Information Request OPW17/0557

Officer: 	Mark Lewis
Direct Telephone: 	07 53296290
Our Reference:	OPW17/0557
Your Reference:	17155
26 October 2017
Altum Properties No 4 Pty Ltd TTE
C/- Morgan Consulting Engineers Pty Ltd
1 Great George St
PADDINGTON  QLD  4064
[email protected]
Dear Sir
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	OPW17/0557
Street Address:	Resort Dr Noosa Heads Qld 4567
Real Property Description:	Lot 6 SP 178340 No related Land
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The submitted plans refer to retaining walls and sheet piling but no detail of the walls and sheet piling has been provided. Council has some concerns with the type of wall/piling and it’s impacts on retained vegetation and property boundaries.
Information Required
Provide additional detail on the proposed retaining walls and sheet piling. The detail must be either prepared or endorsed by an RPEQ and include but not be limited to:
Type of structure
The extent of any temporary or permanent anchor features
Features/methodology to protect retained vegetation
Location in regard to property boundaries. Please note that Council will not support any features (temporary or permanent) that extend beyond the property boundary unless written consent from the adjoining owner is provided

Issue
The subject site is affected in part by the Landslide Hazard Overlay in The Noosa Plan. It is assumed that the proposed works have been prepared to address the overlay but no comment or geotechnical report has been submitted.
Information Required
Provide comment from the design engineer in regard to any previously undertaken geotechnical report. If no report currently exists undertake a geotechnical investigation of the site.

In either situation provide certification from an RPEQ (either the author of the report or the design engineer) that states that the proposed works are in accordance with the report recommendations and that the works will remain stable in the longer term.
Issue
Condition 22 of the higher order approval (MCU15/0109) requires existing vegetation along the Resort Drive frontage road reserve, eastern road reserve and located outside of the 6m zone in the southern road reserve must be retained in accordance with an Arborist Report prepared by a qualified person* and endorsed through an Operational Works approval. No information has been provided to support this requirement.
Information Required
Demonstrate compliance with condition 22 of MCU15/0109 by providing a Vegetation Management Plan showing the retention of the required vegetation and methods to ensure its on-going contribution to the road reserves
Issue
Condition 23 of the higher order approval (MCU15/0109) states that vegetation must only be removed or disturbed in accordance with a Fauna Management Plan prepared by a qualified person and endorsed through an Operational Works approval. No information has been provided to support this requirement
Information Required
Demonstrate compliance with condition 23 of MCU15/0109 by providing a Fauna Management Plan prepared by a qualified person
Issue
The approved Bushfire Management Plan for the site requires a 6m wide cleared strip along the southern boundary of the site within the road reserve. The submitted earthworks plan show a pathway snaking through the road reserve and not located on the boundary. Furthermore no works are shown with the southern road reserve
Information Required
Provide further information on how the clearing within the southern road reserve will be managed by demonstrating compliance with the Bushfire Management Plan by amending plans to include this area in the clearing footprint.
The timber located in the road reserve is a State resource. Provide confirmation the State (DAFF) will be contacted to assess the timber in-situ prior to clearing being undertaken
Provide a Vegetation Management Plan documenting how the vegetation in the reserve will be managed during construction
Demonstrate compliance with condition 23 of MCU15/0109 by providing a Fauna Management Plan prepared by a qualified person
Issue
The sediment and erosion control measures indicated on the plans for the lower part of the site (shown as DSP on the plans) appear to be protecting infrastructure that does not exist and has not been approved.
Information Required
Indicate on the plans suitable sediment controls measures for the lower part of the site for the subject earthworks
Issue
The submitted plans indicate “structures” between the lower buildings and the Resort Drive boundary but no detail has been provided. It is assumed that these “structures” are pathways linking the buildings to Resort Drive and are not relevant to the earthworks application.
Information Required
Remove from the plans any features or structures that are not related to the subject earthworks.
Issue
It is noted that the building layouts indicated on the submitted plans are not in accordance with recent discussions with Council.
Information Required
Ensure that all plans submitted in response to this information request are consistent with the higher order approval at the time of the response being provided to Council.
Issue
There are a couple of issues that need to be addressed prior to Council issuing a Development Permit for the works.
Information Required
Provide Council with evidence of payment of the Building and Construction Industry (Portable Long Service Leave) Levy
Provide evidence to Council that the appeal period for the associated higher order approval has expired.
Issue
It is acknowledged that stormwater quality management is being combined with the Stage F stormwater management under a separate application. An information request has currently been issued seeking clarification whether stormwater quality management is necessary within Precinct E. The response may affect the design of Precinct E
Information Required
Demonstrate that the plans submitted for Stage E bulk Earthworks will be consistent with the approved stormwater management plan for the entire site.
Issue
The application proposes to clear  all Stage E2 in one go for the construction of 7 buildings and ancillary civil works. This leaves excessive areas of the site susceptible to erosion in the event of a rainfall event during construction.
Information Required
With regard to site stability as well as erosion and sediment control management,  demonstrate that it is necessary to clear entire site on one go and also demonstrate how the proposal is consistent with Specific Outcome O1 and/or Probably Solution S1.1 , S1.2, 1.3, 1.4, S1.6, of the Erosion and Sediment Control Code.
Issue
On Drawing 17/155/C04 AO the applicant is proposing the release limits for TSS to be <50mg/L and for NTU to be <50NTU.
Information Required
Given that the correlation between NTU and TSS is site specific consider review of this proposal.
Issue
On Drawing 17/155/C04 AO  a temporary sediment basin as well as silt fencing is proposed. It appears that the proposed ESC plan has provided for sediment capture only. Whilst drainage details are shown on 17155/CO5 A0 , it is not clear where they are to be located or whether they have been calculated for this site. It is understood the site is silica sands and relatively steep, accordingly, drainage control as well as erosion protection will be a key component to minimise the risk of impacts on downstream water quality during construction.
Information Required
Provide completed and RPEQ certified checklists  in accordance with Section 5 and Appendix G of the IECA Best Practice Erosion and Sediment Control Book Series, to confirm that the correct methods of treatment for ESC are proposed for the topographic and geotechnical attributes of this site.
due date for response to information request
The due date for providing the requested information is 26 January 2018. 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.
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,

Mark Lewis
Coordinator - Engineering

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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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