Request for Further Information - 010.2007.00001841.001 [As Published] · 132007.1841

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5.      Provide details of the proposed financial (leasing) arrangements for the relocated
        NCTC and indicate how its future viability will be supported by the development.

6.      Provide a written indication of how any staging of the development, and works on
        the existing NCTC site, will affect the continuity of the Centre’s operation.

7.      Provide further details of how the conference and gym facility is proposed to be
        utilised by the tenants of the site, including titling and contractual arrangements
        and costing structures for its use.

8.      Provide a detailed assessment of the adequacy of the carparking facilities
        provided in association with the conference and gym facility and provide
        amended plans indicating increased parking provision as appropriate.

9.      Provide confirmation of the proposal’s consistency with the various Management
        Plans submitted in association with the Reconfiguring of a Lot and Operational
        Works applications (2006/1594 & 2007/1242). Where there are conflicts, the
        proposal plans and/or management plans shall be amended accordingly and re-
        submitted, clearly indicating any changes made.

10.     Provide a Bushfire Management Plan for the site that addresses the proposal.
        The plan previously submitted has not considered the proposed development.

11.     Provide a Stormwater Management Plan for the site that addresses the proposal.
        The plan previously submitted has not considered the proposed development.

12.     Confirm that there will be no disturbance of existing vegetation or ground levels
        within the environmental covenant area in order to complete the development.

13.     Provide an assessment of the development’s compliance with the streetscape
        character requirements of Specific Outcome O107 (items a to h) of the Noosaville
        Locality Code.

14.     Provide details of the extent of any cut or fill required for the proposed
        development, and whether this could potentially impact on the vegetation in the
        adjacent open space/covenant areas.

15.     Confirm whether the required shade trees in the carpark can be provided in
        accordance Specific Outcome O28 of the Landscaping Code requirements.

16.     Provide amended plans indicating proposed waste storage/bin enclosure area for
        the gym and conference facility.

Land Development

17.     Provide amended proposal plans addressing the issues herein, and ensuring that
        all plans are drawn to a common scale (eg. 1:500, 1:200, 1:100, etc) and not a
        photocopied, reduced scale.




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18.   It is noted from the town planning report submitted with the application that the
      development is proposed to be developed in stages. If a staged approval is
      desired, please provide plans that clearly indicate this staging so that it is easy for
      everyone to understand. In this regard separate plans that indicate each stage of
      the development are required with the internal service road and car parking
      associated with each stage to be clearly shown on the plans, as well as any other
      ancillary components that may relate to the separate stages.

19.   Please arrange a suitably qualified traffic engineer to prepare and certify a
      detailed Traffic Assessment of the site, addressing (but not limited to) the
      following issues:

      19.1. Demonstrate compliance with Part 14, Division 18 of the Planning Scheme
            - Transport, Roads and Drainage Code in relation to Traffic Engineering
            issues.

      19.2. Provide an intersection analysis of all intersections that will result in an
            increase in traffic of 5% or more as a result of the proposed development
            and provide recommendations as to how these increases can be best dealt
            with.

      19.3. Demonstrate that the overall car park layout complies with the Australian
            Standard for Parking Facilities, Part 1: Off Street Car Parking (AS2890.1).

      19.4. Provide justification for the proposed number of car parking spaces and
            nominate on the proposal plans the exact break-up/distribution of car park
            spaces with consideration given to the differing uses proposed.

      19.5. Demonstrate that the car park layout will function as intended, as concern
            is raised over the blind aisles (and hence increased manoeuvring) and
            generally poor circulation within the individual carpark areas.

      19.6. Demonstrate how pedestrians and cyclists will gain safe access to the site
            from external areas (including the various shire business centre uses within
            the overall development). The provision of pathways will need to be
            considered and the need to cross over roads should be avoided where
            possible, but where required a central refuge area will be needed.

20.   Demonstrate that adequate end of trip facilities are incorporated within the
      proposed development, such as bike racks/rails (for visitors), storage lockers (or
      similar) for staff, change rooms, showering facilities, and drinking fountain (or
      similar). Given the scale of the development, shared female/male facilities
      (unisex facilities) will not be appropriate and separate facilities will need to be
      provided. Please illustrate all end of trip facilities on the proposal plans.

21.   Demonstrate compliance with Part 14, Division 20 of the Planning Scheme -
      Water Sensitive Design Code.

22.   A development of this scale will be required to provide rainwater tanks with a
      minimum capacity of 15 litres/m2 of roof area for use within the buildings and for
      irrigation purposes. On this basis, please demonstrate on the proposal plans
      where these tanks will be located, and if above ground, please illustrate on the
      plans, elevations and sections of the buildings and indicate the tank sizes.



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23.     Demonstrate on the proposal plans how it is intended to collect and drain
        stormwater runoff. It is noted in the planning report that it is intended to direct
        stormwater to Council infrastructure, but as the site falls towards the rear of the
        allotment where there will not be any Council stormwater infrastructure located it
        is unclear as to how the site will be drained and whether there will be any impacts
        as a result. Please provide plans and supporting documentation to demonstrate
        how the site will be drained so as to have no external impacts and no net
        increase in runoff. In review of the stormwater design for the site, consideration
        should also be given to any overland flow paths that will flow through the site.

24.     Provide plans that illustrate the proposed development in relation to the natural
        ground levels of the site. In this regard please show the natural contours on the
        plans, proposed surface levels, the natural ground level on all elevations of the
        proposed buildings and provide at least 6 cross sections through the site (at least
        2 in a North South direction and 4 in a east west direction).

25.     Indicate on the plans, elevations, and cross-sections any cut or fill earthworks
        and hence any retaining walls that may be required on site and the height of such
        walls.

26.     Please show on the proposal plans the actual location of the existing sewer main
        that traverses the site (including any easements) and any manholes that will be
        located within the site. Should this sewer be relocated, also show on the
        proposal plans the intended location of the sewer main and the easement that
        will be required over the new sewer.
Environmental Health

27.     The waste areas within the proposed development do not adequately allow for
        the use of bulk bins. Many premises will be able to use wheelie bins that can be
        placed at the kerbside for collection, however some businesses will require bulk
        bins to be serviced on site. Council requires that any waste vehicle that enters
        onto a property must be able to enter and exist the site in a forward direction. The
        current proposal would require waste vehicles to reverse out creating safety
        problems and a more flexible and compliant waste management solution needs
        to be proposed.
Please provide six (6) of all information that you are providing. In addition, it would
assist Council if you could also provide an electronic copy of your response.
Please be aware that under Section 3.2.12 of the Integrated Planning Act, the applicant
is to respond to any information request within 12 months of the request or otherwise,
the application lapses.
Under the provisions of the Integrated Planning Act 1997, you as the applicant, 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):-

1.      all of the information requested; or

2.      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

3.      a letter:-


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      3.1. stating that you do not intend to supply any of the information requested;
           and

      3.2. asking the assessment manager and each referral agency to proceed with
           the assessment of the application.
The above information is required to be submitted, prior to assessment of the
application. If any further matters arise as part of assessment of this application, you
will be advised accordingly.

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

Yours faithfully,



Denis Wallace
ASSISTANT PLANNING OFFICER




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