarding the submitted plans.
In a number of locations the submitted plans make reference to approval/confirmation with the structural engineer but no approval/confirmation has been provided.
It is not clear where the “Typical section for access road and external footpath” indicated on drawing number 17155/C13 Revision A0 is to be utilised.
Information Required
Provide the necessary approval/confirmation from the structural engineer
Provide additional detail and plans that clearly indicate where the “Typical section for access road and external footpath” indicated on drawing number 17155/C13 Revision A0 will be utilised
Provide additional detail where the abovementioned cross section is not applicable
Issue
Condition 23 of the higher order approval requires vegetation clearing to be in accordance with an approved Fauna Management Plan. No Fauna Management Plan has been submitted as part of this application.
Information Required
Provide a Fauna Management Plan in accordance with condition 23 of the higher order approval.
Issue
Civic drawings do not refer to the Vegetation Management Plan submitted, especially in areas where vegetation retention is required.
Information Required
Provide amended civil plans which refer to the submitted Vegetation Management Plan in areas where vegetation retention is required.
Issue
Clearing of vegetation on state land (Road reserve in south of the site) will occur to locate the pathway. The trees located on the land are a state resource.
Information Required
Provide evidence the state resource –timber, on the southern road reserve due to be cleared, has consent from the relevant agency for harvest and milling.  Where the evidence shows state has declared no interest, provide information regarding the provision of millable timber to the “Men’s Shed” or equivalent community group.
Issue
An infrastructure agreement regarding the construction of the 2m footpath in the southern road reserve is current. It requires the payment of monies prior to issue of operational works permit for clearing.
Information Required
Provide information regarding the timing of the clearing of vegetation and the execution of the Infrastructure Agreement.
Issue
The Stormwater Management Plan by Engeny provides pre and post development water quality assuming that the water that infiltrates to the groundwater is removed from the system. The volume of infiltrated water will be removing  an amount of pollutants from the MUSIC model and therefore is not giving accurate indicator of the pollutant reductions targets provided by the development. Given the high permeability and low nutrient binding ability of the underlying silica sands as well as proximate groundwater, ensuring the pollution reduction targets are met is important for understanding the amount of nutrients entering Lake Weyba from the development via both surface as well as groundwater. All planning assumes modern developments achieve the pollution reduction targets and this must be met.
Information Required
Rerun and provide the MUSIC model assuming the water quality treatment system is sealed to provide an accurate estimate of pollutant removal from the development. Include overflows from the swales as secondary flow paths entering the bio basins and waters treated within the swales to the final node direct via the primary flow path.
Issue
Condition 49 and 50 requires that water quality is monitored over 5 years. This is necessary for establishing trends/statistics. The provided Stormwater Management Plan by Engeny only proposes water quality monitoring for 2 years.
Information Required
Amend s4.4.2 of the Stormwater Management Plan to be consistent with condition 49 of the approval.
Issue
Documentation details that the soils surrounding the bio retention basins have a higher hydro conductivity than the filter media. This can lead to waters exfiltration out the sides of the bio retention basins prior to receiving complete treatment through the full column of the filter media.
Information Required
Demonstrate that the hydro conductivity of all sides of the bio retention basins and swales is lower than the filter media.
Issue
The Stormwater Management Plan by Engeny proposes for swales. It appears these are within other stages of the development.
Information Required
Provide an updated MUSIC model demonstrating that the subject stage will achieve the required pollution reduction targets in isolation of stages that do not form part of this application. Also, where swales are to be included within this stage, include detail design drawings for their construction that are consistent with the parameters of the MUSIC model
Issue
There is a bio retention basin located between Units 10 and 11. Vehicular access will be needed from time to time for maintenance activities for basin
Information Required
Demonstrate that appropriate maintenance access will be provided to all stormwater quality treatment infrastructure
Issue
The Stormwater Quantity Assessment by  Morgan Engineers provided to address Condition 36 does not address Condition 48. Further there is some disparity between information provided by the Stormwater Quantity Assessment (i.e. provision of detention for Q1 events) and comments in the Detailed Stormwater Quality Management Plan by Morgan Engineers (SWMP) which states that the detention is not necessary. Comments in the SWMP also state that the site is 50% in alignment with design assumptions in the Noosa Springs Master Drainage Plan which raises uncertainty about the impact of the other 50% and whether Condition 48 of MCU15/0109 is met.
Information Required
Provide information to demonstrate that Condition 48 of MCU15/0109 Is met
Issue
The provided Stormwater Management Plan by Morgan Engineers recommends for a design assessment checklist to be provided – this has not been provided with the operational works application
Information Required
Provide the completed Detailed Assessment Checklist as recommended by Section 5.2 of the Stormwater Management Plan by Morgan Engineers
due date for response to information request
The due date for providing the requested information is 24 April 2018. 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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