Information Request MCU24 0085

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                 Figure 1 – Areas of additional gross floor area (shown in yellow hatch)

                 Information Required
                 1.     Provide amended plans that demonstrate compliance with Acceptable Outcome AO11
                        and Performance Outcome PO11 of the Medium Density Residential Zone Code by
                        reducing the plot ratio to a maximum of 0.4:1.


                 Issue – Proposed Connection into Existing Stormwater Infrastructure
                 Barlow Shelley’s Roadworks and Stormwater Drainage Plan (C201, Rev. A) proposes to
                 connect into an existing stormwater manhole in the verge fronting 22 Grant Street, Noosa
                 Heads. For clarity, this “stormwater manhole” will be referred to as “stormwater pit”
                 In January 2023, Council approved the removal of this existing stormwater pit as part of
                 OPW22/0234. As part of this approval, a new stormwater lintel and pit will be constructed
                 further downstream. A copy of the approved plans for OPW22/0234 are attached this
                 information request.
                 Council recommends that the proposed Roadworks and Stormwater Drainage Plan be revised
                 to incorporate the ongoing/future works downstream.
                 Information Required
                 2.     Provide an amended Roadworks and Stormwater Drainage Plan that includes the
                        ongoing/future works downstream (i.e., the removal and relocation of the existing
                        stormwater pit fronting 22 Grant Street). The amended plans must be prepared by a
                        suitably qualified person (RPEQ).




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Document Set ID: 23131767
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                 Issue – Earthworks Levels
                 The interface between the proposed finish levels within the subject site and the existing natural
                 ground levels of the adjacent properties is unclear. Council is unable to accurately assess the
                 impacts of the proposed earthworks on adjoining properties.
                 Information Required
                 3.      Provide site-specific survey data detailing the existing levels along the north-western
                         and south-eastern shared property boundaries. The site-specific survey data must be
                         prepared by a suitably qualified person.
                 4.      Provide amended Bulk Earthworks Plan (C101) and Earthworks Sections (C102) that
                         highlights the levels at the interface between the subject site and the neighbouring
                         properties. The amended plans must be prepared by a suitably qualified person (RPEQ),
                         incorporate data for site-specific survey, and include, but not be limited to:
                         a.     Spot levels of the proposed finished levels along the north-western and south-
                                eastern shared property boundaries; and
                         b.     Natural ground line in all earthworks sections.


                 Issue – Earthworks Sections
                 Additional earthworks sections are required to accurately assess the proposed development.
                 Information Required
                 5.      Provide additional earthworks sections through the areas highlighted in red below. The
                         additional sections must be prepared by a suitably qualified person (RPEQ) and include
                         the requested information in Item 4.




                      Figure 2 – Requested sections extracted from Barlow Shelley’s Bulk Earthworks Plan (C101, Rev. A)




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                 Issue – Retaining Wall
                 The sections of retaining structures shown in the below extract require further justification.




                  Figure 3 – Sections of retaining wall in question extracted from Barlow Shelley’s Bulk Earthworks Plan
                                                               (C101, Rev. A)

                 Figure 3 shows the rear portion is hatched for ‘cut’ which Council believes to be an error, as
                 Section A of Barlow Shelley’s Earthworks Sections (C102, Rev. A) does not indicate a cut and
                 annotations suggest the existing levels are to be retained.
                 Information Required
                 6.     Clarify the intent of the sections of retaining wall highlighted in Figure 3 and comment
                        on the overall intent of the rear portion of the site with respects to earthworks (cut). Any
                        commentary must be prepared by a suitably qualified person (RPEQ) and include
                        amended plans where necessary.




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                 Issue – Vehicle Manoeuvring
                 Insufficient Vehicle Turn Paths have been provided demonstrating that the carparks
                 highlighted below are functional for a B99 vehicle.




                 Figure 4 – Potential collision and carparks requiring Vehicle Turn Paths extracted from Barlow Shelley’s
                                                        Vehicle Turn Paths (C300, Rev. A)

                 It is unclear if the garage “gate” is intended to function as a traditional gate and open inwards.
                 If it is the intention for the garage “gate” to open inwards, then the B99 Vehicle Turn Path
                 shown in Figure 4 collides with the open gate.
                 Information Required
                 7.     Provide additional Vehicle Turn Paths demonstrating a B99 vehicle can manoeuvre in
                        and out of the carparks highlighted in blue in Figure 3. The additional Vehicle Turn Paths
                        must be prepared by a suitably qualified person and include, but not be limited to:
                        a.      a ‘finished position’ that complies with Figure 5.2 of AS2890.01; and
                        b.      avoid any elements of the template colliding with elements of the development
                                (i.e., wheel path, body overhang, etc.).
                 8.     Clarify if the proposed garage “gate” is to function as a traditional gate and open inwards.
                        If this is the intention, then provide amended Vehicle Turn Paths avoiding the collision
                        highlighted in yellow in Figure 4.


                 Issue – Footpath Width
                 Barlow Shelley’s Roadworks and Stormwater Drainage Layout Plan (C201, Rev. A) details a
                 new 1.16m wide footpath. The Noosa Plan 2020 – Planning Scheme Policy 6 Engineering
                 Design Standards calls for footpaths to be a minimum width of 1.5m (Table SC6.7.2).
                 Information Required
                 9.     Provide amended plans including the provision of a 1.5m wide footpath. The amended
                        plans must be prepared by a suitably qualified person (RPEQ).
                        The footpath may be reduced in width to a minimum of 1.2m where necessary due to
                        existing constraints (i.e., existing services, grades, etc.). Any reduction must be
                        adequately justified.




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                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 30 October 2024. Email your response
                 to [email protected]. Please advise Council of your response to this information request
                 in accordance with section 13 of the Development Assessment Rules.
                 If you do not provide a response before the due date, it will be taken as if you have decided
                 not to respond to the information request and Council will continue with the assessment of
                 your application.
                 4.     OTHER DETAILS

                 You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
                 Services” page can be accessed via "Quick Links" on the left hand side of the screen.
                 Should you have any further queries in relation to the above, please do not hesitate to contact
                 me on the number above.


                 Yours faithfully,




                 Cameron Smith
                 Development Planner
                 Enc:   Approved Plans (incl OPW22/0243.01)




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Document Set ID: 23131767
Version: 4, Version Date: 30/07/2024