Information Request MCU22 0062

Officer: 	Nadine Gorton
Direct Telephone: 	07 53296215
Our Reference:	MCU22/0062
Your Reference:	n/a
16 May 2022
Queensland Property Developments Pty Ltd
C/- Wiltshire Stevens Architects Pty Ltd
32 Thomas Street
WEST END  QLD  4101
[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.	MCU22/0062
Street Address:	2 Emerald St Cooroy Qld 4563
Real Property Description:	Lot 47 C 5602
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plans - Building height
AO12.1 of the District Centre zone details a maximum height of 8 metres for the site. The Planning Report submitted with the application indicates that part of the parapet is over the stipulated height limits however the plans do not clearly demonstrate the extent of non-compliance or finished height.
Information Required
Provide revised plans that:
Clearly demonstrate the extent of the area of non-compliance (suggest a height blanket for the development)
Detail RLs for the height of the building and parapet
Detail a section of the building that illustrates height of the building and floor levels.

Issue - Awnings
AO30 of the District Centre zone details that street awnings are to:
AO30 Street awnings:
are provided along the full frontage of the building and cover the footpath where no other weather protection is provided for pedestrians as part of the building design;
are set back a minimum of 1 metre from the kerb and where include timber posts, the posts are set back not less than 1 metre from the kerb;
are water proof;
conform with the height, form and materials of awnings on adjoining properties which share the same frontage;
where fall towards the street, are no less than 2.5 metres at their lowest point or where cantilevered, are no less than 2.7 metres at their lowest point
use an awning slope of within 15 degrees of adjacent awnings; and
are no more than 0.5 metres higher or lower than adjacent awnings that are less than 2 metres away; and
are no higher than 3 metres in height.
Further information is required demonstrating compliance with the streetscape.
Information Required
Provide additional plans that clarify:
The setback of the awning from the kerb
Conform with the height of the adjoining commercial buildings to the east as detailed in AO30 above.

Issue - signage
Signage is regulated under Noosa Councils Local Laws and should not be detailed on the proposal plans as a separate application is required.
Information Required
Remove the reference to ‘signs’ on the proposal plans.

Issue - Carparking
AO16 of the Business Activities Code details that carparking is to be provided in the accordance with the Driveways and Parking Code which requires 1 space per 20m2 which equates to a total of 24 spaces.   The planning report and plans detail that 24 spaces are provided on site.
Information Required
4.   Provide confirmation as to the number of spaces provided on site noting the requirement for a 2 metre resumption required by the Cooroy Local Plan Code (refer item 5 below).

Issue – Laneway dedication
PO17 of the Cooroy Local Plan Code states that where access to a development is taken from a laneway then a 2 metre wide resumption from the laneway frontage is required.
Information Required
4.      Provide amended plans detailing the 2 metre wide resumption along Wimmers Lane.
Issue - Stormwater
The proposed development considers a significant increase in hardstand areas (i.e. impervious). Given the natural contours of the site, this increased stormwater volume will be directed to the existing on-street carpark along Emerald Street to the North. The submitted material does not include an indication of how stormwater runoff from the proposed development will be collected and controlled.
Information Required
5.   Considering that no new development can create a worsening of stormwater conditions to neighbouring properties, provide a preliminary stormwater management plan for the proposed development. The stormwater management plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:

the design levels for the various structures;
the discharge rates at the kerb and channel outlets. Please note that the maximum discharge at any one location is 25l/sec;
clarification on the pipe type within the road reserve. Please note that the pipe type must be suitable for use in the road reserve;
Demonstrate that the proposed stormwater system will be able to convey the stormwater generated by the new development on a 20% AEP event;
RPEQ certification that the design is in accordance with The Noosa Plan and QUDM.

Please note that the stormwater drainage system must be a gravity system and pumps are not acceptable.

Issue  - Ramp
During a site inspection, Council identified a pram ramp along the south side of Wimmers Lane. The submitted documentation does not include a pram ramp along the north side of Wimmers Lane.
Information Required
6. Provide an amended layout plan which includes a pram ramp along the north side of Wimmers Lane. The pram ramp must provide access to the pedestrian and cycle pathway. The amended layout plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).

Issue
During a site inspection, Council identified an existing drainage outlet discharging stormwater from neighbouring roofs into the south-eastern corner of the subject site. Council are concerned that the discharged stormwater may create pooling and slip hazards along the proposed pedestrian cycle pathway if left unaddressed.
Information Required
7.  Provide additional detail that demonstrates how the proposed development will address the existing stormwater drainage outlet to ensure existing stormwater conditions are not worsened and that no slip hazards will be generated along the proposed pedestrian and cycle pathway. The additional detail must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland).

due date for response to information request
The due date for providing the requested information is 16 August 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.
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,

Nadine Gorton
Development Planner

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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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