M2915 - Information Request Response

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Response.
This item has been reviewed by Blackburn Jackson Design, who have prepared a revised landscape plan for Council’s
review and endorsement (refer to Attachment B). The revised design now incorporates an amended species palette,
which removes the nominated species and replaces them with species more closely aligned with Council’s, Planning
Scheme Policy No. 2.



Item 2 – Landscaping (removal and retention)
Clarification as to what existing vegetation is proposed to be removed from the site to accommodate the development
and whether this includes works in the road reserve.

Information Required
    2. Provide a survey plan having identified what species are intended to be removed and what existing species are to
       be retained.

Response
The proposed development involves removing all the site’s existing vegetation to accommodate the development. The
existing vegetation is not mapped as significant on Council’s or the State’s mapping system. It is understood that a tree
clearing application will be required to be lodged with Council prior to the commencement of the works and revised
landscape proposal is included as part of this combined MCU & OPW application. Accordingly, a detailed survey of the
site is not considered necessary.


Item 3 - Landscape calculation
The inclusion of the grassed driveway strip in the calculation of the total landscaping onsite is not considered appropriate
to include in the total calculation of landscaped areas. There is potential for the grassed landscaped area to be
compromised by vehicle manoeuvring and it is not considered that the strip contributes to the visual amenity and natural
landscape character of the site.

Information Required
       3.       Recalculate the total landscaped area and demonstrate compliance with the required 35% landscaping
       for the site.

Response
The grassed driveway strip in the centre of the main access driveway proposes to include Atlantis (or similar) turf cell,
which are specifically designed to be a pervious surface that allows rain water penetration and enables vehicle
movements without adversely affecting the grass. It is also considered that the landscape strip will also contribute to
visually softening the concrete driveway when viewed from the street. Accordingly, we are of the view that the grassed
driveway strip should be recognised as part of the overall landscape calculations, because the strip will be pervious
surface and will contribute to the amenity of the site. This is consistent with the landscape definitions as reproduced
below. The revised landscaping total complies with the relevant Acceptable Outcome A010.2, which stipulates a
minimum 35% of the site area to be landscape area and 60% of this must consist of soft landscaping.

Accordingly, the revised development layout and landscape calculation plan (refer to Attachment A) clearly
demonstrate compliance with AO10.2.




JFP Ref: M2915P                                                                                                 Page 2

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Planning scheme definitions
soft landscaping - means trees, shrubs, grass, garden beds and impervious surfaces that occur naturally such as rock outcrops. Soft landscaping is not located on top
of a constructed slab or other structure and is capable of supporting the establishment and growth of canopy trees as well as other species. The term does not include
swimming pools or impervious surfaces such as driveways, vehicular access lanes, vehicle parking and manoeuvring areas, pathways, stormwater structures, tennis
courts, decks, balconies, roof terraces and the like. It also does not include areas over which balconies cantilever unless there is a vertical height of 4 metres between
the ground and the balcony to allow for significant planting.

landscaped area (including landscaped buffer areas, landscaped building setback and landscaping) - means part of a site comprising predominantly soft landscaping
and set aside for the purposes of enhancing or protecting the amenity of the site. The term includes the areas occupied by bicycle racks, swimming pools or ponds and
garden paths, but does not include impervious surfaces* such as driveways, vehicle access lanes, vehicle parking and manoeuvring areas, waste storage areas, and
the like.
*Emphasis added




Item 4 – Height
The development exceeds 8.0 metres in height as stipulated in AO8.1 of the Medium Density Residential Zone Code.
There is no reasonable justification to support unnecessary building height encroachments.

Information Required
       4.       Provide amended plans that demonstrate compliance with a maximum building height of 8.0 metres
       relative to the natural ground.

Response
The identified exceedance of the 8.0m building height limit is considered minor in the context of the overall
development. As illustrated in the proposal plans and Figure 1 (height plane projection) below, the area of non-
compliance is minimal and limited to one corner of the pop-up roof, which includes a projection 310mm into the
building height plane. The proposed development has been designed to incorporate an interesting and varied roof
form, which is provides a positive contribution to the visual amenity of the streetscape and surrounding area. This is a
requirement of PO19 of the Medium density residential zone code.




Figure 1 – 8m building height plane




JFP Ref: M2915P                                                                                                                                           Page 3

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The relevant Performance outcome is PO8 of the Medium density residential code, which states:

PO8 – Buildings and structures:

           1. are low rise and present a building height consistent with structures on adjoining and surrounding
              premises;
           2. are designed to provide an interesting streetscape and complement landform changes and landscapes
           3. do not visually dominate the street or surrounding area;
           4. maintain a vegetated skyline;
           5. do not unreasonably obscure views or lead to overshadowing of neighbouring properties;
           6. do not exceed two storeys.

The proposed development complies with PO08 by incorporating the following design characteristics into the overall
development:
     The development is low rise and is consistent with the overall height and scale of adjoining premises.
     The roof design provides visual interest and contributes towards an interesting streetscape
     It is not visually dominant within the street or surrounding areas
     It will facilitate a varied skyline
     The proposal does not unreasonably obscure views or overshadow adjoining premises
     The proposal does not facilitate opportunities for overlooking of adjoining properties private open space areas
     The development is two storeys in height.

Item 5 – Stormwater discharge
The submitted stormwater design and associated report indicate that discharge from the site will be into an existing
rubble pit located in the adjacent property. Council has no detail on the capacity/condition of this pit and the subject site
does not appear to have lawful right to discharge into the pit.

Information Required
5.     Provide sufficient detail to demonstrate that the subject site has the lawful right to discharge into the existing
       pit. Alternatively provide an amended design that disposes of stormwater runoff within the subject site without
       causing scour or damage to the subject site or any adjoining property.

Response
We refer you to the revised Site Based Stormwater Management Plan prepared by Bax Engineering (Enclosed as
Attachment C). This revised stormwater management plan now includes a revised design, which incorporates an
infiltration tank system in the south west corner of the site. This infiltration tank has been designed in accordance with
the requirements of QUDM and ensures that the site’s stormwater runoff is captured and disposed of in a way that does
not result in worsening of downstream drainage impacts, and does not result in scouring or damage to the site or
adjoining premises.



Item 6 – Lawful point of discharge
If the lawful right can be demonstrated provided additional detail on the existing rubble pit, it’s condition, it’s capacity to
cater for the proposed development and what maintenance arrangements currently exist or can be created.




JFP Ref: M2915P                                                                                                    Page 4

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Response
The Site Based Stormwater Management Plan (Refer to Attachment C) provides further details regarding the historical
point of discharge and legal point of discharge. As outlined in Item 5 above, the revised proposal involves an on-site
infiltration tank system with sufficient capacity to manage stormwater flows and ensure non-worsening of drainage
impacts, prior to discharge from the site...



Item 7 – Infrastructure clearances
Provide a sectional plan that clearly demonstrates that suitable vertical clearances can be provided between the
proposed stormwater line and the existing sewer main

Response
The required vertical clearances between the existing sewer main and stormwater infrastructure are illustrated in the
revised engineering plans included as part of the Site Based Stormwater Management Plan (Refer to Attachment C).



Item 8 – Carpark access
Provide additional detail on how the proposal addresses the potential for conflict at the end of the access driveway
between vehicles entering and exiting the carparking area.

Response
 The carpark area has been amended to reduce potential traffic conflicts by relocating the designated shared PWD space
/turning bay, so that it can now be utilised should a vehicle being exiting the carpark at the same time as another
vehicle is entering. Suitable visibility is available to ensure both vehicles can safely negotiate a passing manoeuvre
(Refer to Attachment D).

It is also noted that the scale of the development is small and the proposed uses will not result in a high vehicle turnover
in the carpark area. As a result, any conflicts arising from vehicle exiting and entering the carpark are anticipated to be
low and manageable.


Item 9 – Turning templates

Provide a plan of the swept paths for vehicles exiting the carparking area and travelling along the access driveway.

Response:
Turning templates have been prepared by Bax Engineering (Refer to Attachment D), which demonstrate the turning
manoeuvres required to access each car space in the proposed car parking area. The plans demonstrate that the turning
areas are appropriate for a small-scale development, with low vehicle turnover.


Item 10 – Suitability of the turf cells

Provide additional detail that demonstrates that the proposed grass cells are suitable for the intended use and are not
impacted by vehicles using the driveway




JFP Ref: M2915P                                                                                                 Page 5

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Response
As shown on the revised turning templates (Refer to Attachment D), the proposed swept paths are clear of the
driveway strip and grass cells. It is also noted that the proposed grass cells are appropriately designed to facilitate water
penetration and vehicle movements. Below is an extract from the manufacturer’s website which demonstrates that
they are appropriate for the proposed use:

         Atlantis Turf Cell® is a highly effective product for vertical and horizontal root growth. Unlike concrete systems,
         the roots remain isolated and aerated, allowing the grass to grow strong and homogeneous.

         Ideal solution for reinforcing lawns in areas with vehicle traffic. The robust design ensures long life and meets
         most traffic requirements in any low to medium duty location with an installed load capacity of 4,000 ton / m2.
         The passage of cars or vehicles on the lawn does not generate negative effects since the roots are protected.




Item 11 – Swept paths for B99 vehicles

Provide swept paths for a B99 vehicle accessing and exiting from each space. The paths must demonstrate that vehicles
can access the site and each space in a forward gear, reverse out and exit the site in a forward gear in a total of 3
movements. Alternatively provide justification for additional or reversing movements

Response
As shown on the revised turning templates (Refer to Attachment D), swept paths from B99 vehicles have been prepared
for each car space for the proposed development. The proposed carpark has been amended accordingly so that all
manoeuvring is now in accordance with AS 2890. As illustrated by the turning templates, the majority of spaces
facilitate forward entry and 3 point turns for each space, but some spaces may require a reverse in manoeuvre and then
exit in a forward direction. In this regard, AO7.1 of the Driveway and parking code states that parking bays and
manoeuvring areas are to be designed in accordance with the Australian Standard for Parking Facilities. It is noted that
Australian Standard AS2890.1 includes provisions relating to reverse-in parking for 90 degree angled parking. All
proposed parking spaces are 90 degrees and are adequate to accommodate reverse-in parking as anticipated by
AS2890, if and when required.

The development is small scaled mixed-use development that is a consistent use in the Medium density residential
zone, and as such, it is unlikely to involve significant traffic movements. Furthermore, it is noted that Section B4.8 of
AS2890.1 states, that where "... developments have a low turnover, users are generally prepared to accept some
inconvenience when entering or leaving the parking space. Tests have shown that most vehicles larger than the B85
vehicle will need to make a 3-point turn if the manoeuvring space is the minimum allowable. Some very large vehicles
may need to make a 5-point turn."


Item 12 -Swept paths
Provide swept paths for each space from the space to a point on the access driveway where the vehicle is travelling in a
straight line.




JFP Ref: M2915P                                                                                                   Page 6

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Response
As shown on the revised turning templates (Refer to Attachment D), swept paths have been provided for each space
and show the manoeuvres to a point where the vehicles are travelling in a straight line.


Item 13 – Car parking allocation
Provide clarification of the allocation of the carspaces/carports.

Response
The architectural plans (refer to Attachment B) have been updated to clearly distinguish between the unit spaces
referred to as carports 1-3 and the commercial spaces marked as Office 1-4.


Item 14 – Demonstrate compliance with Noosa Plan 2020

Provide plans and detail that demonstrate that the proposed access and carparking arrangements achieve compliance
with The Noosa Plan 2020:
        14.1. The Dual Occupancy and Multiple Dwelling Code – PO12 (AO12.2)
        14.2. The Driveways and Parking Code – PO7, PO10 and PO13

Response
Item 14.1: -
The Dual Occupancy and Multiple Dwelling Code, AO12.2 states:

         AO12.2
         Where located on any road of a higher order than local road or where accommodating three or more
         households, vehicle manoeuvring areas are provided on site, such that vehicles enter and leave the site in a
         forward gear.

The proposed generally complies with the above acceptable outcome other than the site does not provide on-site
manoeuvring for an MRV to leave in a forward direction. The development demonstrates that a MRV vehicle can enter
the site for occasional access and park in the driveway. However, this would entail a reverse manoeuvre on to David
Low Way. This occurrence is considered to be extremely rare, and it is noted that David Low Way is low-speed
environment i.e. 40kph, which also benefits from a raised pedestrian crossing located just to the south of the site, which
further contributes to the low-speed environment. The proposed access arrangement is not likely to adversely impact
the road functionality.

According we are of the view that the proposal complies with PO12, which states:

         PO12
         Safe vehicular access is provided to and from the site without adversely impacting on the safety of the road
         network.

Notwithstanding the above, it should be highlighted that at the prelodgement meeting with Council (PLM21/0050), it
was discussed and agreed that the proposed development could be suitably serviced from David Low Way.




JFP Ref: M2915P                                                                                                Page 7

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Item 14.2:-
AO7.1 of the Driveway and Parking Code states:
        AO7.1
        Parking bays, manoeuvring areas, queuing areas, loading, set down, pickup areas and driveways are designed in
        accordance with the Australian Standards for Parking Facilities.

As demonstrated on the revised turning templates, the development has been revised to comply with the requirements
AS2890, with the exception of service vehicles exiting the site. As mentioned, the proposed development seeks to
service the site from the street. Thus, the development complies with the requirements of PO7, which is outlined
below:

         PO7
         The layout of the development provides adequate, clearly defined and easily accessible

                          1. on-site vehicle parking and manoeuvring areas; and
                          2. loading and manoeuvring areas for delivery and service vehicles.

AO10 of the Driveway and Parking Code requires vehicles to enter and leave in a forward direction. The development
generally caters for all vehicles to exit the site in forward direction with the exception of MRV. However, as mentioned
in Item 14.1 above, David Low Way is a low-speed environment with suitable sight lines available. Further, it is also
proposed to include a layby area for waste collection and other service vehicles on David Low Way at the front of the
site (refer to Attachment A). Therefore, taking into account the scale of the development, it is deemed that the site’s
access and egress points will not impact the safety or operation of David Low Way as required by PO10 (reproduced
below).

         PO10
         Access and egress points do not impact on the safety and operations of the road system.

PO13 of the Driveway and Parking Code states:

         PO13
         Provision is made for pedestrian and vehicular queues at conflict points.

The development incorporates separate access points for pedestrian and vehicles to enter and exit the site. The
development also includes sufficient width in the driveway to facilitate vehicle queuing at the site’s entrance (Refer to
Attachment D). Accordingly, the proposed development is considered to comply with PO13 of the Driveway and
Parking Code.




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Items 15 & 16
The proposal does not provide any on-site waste collection or service areas. The proposal includes a layby area for these
services on the road formation in the frontage of the site. The proposed location will block the on road cycle lane when
occupied by a heavy/service vehicle.

Information Required
       15.     Provide additional detail that demonstrates that the proposal achieves compliance with The Noosa Plan
       2020 – The Transport Code – PO3

Response
A service vehicle temporarily parking in the road formation does not compromise the safety or impact the operation of
the road. As discussed above the area is a low speed (40kph) environment, and as such, a cyclist would be able to safely
navigate and safely pass the occasional service vehicle via the main carriageway.

         16.     Provide additional comment in regard to the potential for the proposed visitor space to be modified to
         provide a service vehicle space

Response
The development does not propose to have any service vehicles entering the site. This was established and agreed at
the prelodgement meeting. The proposed development is for a small scaled (domestic size) mixed use development,
which is consistent with the existing planning intent for this site. Accordingly, it is not anticipated that the site warrants
the provision of onsite servicing. Accommodating a service vehicle within the nominated visitor space area at the front
of the site would also compromise the generous landscaping outcomes sought by this proposal.



This correspondence and attachments represent a response to all the information requested, in accordance with s13.2
of the Development Assessment Rules.




JFP Ref: M2915P                                                                                                    Page 9

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We trust the above and enclosed information satisfactorily addresses Council’s Information Request requirements and
should wish to discuss any of the above, please do not hesitate to give the undersigned a call on (07) 5450 3900.




Yours faithfully,




TIMOTHY BALCOMBE
SENIOR URBAN PLANNER
JFP URBAN CONSULTANTS


CC: Altum Property Group

Attachments:

        Attachment A : Architectural Plans
        Attachment B: Landscape Plans
        Attachment C: Site Based Stormwater Management Plan
        Attachment D: Turning templates




JFP Ref: M2915P                                                                                          Page 10