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Information Response
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Our Ref: 20220569
Council Ref: MCU22/0099
20 September 2022
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Lisa Pienaar
Dear Lisa,
INFORMATION RESPONSE - DEVELOPMENT APPLICATION FOR A MATERIAL
CHANGE OF USE (DWELLING HOUSE) AT 36 RIVERPARK DRIVE, RINGTAIL
CREEK (LOT 2 ON SP265110)
Further to Council’s Information Request issued 28 June 2022, we now respond in full to each of the
items raised.
In support of this response, please find enclosed:
● Revised Proposal Plans prepared by Skale Building Design;
● Ecology response letter and revised Ecological Assessment Report prepared by Greentape
Solutions;
● Engineering Plans prepared by SCG Consulting Engineers.
Please find below the response to each of the items raised by Council:
Item 1
Provide evidence and/or a statement that the proposal includes a permissible dwelling (and
a secondary dwelling if applicable – refer to Item 2 of this letter).
Item 2
Clarify if there is a secondary dwelling proposed.
Response: The proposal incorporates a dwelling house, secondary dwelling and craft/painting
studio/study. This is detailed on the attached Site Plan and floor plans. Please refer to the revised
Proposal Plans prepared by Skale Building Design.
Item 3
Provide amended plans that show correct elevations.
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Response: Please refer to the revised Proposal Plans prepared by Skale Building Design, which now
show the correct elevations for the dwelling house, secondary dwelling and craft studio/study.
Item 4
Provide clarification around which building elevation Drawing no. DA01 is.
Response: Please refer to the revised Proposal Plans prepared by Skale Building Design. The Elevations
have been clearly labeled to identify the building.
Item 5
Provide clarification about the levels for the gym/yoga building.
Response: Please refer to the revised Proposal Plans prepared by Skale Building Design. The dwelling
house proposes a single storey with a basement level. All other buildings are single storey.
Item 6
It would be appreciated if a larger scale site plan was provided.
Response: The subject site has an area of 56.268504ha. A full site plan has been provided and a partial
site plan of the development footprint is provided. It is not possible to provide a larger scale site plan in
this regard.
Item 7
Provide information regarding the access and its capability for accommodating delivery,
earthmoving and construction vehicles.
Response: The driveway has historically been cleared for suitable access to the site. This will be
maintained. Refer to Figures 1 and 2 below.
Figure 1: Existing access
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Figure 2: Existing access - aerial imagery
Item 8
Provide justification for the building extent, particularly the need for individual buildings
external to the main dwelling, which are visible from the river. Submit amended plans
where possible.
Item 9
Provide perspectives as viewed from the river, which also consider Rehabilitation area 1 as
shown in the Ecological Assessment.
Response: The building designer has confirmed that when viewing the site from the river, the existing
river bank vegetation will obscure most of the building area. Passerbys would be able to have a clear view
of the building from about 2km (halfway across the lake towards the township of Boreen Point) from the
building platform. Refer to Figure 3 below.
Figure 3: Approximate location of the proposed development when viewed from the river
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Despite exceeding the preferred maximum requirement of 500m2 GFA, the proposal is considered
compliant with PO7 of the Rural zone code in the following ways:
● The proposal is low rise with a height of less than 8 metres;
● The proposal is setback approximately 1km from the road frontage, with significant dense
vegetation provided on site. This will screen the proposal from the street frontage;
● The proposal is setback approximately 300m from the river, and existing vegetation is also
located on the river boundary. As outlined above, the house will be mostly obscured, and a clear
view of the house will be from about 2km to the north-west. Refer to Figure 4;
● Existing on-site vegetation will be maintained.
Figure 4: River presentation
Item 10
Provide an additional earthworks plan demonstrating the extent of the 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; and
b. the offset site location of the excess earth.
Please note that temporary on-site storage piles must be suitably treated to ensure
short-term stabilisation.
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Response: Please refer to the Engineering Plans prepared by SCG Consulting Engineers. The plans
provide details of the extent and volume of proposed cut and fill.
Item 11
Provide a preliminary Erosion and Sediment Control plan that demonstrates how best
practice methods will be used to ensure sediments will be contained and potential erosion
within the site will be managed. The plan should be prepared by a suitably qualified person.
Response: Please refer to the Engineering Plans prepared by SCG Consulting Engineers.
Item 12
Provide a preliminary Stormwater Management Plan that demonstrates how rainwater on
landscaped and impervious areas will be collected, reused and released. The preliminary plan
must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of
Queensland) and include, but not be limited to:
a. demonstrate that the proposed drainage grates (D38 & D39) are suitable to collect
the catchment area from the downward slope of the driveway;
b. demonstrate where the proposed drainage grates (D38 & D39) will release; and
c. provide a comment certifying the basement will not experience flooding/pooling.
Response: Please refer to the Engineering Plans prepared by SCG Consulting Engineers.
Item 13
Provide additional detail demonstrating the full extent of clearing and the extent of civil
works required to ensure the existing ingress and egress is suitable to comply with the
recommendations made by Queensland Bushfire Planning. The additional detail must be
prepared by a suitably qualified person.
Please note that Council is unlikely to support further clearing of Koala Habitat within the
subject site as the proposed dwelling it sufficiently clear according to Queensland Bushfire
Planning.
Response: Please refer to the Engineering Plans prepared by SCG Consulting Engineers. No further
vegetation clearing is required for access as discussed in Item 7 of this response.
Item 14
Provide additional comment discussing how the “BendPak HD-14TL” car lifts will be utilised
and how their use will affect the functionality of the proposed basement garage for other
users. The comment must address:
a. whether additional cars will be parked under the car lifts while they are occupied;
and
b. the maximum allowable height of vehicles utilising the car lifts.
Response: Please refer to the revised Proposal Plans prepared by Skale Building Design, which removes
reference to the BendPak HD-14TL car lifts. Sufficient car parking is provided to support the proposed
development.
Item 15
Provide the following detail:
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a. Location and direction of the overflow and backwash.
b. Potential impacts and mitigation measures for discharging of pool water in the
direct of the Noosa River and into the Riparian Buffer Area.
Response: Please refer to the Ecology response letter and revised Ecological Assessment Report
prepared by Greentape Solutions, and Engineering Plans prepared by SCG Engineers, which details the
location and direction of overflow and backwash, which avoids the Noosa River and riparian buffer area.
Item 16
Amend the Ecological Assessment Report to detail any potential impacts the effluent
disposal system and area may have on the Riparian Buffer Area and Noosa River.
Item 17
Provide mitigation measures to eliminate or minimise any impacts included.
Response: Please refer to the Ecology response letter and revised Ecological Assessment Report
prepared by Greentape Solutions. The proposed effluent disposal system is a sprinkler system (not
underground pipes), and therefore there will be no impacts from earthworks. Sprinklers are required in a
vegetated area to soak up the water. The Project Ecologist has confirmed that the location of the effluent
disposal area will unlikely have any negative impacts on the Noosa River and riparian buffer area.
Item 18
Amend the Ecological Assessment Report to include the riparian buffer area (including
access track to the Noosa River) within the proposed rehabilitation areas. Specifically
address Performance outcome PO6 (c), (e) and (f) of the Biodiversity Waterways and
Wetlands Code.
Item 19
Eliminate access and impacts i.e. slashing to the riparian buffer area and identify the riparian
buffer area as an additional rehabilitation area with at a minimum, assisted natural
regeneration techniques.
Response: Please refer to the Ecology response letter and revised Ecological Assessment Report
prepared by Greentape Solutions. The proposal is not located within or near the mapped waterway and
riparian buffer area, and the inclusion of this area for rehabilitation will be via natural regeneration.
Item 20
Review species selection to ensure the species are appropriate for the location, soil types
and environmental conditions i.e. tidal wetland within each of the rehabilitation areas.
Response: Please refer to the Ecology response letter and revised Ecological Assessment Report
prepared by Greentape Solutions. The species selection is considered suitable, and some additional
species that are tolerant of water logged environments have been included for the base of the batter
slope.
We thank Council on behalf of the applicant for assessing the attached additional application material.
Based on the information provided in this application we respectfully request that Council proceed to
issue an approval.
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Should you have any questions with respect to the above, please do not hesitate to contact the
undersigned.
Yours faithfully,
Adapt Town Planning + Development Management
Tiani Boulton
Matt Pinese
Director
Associate
E: [email protected]
E: [email protected]
M: 0404924160
M: 0402 704 787
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