Information Request MCU20 0022 · MCU20/0022

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU20/0022
Your Reference:	471/MCU/RA/24/03/2020
24 April 2020
Pace Planning Pty Ltd
9 Panorama Ridge Rd
BUDERIM  QLD  4556
[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.
application details
Application No.	MCU20/0022
Street Address:	292 Illoura Place Cooroibah Qld 4565
Real Property Description:	Lot 7 RP 858525
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Access to the site.
It is noted that the current site access is located on a bend in the road and the sight lines may be effected by vegetation in the road reserve. It is also noted that the formation of the access driveway may not be sufficient to cater for the additional traffic movements associated with the proposed development.
Information Required
Provide plans of the access to the site that are either prepared by a Registered Professional Engineer of Queensland (RPEQ) or plans that are endorsed by an RPEQ. The plans must include but not be limited to:
The access location and the available sight lines. Please note that the sight lines must be in accordance with Council’s standard drawings and AS/NZS 2890.1:2004,
The existing vegetation in the road reserve and notations to indicate which vegetation is to be removed (if applicable), and
The existing formation of the access and any improvements necessary to cater for the proposed development. Please note that the access must be in accordance with Council’s standard drawings
Issue
Car parking and the internal access ways.
The submitted plans indicate that the proposed car parking area is to be located adjacent to the site’s front boundary. This location is a significant distance from the proposed accommodation and the plans do not indicate the proposed formation of the car parking area. It is noted that the plans indicate “1 x accessible” space to be included but the plans do not include any dimensions of the spaces or the access aisle.
Information Required
Provide additional detail and comment on the proposed car parking area and the internal access to the accommodation. The detail and comment must include but not be limited to:
A fully dimensioned plan of the car parking area. The car spaces and access aisle must be in accordance with the relevant current Australian Standards (A/NZS2890.1:2004 and AS/NZS2890.6:2009)
The proposed formation of the car parking area. The formation must be:
suitable for the intended use and users, and
not create dust or noise issues for the adjoining and adjacent properties
Provide additional detail and comment on how guests will be able to travel from the car parking area to the proposed accommodation. Please note that the comment must include specific reference to the use of the travel path by people with disabilities.
Provide detail on the proposed formation and width of the internal “gravel driveway”. The formation must be suitable for the intended use and not create dust and noise issues for adjoining and adjacent properties or create the potential for environmental damage by the movement of material during rain events. It is noted that the submitted Bushfire Management Plan includes recommendations for the internal access driveway and access to the accommodation.
Issue
The submitted effluent disposal report and bushfire management plan make reference to water tanks but no tanks are indicated on the submitted plans.
Information Required
Indicate on the plans the location of the necessary water tanks

Issue
Carparking is shown within the mapped Riparian Buffer Area of the Biodiversity Overlay. The Biodiversity Overlay Code limits new development within the Riparian Buffer and provides a probable solution for the temporary use of the land or infrastructure which provides access to a watercourse for recreational purposes. The carpark is new development and does not meet these solutions.
Information Required
Demonstrate compliance with the Outcome 5 Riparian Zone of the Biodiversity Overlay Code by:
Removing the carpark any associated support batters and any infrastructure from the Riparian Zone and
Demonstrating no additional clearing of vegetation within the riparian buffer area is required to facilitate the development.
Issue
The New Noosa Plan draft, endorsed by Council in December 2019, shows the riparian buffer greater than the current planning scheme, with a 75m buffer extending into the property from the creek-line in the western adjacent property and the northern creek-line of the subject property having a 75m buffer from the centreline of the creek. Cabins, access and car parking are shown in these riparian buffer areas.
Information Required
Provide an assessment of how the proposal can address the requirements of Biodiversity, Waterways and Wetlands Overlay Code in the new Noosa Plan, endorsed by Council in December 2019.
Issue
The bushfire management plan (BMP) requires a 6 m wide cleared width for emergency vehicle access. Access is through the Riparian Buffer in the Biodiversity Overlay.
Information Required
Provide information on how the riparian buffer will be managed to meet the requirements of providing emergency vehicle access through the riparian buffer to meet the requirements of the BMP, including any clearing requirements.
Issue
The BMP identifies Bushfire Attack Levels (BAL) for two cabins and dwelling. The GJ Gardiner’s site plan GJGSCN 190218b, dated 11/02/2020, shows different BAL ratings for some of the cabins and dwelling, as tabled below.
Class1a	BMP BAL	GGJGSCN 190218b BAL
Dwelling	12.5	19
Cabin 1	19	12.5
Cabin 2	19	12.5
Cabin 3	12.5	12.5

Information Required
Provide amended site plan which clearly aligns the BAL ratings for each building with the provided BMP.
Issue
No landscaping plans have been provided to support the application material. A landscape buffer of the cabins to the eastern boundary would assist in mitigating impacts of any clearing required for the access and provide a visual buffer to the eastern property. Landscaping buffer to the front of the property would assist in mitigating visual impacts.
Information Required
Provide a landscape concept plan which demonstrates an adequate landscape buffer can be provided to:
The eastern boundary to screen the cabins
The northern boundary to screen the development from Illoura Place and reinforce the riparian buffer area values.
Accord with the requirements of a Bushfire Management Plan and asset protection zones, if necessary amend the supplied BMP to factor in these requirements.
Issue
Acceptable Outcome AO20.5(c) of the Visitor Accommodation Code within the draft New Noosa Plan seeks to limit the gross floor area of individual cabins to 65m2. It is noted that the gross floor area of the proposed cabins are approximately 74m2.
Information Required
Provide an assessment of the proposed development against the provisions of the Visitor Accommodation Code within the draft New Noosa Plan, including assessment against Performance Outcome PO20 which may require amendment to the gross floor area of the cabins.
due date for response to information request
The due date for providing the requested information is 24 July 2020. 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,

Patrick Murphy
Coordinator Planning

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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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