ASTP-Resp-To-FA

Page 2

            ITEM 2 - ON-SITE MANOEUVRABILITY
            Acceptable Outcome 12.2 of the Dual Occupancy and Multiple Dwelling Code states, where
            located on any road of a higher order than local or where accommodating three or more
            households, vehicles must enter and leave the site in a forward gear. The submitted
            documentation does not demonstrate that vehicles are able to manoeuvre on site.

            Information Required
            Provide a Turning Path Plan demonstrating that B99 vehicles are able to enter, manoeuvre
            on site in no more than 3 total movements, and exit in a forward gear. The additional detail
            must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
            Queensland) and include, but not be limited to:
            a. suitable start/end locations of the B99 vehicle, ensuring individuals are able to
                 enter/exit the parked vehicle;
            b. vehicle turning paths must not collide with any of the proposed works (garage posts,
                 letterboxes, fences, etc.) or enter areas dedicated for landscaping;
            c. consider that the adjoining carpark is occupied; and
            d. demonstrate a B99 vehicle can enter the visitor carpark and exit the site in a forward
                 gear.

RESPONSE
Please refer to the Civil Engineering Plans provided in Attachment 1, which provide turn path analysis for the
proposed development.



            ITEMS 3 & 4 - DRIVEWAY ACCESS
            The submitted documentation does not contain sufficient information for Council to assess
            the proposed driveway, crossover and areas of verge.

            Information Required
            3. Provide additional detail on the proposed driveway and crossover. The detail must be
                 prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
                 Queensland) and include, but not be limited to:
                  a. a design generally in accordance with RS-049, RS-050 and any associated
                      addendum;
                  b. levels and grade of the access driveway;
                  c. a longitudinal section extending from the centre of the formation along Olivine
                      Lane and Tewantin Road to the finished level of the garage pad; and
                  d. demonstrate that a B99 vehicle will not scrape or bottom out while entering or
                      exiting each driveway.

            4.    Provide additional detail demonstrating how trip hazards will be eliminated within the
                  road reserve due to the construction of the proposed driveway crossover. Please note
                  that Council is unlikely to support private retaining structures within the road reserve.
                  The amended plan must be prepared by a suitably qualified person (RPEQ – Registered
                  Professional Engineer of Queensland) and include, but not be limited to:
                   a. the full extent of the transition to the adjoining areas of verge.




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RESPONSE
Please refer to the Civil Engineering Plans provided in Attachment 1, which provide the required access and
parking outcome, illustrating the surface transition levels within the road reserve to eliminate trip hazards.



            ITEMS 5 & 6 - LANEWAY DEDICATION AND WIDENING
            The Noosa Plan 2020 supports the use of lanes provided that necessary improvements to the
            lane are carried out. Performance Outcome PO17 of the Cooroy Local Plan Code requires the
            widening and upgrading of laneways in Cooroy. The requirement is for the dedication of
            land, 2 metres wide along the lane frontage and the construction of suitable frontage works.
            The submitted documentation does not indicate the necessary dedication and/or works.

            Information Required
            5. Provide amended plans that indicate the required 2m road dedication along the Olivine
                 Lane frontage.
            6. Provide preliminary plans demonstrating the extent of external frontage works. The
                 plans must be prepared by a suitably qualified person (RPEQ – Registered Professional
                 Engineer of Queensland) and include:
                  a. widening of the existing Olivine Lane formation with seal and kerb & channel to
                      match the alignment of the new pavement and kerb line west to the site (i.e. along
                      the adjoining No 29 Tewantin Road – Olivine Lane frontage). The works must be
                      designed in accordance with Council standards and the specific site requirements.
                  b. transitions at either end to smoothly match with the existing formation, kerb line
                      and grades.
                  c. conveyance of stormwater runoff longitudinally along the lane without adversely
                      affecting adjoining or opposing properties.
                  d. any required alterations and upgrades to existing stormwater pits and services,
                      which may be necessary to match new roadworks.
                  e. connection of existing and new stormwater drainage systems to the new
                      roadworks.

RESPONSE
Please refer to the Civil Engineering Plans provided in Attachment 1, which provide the required external
frontage works detail. Further, the revised Building Design Plans in Attachment 2 acknowledge the required land
resumption.



            ITEM 7 - SEWER CONNECTION
            Council has concerns that due to the slope of the land and the depth of the sewer main, the
            proposed dwelling facing Olivine lane may not be able to suitably connect and drain to the
            existing sewer main. Any change required to the floor level may impact on the proposal and
            upon Council’s assessment of the development.

            Information Required
            Provide details of the alignment and levels of the existing sewer main on the site, and a
            written confirmation from Unitywater that states that the proposed floor level is sufficient
            to provide fall to connect to the existing sewer main.



Our ref: 220219                                                                                            Page 3 of 5

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RESPONSE
Please refer to the Civil Engineering Plans provided in Attachment 1, which provides a sewer reticulation plan
and illustrates adequate fall between the sewer main and Units 2 and 3.



            ITEM 8 - EARTHWORKS
            The submitted documentation includes significant amounts of earthworks across the site.
            An Earthworks Plan has not been provided.

            Information Required
            Provide an Earthworks Plan demonstrating the extent of the proposed earthworks required
            to carry out the proposed works. The additional plan must be prepared by a suitably qualified
            person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be
            limited to:
            a. the extent and volume of cut and fill;
            b. provide comment on whether the excess earth will be transported off-site or temporarily
                 stored on-site (if any).

RESPONSE
Please refer to the Civil Engineering Plans provided in Attachment 1, which provide the required earthwork
detail.



            ITEM 9 - PROPOSAL PLANS
            The proposal plans submitted do not clearly detail the proposed setbacks for the
            development.

            Advice Required
            Provide amended plans that detail the site boundaries for the floor plans of all of the units.
            Specifically the sheets 1.100, 1.101, 2.100, 2.101 are to include site boundaries.

RESPONSE
Please refer to the revised Building Design Plans in Attachment 2, which provide side setback notations on all
site and floor plans. As shown, a side setback of at least 2 metres is provided onsite.



            ITEM 10 - GARAGES
            AO15.2 of the Medium Density Residential Zone Code requires multiple garages where they
            face the street to be separated by a minimum of 2 metres or be staggered. The proposed
            garages to Olivine Lane do not meet this requirements and greater variation in the design
            and materials is required.

            Advice Required
            Provide amended plans that provide greater variation to the garage doors facing Olivine
            Lane. Suggestions include the use of two different garage doors and a change of materials
            to the central panel between the garages.




Our ref: 220219                                                                                              Page 4 of 5

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RESPONSE
Please refer to the revised Building Design Plans in Attachment 2, which provide varied garage door treatments
as suggested above to break up the appearance of the garages when viewed from the street.



Withdrawal of Stop Current Period Request
Further to the information provided in response to the outstanding matters; we hereby notify Council that the
Stop the Current Period request made in accordance with Section 32.6 of the Development Assessment Rules is
withdrawn.

This represents our complete response to the Further Advice notice issued by Council. We look forward to the
Decision Notice being issued by Council in accordance with the relevant provisions of the Planning Act 2016.

As always, please feel free to contact me direct should you require any additional information or clarification.

Yours faithfully,
ADAMS + SPARKES
TO WN P L ANN ING




Aspen Dunn
TOWN PLANNER


Enc:      Civil Engineering Plans prepared by Bax Engineering (Attachment 1)
          Revised Building Design Plans prepared by Ausmar Homes (Attachment 2)




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