Request for Further Information - 010.2007.00002398.001 [As Published] · 132007.2398

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7.      Provide details of building height on the elevation plans of the Community
        Building Village Centre.

8.      Provide roof plans for the Residential Aged Care and Community buildings,
        Apartment 1 & 2, and Independent Living Units demonstrating the extent of roof
        pitching and roof overhangs. Justify roof pitching less than 12 degrees.

Building Setbacks

9.      Schedule 1 of The Noosa Plan stipulates a minimum setback of 6 metres to road
        frontages for development in the Community Services Zone and also for Multiple
        Housing – Type 3 Retirement and Special Needs use. Accordingly, demonstrate
        how the proposal meets this provision, as the master plan currently shows only a
        4.5 metre setback to Elm Street, which is unacceptable given it forms part of the
        Shire’s major road network.

Building Articulation

10.     Independent Living Units, particularly designs A3-B have designs which include
        facades in excess of 15 metres in length without any articulation or variation.
        These building designs shall incorporate staggering or separating continuous
        walls into smaller sections to improve the visual amenity for residents of the other
        Independent Living Units, which directly face these blank walls.

Visual and Acoustic Amenity

11.     The report adopts an indoor noise limit of 40dBA (LAeq), which corresponds to the
        Maximum recommended level in AS2107 for a bedroom adjacent to a major
        road. Considering that the Standard defines the Maximum level as the noise
        level at which most people would become annoyed, Council requires a safety
        margin to be built into the assessment. Accordingly, Council requires the
        assessment to be based on the following internal noise criteria:

            Bedrooms 35dBA (LAeq) over the loudest hour between 10pm and 6am.

            Bedrooms and other living spaces 40dBA (LAeq) over the loudest hour
              between 6am and 10pm.

12.     The report at Section 4.6.4 incorrectly suggests that the required STC rating for
        dwelling facades is determined as the TNR +6. The Consultant is referred to
        Clauses 3.4.2.6 and 3.4.3.1 of AS3671 for a correct determination of the STC
        requirements. The building attenuation requirement shall be reassessed in
        accordance with the Standard, either based on worst-case exposures which
        would then apply to the entire site, or to a range of different noise exposures.




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13.   Table 4.5 of the report indicated that buildings throughout the entire site require
      either Category 2 or Category 3 construction. This effectively precludes natural
      ventilation.    Part 6 of the report refers to air-conditioning to the ILU’s.
      Confirmation is required that it is intended to air-condition all buildings on the site
      and advice as to the form that air-conditioning will take (e.g. split systems
      servicing all rooms etc.).

14.   The report demonstrates in Figure 4 that outdoor spaces within approximately 40
      metres of the South-West boundary will exceed the 60dBA (LA10 18hr) criterion. In
      Section 4.6.5, it indicates that “architectural acoustic barriers” will be necessary.

      The Town Planning report at Section 5.4 refers to proposed noise control
      measures in the form of extended front patio areas. From Figure 4 it would
      indicate that the proposed measures would not be universally effective i.e. the
      front patios are not always in the sound shadow. Indicate how these other
      outdoor areas will be protected.

15.   The criteria for rail noise nominated in the EPP (Noise), namely 87dBA (max LA)
      and 65dBA (LAeq 24hr) set the obligations placed on QR in relation to the control of
      rail noise. They do not define the obligations of a Developer planning a noise
      sensitive use adjacent to a rail corridor.

      The council’s obligation is to ensure an appropriate indoor amenity for future
      residents. This shall be taken as an average maximum intruding noise level due
      to train passby events that does not exceed 50dBA in bedrooms and 55dBA in
      other living areas. This applies universally and not only in instances where the
      outdoor level is greater than 87dBA.

      The methodology of AS3671 can be used as a guide, namely that Category 1
      (normal) construction achieves an outdoor to indoor reduction of 10dBA. It
      follows that to meet an indoor limit of 50dBA, the outdoor limit at dwelling facades
      is 60dBA.

      The report should reassess rail noise against these criteria using the same
      calculation procedure as for AS3671.

16.   The report at Table 2.2 relies on the Offence Limits for refrigeration and air-
      conditioning plant defined in the Environment Protection Regulation. These are
      Office Limits and not Nuisance Limits. They should not be used as planning
      criteria.

      For fixed plant and equipment, Council requires compliance with the following
      noise limits at noise sensitive receptors:

          Daytime and evening 7am – 10pm: LA max adj equal to or less than LA90 +
      5dBA,
          night 10pm – 7am: LA max adj equal to or less than LA90 + 3dBA.

      These shall apply to all noise sensitive receptors including those within the
      facility.




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17.   The report does assess potential noise from vehicular traffic accessing the site
      from Lamonts Road on the adjoining residence located at 2 Lamonts Road
      described as Lot 1 on RP 165418. The report shall assess the potential impact
      and identify mitigation measures to address any potential noise issues.

Car Parking / Access

18.   The Driveways and Car Parking Code requires an emergency vehicle space for
      both the Independent Residential Units and Aged Care Facility. Whilst provision
      has been made for an emergency-parking bay in front of the Residential Aged
      Care building, an additional space should also be provided in the vicinity
      Community building.

Overlays

19.   Provide an assessment of the proposal against the Natural Resources Overlay
      Code with respect to the site being affected by the Area of Potential Extractive
      Resource Influence and Gas Pipeline Buffer.

Sewer and Water

20.   Provide a sewer layout plan for the development site and indicate where it will
      connect to Council’s sytem external to the site.

21.   Demonstrate that the capacity of Council’s existing sewer and water supply
      system can cater for the proposed development.

Earthworks and Civil works

22.   Provide general plan/s and sections to indicate the extent and depths of the
      earthworks to be carried out on the site.

23.   Please provide assessment of the impact of the northern access to the
      development on the existing trees and vegetation.

Traffic and Accessibility Issues

24.   Please assess the need for pedestrian refuges/crossings on Pearsons Road and
      at the Pearsons Road intersection with Elm Street taking into consideration traffic
      on Pearsons Road, the use of carts and bikes by residents and pedestrian
      numbers.

25.   Further assessment of the impact of the traffic generation created by
      administration and carers accessing the site via Lamonts Road and the type of
      intersection that will be required at that intersection.

26.   Provide assessment of vehicles queue length for the proposed northern access
      to the development site from Lamonts Road and its potential to impact on Elm
      Street traffic because of delays in turning off Lamonts Road and onto the
      dricveway.

27.   Please confirm that the traffic models have been calibrated against the actual
      traffic counts taken at the intersection as a previous study had indicated different
      saturation at the Diamond Street Elm Street intersection.


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28.   Please provide assessment of the impact of the development on the traffic
      generations within the Cooroy Township CBD including and not limited to Elm
      Street/Myall Street and Maple Street/Garnet Street intersections.

Stormwater Quality Management Assessment

29.   Please demonstrate that the discharge from the site will not be worsened for any
      event up to Q100.

30.   Please provide further justification of the existing water quality parameters
      assumed as the site at present has good cover and is does not reflect a normal
      orchard scenario.

31.   In regards to the music model there is no information as to the pollutant removal
      efficiencies of the selected treatment devices such as the C* value. This is
      needed to determine if modelling of an water quality control ponds is appropriate.

32.   The Music model has been based on BCC 2003 guidelines because there are no
      MUSIC guidelines for Noosa available. Why have the more recent GCCC 2006
      guidelines been neglected when they are the only available guidelines which
      prescribe pollutant generation rates for roads, roofs and other areas which is how
      this particular model appears to have been delineated.

Waste Management

33.   Waste management shall comply with Council’s Planning Scheme Policy PSP9
      Waste Management. The proposal appears unsatisfactory in regard to the
      following:-

      33.1. Demonstrate that the internal road network can cater for refuse vehicles if
            individual on-site collection is proposed. Alternatively a central waste
            disposal area is provided within the site that allows for a refuse vehicle to
            enter and exit the site in forward direction without creating an unsafe
            situation for staff, residents and visitors of the site.

      33.2. A waste storage facility shall be provided for the Community building.

      33.3. Demonstrate that the waste storage facilities at Residential Aged Care
            building, Community buildings and nodals are large enough to store waste
            and recycle bins.

      33.4. The location of bin wash down facilities are required to be shown on the
            proposal plans.
Please provide six (6) copies 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):-



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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:-

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

        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 5449 5228 on the above number.

Yours faithfully,



Tracy Arthur
SENIOR PLANNING OFFICER




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