Information Request RAL17/0501

Officer: 	Lisa Pienaar
Direct Telephone: 	07 53296514
Our Reference:	RAL17/0501
Your Reference:	n/a
6 September 2017
Kenlynn Pty Ltd
C/- Urban Systems Pty Ltd
4/24 Kurilpa Street
WEST END QLD  4101
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.	RAL17/0501
Street Address:	2 David Low Way Castaways Beach Qld 4567
Real Property Description:	Lot 71 MCH 2854
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Issue - Vegetation
Protection of Community Assets and Resources
Coastal dune vegetation plays an important role as a first line of defence for storm surge and sea level rise in the protection of community assets such as David Low Way. The site is located in a Coastal Management District and a Coastal Protection Area. Protection of vegetation in this location is important for site stability and protection of community assets.
Information Required
Demonstrate the development can provide suitable protection of community assets including David Low Way, the dune systems, the adjacent vegetation, and accommodate storm surge, sea level rise, and extreme storm events and allow for ambulatory changes to the head of Burgess Creek. Include an assessment of the on-going use and the impacts on the fore dunes through increased access, whilst not burdening regulatory services to manage the area. Also include an analysis of the clearing required for provision of sight lines for safe access as required in Item 13 of this Information Request.

Biodiversity Overlay Area – Environmental Protection
The planning scheme is designates the lot as having an Environmental Protection area. A review of the supplied information does not adequately address this designation.
Information Required
Provide an analysis of the vegetation on the lot with regards to the Environmental Protection designation and the Vegetation of Noosa Shire, Ed 2, 2003.
Provide amended plans that show vegetation along the seaward boundary of all proposed lots to a minimum width of 6.0m protected by covenant.

Biodiversity Overlay Area - Riparian Buffer
The site is mapped as a riparian buffer area and the Biodiversity Overlay code does not support new development in these areas. The supplied information does not adequately address the riparian buffer overlay code.
Information Required
Provide suitable planning and ecological grounds for the proposed development that increases the scale and intensity of use within a Riparian Buffer area.
UXO
The site is located in an area with substantial potential for UXO. The development will increase the amount of people living in a UXO area. UXO assessment and UXO rehabilitation can lead to clearing protected vegetation.
Information Required
Provide further information regarding the UXO clearances required and the amount of vegetation clearing necessary to render the site safe.

Issue - Bushfire
The development is located in a bushfire hazard area and increases the number of people living in a hazard area.
Information Required
Provide a Bushfire Management Plan that complies with the Natural Hazards Overlay code of the Noosa Plan.

Issue - Fauna
The site contains remnant vegetation which provides habitat and forage values for native fauna (refer Fauna and its associated biodiversity values in Noosa Shire 2003). Insufficient information has been provided regarding the fauna habitat values of the site.
Information Required
Provide a fauna assessment in accordance with Planning Scheme Policy 18 Ecological Assessment Guidelines Section 7.

Issue – building envelopes
The building envelopes on each of the lots are very large and not appropriate in this sensitive dunal area.  Vegetation will be removed in these areas increasing the risks of erosion in the Coastal Protection Area. Additionally, the building envelopes of Lots 712 & 713 have a site cover of more than 50%. The Eastern Beaches Locality Code and the Detached House Code specifies 50% for a single storey dwelling or for a building of 2 or more storeys – 50% for ground floor and 30% for the upper storey/s, or 40% for all storeys for a building of 2 or more storeys.
Information Required
8.	Provide an amended plan with appropriate building envelopes that have considered the provisions in the Eastern Beaches Locality Code and the Detached House Code.  Assessment must also be provided identifying the extent of vegetation site and the resultant clearing that will occur within the envelopes.

Issue - Water Quality of Burgess Creek and Stability at Stormwater Outlet points
The proposed subdivision has the potential to increase hardstand area which changes frequent flows, peak runoff velocities and water quality. The State Planning Policy (SPP) requires developments of this nature to demonstrate that they provide mitigation measures in stormwater runoff to manage frequent flows to not change to 1% AEP and achieve pollution reduction targets of 80% reduction of Total Suspended Solids, 60% reduction of Total Phosphorous and 45% reduction of Total Nitrogen compared to a non-mitigated scenario. Additionally, Specific Outcomes O1, O9 and O10 of the Water Sensitive Design Code of the Noosa Plan requires developments to not adversely affect water quality, water flows or ecological values of the receiving environment. For this development, further information is needed to confirm the receiving environment will not be adversely impacted. The concerns with flow management are to do with scour at the stormwater outlets, impact of scour on slope stability. Concerns with changes to water quality have to do with potential for nutrient increases to Burgess Creek, especially when it is closed as well as impacts of locally increased nutrients to dunal vegetation.
The application is unclear whether runoff from the development will discharge via groundwater or overland flow to Burgess Creek or elsewhere. The size and location of any required stormwater management devices that will result from the proposed subdivision and the impacts it could have on site stability, asset management etc. may potentially affect lot layout/ easements etc.
Information Required
9.	Demonstrate that the proposed development will meet the environmental objectives for water quality management as required by the SPP and The Noosa Plan.
10.	Provide a preliminary stormwater strategy which identifies the proposed stormwater outlet locations and flow paths as a result of the proposed development.
11.	Provide advice from a suitably experienced and qualified geotechnical engineer to confirm that the proposed stormwater discharge strategy will not affect stability on landslip areas or cause erosion.
Issue – Easement and Covenant
Council has concerns with the administration and ongoing maintenance of the covenant areas and the access easement.

Information Required
12.	Provide draft covenant and easement documents that clearly define the administration and ongoing maintenance responsibilities of the relevant areas.
Issue - Site access and traffic
David Low Way is an arterial road.  The Transport Roads and Drainage Code at O7, specifies that roads are to be planned and designed to support the hierarchy and functional aspects identified in Sections 2 and 3 of PSP5.  PSP5 states at 2.1 (iv) that general access to arterial roads shall not be permitted, and that access shall be indirect via service roads.  The proposed access onto David Low Way would thus need to be designed to satisfy road access requirements, rather than driveway access requirements for sight distances and functionality. PSP5 at Section 3.10 also specifies that property access shall be located to achieve sight distances as outlined in the Austroads guidelines.
The TTM report has assessed sight lines at the new driveway based on the requirements of Australian Standard AS/NZS 2890.1 -2004 for a 70km/hr design speed.  This is a substantially lower sight distance requirement than required by the Austroads guidelines.  Note also that the TTM report has not strictly achieved the sight line requirements of the Australian Standard because it has not measured the sight line to the closest lane edge, which would increase the sight line requirement suggested in the TTM report even when measured using the lower requirements of the Australian Standard.
Information Required
13.	Assess and achieve Safe Intersection Sight Distance requirements at the proposed driveway as defined by the Austroads guidelines, consistent with the requirements of Section 3.10 of PSP5, based on the design speed of David Low Way determined from a speed survey.
14.	Modify the proposed site access design so that a HRV can turn into the site from wholly within the proposed BAL left turn lane, without using the adjacent through lane, so that the vehicle can wait in that lane clear of through traffic, if there is another vehicle waiting to depart from the access at that same time.  Otherwise the site access should be redesigned to accommodate turning to the access by a HRV at the same time as a car is departing the site.  Also, the taper for the proposed BAL treatment needs to be lengthened to comply with Austroads standards.
15.	Modify the proposed vertical alignment of the proposed access to David Low Way, to satisfy the grading requirements of AS/NZS 2890.1-2004, particularly in achieving satisfactory grades across the verge and on the approaches to the existing pedestrian / cycle path from both directions on the driveway (as vehicles using the driveway will need to give way to pedestrians / cyclists on that path).  The proposed alterations to the existing vertical alignment of the existing path should also be identified.
16.	Prepare a plan identifying refuse bin pad storage locations for each lot (2 wheelie bins per lot), together with the path of a refuse vehicle to/from and within the site, satisfactorily servicing each bin location.  Visitor parking should also be identified on that plan (satisfying a minimum requirement of 0.5 visitor spaces per lot) clear of those refuse collection requirements and clear of potential driveways to the individual sites.  Titling arrangements would also need to be clarified for the visitor parking to ensure that visitor spaces are available for all 6 lots, rather than being associated with specific allotments.  Visitor parking would need to be clearly designated and signed as being for visitors only. This is important because overflow parking from the site will not be acceptable.

due date for response to information request
The due date for providing the requested information is 7 December 2017. 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.qd.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

Lisa Pienaar
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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