MCU14/0056 Information Request

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Issue – Need & Economic Impacts
The submitted Need Assessment provides only a limited assessment of the need for the
proposed service station component of the proposed development.

Information Required
2      Provide a comprehensive assessment of need for the service station, including
       detailed assessment of supply of facilities, demand for additional facilities, need for
       additional facilities and impact of additional facilities on the centres network.

Issue - Need & Economic Impacts
The market shares adopted in the Needs Assessment for the supermarket component of
the proposed development are considered overly optimistic, particularly given the layout of
the road network and connectivity between the subject site and the trade areas. For
example, there is limited connectivity between the subject site and the Cooroy West trade
area.

Information Required
3      Provide an amended Needs Assessment for the proposed supermarket, revised to
       reflect more plausible market shares.

4      Provide amended proposal plans revising the size of the supermarket to reflect the
       amended need assessment.

Issue - Need
The application material does not clearly explain the co-locational requirements/benefits of
the proposed uses, or the need for the development as a whole.

Information Required
5      Describe how each component of the proposed development is expected to
       integrate with and complement the other components of the development.

6      To the extent that some or all of the components might be integrated or related
       demonstrate whether there is any additional need for the development as a whole
       (or a number of components together), over and above the need for separate
       components of the development.

Issue – Alternative Sites
The application material does not adequately demonstrate why the component uses should
not be located on suitably zoned land.

Information Required
7      Provide detailed analysis of constraints on, and availability of, suitably zoned land
       within the area for the component uses. Demonstrate why the uses should be
       developed out of zone (including within a Water Supply Catchment Overlay Area).




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Issue – Flow on Visitation
The development would draw passing trade/travellers from the highway but, due to its out-
of-zone location, there is concern with the limited potential for flow-on trade elsewhere in
the locality.

Information Required
8      Provide comment on the development’s ability to encourage visitors/travellers to
       enter Cooroy and its surrounds for other commercial or tourist activity and whether
       facilities could be provided within the development for this purpose.

Issue – Economic Benefits
The economic benefits of the proposal to the local community are not extensively detailed.

Information Required
9      Provide further detail of the estimated overall investment to develop the project and
       the numbers and types of construction and on-going job generation.

Issue – Noise Barriers
Noise attenuation barriers are not indicated on the submitted site perspectives.

Information Required
10     Provide amended proposal plans showing the recommended noise attenuation
       barriers.

11     Provide planning comment on the visual amenity of the barriers, any proposed
       design response to minimise their visual impacts and the adequacy of the proposed
       boundary setbacks for that purpose.

12     Provide confirmation of the ongoing tenure and likely party responsible for
       maintenance of the noise attenuation barriers in each stage/parcel of the
       development.

Issue - Signage
Details of signage proposed within external road corridors are relevant to the assessment.

Information Required
13     Provide comment on the likely location and type of signage to be sought external to
       the site on State controlled roads (e.g. Bruce Highway).

Issue – Water Supply Catchment Area
The site is in the water supply catchment area, with the uses identified as inconsistent
under The Noosa Plan. The application provides insufficient evidence that the development
meets the Natural Resources Overlay Code for the catchment and that the quality of water
entering Lake Macdonald will be unaffected by this proposal, particularly in relation to
earthworks, fuel tanks, amenities, effluent/grey water disposal, stormwater management,
grease & oils, etc.

State Planning Policy 2013 identifies Water quality as a State Interest. The State has
prepared model code provisions for new planning schemes and Interim Development
Assessment Requirements (Refer State Planning Policy Guideline – State Interest – Water
Quality August 2014). Additionally, the SEQ Water Development Guidelines: Development




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Guidelines for Water Quality Management in Drinking Water Catchments of 2012 is relevant
to the development.

Information Required
14     Demonstrate how the development will achieve the State Interest, as described in
       the State Planning Policy Guideline – State Interest – Water Quality August 2014.

15     Demonstrate the development is consistent with the SEQ Water Development
       Guidelines: Development Guidelines for Water Quality Management in Drinking
       Water Catchments 2012.

ENGINEERING

Issue - Flooding
The development site (particularly the area of the proposed tourist park) may be subject to
flooding and stormwater ponding during major storm events. The proposed development
may adversely impact on the existing flooding and drainage conditions on other properties
and/or public roads.

Information Required
16     Provide detailed assessment of the upstream drainage catchment/s taking into
       consideration any overflows from adjacent catchments and stormwater runoff from
       roads (eg from Bruce Highway) onto the site. The assessment and report must be
       prepared by RPEQ specialised in this field and include in particular:

       (a)    Plan/s and data showing the extent of flooding (floodline) for 1% AEP storm
              event on the development site and the relevant downstream properties and
              roads (eg the Golf Course and Myall Street) for pre-development conditions.
       (b)    The general internal drainage layout and any proposed or anticipated
              required stormwater drainage works and mitigation works external or internal
              to the site.
       (c)    Plan/s and data showing the extent of flooding for post development
              conditions on the fully developed site and the relevant downstream
              properties and roads for 1%, 5% and 10% AEP storm events.
       (d)    Identification of potential adverse impact on other properties and
              recommended mitigation measures.

Issue - Earthworks
The survey plan indicates the difference in ground levels across the proposed development
area of approximately 10 metres. Significant earthworks and retention works throughout
the development site are likely to be required.

Information Required
17     Provide plan/s to illustrate the estimated amount and levels of the earthworks
       required on the site and include cross sections to demonstrate the changes in
       finished levels, and associated structures, within the development site.

Issue – Heavy Vehicles
Insufficient details have been provided regarding the types (particularly refuelling trucks),
access paths and manoeuvring of trucks for deliveries and services on the site.




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Information Required
18     Provide information regarding the trucks expected to access the site and include in
       particular:
       (a)     Types of trucks expected to access the site for petrol fuelling and the
               refuelling of fuel storage tanks.
       (b)     Access path of deliveries and service vehicle from the roads and within the
               site.
       (c)     Plan/s to show the manoeuvring and truing movements for delivery trucks
               accessing the loading bay/s of the food store and the fuel storage tanks for
               refuelling (clarify if the fuel tanks are above or underground).

Issue - Traffic
A number of traffic and accessibility issues require further assessment and resolution.

Information Required
19     Justification for the proposed commercial development having access via Ferrells
       Road, which functions as a minor residential collector street, or alternatively, provide
       amended plans and analyses based on all access via the proposed Myall Street
       access. If access to and from Ferrells Road continues to be proposed, explain how
       service vehicle ingress or egress via Ferrells Road will be avoided.

20     Justification for the proposed convenience retail and fast food facilities being located
       so remote from the town centre of Cooroy, so that virtually all external trips must be
       via private vehicle.

21     Provide analysis of the development impact on the traffic conditions within Cooroy
       CBD and particularly on the intersection of Myall Street with Elm Street (the railway
       overpass) and include recommended works to offset impacts at this intersection.

22     Explain the expected or intended relationship between the proposed development
       and the adjacent Bruce Highway, given that it is proposed to be located immediately
       adjacent to an all-turns interchange with the highway. It appears that, depending on
       signage, it could be intended to function as a service centre to two separate facilities
       – both Myall Street and the Bruce Highway. This will be particularly relevant in
       respect of the discussion at Section 4.2.1 of the Pekol Traffic and Transport Report.
       In particular, any “drop-in” traffic diverted from the Bruce Highway will effectively be
       “new trips” in respect of the Myall Street intersections.

23     Taking into account the item above, provide further justification for the design traffic
       generations discussed in Section 4.2.1 of the Traffic and Transport report, and
       provide the results of new analysis if design generation rates are adjusted.

24     The results of appropriate speed surveys to justify the design speeds adopted for
       sight distance and geometric design purposes.

25     Further details to identify clearing requirements within the road reserve, sign
       relocations and property boundary or fence set-backs which might be necessary to
       provide satisfactory sight distances to and from the proposed site access
       intersection with Myall Street.




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26     Provide a preliminary geometric design for the proposed site access intersection
       taking account of the existing intersections north and south of the proposed Myall
       Street site access intersection.

27     Confirm that SIDRA default values have been used, or justify any alternative gap
       acceptance (or other) parameters used in analysis.
28     Provide SIDRA (lane) output tables for the proposed site access intersection in the
       same format as those in Appendix “C” of the Pekol Traffic and Transport report.

29     Provide strategy and details of pedestrian and bicycle access to the site (particularly
       to the proposed food store the fast food outlet) and including end of trip facilities and
       taking into account of the nearby high school, and any other potential local
       generators.

30     Provide a plan indicating the proposed pedestrian and bicycle pathways/movement
       network within and around the site.

ECOLOGY

Issue – Fauna Survey
Appendix D of the submitted Ecological Assessment Report states the Report has been
prepared in accordance with Planning Scheme Policy 18 - Ecological Assessment
Guidelines. No fauna survey results are presented in the application material.

Information Required
31     Provide evidence of the fauna survey in accordance with Table 7.1 of Planning
       Scheme Policy 18- Ecological Assessment Guidelines.

Issue – Riparian Buffer
The submitted Ecological Assessment Report does not adequately address the Specific
Outcomes of the Biodiversity Overlay for the Riparian Buffer Area on the site.

Information Required
32     Provide an assessment of the proposal with relation to each of the Riparian Buffer
       Area Outcome 5 specific outcomes, in particular
       (a)    How the proposal protects riparian zones by avoiding any new development
              in the riparian buffer area
       (b)    How the proposal protects riparian zones by retaining aquatic and terrestrial
              habitats in riparian zones
       (c)    How the proposal protects riparian zones by maintaining wildlife corridors
              along watercourses and drainage lines for native fauna movement
       (d)    How the proposal protects riparian zones by avoiding edge effects and
              incompatible uses in riparian zones
       (e)    How the proposal protects riparian zones by maintaining bank stability by
              minimizing bank erosion and slumping
       (f)    How the proposal protects riparian zones by maintaining water quality by
              filtering sediments, nutrients and other pollutants
       (g)    How the proposal protects riparian zones by removing undesirable plant
              species and replacing them with vegetation of local origin;




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Issue – Riparian Buffer
The Biodiversity Overlay of the Noosa Plan seeks to protect riparian zones by providing a
buffer area that separates development from riparian zones. The proposal seeks to provide
development within the riparian buffer area.

Information Required
33     Provide justification, based on environmental grounds, for the development to occur
       with the riparian buffer area.

WATER QUALITY

Issue – MUSIC Model
Figure 5.1 in the Engineering and Stormwater Management Plan Report indicated that the
MUSIC model was only configured for proposed development within the boundaries of the
site and does not consider any inflows from catchments off the site.

Information Required
34     Demonstrate that the MUSIC model adequately sized all bioretention basins for all
       catchments that drain to each.

Issue – MUSIC Model
The access roads to serve the development will certainly experience increased traffic flows
and may also require upgrading as a result of the increased intensity of use. These factors
will contribute to increases in water pollutants as a result of the development.

Information Required
35     Amend the MUSIC model to include all catchments (including external road
       catchments) that will experience increased traffic or require road upgrades as a
       result of the proposed development. Demonstrate that the State Planning Policy
       Water Quality Pollutant Reduction Targets will still be met. Also demonstrate that
       adequate permissions can be obtained for construction and installation of any Water
       Quality Improvement infrastructure external to the site.

Issue – Basin Function
Drawing 14012-P004 shows drainage from the future development area being directed to
the bioretention basin for the tourist park prior to entry to the detention basin.

Information Required
36     Demonstrate how the capacity of the tourist park bioretention basin and detention
       basin will not be compromised from inflows from future development.

Issue – Basin Details
It is uncertain from the provided drawings whether the proposed bioretention basin
footprints correspond with the MUSIC modelling, provide adequate batters, forebay,
maintenance access areas and adequate fall for drainage.




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Information Required
37     Label the nominated sizes for each basin on the drawings and ensure adequate
       footprint is included on the design to include the required filter media area plus
       sediment forebays plus 1:4 batters around the edges of the basins and maintenance
       access points. Also propose estimated inlet and outlet levels for the stormwater
       drainage to and from each biobasin.

Issue – Basin Discharge
It appears that waters treated in the service station bioretention basin will also enter the self
storage biobasin, or vice versa. There is concern that some waters will unnecessarily be
retreated/impede the treatment capacity of the recieving basin. The outlet point is unknown.

Information Required
38     Please demonstrate that discharge from the self-storage area bioretention basin will
       have a legal point of discharge and will not be retreated or overload another
       proposed bioretention basin.

ACOUSTICS

Issue – Acoustic Assessment
A number of aspects of the submitted Acoustic Assessment require clarification or
additional detail.

Information Required
39     Provide an amended Acoustic Assessment addressing the following:

       (a)     Provide further information about the traffic noise model, including the extent
               of the model, ground absorption co-efficient, buildings included, grid spacing
               for noise contour plots.
       (b)     Re-plotting of the traffic noise levels contours showing 60 dBA L10 (18 hour)
               scale and increments of 1 dB.
       (c)     Provide further information to demonstrate that the proposed park cabin
               design may satisfy the MP4.4 noise criteria for a 6.0m high boundary
               acoustic barrier.
       (d)     Provide information to demonstrate compliance for the whole pool area with
               the passive recreation noise criterion.
       (e)     Conduct testing to determine a representative caravan outside-to-inside field
               transmission loss with natural ventilation, and then determine a suitable
               external façade corrected noise criterion based upon the recommended
               mobile accommodation noise criteria noted in Section 2.1.1 above.
       (f)     Provide further information to demonstrate that the mobile accommodation
               will comply with the determined façade corrected noise criterion.
       (g)     Provide an assessment of sleep disturbance due to road traffic for the park
               cabins and mobile accommodation areas, based upon the sleep disturbance
               criterion of Section 2.1.1 above.
       (h)     Provide an assessment of the noise impact of commercial uses upon the
               tourist park accommodation during the day, evening and night periods.
       (i)     Review and confirm the applicable noise criteria levels in Tables 5.3 and 5.4
               of the acoustic report.
       (j)     Provide a detailed description of the noise model used to assess the impact
               of the commercial uses, including source locations, buildings included, car
               wash roof, receptor locations.




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       (k)    Provide predictions of cumulative commercial noise impacts for various
              operating scenarios to confirm compliance with the criteria the Ferrell Street
              receptors for the commercial uses on the development site.
       (l)    Provide an assessment of the noise impact of the changed traffic volumes on
              Ferrells Road to the existing sensitive receptors in this road.
       (m)    Provide further information regarding noise character adjustment for noise
              from commercial uses, including reversing alarms.
       (n)    Provide a more detailed acoustic assessment of vehicle movements and
              noise emissions on the site, particularly at night.
       (o)    Provide a more detailed explanation of the reasons for the height and length
              of the noise barrier along the Ferrells Road site boundary.
       (p)    Provide further information to support the noise mitigation measures listed
              for control of commercial uses noise emissions upon Ferrell Street receptors.
       (q)    Specify maximum sound power levels/acoustic performance requirements
              for all mechanical plant (including the carwash/vacuum facility) based upon
              the cumulative noise budget required to achieve compliance for commercial
              uses for Ferrell Street receptors and tourist park cabins and mobile
              accommodation.
       (r)    Provide a draft noise management plan that covers, as a minimum, authority,
              training, expectations, maintenance of noise mitigation measures, vehicle
              speed management on site, patron behaviour and noise control, and
              complaints.

Issue – Plans to Reflect Acoustic Recommendations
The proposal documents should reflect the recommendations of the Acoustic Assessment.

Information Required
40     Provide an updated town planning report and architectural drawings that include the
       recommendations of the acoustic report, with the architectural drawings to include
       noise barriers and a floor layout for the site manager’s building.

ENVIRONMENTAL HEALTH

Issue - Manifest Quantity Workplace
Service Station design details were not provided in proposal.

Information required
41     Provide details of how the Manifest Quantity Workplace (MQW) will comply with
       State interests (Workplace Health and Safety Queensland) for the design and
       operation of the site.

Issue – Environmental Protection
Further information is required to assess the service station and its storm water/spill
containment system in order to prevent or minimise environmental harm and demonstrate
compliance with the general environmental duty under the Environmental Protection Act
1994.

Information Required
42     Please provide detailed design information of the service station, including the
       following as a minimum:




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       a) Detailed drawings showing the proposed design of service station including
          underground and/or above ground storage capacity of flammable and
          combustible liquids on site
       b) Maximum storage volume of storage tanks and type of fuel
       c) Describe the type of storage tanks (e.g. double containment FRP etc.)
       d) Location of tanks & distances to protected works, including site plan etc.
       e) 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
       f) proposed ground water monitoring wells and location
       g) vapour recovery design proposed (Type 1and/or Type 2)
       h) clarify the description of the forecourt spillage containment system and 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)
       i) describe the capacity of forecourt containment vessel (i.e. minimum 10,000 l
          sump/tank with no connections to stormwater and with/without connections to
          sewer). It appears that the Puraceptor system is also to be used to capture
          flows/spills from the fuel dispensing area as well as the blind sump/tank) where it
          is stated in Item e Service Station Treatment - “It is proposed that a SPEL
          Puraceptor containment system be installed to capture and retain flows from the
          fuel dispensing areas”.
       j) clarify the use of the Puraceptor system for treatment of stormwater runoff from
          uncovered (non-fuel dispensing areas) of the service station to remove
          contaminants prior to discharge to stormwater system
       k) any sewer pre-treatment devices/options (if any) consistent with Unitywater’s
          Trade Waste Policy and/or advice
       l) regulated waste removal and disposal options
       m) any other information that supports environmental protection including the
          protection of the water supply catchment

Issue - Local Law No.1 (Administration) 2011 - Accommodation
The operation of the accommodation park is a prescribed activity under Local Law No.1
(Administration) 2011 - Accommodation, which requires plan approval and an annual
approval to operate. Further details are required to adequately assess the proposal and
determine if the design will comply with the Local Law.

Information Required
43     Confirm the design for the accommodation park satisfies following criteria identified
       under Local Law 1:
       a) camp sites must be large enough to allow a 1.8 metre separation distance
           between sites, or if devices are used to secure a tent, between the devices and
           the adjacent tent or devices used to secure it; and
       b) every site shall have a well drained surface and where concrete pads are
           provided they should be designed and built in accordance with the current
           Australian Standard; and
       c) a sufficient number of conveniently located and suitably equipped toilet and
           ablution facilities must be provided for each gender in accordance with the
           following guidelines—
               (i)    where private ensuite facilities are not provided for accommodation on
                      a site—




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                        a). facilities must be located at least 6 metres but no more than
                         100 metres from the site; and
                      b). where there are 40 sites or fewer, one pedestal for every 7
                         sites must be provided for female occupants, one pedestal for
                         every 10 sites must be provided for male occupants, and a 0.6
                         metre urinal must be provided for every 20 sites (or part thereof)
                         for male occupants; and
                      c).where there are more than 40 sites, the appropriate number of
                         toilet facilities shall be as provided in caravan park industry
                         guidelines; and
              (ii) individual toilets, showers or baths must be adequately screened for
                    privacy; and
              (iii) separate ablution facilities for each gender must be provided in the
                    ratio of one shower or bath and hand basin to every 15 sites; and
       d) be provided with adequate laundry facilities for use by residents
       e) be provided with a suitable “dump point” connected to sewer for use by campers
          to dispose of sewage holding tanks etc.
       f) any other information that would support the issue of a permit for the
          accommodation park under the Local Law.

Issue – Waste Management
Waste Management – waste storage, collection and transport has not been adequately
described in the proposal. To ensure waste is adequately managed and complies with the
Waste Reduction and Recycling Act 2011 the following information is requested to help
assess the proposal and determine if the design is suitable.

Information Required
44     Please provide a Waste Management Plan (Operational) in accordance with
       Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and
       Commercial and Industrial Premises”, for the day-to-day operation of the
       development, including an integrated approach to the waste management for the
       service station, accommodation park, food sales shop and fast food drive thru. The
       plan is to be submitted and approved by council prior to the issue of the Decision
       Notice for Operational Works. The Plan should include the following information as
       a minimum:
       a) The types of waste that will be generated from the activities approved within the
           development.
       b) Estimated volumes or tonnage of both recyclables and waste generated.
       c) Methods to be used for dealing with any green waste.
       d) Initiatives to minimize waste either by waste prevention, reduction, re-use or
           recycling.
       e) Description of procedures for getting all waste to the bins; the storage of bins
           and the collection of bins by the contractor.
       f) A description of the design details of waste storage and recycling areas
           including size, location, elevation, enclosure/s, floor plan and methods of bin
           washing that prevent contamination of storm water and an appropriately sized
           bin wash area drained to sewer. The bin wash area should have as a minimum:
           a cold-water tap, hose and drain outlet connected to sewer, via a bucket trap.
           The drain outlet is to be designed to prevent storm water entry to the sewerage
           system and this can be achieved with a nib wall 50mm high and up to 700mm x
           700mm wide (max 0.5m²), or alternatively the waste area can be roofed, or any
           other design approved by Council.




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       g) A description of types and volume of waste storage containers to be used. Note:
          Refuse containers must be provided in accordance with the requirements of the
          Environmental Protection (Interim Waste) Regulation 1996 and (Waste
          Management) Regulation 2000, for the storage and collection of refuse.
       h) The waste and recycling storage area should include the provision of correctly
          sized containers for all waste and recycling materials including putrescible
          matter, non-recycling waste, paper/ cardboard, glass, aluminium/steel cans,
          waste oil, styrofoam boxes, etc., and bin washing facilities connected to sewer.
       i) A detailed description of the waste vehicle access to collect waste including
          vehicle turnarounds consistent with vehicle access requirements that allow
          vehicles to enter and leave the site in a forward direction. It should be noted
          that:
                     Waste vehicles are front loading for steel bins 1.5 to 3m3 bins
                     Waste vehicles are rear loading for plastic low noise bins 1.1m3 bins
                     Waste vehicles are side loading for 240 litre wheelie bins
                     Please see the specifications for Refuse               Vehicle     Access
                      Requirements for design purposes below
       j)   Refuse Vehicle Access Requirements for Noosa Shire.

End of Information Request

Under the provisions of the Sustainable Planning Act 2009, you have three options
available in response to this Information Request. You may give the assessment manager
(in this instance Council) and each referral agency (if any):
(a)      all of the information requested; or
(b)      part of the information requested together with a letter asking the assessment
         manager and each referral agency to proceed with the assessment of the
         application; or
(c)      a letter;
         (i)      stating that you do not intend to supply any of the information requested; and
         (ii)     asking the assessment manager and each referral agency to proceed with
                  the assessment of the application.
A response to the above is required to be submitted, prior to further assessment of the
application. If any further matters arise as part of assessment of this application, you will be
advised accordingly. Council prefers that all the information requested be submitted as one
package. Should any Concurrence Agency make an Information Request, please ensure
you provide Council with a copy of the information provided to that Concurrence Agency.
You may wish to follow the progress of this application via Council’s Planning Online tool at
www.noosa.qld.gov.au .

Should you have any further queries in relation to this request, please do not hesitate to
contact me on ph. 53296239.

Yours faithfully




DENIS WALLACE




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