Info Request MCU16/0012

Officer	:Glen Conforti
Direct Telephone:	 07 53296241
Our Reference	:MCU16/0012
Your Reference	:N/A
15 March 2016

Creekgold Pty Ltd TTE
C/- Saunders Havill Group Pty Ltd
9 Thompson Street
BOWEN HILLS QLD  4006

Dear Sir/Madam

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No:	MCU16/0012
Proposal:	Development Permit for Material Change of Use of Premises (Retail Business Type 2 - Supermarket)
Street Address:	5 Garnet St COOROY  QLD  4563
Real Property Description:	Lot 14 RP 845961
Planning Scheme:	The Noosa Plan (16 September 2013)
information required
The information requested is set out below:

PLANNING

Issue – Street Awning
The proposal includes a street awning for a portion of the building fronting Garnet Street. The Cooroy and Lake Macdonald Locality Code Probable Solution S58.1 seek to provide street awnings for the full frontage.

It is acknowledged the proposed awning is designed to retain the street trees.

Information Required
Council seeks a 2m wide footpath to the frontage of the site (Item in Engineering below) adjoining the building and boundary. Given the footpath alignment is measured from the building/boundary, further exploration is requested to extend the length of the street awning proposed, while retaining the health of the street trees.

Issue – Bicycle Parking
No bicycle parking has been indicated on the submitted plans.

Information Required
Please provide amended plans providing bicycle spaces in accordance with Probable Solution S31.2 of the Business Uses Code. It is recommended the bicycle spaces be located in close proximity to the supermarket entrance in a high surveillance area.

Issue – Equitable Access
The development proposal does not provide equitable access from/to Wimmers Lane. The developments primary entrance is via Garnet Street and provides equitable access. However, the Cooroy and Lake Macdonald Locality Code (Specific Outcome O52) and provisions in the Transport, Roads and Drainage Code (Table 14-58 sections 14.145 and 14.146) seek that pedestrian connectivity is enhanced and that development design facilitates as many pedestrian movements as possible including for the mobility and vision impaired.

Information Required
Please provide amended plans with equitable access to Wimmers Lane.

Issue - Wimmers Lane land dedication
As part of the future transport network planning, Council has established a practice of requiring new development with frontage to Wimmers Lane to dedicate 1.5m of land (or easement for public thoroughfare) to the Wimmers Lane road reserve.

It is noted the land dedication was raised in the pre-lodgment meeting dated 20/02/2015.

Information Required
Please provide an amended plan indicating a 1.5m land dedication to the Wimmers Lane road reserve.

LANDSCAPING

Issue – Street Trees
There is significant works (for services e.g. stormwater, driveway access, awning etc) proposed within the Garnet Street frontage. The works have the potential to negatively impact on the health of the established street trees.

Issue - Trees within property
A large Eucalypt tree exists in the south east corner of the lot which appears in good health and outside the developments immediate footprint.

Information required

Provide an arborist report that provides the following, but is not limited to:
an assessment of the impact of the scope of works on the street trees
a detailed recommendation for the method of construction near the trees to ensure their health and vigour
the retention of the Eucalypt in the north east corner of the lot.

Issue – Landscaping
Table 14-56 of the Landscaping Code requires that development in the Business Centre zone has a minimum of 10% landscaped area. The proposal provides less than approximately 245m² of landscaping, some 58m² deficient to the requirement of the Code.

Probable Solution S28.1 requires 1 canopy tree with a minimum area of 5m² of mulch around the tree for every 4 car parking spaces. The proposal does not meet this provision.

Information required
Please provide an amended plan with an increase in landscaped area.

ENGINEERING
Issue – Councils Stormwater
The stormwater pipe alignment is proposed beneath the building and therefore within the zone of influence (refer to Drawing No P002 - A dated 05/02/2016 by VT Consulting Engineers).

Information Required
Provide amended plan/s to demonstrate:
that Council’s stormwater pipe does not traverse under the building
that adequate clearances are provided to ensure easy access to maintain, upgrade or replace the infrastructure.

Issue – Car park drainage (basement)
Probable Solution S14.3 of the Cooroy and Lake Macdonald Locality Code requires carparking areas drain by gravity means. A proposed stormwater pump well is proposed within the car park basement.

Information Required
Provide justification for using a pump for stormwater drainage. It is considered likely that any stormwater runoff from the car park basement can be drained by gravity to the existing stormwater system in Wimmers Lane.

Issue – Driveway and footpath levels
Additional information is required in regard to the final finished levels for the proposed upgrade of the concrete footpath and the proposed access driveway to the developed site.

Information Required
Provide a longitudinal cross section through the proposed driveway in compliance with the relevant standard that includes a compliant 2.0m wide concrete footpath abutting the front boundary of the site. Also, ensure the proposed finished levels for the building and parking areas are consistent with the proposed finished levels for the footpath and the parking areas.

Issue – Wimmers Lane crossover
The width of the driveway to Wimmers Lane exceeds the Codes requirements (Probable Solution S2.1 to S2.3 of the Driveways and Carparking Code.

Information required
Please provide design drawings of the Wimmers Lane frontage including the type of kerb and crossover to encourage pedestrian movements (e.g. such as a rollover kerb).

Issue – Delivery vehicles

Specific Outcome O8 of the Driveways and Carparking Code seeks to ensure development provides adequate, clearly defined and easily accessible loading and manoeuvring areas for delivery and service vehicles.

The proposal plans indicate a single loading bay.  Apart from bulk deliveries from a central warehouse by the identified HRV, it is envisaged there would also be a large number of other deliveries. A shopping development of the size proposed would typically have a design demand for 3 or 4 delivery vehicles at a time.

Information required
Provide amended plans that indicate the opportunity for 3 delivery vehicles at time (the identified dedicated HRV plus an SRV and a van).  This could be achieved by providing 2 dedicated loading bays (the HRV plus one other beside it) with another third vehicle then waiting.
Provide amended turning templates to demonstrate satisfactory manoeuvring of delivery vehicles with the additional loading bay.

Issue – Garnet Street access
The plans provided in the submitted Traffic Impact Assessment Report prepared by PTT indicate the Garnet Street access is proposed to be left in left out. This conflicts with the Traffic Impact Assessment which assumes all movements at the Garnet Street access.

Information required

Please confirm the access arrangements to Garnet Street.
If the access is proposed left in left out
demonstrate how this will be achieved (physical barriers etc.)
assessment of u-turn impacts in both directions along Garnet Street
the impact on the Cooroy hotel driveway opposite the site.

If all turns access is proposed, demonstrate safe right turn exit movements are achievable, given the location 45m clear of Myall Street roundabout.

Issue - Manoeuvring in the car park
Manoeuvring (circulation) in the car park basement raises some concerns.

Information required
Demonstrate two-way manoeuvring throughout the basement and to the top of the ramp to ground level.
Turning paths to and from the basement for a vehicle using car space 38.

Issue – Existing Sewer infrastructure
Existing Unitywater infrastructure.

Information Required
Provide the following confirmation from Unitywater:
there is no requirement for upgrading the existing sewer main within the site prior to the development works
the clearance between the proposed new stormwater pipeline and the existing sewer main on the site is acceptable to Unitywater.

ENVIRONMENTAL HEALTH
Issue – Noise
The MRG report assesses noise impacts on residential areas at S3, S4, S5 & S6 but does not adequately address the noise impacts on the most affected residential receivers S1 & S2 in Wimmers Lane adequately. The MRG report does not address:
LA90 background noise for receptors at S1 & S2, the nearest residential receivers
reflections from proposed hard surfaces of the development and surrounds in the delivery dock area of Wimmers Lane for predicting noise levels at S1 & S2 locations
refuse truck movements
noise measurements for N5 or N2 locations in Wimmers Lane. This would provide a representative LA90 measurement for the residential areas most affected by delivery dock noise i.e. S1 & S2 and therefore LAeq prediction could be better considered.
Information required
Please provide a reviewed acoustic report prepared by a suitably qualified person addressing, but not limited to the items raised above. The revised noise report should also include recommendations for buffering/mitigation or installation of absorptive barriers to protect residential receivers of Wimmers lane.

For the purpose of preparing the acoustic report and certifying acoustic treatments for the development, a suitably qualified person is considered to be either:
a Registered Professional Engineer of Queensland, or
an environmental consultant with a minimum of 3 years current experience in the field of acoustics.
For the purpose of acoustic barrier design and construction for the development, a qualified person must be a Registered Professional Engineer of Queensland.

HYDROLOGY

Issue
Specific Outcome O9 of the Water Sensitive Design Code requires that for the treatment of stormwater, natural treatment strategies, including grass swales and bio-retention systems, vegetated filtration strips and gross pollutant traps, are used wherever practicable.

The application proposes stormwater to be captured and treated via a proprietary product only and does not propose for any natural treatment strategies.

Information Required
Demonstrate how the development complies with Specific Outcome O9 of the Water by Design Code and demonstrate how the proposed water quality outcomes will be able to be achieved on an ongoing basis throughout the lifetime of the development.

Issue
Specific Outcome O3 of the Water Sensitive Design Code requires captured water is utilised for all non-potable uses on site.

Information Required
Provide a preliminary drainage plan to demonstrate how Specific Outcome O3 of the Water Sensitive Design Code will be met. Also demonstrate that the receiving drainage system is at appropriate levels to receive runoff from the water quality treatment strategies across the site.

Issue
The applicant has proposed for a proprietary product to be used to achieve the State Planning Policy Water Quality Reduction Targets. Stormwater Australia is currently preparing Evaluation Protocol for Stormwater Quality Treatment Devices. Proprietary devices have not currently been endorsed pursuant to the Stormwater Australia Protocol.

Information Required
Provide a digital copy of the MUSIC model used to design the proposed water quality treatment strategy.
Provide certification from an Independent RPEQ to:
confirm that the proprietary device proposed for stormwater quality treatment is likely to comply with the finalised Stormwater Australia Evaluation Protocol for Stormwater Quality Treatment Devices Criteria; and
certify that correct data has been input into the MUSIC model for the proprietary device in accordance with the Water By Design and eWater MUSIC modelling guidelines.

Issue
Performance Outcome O7 of the State Planning Policy for Water Quality required that Operational activities for the development avoid or minimises changes to waterway hydrology from adverse impacts of altered stormwater quality and flow.  And Limit the peak 1-year ARI event discharge within the receiving waterway to the pre-development peak 1-year ARI event discharge.

Information Required
Provide hydrological calculations to demonstrate that appropriate area and drainage profiles are allocated to provide detention necessary to limit runoff to pre-development flows.

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):

all of the information requested; or
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
a letter;
stating that you do not intend to supply any of the information requested; and
asking the assessment manager and each referral agency to proceed with the assessment of the application.

Please be aware that under Section 279 of the Sustainable Planning Act 2009 the applicant must respond to the Information Request within 3 / 6 months of the request or otherwise the application lapses.

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.  A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise.  You are requested to advise your client directly regarding this request.

You may wish to follow the progress of this application online at www.noosa.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

Should you have any further queries in relation to the above, please do not hesitate to contact Glen Conforti on the above number.

Yours faithfully

Glen Conforti
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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MCU16/0012