MCU15/0095 Information request

Officer	:Denis Wallace
Direct Telephone:	 07 53296239
Our Reference	:MCU15/0095
Your Reference	:1519315193
9 November 2015

Synergy Property Partners
C/- TFA Group
PO Box 301
ALBION QLD  4010

Dear Sir/Madam

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No:	MCU15/0095 & REC15/0022
Proposal:	Development Permit for Material Change of Use of Premises - Retail Business Type 2 Shop & Type 5 Vehicle Uses Development Permit to Reconfigure a Lot - 1 into 2 Lots
Street Address:	115 Eumundi Noosa Rd NOOSAVILLE  QLD  4566
Property Description:	Lot 30 SP 170751
information required
The information requested is set out below:

Issue – Airborne Hazards
The service station is proposed adjacent to a school and it may be prudent to provide screening vegetation to reduce airborne hazards, such as benzene.  Screening plantings of a tall species such as Eleocarpus Eumundi along the proposed internal boundary or existing south-eastern property boundary should be considered and a slightly modified layout may be required to provide suitable garden bed widths.

Information Required
Provide comment and/or amended proposal plans on the development’s ability to provide tall screening plantings to reduce airborne hazards to the neighbouring school.  The most suitable location appears to be along the proposed internal boundary between the lots, though the garden bed there is proposed at only 600mmm wide and could be increased by relocating the internal boundary slightly to the east (say by 900mm).

Issue – Existing Vegetation
The Noosa Plan seeks to retain existing vegetation on sites where practicable.  Comments in Section 6.2 of the submitted planning report are noted but only address the Walter Hay Drive frontage, which is not consistent with pre-lodgement advice.  A preliminary landscape design is required to demonstrate the full extent of proposed vegetation retention.

Information Required
Provide a preliminary landscaping design showing the location of existing trees on the site and road reserve.  The plan must identifying trees to be retained and removed, having regard to the location of the proposed building work, earthworks, pedestrian link, services, etc.

Issue - Access
A preliminary access driveway design is required, as this area has a number of design considerations, which may include HV electricity cabling.

Information Required
Provide a preliminary design for the proposed access driveway that include the following:
All relevant dimensions including lanes and median widths.
A compliant longitudinal section/profile for both lanes of the driveway that:
Extends from the existing street median in Eumundi Noosa Road to the end of the access handle (or the end of the proposed internal driveway median).
Demonstrates adequate ground clearance (no bottoming down) for an Articulated Vehicle and a Heavy Rigid Vehicle along the vehicles traveling paths.
Indicate the finished and existing ground levels to give indication of the depth of the earthwork associated with the access driveway particularly across the road footpath verge.
Shows in section any underground service that could be impacted on by the changes in surface levels, particularly the existing in-ground electricity cable running along the front boundary.

Issue - Earthwork
Earthworks associated with the development are not detailed.

Information Required
Provide preliminary design plan/s showing the extent of required earthworks on the site including:
Surface finish levels for the earthworks and floor level for proposed buildings.
Retaining walls and batters (all new retaining walls and batters must be located within the boundaries of the site).
Relevant cross sections as necessary to illustrate the extent of earthworks and retaining walls and/or batters.

Issue - Footpath
Existing footpath adjustment/reconstruction.

Information Required
Provide engineering plans showing the required adjustment to the existing concrete footpath near the proposed access driveway to achieve compliant grades for a public pathway.

Issue –  Existing Stormwater Infrastructure
An existing stormwater inlet pit situated at the proposed access to the development site.

Information Required
Provide preliminarily design plan to relocate/replace the existing stormwater inlet pit away from the proposed access driveway.

Issue - Traffic
There are concerns with the potential for queuing in the road and traffic conflict in the shared access area (easement area), particularly in association with the future industry/retail development on the balance lot.

Information Required
Provide the following:
Justification to allocate four parking spaces (Nos 14 to 17 on Drawing No 15193 D14 Revision A) at the entry to the site.  This is considered to create a potential for traffic conflict and queuing problems.  It considered that this area more suited to a passive use, such as landscaping or for future stormwater bio-retention basin or water quality devices.
A traffic management procedure to demonstrate refueling will not impact on traffic movements in Eumundi Noosa Road or the internal traffic within the site.  Also, advise if time restrictions will be implemented on refueling operation schedules to address this issue.
Assessment of the need for a no-queuing area to avoid obstructions to traffic flows within the access easement area and to allow for the future development of the balance lot.

Issue – Stormwater
Clear compliance with Specific Outcomes O1, O3, O6, and O9 of the Water Sensitive Design Code  has not been demonstrated.

It is also unclear whether there are appropriate level differences for the proposed detention tank and grass lined swale to function, given existing site levels.

Information Required
Provide a preliminary stormwater drainage design demonstrating the proposed open swale drain and detention tank will be able to function at the proposed location in respect of invert levels at the legal point of discharge and without interference with other underground infrastructure required for operation of the use.

Demonstrate with the preliminary stormwater drainage design how runoff from hardstand areas will be captured and reused on site, where possible, and polished through natural treatment strategies prior to discharge from site.

Issue – Gross Pollutant Trap Maintenance
Some gross pollutant traps generate and leach water pollutants if not appropriately maintained and can cause non-compliance with Specific Outcome O6 of the Water Sensitive Design Code.

Information Required
Provide confirmation from the applicant that the expected maintenance costs and labour associated with maintenance of gross pollutant traps, as compared to natural water sensitive design features, are understood and accepted.

End of Information Request

Under the provisions of the Sustainable Planning Act 2009, you 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):

all of the information requested; or
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
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.

Please be aware that under Section 279 of the Sustainable Planning Act 2009
the applicant must respond to the Information Request within 6 months of the request or otherwise the application lapses.

Should you have any further queries in relation to the above, please do not hesitate to contact me on the above number.

Yours faithfully

Denis Wallace

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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MCU15/0095