20191202 Ltr Noosa Council

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The revised BMP notes that the safety of people within this precinct can be managed by central pedestrian
meeting point onsite and pedestrian egress via the existing underpass under Walter Hay Drive to connect
with Noosa Civic.

We refer to the revised subdivision plan and civil engineering plans attached. We have provided 20 metre
wide easement to the rear of Lots 11-15 which will contain 17 metres of hardstand structure and 3 metres
of manicured vegetation and stormwater treatment. This will allow for buildings to meet the setback
requirements of AS3959-2018 as well as provide vehicular access for emergency firefighting appliances
from both Hofmann Drive and Walter Hay Drive.

 

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SP285882

 

 

 

 

Figure 1: Lots 11-15 Bushfire Buffer Zone

 

The easements in Lots 11-15 will be managed by the owner of Lot 1 (the Noosa Civic Shopping Centre) as
part of their overall Bushfire Management Plan. This management will include annual preparedness
measures and bushfire management plans, along with preventative maintenance including ongoing
monitoring to ensure that the easement is kept clear, and the batter between the hardstand and the open
space is maintained in a manicured state.

In the event of a bushfire, firefighting appliance will gain access from either Hofmann Drive or Walter Hay
Drive. The vehicle access off Walter Hay Drive will be by way of a small break in the open space covenant
and will be gated and locked so that it is only useable by emergency services. We have confirmed
firefighting appliances can enter and exit onto Walter Hay Drive via an access path at a grade of
approximately 1:4, given the existing levels within the proposed covenant and the pavement level of the
Walter Hay Drive, which is approximately 1.8metres above the existing surface level. Turn around
provisions are provided should a firefighting appliance have to exit from the gate it entered.

We refer to the civil documentation attached and in particular Barlow Shelley drawing R21A, which depicts
the level of Lots 12-15 and accompanying hardstand including the bushfire access driveway and batter to
the lot boundary.

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2. Road Layout and Lot Access

We refer to our meeting between Stuart Holland, Noosa Council's traffic consultant, and Andy Johnston,
Stockwell’s traffic consultant, on 18 November 2019.

We have extended the median along the Hofmann Drive extension to restrict Lot 5 access to be left in / left
out. This is shown in the extract from the revised civil engineering plans below. This access arrangement
addresses the query raised by Stuart Holland regarding sight lines for this Lot.

 

   
  
   

 

 

 

Figure 2: Extract Barlow Shelley Drawing R16 - Lot 5 & 6 Access Arrangements

 

Cardno have reviewed the Lot 16 access point in line with AS2890.1 based on the revised width of
proposed private Road B. Barlow Shelley have amended the access point to achieve approximately 53
metres sight distance to the east and 44 metres sight distance to the west which complies with the
minimum sight distance (35m) required by AS2890.1. Road B that services Lots 10-16 is a private road
with 3.5 metre lane widths and provides parking on the southern side, in addition to the parking for each Lot
that will be delivered with the reconfiguration works within the bushfire setback and access easement.

 

Approx. 44m sight distance to the west

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" ; Approx. 53m sight distance to the east
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Figure 3: Cardno Sight Line Assessment — Lot 16

Conflict points

 

 

 

 

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As requested by Stuart Holland, we have amended the documentation to 9m type B2 driveway for access
to Lots 4,5,6,8,9,10,15, and 16 and will be constructed with the subdivision works. For all other lots, the
ultimate access location and resultant crossover will be delivered with the Material Change of Use
application for the sites’ ultimate development.

Vehicular access to Lot 2 and 22 will be provided by way of extension to the existing service vehicle access
for Noosa Emporium as shown on Barlow Shelley drawings R08 and RO9. These access arrangements
are documented in the Cardno technical memorandum and the summary of easements and covenants has
been provided in the Subdivision Plan prepared by Bennett & Francis.

We refer to the attached Energex Approval dated 25 November 2019 for the revised access geometry off
the northern Walter Hay Drive access to Lot 23.

3. Pedestrian Cycle Network

We refer to the draft New Noosa Plan and the Character and Framework Plan which contemplates a north-
south pedestrian connection alongside the existing open space. We have included a 4m wide pedestrian
thoroughfare easement within Lots 3 and 4 along the eastern boundary of the open space covenant, in
favour of Noosa Council, to deliver access from Hofmann Drive up to Lot 24.

As outlined in our earlier correspondence, there is an existing pedestrian network connecting proposed Lot
23 to Noosa Civic via the Walter Hay Drive underpass and through Noosa Emporium. This then connects
to the existing pedestrian network throughout the site.

Existing on road cycle provisions are maintained and expanded through the on road cycle lane provision on
both the extension of Hofmann Drive and the North South Link Road.

 

 

 

 

 

 

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4. Earthworks and Stormwater Management

As discussed at our meeting with Barlow Shelley at your office on Tuesday 26 November, there are
existing fixed levels on the site and immediately adjoining infrastructure that we are working to. These are:

e the Walter Hay Drive roundabout in the east at approximately RL 8;

e the level of the eastern end of the existing Hofmann Drive pavement at approximately RL4.0, and

e the level of the open space at the southern boundary of the site which varies from approximately
RL2.5 to RL3.6.

Necessarily, the southern lots require some fill to ensure that they are suitable for development and that
stormwater treatment can be undertaken within the lot prior to discharge in the open space. We have
minimised the extent of earthworks across the site. Some of the fill will be sourced from onsite particularly
Lots 2,5,6,8,9,10 and 16. The balance fill will be imported.

The amended plans attached depict:

- the extent of cut and fill including natural surface levels and finished levels (including in southern
lots 10-16);

- the proposed works within the bushfire setback of Lots 11-15, including hardstand and batter within
the lots;

- the extent of the proposed roadworks and pedestrian and cycle infrastructure; and

- the current survey plan as an underlay including the proposed pedestrian easement to the western
boundary of Lots 3 and 4.

The revised Stormwater Management Plan (SWMP) shows the indicative locations of bioretention devices
to maintain environmental habitat within covenant and open space areas, along with the typical section of
the proposed bioretention treatment (refer drawing SW07).

5. Vegetation Removal

We refer to the revised clearing plan and current aerial photo of the site provided at Attachment 6. The
extent of retained vegetation is dictated by the necessary civil works to deliver the lots and associated
services, including stormwater management, as well as road infrastructure. We have retained vegetation
where possible to lots to allow a park like setting for the ultimate development to be maintained.

As discussed at our workshop on 19 November, we are substantially retaining existing vegetation in Lots 3
and 7 until planning for the Village Mixed Use precinct has been completed and a future Development
Approval is obtained. We will undertake interim 10 metre clear fire break clearing within Lots 3 and 7 along
the southern boundary to provide a bushfire setback for Lots 4, 5, 6, 8 and 9. The existing 10 metre fire
break along the eastern side of Covenant J will be maintained. Clearing will be required to deliver the new
roundabouts and the North South Link road. Following the completion of the ROL works, Noosa Civic will
necessarily prepare a revised Bushfire Management Plan which will maintain these fire breaks on an
ongoing basis until Lot 3 is developed.

As discussed and agreed at our meeting on 19 November, Lot 23 is no longer proposed to be cleared —
any clearing will form part of a future Development Application.

We have revised the extent of clearing works in response to our detailed work regarding the extent of cut
and fill on the site as depicted on the revised civil documentation.

In respect of Lots 17-19, we are retaining 6 metres of vegetation to the rear of these lots. This will also
assist in providing a buffer to the rear of the Big W store at Noosa Civic, as well as the loading dock. Given
the current site levels and the need to provide appropriate stormwater management for these lots, we are
unable to retain the vegetation to Lot 17, 18 and part of Lot 19 fronting Hofmann Drive. We will be able to
retain a 6 metre wide vegetation strip to the front of Lot 21 and part of Lot 19, which is shown on the
attached plan.

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We have also retained 6 metre vegetation to the new roundabout between Hofmann Drive extension and
the north south private road, to the partial frontages of Lot 6, 9 and 10. Due to the existing levels of
southern portion of the site and the need to provide appropriate stormwater and drainage to these lots, we
must necessarily include fill to these areas. As a result, it is not possible to retain 6m of vegetation to the
frontages of Lots 10-16, nor to Lots 4, 5, 6, 8 and 9.

All of the above are reflected on the amended clearing plan.

6. Survey

We refer to attached Subdivision Plan 034389.57 which incorporates the following amendments:

- Creation of Lot 24 for future transit facility;

- Removal of access easement to Lot 23;

- Inclusion of easements required to facilitate extension of service vehicle access for Noosa
Emporium across Lots 2 and 22 (including underlay of existing arrangements);

- Inclusion of 4metre wide pedestrian thoroughfare easement along the western boundary of Lots 3
and 4, alongside Covenant J;

- Lot 17-19 boundary clarified with underlay of existing Big W and loading dock;

- Access easement for carparking, access and bushfire setback to the southern boundary of Lots 11-
15 (hardstand access driveway and carparking, along with the stormwater treatment works, will be
delivered with this ROL);

- Detailed summary of proposed easements and covenants — including lots burdened, benefited and
the intended purpose.

This survey plan base has been used in the Clearing Plan, the Bushfire Management Plan, and the Civil
Engineering Plans.

7. Acoustic Fence

As discussed at our workshop on 19 November 2019, we understand that any requirement for acoustic
fence can be conditioned and addressed as part of an operational works approval. Notwithstanding we are
currently in the process of completing an acoustic assessment of the existing acoustic environment.

We note that the existing loading dock only extends along the northern boundary of Lot 21 and part of Lot
19, to the existing wall of the Big W store (refer to the attached survey plan overlay Lots 17-21). We will
retain 6 metres of the existing vegetation along the rear of Lots 17-19 given the fill that needs to occur
along Hofmann Drive — this will improve the amenity and setting for these lots.

We note that the existing residential use located opposite Lots 17-19 has a managed interface with the
existing Noosa Civic retail/commercial and industrial uses that was assessed during the masterplanning
and Noosa Civic Stage 1 Development Application phase.

8. Koala SPP

We note your comments in relation to the assessment against the Planning Regulation with respect to
koala habitat.

The assessment benchmarks set out in schedule 11, part 2, section 7 of the Planning Regulation require
development to avoid clearing non-juvenile koala habitat trees in bushland habitat, high value rehabilitation
and medium value rehabilitation habitat area. If clearing in those areas cannot be avoided (such as for the
development of the Shire Business Centre), the amount of clearing is to be minimised and any significant
residual impact of the clearing is to be offset.

When making a decision about whether to impost an offset condition, Council must consider any offset
condition that has been imposed for the same, or substantially the same, impact and prescribed
environmental matter.

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In accordance with condition 12 of the Stage 1 approval and clause 4.1 of the Infrastructure Agreement,
Council has previously received a land dedication of 12.63hectares for open space and recreation. Clause
4.2 of the Infrastructure Agreement acknowledges that this land dedication is an appropriate commitment of
land to satisfy the environmental needs of the land for the Shire Business Centre (for all stages). As such,
the development of balance stages should not be regarded as resulting in significant residual impact under
the Planning Regulation.

9. Other Agreement

As discussed, we have considered the draft Noosa Plan in the preparation of this amended application and
outline the following potential direct benefits to the broader Noosa Community resultant from this ROL.

- Public thoroughfare easement benefiting Noosa Council, 4 metres in width, running on the western
boundary of Lots 3 and 4, connecting Lot 24 with Hofmann Drive extension;

- New public road extension of Hofmann Drive connecting to Walter Hay Drive in the south;

- New public road from northern Walter Hay Drive roundabout connecting with Lot 24 providing
direct access to the transit lot;

- Dedication of Lot 24 (4918sqm) to Noosa Council for the purpose of Transit Facility. Should
Council wish, we would be willing to amend Covenant J extent accordingly; and

- Delivery of the planned uses contained in the draft Noosa Character Framework Plan.

As discussed, we propose that these benefits are captured along with the following works in a Deed of
Variation to the existing Infrastructure Agreement:

- All works required to deliver emergency bushfire vehicular access to connect to Walter Hay Drive;
- All works required to deliver pedestrian connectivity from the existing footpath at the boundary to
Lot 23 (which will require resolution of the existing open swale for stormwater and covered by

Easement E).

We have attached a working draft of the Deed of Variation to the Infrastructure Agreement and we
welcome your review and comment to enable this to be finalised with Council’s decision on the Application.

Patrick, we thank you and your team for working with us over the past weeks and look forward to
continuing to work together as Council finalise their assessment of this application.

     

gina Madsen
Stockwell

CC: Kim Rawlings, Noosa Council

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