Information Request OPW21 0272

Officer: 	Laurie Schreck
Direct Telephone: 	07 53296223
Our Reference:	OPW21/0272
Your Reference:	OPW21/0272
12 October 2021
Deluca Charitable Foundation Limited
C/- Deluca Corporation Pty Ltd
PO Box 1514
MILTON   QLD  4064
[email protected] 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.	OPW21/0272
Street Address:	Reservoir 32 Viewland Dr Noosa Heads Qld 4567
Real Property Description:	Lot 1 RP 226728
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Civil Engineering
Issue – Car Parking Allocations
The Carpark Layout Plan (as prepared by Neil McKenzie and Associates) does not comply with Condition 30 of the higher order MCU20/0128 approval and it also includes conflicting information with the parking allocations as noted on the “GA Plan - Ground Floor” plan (as prepared by Ellivo).
Council is also concerned about the functionality of combining the allocations of visitor and emergency vehicle parking on the same space.
Information Required
Please submit an amended Carpark Layout Plan that includes parking allocations in accordance with Condition 30 of the higher order approval (MCU20/0128).
If the amended allocations include visitor and emergency vehicle parking combined into one space, please demonstrate how this arrangement will function in an emergency situation. Alternatively, allocate the emergency parking separately.

Issue – Pedestrian Safety
Condition 29.b) of the higher order approval (MCU20/0128) requires the site access/driveway to include suitable safety measures to improve driver awareness of pedestrians and enhance pedestrian safety.
Information Required
Please demonstrate how Condition 29.b) is being fulfilled.
Issue – Geotechnical Certification
Condition 33.a) of MCU20/0128 requires certification from the Geotechnical Engineer that supports the stormwater design and makes specific comment regarding the proposed on-site infiltration system and the swale drain. Condition 33.b) requires certification that the stormwater design will not create a stormwater worsening condition for downstream properties.
Condition 39 of MCU20/0128 requires the Geotechnical Report to be amended to include specific reference to the onsite infiltration system and swale drain as well as certification that states the works, as carried in accordance with the report, will not adversely impact on the stability of the subject site or adversely impact on the stability of any adjoining land and/or structure erected on the adjoining land.
Information Required
Please submit the two certifications in accordance with Conditions 33a) and b) of the higher order approval MCU20/0128.
Please submit the required certification and amended Geotechnical Report in accordance with Condition 39 of MCU20/0128.
Issue – Earthworks
The submitted earthworks plan lacks sufficient detail to adequately assess.
Information Required
Please submit an amended earthworks plan/design that includes but is not limited to the following detail:
The locations and heights of retaining structures on the earthworks plan as well as the extent of any cut or fill batters back to existing NGL with the anticipated batter slopes detailed.
A design for the proposed anticipated retaining structures prepared by a Registered Professional Engineer of Queensland with relevant experience.
All proposed works need to be in accordance with the Earthworks and Retaining Wall conditions of the higher order MCU20/0128 and in accordance with the recommendations outlined in the Geotechnical Report.
Issue – CMP
Condition 50 of the higher order MCU20/0128 requires a Construction Management Plan to be submitted with the Operational Works application addressing various elements of construction.
Information Required
Please submit a Construction Management Plan addressing the various elements as laid out in Condition 50 of the higher order MCU20/0128 approval.

Water Quality and Stormwater
Issue – Stormwater Design
The submitted stormwater design lacks sufficient detail to adequately assess the stormwater components proposed, particularly inside the road reserve.
The portion of the proposed stormwater system inside the road reserve indicates a proposed pipe size of 300mm. Noosa Councils Planning Scheme Policy PSP6 specifies a minimum pipe size of 375mm within the road reserve.
The submitted stormwater alignment plans also lack detail around reinstatement works of existing infrastructure that will be effected by the installation of the proposed stormwater line down Viewland Dr. Whilst the works are being undertaken on Council land, the crossover infrastructure is owned and maintained by the property owner. Council has concerns around the reinstatement works of the existing crossovers.
Information Required
Please provide a hydraulic design with supporting calculations demonstrating acceptable flow velocities, freeboard, capacities etc. for the proposed stormwater network, in particular the portions inside the road reserve.
Please amend the stormwater pipe size inside the road reserve to be in accordance with Noosa Councils Planning Scheme Policy PSP6.
Please provide a written agreement between the Developer and the property owners who will have their crossovers impacted by the works that states the extent of reinstatement works (e.g. like for like reinstatement or crossover reconstruction or boring under the crossover). Please submit an amended plan that details the agreed reinstatement works for the impacted crossovers.
Issue – Pollutant Reduction Target Calculations
Condition 47.2 of MCU20/0128 requires that pollutant reduction targets are predicted in accordance with the Water by Design MUSIC modelling guidelines (Version 1) 2010. Section 4.8 of the Water by Design Music Modelling Guidelines outline that the Gross Pollutant Trap should not be included within modelling unless pollutant reductions are appropriately justified and published. Stormwater Australia has a governance process surrounding this. In addition, any product used needs to include that its pollutant reduction ability has been tested on the same development type and size as well as being tested under similar rainfall conditions as expected on the proposed development site.
Information Required
Please demonstrate how the proposed Gross Pollutant Traps meet Music Modelling Guidelines for use of GPT’s, otherwise, please demonstrate that the MUSIC model can still achieve the required pollutant reduction targets with the GPT’s removed from the model.
Issue – Currency of References
The Site Based Stormwater Management Plan states in a number of places that Noosa Council recommends using design standards described in “State Planning Policy 4/10 Healthy Waters”. Noosa Council only recommends using current design standards and “State Planning Policy 4/10 Healthy Waters” is now superseded.  Additionally, erosion risk assessment was calculated using a superseded version of the Noosa Plan.
Information Required
While the referenced pollutant reduction targets are applicable, please amend the Site Based Stormwater Management Plan to reference current policies and standards. These are Appendix 2 of the State Planning Policy (July 2017).
Issue – Swale drain and Rubble Pit
Condition 39 of MCU20/0128 requires that the Geotechnical Report be updated to specifically reference the onsite infiltration system and proposed swale drain. The Geotechnical letter is provided generally for the development and does not specifically address whether the rubble pit will function in perpetuity or if any maintenance is required to ensure that there will be no future risk to adjoining properties from ongoing operation of that rubble infiltration pit.
Information Required
Please identify risks associated with the swale and rubble pit, any ongoing maintenance requirements, along with certification from an RPEQ to confirm that the rubble pit will perform its intended function in perpetuity with no risk of property damage anywhere from it.
Issue – Flow velocities
Line 2 outlets in the narrowest section of Biobasin 2. Water by Design Bio-retention Technical Design Guidelines (Version 1.1) October 2014 recommend minimum width for constructability purposes, as well as preferred locations for velocities to prevent scour of filter media.
Information Required
Please provide a completed bioretention design checklist and confirmation that maximum velocities flowing across the basin will not cause scour of filter media as per Section 3.4.5 of Water by Design Bio-retention Technical Design Guidelines (Version 1.1) October 2014. Also provide an evaluation of whether multiple inlets to the bioretention basin are possible and provide any benefit to ensuring ongoing survival of plants in the locations more distant from the current inlet location per section 3.4.6 of the Water by Design Bio-retention Technical Design Guidelines (Version 1.1) October 2014.
Issue – Biobasin Retaining Wall Heights
Condition 87.4 of the MCU approval permits maximum retaining wall heights of 0.8m only. Drawing Number Q20-004-C01.1 Rev 3 shows the height of retaining walls inside the biobasins to be well over 1.2m high and up to 1.4m plus the driveway slab.
Information required
Review the design to reduce retaining wall heights to the required 0.8m.
Issue – Biobasin Maintenance
Section 3.3.6 of the Water by Design Bio-retention Technical Design Guidelines (Version 1.1) October 2014 outline maintenance access requirements. It is unclear how the biobasins as well as the swale drain and rubble pit will be accessed for the ongoing maintenance requirements to ensure ongoing function.
Information Required
Demonstrate how the machinery required to undertake ongoing maintenance and any necessary replacement works for the biobasins, swale drain, and rubble pit will access those features. Regarding the high retaining walls, identify how the biobasins will be accessed to undertake regular maintenance in the form of weeding, particularly at the regular intervals required in initial establishment, and litter removal.

Issue - Filtration Prior to Discharge
Condition 47.2 of MCU20/0128 requires that all runoff be filtered via vegetated areas prior to discharge from the site.
Information Required
Please demonstrate how runoff from the driveway will be filtered prior to discharge from the site.
Landscaping and Vegetation Clearing/Retention
Issue – Impacted Street Trees
There are various street trees that will be effected by the stormwater installation.
Information Required
Please provide an Arborist Report or amend the existing Arborist Report that addresses the impacted street trees and provides recommendations to ensure the trees structural integrity is not compromised as a result of the works.
Issue – Street Fencing
Condition 14 (MCU20/0128) requires street fencing on the front property boundary be set back an average of 1 metre, not exceed a maximum height of 1.2 metres and be of open construction. Submitted application documentation does not appear to include this required detail.
Information Required
Please provide updated plans including the property boundary, the fence location (identifying the 1 metre setback) and details of the front property boundary fence design including, not exceeding 1.2 metres in height and be of open construction.
Issue – Frontage Landscaping Buffer
Condition 15 (MCU20/0128) requires dense landscaping between the fence and the front property boundary to screen any fencing from the street. The submitted plans do not provide this detail adequately.
Information Required
Please provide plans and details that include the requirements outlined in Condition 15 (MCU20/0128) including the boundary lines and fence location and a landscaping plan detailing species, numbers and a planting plan with the outcome being a dense screen that meets the Noosa Plan 2020 requirements.
Issue – Side and Rear Landscaping Buffer
Condition 16 (MCU20/0128) requires a 2 metre landscape buffer zone between the building footprint and side and rear boundaries that must not be filled but must be landscaped to provide a visual buffer. The plans and information submitted does not provide adequate detail.
Information Required
Please provide plans and details that include the requirements outlined in Condition 16 (MCU20/0128) including the boundary lines and building footprint and identified 2m landscape buffer zone including a landscaping plan detailing species, numbers and a planting plan with the outcome being a visual buffer and transition to adjoining properties that meets the Noosa Plan 2020 requirements.

Issue – Planting Schedule
Condition 17 (MCU20/0128) requires approved plans showing the landscape works and provision of 1 street tree every 8 metres of road frontage within the road reserve. A Surface Treatment Plan has been submitted for Level 1 and Level 2 however detail is limited and does not show the landscape works adequately.
Information Request
Please provide updated Surface Treatment Plans or additional Plans that include a planting design including tree species and numbers that as required by Condition 17 (MCU20/0128) and meet the Noosa Plan 2020 for the specific area. The landscaping plans must include the inclusion of street trees as required and meet the Noosa Plan 2020.
Issue – Arboricultural Report and Tree Works Plan Conflict
Condition 20 of MCU20/0128 requires existing trees on site to be retained generally in accordance with the Tree Solutions, Arboricultural Report dated 5 December 2020. Section 3.0 of the Arboricultural Report lists the species of trees to retain and protect. The Landscape Design 3.2 Tree Works Plan (dated 06 October 2021) identifies a number of trees for retention, removal and to potentially retain. This Tree Works Plan contradicts what was detailed within the Arboricultural Report (required under Condition 20) with a number of trees identified for removal that were identified as being retained and protected. Further Condition 21 states to provide an amended Tree Works Plan with the OPW application that accords with the Arboricultural Report (Condition 20) and identifies additional trees for retention. Condition 20 and 21 have not been complied with within the application material provided.
Information Required
Provide an amended Tree Works Plan that accords with the Arboricultural Report as required under Condition 20 (MCU20/0128).
due date for response to information request
The due date for providing the requested information is 27 January 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,

Laurie Schreck
Development Engineer

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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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