RFI response_25-06-16

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Issue
Specific Outcome O1 of the Reconfiguring a Lot Code requires effluent disposal areas to be provided for each
proposed lot where not located within a sewerage service area. Being located in a Riparian Buffer Area and a
Coastal Management District, effluent disposal areas must be appropriately sited to allow for the disposal of
effluent in a manner that minimises risk of harm to people and the environment.

Information Required
2      Please provide an effluent disposal report from a suitably qualified person which provides an assessment
       regarding the capacity of existing effluent disposal systems for each dwelling. The effluent disposal report
       must assess whether existing systems are appropriately designed and sited and operate in a manner
       which does not cause harm to people and the environment.

Response
The existing dwellings are currently serviced by on site effluent. It is not intended to construct any new dwellings
at this stage, but simply allow for the siting of a future dwelling on each lot. Therefore, we do not consider it
necessary to provide a full effluent disposal report as part of this application. Instead we request Council
condition the requirement for an effluent disposal report, including siting and design, as part of any future
operational works application over the site.

We note that the inclusion of a vegetation covenant over the majority of the site will ensure any future effluent
disposal system will not be located within areas of significant vegetation and will not result in any adverse impacts
on coastal processes.

Issue
The site is mapped as a Medium Bushfire Hazard Area under the Natural Hazards Overlay of The Noosa Plan.

Information Required
3      Provide a bushfire risk assessment demonstrating the site is at low risk of bushfire, or alternatively,
       demonstrating how bushfire risk can be managed in accordance with the requirements of the Bushfire
       Hazard Overlay Code of The Noosa Plan.

Response
We argue that a formal bushfire risk assessment is not required in this instance for the following reasons:
 There is no increase in population density on the site, therefore no increased risk to persons;
 A clear evacuation route is provided to David Low Way which is able to accommodate a 17m wide x 45m long
   cleared driveway area outside of the vegetation covenant;
 Future dwellings will be required to comply with the bushfire construction standards under the Building Act
   and relevant codes;
 The bushfire hazard overlay mapping only affects the northern and southern extremities of the site. We note
   the building envelope for Lot 2 is completely clear of the mapped bushfire hazard overlay. Whilst the
   northern portion of the building envelope for Lot 1 falls within the bushfire hazard mapping. The vegetation
   covenant will allow for essential clearing within the site around the existing/future dwellings to achieve a
   clearance of 1.5 times the predominant mature canopy tree or 10m, whichever is the greater.

Issue
The existing access arrangement to David Low Way from the subject site is substandard, and considered
unsuitable to accommodate the additional lot.




JFP Ref: M2683                                                                                                  Page 2

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Information Required
4      Please provide engineering details to improve the safety of the access (any works necessary to improve
       visibility to the south and north by clearing, removal of existing fencing, providing additional features, etc,
       together with any necessary formation and line marking improvements).

Response
Safety of the access will be improved by adopting the following measures:
 Vegetation clearing and embankment works within the nominated sight lines (north & south) based on sight
    distance specified for domestic driveway access in AS/NZS 2890.1:2004 Figure 3.2 – refer attached Drawing
    M2683E DR01 for details;
 Additional works to formalise driveway and improve safety – refer Drawing M2683E DR01 for details;
 Provide approach signage such as “Watch For Entering Traffic” on northern approach.

We note the site already has two dwellings generating regular movements and a convex mirror located within
David Low Way to enhance safety during egress movements from the site. The existing road pavement formation
and line marking within David Low Way is deemed suitable for intended use and no changes are proposed.


Issue
The existing Council footpath along the David Low Way frontage appears to be constructed within the property at
the southern end of the site. Council requires that the footpath be wholly located within road reserve.

Information Required
5      Please indicate on the plans the location of the footpath and the extent of any proposed dedication.

Response
Our client agrees to dedicate the area of footpath encroachment along the frontage of the site to ensure the
footpath is fully located within the road reserve. We request that Council condition this requirement as part of
plan sealing, with a survey of the footpath to be carried out in conjunction with the identification survey for the
proposed lots.

This correspondence and attachments represent a response to all the information requested, in accordance with
s278 of the Sustainable Planning Act 2009. We trust the above and enclosed information satisfactorily addresses
Council’s Information Request requirements. Should you require any further information in relation to the above
matters, please contact me via phone or email [email protected] to discuss.

Yours faithfully,



LEANNE SIMPSON
Senior Planner
JFP URBAN CONSULTANTS PTY LTD

Encl:     Reconfiguration Plan dwg no. M2683-01B
          Engineering Concept – Site Distance & Driveway Plan dwg no. M2683E-DR01A

CC:       Kenlynn Pty Ltd




JFP Ref: M2683                                                                                                  Page 3