Response to Information Request

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   1. Provide layout and stormwater master plans that are consistent.

Response:

In response to Item 1 of Council’s Information Request, please refer to the
Amended Plan of Development (Plan No. 60500/A), prepared by Murray &
Associates (Qld) Pty Ltd attached in Appendix A and the Stormwater
Management Plan prepared by Haynes Consulting Engineers attached in
Appendix B.     The site layout and stormwater management plan are now
consistent.

   2. Indicate on the plans the necessary turnaround facilities for stages 1 and
      2. The facility must be in accordance with Council Planning Scheme Policy
      (PSP 5 – Engineering Design Standards – Roads, Drainage and
      Earthworks)

Response:

In response to Item 2 of Council’s Information Request, please refer to the
Amended Plan of Development (Plan No. 60500/A), prepared by Murray &
Associates (Qld) Pty Ltd (Appendix A) and the engineering drawings prepared by
Haynes Consulting Engineers attached in Appendix C.                 Plan 1702-07A
demonstrates appropriate sealed turn areas for a garbage truck as per section 2.9
of PSP5. The concept is to have trucks entering one driveway in a forward
direction and use the verge area when reversing. A temporary access easement
within proposed Lot 14 is proposed to maintain access until the adjacent
subdivision to the east is created and the turn area is no longer required.

Issue 2

There is some confusion in regard to the access to Lot 7. The submitted plans
indicate that Lot 7 may have access to the new road via an easement while the
planning report states that access will be “from the Road Reserve from Tait
Street”. The clarification of where Lot 7 gains access is critical in determining if
Lot 7 is a “Battle Axe” block from the new road (in which case it is below the
minimum lot size of 800m²) or is a standard lot fronting the unmade road (in
which case additional works would be required in the road reserve).

Information Required

   3. Provide additional detail on the proposed access to Lot 7 and if necessary,
      provide preliminary engineering designs for any necessary works.

Response:

In response to Item 3 of Council’s Information Request, access to lot 7 and 8 is
via a concrete driveway that will be constructed as part of subdivision works in an
access handle.     Please refer to plan 1702-01B included in the engineering
drawings prepared by Haynes Consulting Engineers attached in Appendix C.

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Accordingly, no works are required in the road reserve to the north of lots 7 and
8.


Whilst Lot 7 is technically a ‘battle axe’ lot and does not comprise 800m2 in area,
this lot fronts an unmade road reserve and therefore does not adjoin numerous
neighbouring properties which is generally the case for ‘battle axe’ lots whereby
amenity and privacy becomes a potential point of concern. It is therefore
considered in this case that Lot 7 has an appropriate amount of area at 739m 2. If
it is absolutely necessary, it is noted that Lot 7 could be increased in size to
800m2 by shifting the common boundary of Lots 7 and 8 south into Lot 5 to
acquire an additional 61m2 of area, however this would result in an unnecessary
and slightly irregular shape to Lot 5 for no valid reasoning in my opinion.

Issue 3

External Works

The submitted Stormwater Plan indicates some works in the frontages of Nos 12-
16 Eagle Drive but does not provided any detail on the extent of work.

Information Required

   4. Provide additional detail on the works proposed in the frontages of Nos 12-
      16 Eagle Drive.

Response:

In response to Item 4 of Council’s Information Request, Haynes Consulting
Engineers have advised that the existing verge at frontages of lots 12-18 is not
far above existing top of kerb level. To obtain road flows to QUDM requirements
the verge needs raising to 100mm above top of kerb level.

As per plans 1702-01B and 1702-02A attached in Appendix C the works include:
    Footpath and verge re-shaping,
    Installation of stormwater pipe from subdivision to bio/detention basin,
    Adjustments to driveway levels at no 12, 16, 18 Eagle drive to obtain
       required height (design and permission to be obtained as part of
       Operational Works).

Issue 4

Stormwater Disposal

The proposed development has provided a potential stormwater management
solution, but this is not supported by any calculations. A complete stormwater
management report must be provided to demonstrate that the proposed
development can achieve the requirements for stormwater management (both
Stormwater Quantity and Quality) as described in Noosa Council Planning Scheme

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requirements (PSP 5 – Engineering Design Standards – Roads, Drainage and
Earthworks) and the relevant State Planning Policies

It is noted that the current strategy may capture and treat stormwater that is
external to the site, it must be clearly stated how the external catchment
stormwater will influence the mitigation measures.

Council also has concerns with the capacity of the proposed easement through No
29 Tait Street to cater for the overland flows of stormwater in a major rain event.

The submitted staging/layout plan does not indicate the proposed stormwater
drainage easements for the internal and external catchments.

Information Required

   5. Provide a Stormwater Management Plan for the development detailing the
      assumptions, calculations and results that demonstrate compliance with
      the Noosa Shire Council Planning Scheme (PSP 5 – Engineering Design
      Standards – Roads, Drainage and Earthworks) and the State Planning
      Policy. The report must also include:
      (a) comment regarding the overland flow of stormwater into and through
          the site during significant rain events and specifically the proposed
          easement through No 29 Tait Street
      (b) the capacity of the downstream drainage system in Tait Street to cater
          for
          the additional runoff

Response:

In response to Item 5 of Council’s Information Request, the enclosed Integrated
Water Management Plan Revision 1 (IWMP Rev 1) prepared by Haynes Consulting
Engineers and attached in Appendix B, specifically Section 2.0 responds to this
Item.

   6. Indicate on the revised staging/layout plans all necessary stormwater
      easements (underground and overland flow)

Response:

In response to Item 6 of Council’s Information Request, plan 1702-01B prepared
by Haynes Consulting Engineers (attached in Appendix C) shows the required
stormwater easements. The Amended Plan of Development (Plan No. 60500/A),
prepared by Murray & Associates (Qld) Pty Ltd (Appendix A) also shows the
stormwater easements.

Issue 5

The submitted material does not include an indication of the finished levels or the
configuration of the new road formation.

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Information Required

      7. Provide a preliminary design of the proposed new road formation. The
         design must include but not be limited to:
         (a) a the typical cross section including any footpaths
         (b) a longitudinal section of the centerline
         (c) existing surface levels and design levels

Response:

In response to Item 7 of Council’s Information Request, please refer to plans
1702-01B and plans 1702-04A to 1702-06A prepared by Haynes Consulting
Engineers attached in Appendix C.         The attached plans demonstrate the
preliminary road design. Haynes Consulting Engineers have advised that to
provide a suitable house site on the lower lots, minor fill will be placed generally
as shown with 1:6 batter to natural surface. Overall the slope is away from the
road as per existing ground levels and roofwater pits will be placed at the low side
of lots.

3.0      Summary

We trust the additional information provided in this response will allow Council to
issue a successful development approval in due course. If you have any questions
or wish to clarify any matter outlined within this response, please don’t hesitate
to contact me on (07) 5441 2188.

Yours faithfully,




Blake Bell BRTP, M.P.I.A., MDIA
Director/Principal Town Planner
MURRAY & ASSOCIATES (QLD) PTY LTD

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                                                 Appendix A



Amended Plan of Development (Plan No. 60500/A)

Prepared by Murray & Associates (Qld) Pty Ltd

Page 7

                                          Appendix B



Stormwater Management Plan

Prepared by Haynes Consulting Engineers


[OCR of page images]
MURRAY&
ASSOCIATES

SURVEYORS & TOWN PLANNERS

 

 

Appendix B

 

Stormwater Management Plan

Prepared by Haynes Consulting Engineers

Page 8

                                          Appendix C



Engineering Plans

Prepared by Haynes Consulting Engineers


[OCR of page images]
MURRAY&
ASSOCIATES

SURVEYORS & TOWN PLANNERS

 

 

Appendix C

 

Engineering Plans

Prepared by Haynes Consulting Engineers