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12332_Council_Information Response_081118
Attached to the e-mail Response to Info Request (Letter, DA Form 1, Owners Consent, carpark plan, masterplan, pickup dropoff plan) - MCU18/0097.
Thursday, 8 November 2018 Our Ref: 12332 / Office: Sunshine Coast Council Ref: MCU18/0097 NOOSA COUNCIL PO BOX 141 TEWANTIN QLD 4565 ATTENTION: Billy Glover Dear Billy INFORMATION RESPONSE DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE - TYPE 2 SCHOOL (CAR PARK) 115 EUMUNDI NOOSA ROAD, NOOSAVILLE LOT 1 ON SP228052 & LOT 30 ON SP170751 Further to your information request for the abovementioned development application we now respond to all of the information requested. START INFORMATION RESPONSE Issue Vehicle Access and Movements, Pedestrian Connections, and Site Users. The submitted material does not demonstrate suitable connection of the proposed car park to the existing school campus and adjoining road network, nor demonstrate a suitable layout of the site. Information Required 1. Provide a masterplan of the school campus and subject lot to demonstrate connection between the school and proposed car park. Response Please refer attached masterplan showing the full school campus, which demonstrates the proposed connection between the school and carpark. 2. Access to Eumundi Noosa Road from the proposed new school car park is not supported. Provide an amended proposal plan that provides access to the car park in a satisfactory manner via the existing college access arrangements. This should include assessment by an RPEQ traffic engineer of operation and sight lines at that new integrated access location and configuration. Note that details of the proposal to legally formalise access through the existing campus parking area for exit from the new car park will also be required.
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Response
Please refer attached amended proposal plans that remove access from Eumundi Noosa Road. All
access is proposed via the existing access arrangements on Walter Hay Drive. In order to achieve
appropriate access and movement through the existing carpark and driveways, changes to the current
arrangements are proposed and detailed on the amended proposals plans. This includes a new parent
setdown/pickup zone to improve the overall vehicle movement function. An assessment of the access
and movement arrangements is provided in the attached traffic response prepared by TTM.
The most appropriate way to legally formalise access through the existing campus parking area is for
the inclusion of the existing campus land as part of the application. In this regard we attach an
updated DA Form 1 and owner’s consent providing for the inclusion of Lot 1 on SP228052 as part of
the application.
3. Provided details of arrangements through signage and other means (such as threshold treatments)
to limit use of the car park for staff and student parking only, and prohibiting visitor parking,
student set-down and collection activities, and unauthorised/public use.
Response
The carpark was originally designed as a student and staff parking area only given its separation from
the main Walter Hay Drive access. As a result of the proposed changes to the Walter Hay Drive access
and carpark, existing visitor carparks have been lost. The proposed carpark has been redesigned to
provide for 24 carparks at 2.6m wide to compensate for this loss. Rather than prohibiting
visitor/parent parking, the carpark spaces will be clearly signed for use (refer traffic response and
landscape plans). 125 will be signed for staff and student parking with 24 available for visitor parking.
4. Remove elements of the proposal plan that suggest a set-down / pick-up zone within the
proposed car park.
Response
The amended proposal plans clarify the carpark layout and remove elements that suggest a set-down /
pick-up zone.
5. Prepare a parking management plan detailing arrangements to be used during events to enable
and manage parent parking within the car park at those times. Include details such as provisions to
direct parents to the new car park when other existing areas of the campus car park are full.
Response
A parking management plan is not considered necessary. The availability of the carpark for parent use
during events could be simply advised by newsletter or a temporary sign placed at the carpark entry as
required indicating ‘event parking’. This requirement can be conditioned.
6. Provide a plan and additional material demonstrating suitable permeable pedestrian connections
between the proposed car park and linkages at the existing campus. The pedestrian connections
should be designed to incorporate and make reference to CPTED principles.
Response
The amended proposal plans demonstrate a suitable permeable pedestrian connection between the
proposed car park and the existing campus. The connection achieves CPTED principles and which is
outlined in both the traffic response and landscape design intent.
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7. Undertake assessment of traffic impacts at the Walter Hay Drive and Goodchap Street
intersections with Eumundi Noosa Road that will arise from the redistribution of traffic associated
with the proposal.
Response
As discussed and agreed in meeting with Council, Holland Traffic Consulting and TTM on 27/07/18, it
was considered that this additional traffic assessment would not be required should site access be
proposed from the existing Walter Hay Drive access as now shown on the attached proposal plans.
Issue
Existing vegetation along the frontages of Eumundi Noosa Road and Walter Hay Drive provides
vegetation screening of the development area and must be retained to provide advanced screening of
the development.
Information Required
8. Demonstrate the retention of existing vegetation along the frontage of Eumundi Noosa Road and
Walter Hay Drive through the provision of an arborist report, which demonstrates the construction
and maintenance requirements to maintain the vegetation in good condition for the life of the
development.
Response
An assessment of existing vegetation was undertaken by the landscape architect as part of the initial
carpark design. Retention of existing vegetation was considered in the context of the planning scheme
provisions, which require a 2m landscaped setback to the frontage, and maximising the use of the site
for school car parking. All reasonable efforts have been made to retain existing vegetation and disturb
the least area practical. The resulting design provides for the retention of 9 existing trees and a
frontage landscape buffer width on average of about 4.8m (which considerably exceeds the planning
scheme requirement). Existing retained trees are clearly identified on the landscape plan and carpark
proposal plan. The landscape plan also indicates the intent to provide permeable paving under the
drip line of the retained trees to support the ongoing health of the trees. The requirement for arborist
report detailing the construction and maintenance requirements to support the proposed tree
retention can be conditioned to be provided with a subsequent operational works application.
Issue
The location of the bioretention basin in the front setback area reduces the ability of the development
to provide a vegetated screening of the car park area when viewed from the major road networks.
Information Required
9. Provide a revised car park layout that relocates the bioretention basin and provides vegetation
screening of the development when viewed from the major road networks, Walter Hay Drive and
Eumundi Noosa Road.
Response
The proposed bio basin is setback 2m from the road frontage boundary providing sufficient
opportunity for screening vegetation. This 2m setback is in accordance with frontage landscape
setback requirement of the planning scheme and consistent with similar approval outcomes issued by
Council.
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Issue
The landscape code requires a minimum of 1x100L tree to be provided for every 4 car-parking spaces
and a minimum of 5m2 is to be provided for each tree. The proposal lacks landscaping amongst the
proposed car parking spaces.
Information Required
10. Provide an assessment of the proposal against the provisions of The Noosa Plan Landscape Code
Outcome 28.
Response
Refer attached amended landscape concept plan. The proposal will comply with specific outcome 28
by providing landscaping of the carpark designed to reduce the visual impact of the development;
provide for advanced canopy trees; ensure canopy trees are protected from vehicle damage; maximise
opportunities for infiltration of rainwater; and minimise contaminated runoff. A full assessment is
provided below.
Specific Outcome Probable Solution Response
Off street carparks
O28 Landscaping of carparking S28.1 One advanced canopy tree Complies
areas is designed to— (a minimum of 100 litres pot size) The site is not a town or village
a) reduced the visual impact of is provided— centre, a shopping centre or
the development; a) in towns and villages, shopping commercial area and therefore
b) provide for advanced canopy centres or commercial areas - for the applicable rate is 1 tree for
trees to shade vehicles and to every 4 carparking spaces; or every 6 car parking spaces. The
reduce reflected radiation; b) otherwise - for every 6 carpark proposes 149 spaces and
c) ensure canopy trees are carparking spaces; therefore 25 canopy trees are
protected from vehicle damage AND required. Notwithstanding, the
by providing adequate sized landscape plan proposes 39
garden beds; canopy trees, including the
d) maximise opportunities for retention of 9 existing trees.
infiltration of rainwater on-site;
and S28.2 A minimum area of 5m2 is Complies
e) minimise contaminated runoff provided around each canopy The total landscaped area is
entering the stormwater system tree, which is mulched and 1,379m2. All canopy trees will be
and watercourse. treated; located in a planting area
AND exceeding 5m2.
S28.3 Plants are grouped in Complies
mulched beds rather than using As shown on the landscape plan,
individual, evenly spaced trees trees will be grouped in beds with
and scrubs; shrubs and ground cover
AND planting.
S28.4 Semi-pervious pavement Complies
surfaces are used, such as grass The carpark will include
cell paving, to increase permeable paving within the
infiltration of rainwater and carpark within vicinity of existing
minimise contaminated trees to be retained.
runoff, including hydrocarbons,
entering the stormwater system
and watercourses;
AND
S28.5 Runoff from carparking Complies
areas is directed to landscaped Runoff is directed to a central
areas to minimise contaminate landscaped swale and bio
runoff, including hydrocarbons, retention basin before entering
entering the stormwater system into the stormwater system.
and watercourses;
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AND
S28.6 Garden mounding is Complies -Alternative solution
incorporated into carparking Due to the intent to retain
areas adjacent to frontages; existing vegetation along the site
AND frontages, mounding is not
possible due to the impact on the
trees. The retention of
established vegetation far
outweighs any benefit of
mounding.
S28.7 Surface and subsurface Complies
drainage swales are used to A central landscaped drainage
maximise stormwater infiltration; swale is proposed to maximise
AND stormwater infiltration.
S28.8 A planting bed of at least Not Applicable
1m width with screen fencing and The carpark does not adjoin any
dense planting is provided to any residential development
property boundary with an
adjacent residential development.
Issue
The MUSIC model demonstrated in the Stormwater Report shows that all runoff will flow via pervious
paving prior to entering bioretention basins. However, the detail design plans demonstrate that only a
small portion of the runoff will flow via pervious paving areas prior to entering the bioretention basins,
and therefore is inconsistent with the MUSIC model. Additionally, the Water By Design Music
Modelling Guidelines states that porous paving and associated drainage layer and filter media must be
free draining (i.e. does not hold water after rainfall), the information provided does not demonstrate
this is the situation on this site.
Information Required
11. Provide a MUSIC model, that is consistent with the detail design plans in terms of the low flow and
high flow bypass to achieve the required pollutant reduction targets.
12. Demonstrate that the drainage features underlying any pervious paving is consistent with the
requirement of The Water by Design Music Modelling Guidelines.
13. Also, provide a copy of the MUSIC model, prepared in accordance with the Water by Design
MUSIC modelling Guidelines, that demonstrates the required pollution reduction targets are
achieved.
Response
Refer attached amended Stormwater Management plan, MUSIC modal and response from Odyssey
Consulting within Attachment 1. These documents demonstrate consistency with the MUSIC model
and Water by Design Music Modelling Guidelines.
Issue
Specific Outcome O8 of the Water Sensitive Design Code requires that the Development design
including density and scale provides adequate footprint to integrate all elements of stormwater quality
and quantity treatment infrastructure including, where relevant, bio retention basin batters and
maintenance access, without the need for retaining walls. The incorporation of the detention
component with the bioretention water quality treatment component has resulted in retaining walls
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that do not meet Specific Outcome O8. Additionally, it is not clear how the bioretention basin will be
accessed for maintenance purposes.
Information Required
14. Demonstrate that there is no alternative to the proposed design for incorporation of the above
ground incorporation of the detention component with the bio retention basin in the format that
requires retaining wall surrounds and demonstrate that adequate access is provided for
maintenance. Consider alternatives such as provision of water quality treatment components
throughout the car park landscaping and undergrounding detention components to maximise the
space available.
Response
Refer response from Odyssey Consulting within Attachment 1. This response discusses the various
options considered for stormwater management. The proposed bio basin design and location
represents the best outcome for the site to enable retention of existing vegetation, maximise the car
parking provision and minimise ongoing maintenance costs.
END INFORMATION RESPONSE
Part 3: Information Request has now concluded. We ask that you now provide details of adjoining
owners in order that we may commence the public notification of the application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
PROJECT URBAN
Scott Sobey
DIRECTOR
Email: [email protected]
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ATTACHMENT 1 Odyssey Consulting response
Page 8
Odyssey Consulting Group Gold Coast
ABN 35 612 263 975
Suite 5 Corporate House
155 Varsity Parade
Varsity Lakes Q 4227
PO Box 4579 Robina Town Centre
Queensland Australia 4230
Telephone: +61 7 5575 7744
Facsimile: +61 7 5641 7992
Email: [email protected]
05 November 2018 www.odcconsulting.com.au
Odyssey Consulting Group Brisbane
ABN 39 165 718 230
Billy Glover 9a/19 Lang Parade
Milton Q 4064
Assistant Development Planner Telephone: +61 7 3720 8800
Noosa Council Facsimile: +61 7 5641 7992
Email: [email protected]
PO Box 141
TEWANTIN Q 4565 Odyssey Consulting Group Rockhampton
6A/34 East Street
Rockhampton Q 4701
Our Ref: K4277-0005 Telephone: +61 7 4922 5019
Your Ref: MCU18/0097 Facsimile: +61 7 5580 9133
Email: [email protected]
BY EMAIL: [email protected]
To Whom it May Concern
RE: INFORMATION REQUEST – LOT 30 SP170751 – 115 EUMINDI NOOSA ROAD, NOOSAVILLE
We refer to the above matter and in particular your correspondence dated 16 July 2018 requesting further information,
we hereby provide the following response.
ITEM 9
Issue
The location of the bioretention basin in the front setback area reduces the ability of the development to provide a
vegetated screening of the car park area when viewed from the major road networks.
Information Required
Provide a revised car park layout that relocates the bioretention basin and provides vegetation screening of the
development when viewed from the major road networks, Walter Hay Drive and Eumundi Noosa Road.
Response:
The bio retention basin set back is currently 2m off the boundary. The current location was seen as the best option as it
followed the natural contours negating the need for unnecessary earthworks and tree removal.
ITEM 11
Issue
The MUSIC model demonstrated in the Stormwater Report shows that all runoff will flow via pervious paving prior to
entering bioretention basins. However, the detail design plans demonstrate that only a small portion of the runoff will
flow via pervious paving areas prior to entering the bioretention basins, and therefore is inconsistent with the MUSIC
model. Additionally, the Water By Design Music Modelling Guidelines states that porous paving and associated
drainage layer and filter media must be free draining (i.e. does not hold water after rainfall), the information provided
does not demonstrate this is the situation on this site.
Information Required
Provide a MUSIC model, that is consistent with the detail design plans in terms of the low flow and high flow bypass to
achieve the required pollutant reduction targets.
K4277-0005-A 2 November 2018 Page 1 of 3
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Good Shepard Lutheran College Odyssey Consulting Group
Proposed Car Park Council Information Request Response
Lot 30 on SP170751 Project No: K4277
115 EUMUNDI NOOSA ROAD, NOOSAVILLE
Response:
The MUSIC modelling has been revised to better represent the proposed design. It is proposed to direct all stormwater
flows north west towards Noosa Eumundi Road where flows will be captured by kerb and channel along north western
2
boundary of the carpark. The majority stormwater flows from catchment A (A1) will pass over 69m of permeable
pavement before entering the bioretention / detention basin. Flows from catchment A (A2) that do not pass over the
permeable pavement will be directed straight into the bioretention basin. For further details see Knobel Consulting Pty
Ltd, Stormwater Management Plan (Ref: K4277/P007/B).
ITEM 12
Information Required
Demonstrate that the drainage features underlying any pervious paving is consistent with the requirement of The
Water by Design Music Modelling Guidelines.
Response:
Permeable pavement has been proposed in select areas to ensure the development best utilises the available space
while retaining existing established trees. As required by Water By Design Music Modelling guidelines, the permeable
pavement must be free draining, in lieu of geotechnical testing to confirm the hydraulic conductivity of the surrounding
soil, perforated pipe has been proposed. A permeable membrane will also be provided to allow stormwater to
permeate through the surrounding soils for the existing root systems. A section has been included to detail the
permeable pavement, for further details see Knobel Consulting Pty Ltd, Conceptual Stormwater management Plan (Ref:
K4277-0002-A).
ITEM 13
Information Required
Also, provide a copy of the MUSIC model, prepared in accordance with the Water by Design MUSIC modelling
Guidelines, that demonstrates the required pollution reduction targets are achieved.
Response:
Please see attached MUSIC model.
ITEM 14
Issue
Specific Outcome O8 of the Water Sensitive Design Code requires that the Development design including density and
scale provides adequate footprint to integrate all elements of stormwater quality and quantity treatment infrastructure
including, where relevant, bio retention basin batters and maintenance access, without the need for retaining walls.
The incorporation of the detention component with the bioretention water quality treatment component has resulted
in retaining walls that do not meet Specific Outcome O8. Additionally, it is not clear how the bioretention basin will be
accessed for maintenance purposes.
Information Required
Demonstrate that there is no alternative to the proposed design for incorporation of the above ground incorporation of
the detention component with the bio retention basin in the format that requires retaining wall surrounds and
demonstrate that adequate access is provided for maintenance. Consider alternatives such as provision of water quality
treatment components throughout the car park landscaping and undergrounding detention components to maximise
the space available.
Response:
Retaining walls have been utilised for the bio retention / detention basin to reduce the overall area taken up by the
detention basin and maximise tree retention and carparking. The proposed bio retention / detention basin will also be
situated on private property and shall be maintained by the Proponent at all times, not Council, for this reason
retaining walls have been proposed.
K4277-0005-A 2 November 2018 Page 2 of 3
Page 10
Good Shepard Lutheran College Odyssey Consulting Group Proposed Car Park Council Information Request Response Lot 30 on SP170751 Project No: K4277 115 EUMUNDI NOOSA ROAD, NOOSAVILLE During early stages of the concept design, an underground detention alternative was considered, however, it was determined that an underground detention tank would be cost prohibitive to the project and therefore an open-air basin would be more suitable for the site. The location of the bio retention / detention basin was chosen to minimise changes in ground levels over the site. As the natural ground generally grades south west, this was the optimal location to provide the basin to collect the majority of the site and treat stormwater runoff in a single location. An existing gully pit is also nearby to the proposed location, this allowed the depth of the basin to be maximised to thereby reducing the overall footprint of the basin. The proposed bio retention / detention basin will be accessed via a maintenance ladder fastened to the wall of the basin. Further details shall be provided at detailed design stage. If you would like to discuss or require anything further, please do not hesitate to contact me. Yours faithfully ANDREW PILKINGTON | PROJECT ENGINEER [email protected] ATTACHMENTS Attachment A Odyssey Consulting Group, Conceptual Stormwater Management Plan (Ref: K4277-0002-C). Attachment B Odyssey Consulting Group, MUSIC Model (Ref: K4277- 20181018). K4277-0005-A 2 November 2018 Page 3 of 3