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MCU16-0099 & OPW16-0218 - Proposed nbn Facility at 23 Jirrima Cres Cooroibah - Response to Information Request
Attached to the e-mail MCU16/0099 & OPW16/0218 - Proposed NBN Facility at 23 Jirrima Cres Cooroibah - Response to Information Request.
13 February 2017 Attn: Wilhelm Koschade Noosa Council PO Box 141 Tewantin QLD 4565 Dear Sir/Madam, Response to Information Request – MCU16/0099 & OPW16/0218 – Material Change of Use for a Telecommunications Facility, and Operational Works for Waterway Barrier Works, located at 23 Jirrima Crescent, Cooroibah (Lot 47 on RP136461) We refer to your request for further information on 9 November 2016, in accordance with section 276 of the Sustainable Planning Act 2009 at 23 Jirrima Crescent, Cooroibah (Lot 47 on RP136461). In accordance with section 278(1) (a) of the Sustainable Planning Act 2009, please find below our formal response to Council’s requested information: Riparian Buffer Area The infrastructure use is proposed within a riparian buffer area. The proposed location of the infrastructure use is contrary to Specific Outcome O5 of the Biodiversity Overlay Code and is not supported. Information Required 1 Please provide amended plans siting the proposed infrastructure use and associated lease area wholly outside the riparian buffer area. Response Please refer to Appendix A for amended proposal plans which illustrate the facility’s revised location outside of the Riparian Buffer Area. Please note that this new compound location may require minor vegetation clearing (predominantly small shrubs); subject to survey. Flood Hazard The infrastructure use is proposed within a flood hazard area. Information Required 2 Please provide information addressing Specific Outcome O18 of the Natural Hazards Overlay Code. Specific consideration must be given to:
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(a) The ability of the use to function effectively during and immediately after a flood event; and
(b) The potential of fill to improve flood resilience of any ancillary infrastructure sited at ground
level; ideally elevating structures above the nominated flood level (derived from a Council
issued Flood Certificate).
Response
Please refer to Attachment B for a Council issued Flood Certificate for the subject site.
The Flood Certificate illustrates that the flood level on the subject site for a Q100 event is 4.7 m AHD. The
level of the proposed compound location is 5 m AHD. Nonetheless, the associated equipment cabinets will
be located on an elevated platform, on a standard plinth of 300 mm, and are therefore situated at an
appropriate level to adequately accommodate the proposed use and mitigate the risk of inundation to the
proposed facility. The elevated platform has been illustrated within the Amended Proposal Plans within
Attachment A.
The proposed development is therefore compliant with O18 of the Natural Hazards Overlay Code, which
states:
“All lots have sufficient area that is above the define flood event flood level or where modelling is
not available, the highest recorded flood level, to safely and adequately accommodate the intended
use.”
Visual Amenity
The Specific Outcome O39 of the Infrastructure Uses Code requires the proposed monopole to be visually
integrated with its landscape so as not to be visually dominant or obtrusive.
Information Required
3 Please provide a photomontage of the proposed monopole. The montage shall superimpose the
proposed pole’s height and bulk onto images taken from the following locations:
(a) The existing house at 25 Jirrima Crescent (Lot 2 on RP212300). The photo should be taken
from the open space area south of the existing large shed looking towards the tower (Refer
to Figure 1).
(b) The existing house at 21 Jirrima Crescent (Lot 46 on RP136461). The photo should be
taken within the pool area north of the dwelling, looking towards the tower.
(c) The existing house at 19 Jirrima Crescent (Lot 45 on RP136461). The photo should be
taken from the lawn area directly to the west of the dwelling, looking towards the tower.
(d) From the Lancaster Lane reserve fronting the existing dwelling at 70 Lancaster Lane (Lot
54 on SP208642), looking towards the tower.
Response
As requested by Council, a total of four (4) photomontages have been produced, and are discussed in detail
below.
Photomontage 1 illustrates a view of the proposed facility from the front of the existing house at 25 Jirrima
Crescent (Lot 2 on RP212300). It should be noted that the residence was door-knocked on Wednesday 21
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December 2016, in attempt to gain permission to enter the property for the purposes of taking a photograph
from Council’s requested location at the rear of the house. However, as no one was home at the time, the
photograph was instead taken from the road reserve in front of the house.
As illustrated in Photomontage 1, when viewed from the road reserve fronting 25 Jirrima Crescent, the
proposed facility will be screened by existing vegetation that is present with both properties at 23 and 25
Jirrima Crescent. The red line within the photomontage demonstrates the approximate height and location
of the facility behind the vegetation, and as shown, the facility will not be visible when viewed from this
location.
While intermittent views of the facility may be visible from the rear of the house at 25 Jirrima Crescent, it is
anticipated that more than half of the facility would again be screened by vegetation contained situated
between the house and proposed facility.
Proposed facility
(obscured)
Photomontage 1 – View looking south west towards the proposed facility from the road reserve fronting 25 Jirrima
Crescent, Cooroibah (separation distance of approximately 355 m)
Photomontage 2 illustrates a view of the proposed facility from the existing house at 21 Jirrima Crescent
(Lot 46 on RP136461). It should be noted that permission to enter the property to take a photograph from
Council’s requested location could not be obtained. Therefore, the photograph was instead taken from the
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road reserve fronting 23 Jirrima Crescent, with an attempt to include the pool area in the image as requested
by Council.
As shown, the lower half of the proposed facility will be screened by the dense vegetation that is present
within the subject site. While it is acknowledged that the top half of the facility will be visible from this location,
the large separation distance (of approximately 320 m to the road reserve) will assist in reducing the visual
impact of the facility when viewed from this direction. It is also noted that the mature vegetation located
immediately to the rear of the house at 21 Jirrima Crescent will further obscure views towards the facility
when viewed from this property.
Furthermore, the use of a monopole structure rather than a lattice tower structure ensures the facility can
remain slim line in the landscape, and is therefore less visually obtrusive when viewed from a distance.
Proposed facility
Photomontage 2 – View looking west towards the proposed facility from the road reserve fronting 23 Jirrima
Crescent, Cooroibah (separation distance of approximately 325 m)
Photomontage 3 provides a view of the proposed facility from the lawn area west of the dwelling located
at 19 Jirrima Crescent (Lot 45 on RP136461). Again, while it is acknowledged that the facility will be
intermittently visible from this area, the presence of mature vegetation on properties at 19, 21 and 23 Jirrima
Crescent will assist in screening the facility, therefore reducing its visual impact when viewed from this
location.
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It is also noted that Photomontage 3 is indicative of the likely view from the rear of the property at 21 Jirrima
Crescent (requested by Council as Photomontage 2). This photomontage provides for a view towards the
facility looking in the same direction (being north-west), and indicates the likely level of vegetation screening
expected from the rear of the property.
Proposed facility
(behind tree)
Photomontage 3 – View looking north-west towards the proposed facility from 19 Jirrima Crescent, Cooroibah
(separation distance of approximately 290 m)
Photomontage 4 provides a view looking south-east towards the proposed facility location from the existing
dwelling at Lancaster Lane (Lot 54 on SP208642). This photomontage demonstrates that the proposed
facility (indicated by the red line) will not be visible from this direction, due to the dense vegetation buffer
separating Lancaster Lane from Jirrima Crescent. The vegetation in this reserve extends as tall as 15-20
m, and will provide a buffer between the proposed facility and the dwellings located to the west along
Lancaster Lane and Devonstone Drive.
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Proposed facility
(obscured)
Photomontage 4 – View looking south east towards the proposed facility from the reserve fronting 70 Lancaster Lane
(separation distance of approximately 358 m)
In conclusion, it is considered the facility has been located and designed appropriately to minimise visual
impacts on the Cooroibah area. Once established, the monopole is not likely to result in significantly adverse
impacts upon the amenity of the surrounding area when considering the following:
• The proposed facility has been sited in an area subject to a lower density of development that will
benefit from generous separation distances to surrounding land uses;
• The proposed facility location at the rear of a rural residential allotment provides for separation from
neighbouring dwellings; the closest of which is 220 m to the north-east;
• Existing mature vegetation established both on site and on neighbouring properties, will assist with
visually integrating the facility with the surrounding landscape and minimising the visual impact of
the facility when viewed from surrounding dwellings and roads;
• The facility will appear unobtrusive when viewed from the surrounding road network, in particular
major roads, such as Lake Cooroibah Road (located approximately 900m to the east) and McKinnon
Drive (located approximately 3km to west);
• A monopole was selected as the preferred structure over a lattice tower design as this type of facility
can remain slim line and is less visually obtrusive when viewed from a distance; and
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• The location enables the height of the proposed facility to be restricted to 45 m whilst still achieving
coverage to all the targeted localities and obtaining line of sight to other planned sites in the nbn™
wireless network.
It is considered that the subject property at 23 Jirrima Crescent provides an appropriate location for the
proposed nbn™ fixed wireless facility considering its ability to achieve coverage objectives, minimise the
visual impact on the surrounding area and avoid adverse impacts on the environment.
Proposed Wireless Infrastructure Catchment Map
Council requires confirmation of the area this tower is to service as part of the proposed NBN wireless
network rollout.
Information Required
4 Please provide a map showing the area/houses intended to utilise the proposed wireless
infrastructure. In addition, include the proposed service area overlayed with topographical mapping
and number of houses proposed to be serviced.
Response
nbn advises that there will be approximately 150 properties, households and businesses that will be
serviced directly by the proposed facility in Cooroibah. The coverage extends approximately 4 km north-
west to Riverpark Drive, 3 km north-east along Johns Road, and south past Woodhaven Way.
nbn is unable to provide specific coverage maps to show which areas/houses will directly benefit from this
service until the network has been physically built and tested as there may be areas/houses on the fringe
that may alternatively benefit from the satellite service.
Co-Location
Include confirmation that co-location by other network providers will be actively encouraged.
Information Required
5 Please provide details as to how other telecommunications providers will be facilitated and
encouraged to co-locate other wireless antennas on the proposed monopole.
Response
nbn has established and put in place a number of framework agreements with third party mobile network
operators which outlines the process and procedures in relation to co-location on the nbn™ network
infrastructure sites. These agreements address operational, commercial and technical requirements for all
incoming site share requests.
6 A written undertaking that the facility will be made available for the mounting of other communication
providers’ antennas and that no restrictive provisions form part of any contract, agreements or other
documentation associated with the development.
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Response
It is a requirement under the Telecommunications Act that all telecommunication providers make their
facilities available for the purposes of collocation. In addition to this, the framework agreement allows
telecommunication provider’s to co-locate their equipment on nbn™ facilities and nbn is able to work with
the other mobile carriers to ensure where possible the facilities can be readily accessed to improve mobile
coverage.
We consider that the information above provides an adequate response to all of the information requested
in accordance with s.278 of the Sustainable Planning Act. Please contact Kelly Pickering on (07) 3173 8353,
or alternatively by e-mail [email protected] if you require further information.
Yours Sincerely,
Kelly Pickering
Town Planner (Aurecon)
Attachments
Attachment A – Amended Proposal Plans
Attachment B – Flood Certificate
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Attachment A – Amended Proposal Plans
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Attachment A — Amended Proposal Plans
Page 10
Client:
DATE OF ISSUE
DRAWING PACKAGE VERSION
GENERAL SITE CODE: 4GYM-51-36-COOO
Client:
COOROIBAH
ERICSSON
23 JIRRIMA CRESCENT
ELECTRICAL
COOROIBAH
Client:
QLD 4565
RF AND TX CONFIGURATIONS
RFNSA No.: 4565010 Project:
NATIONAL BROADBAND
STRUCTURAL NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
CIVIL PRELIMINARY
MONOPOLE DOCUMENTATION
Rev Date Revision Details
LEASE
DESIGNER: JR
DISTRIBUTION PROJECT SUMMARY CHECKED:
APPROVED:
MR
LS
Drawing Title:
COVER SHEET
Drawing No. Revision
4GYM-51-36-COOO-T1 03
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 11
Client:
Client:
ERICSSON
Client:
Project:
NATIONAL BROADBAND
NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
PRELIMINARY
Rev Date Revision Details
DESIGNER: JR
CHECKED: MR
APPROVED: LS
Drawing Title:
SITE SPECIFIC
NOTES
Drawing No. Revision
4GYM-51-36-COOO-C1 02
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 12
Client:
SITE LOCATION
Client:
ERICSSON
Client:
COPYRIGHT © WHEREIS.COM
SITE CO-ORDINATES Project:
NATIONAL BROADBAND
MONOPOLE LOCATION NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
PRELIMINARY
Rev Date Revision Details
DESIGNER: JR
CHECKED: MR
APPROVED: LS
Drawing Title:
OVERALL
SITE PLAN
Drawing No. Revision
4GYM-51-36-COOO-C2 03
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 13
Client:
Client:
ERICSSON
Client:
Project:
NATIONAL BROADBAND
NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
PRELIMINARY
Rev Date Revision Details
DESIGNER: JR
CHECKED: MR
APPROVED: LS
Drawing Title:
SITE SETOUT
PLAN
Drawing No. Revision
4GYM-51-36-COOO-C3 02
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 14
Client:
Client:
ERICSSON
Client:
Project:
NATIONAL BROADBAND
NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
PRELIMINARY
Rev Date Revision Details
DESIGNER: JR
CHECKED: MR
APPROVED: LS
Drawing Title:
SITE ELEVATION
AND DETAILS
Drawing No. Revision
4GYM-51-36-COOO-C4 02
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 15
Client:
Client:
ERICSSON
Client:
Project:
NATIONAL BROADBAND
NETWORK
SITE No: 4GYM-51-36-COOO
COOROIBAH
23 JIRRIMA CRESCENT
COOROIBAH
QLD 4565
PRELIMINARY
Rev Date Revision Details
DESIGNER: JR
CHECKED: MR
APPROVED: LS
Drawing Title:
NBN ANTENNA
CONFIGURATION
& SETOUT PLAN
Drawing No. Revision
4GYM-51-36-COOO-A1 02
COPYRIGHT © NBN Co LIMITED ABN 86 136 533 741 . ALL RIGHTS RESERVED. VERSION 10 - SEPT 2011
Page 16
Attachment B – Flood Certificate
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Attachment B — Flood Certificate
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Noosa Council documents
Flood Information Certificate
This certificate is issued in response to an information request for a property which is located within the
geographical boundaries of Noosa Council.
Applicants Name Jovan Radmilovic Issue Date 24 November 2016
Applicants 32 Turbot Street Property Number
151366
Address BRISBANE QLD 4000
Property
Lot 47 RP 136461
Description
Address 23 Jirrima Cres COOROIBAH
QLD 4565
Our Reference Cer16/3394
Email Address [email protected] Issuing Officer Monkeith Kadhum
Your Reference Flood report 23 Jirrima Cr
Cooroibah
This certificate is issued in response to an enquiry for the above property:
REGISTERED OWNER/S NAME: Ms R G Timms
DEFINED FLOOD LEVEL: 4.7m AHD
DEFINED FLOOD EVENT: 1% AEP Under 2100 Climate Change Conditions
SOURCE OF INFORMATION: Noosa River Flood Study 2016, WMA Water
HIGHEST HISTORICAL FLOOD LEVEL: A flood level has not been recorded for this property.
LOCATION DESCRIPTION OF
A flood level has not been recorded for this property.
RECORDED HISTORICAL EVENT:
DATE OF HISTORICAL EVENT: A flood level has not been recorded for this property.
FREEBOARD: 0.3m
MINIMUM FLOOR LEVEL: *5.0m
THIS CERTIFICATE IS VALID FOR 6 MONTHS FROM DATE OF ISSUE.
*Velocity note:
The subject property is located in an active water flow area and the velocity of the water is estimated
up to 1.5m/s for the 1% AEP Design Flood Event.
www.noosa.qld.gov.au [email protected] T 07 5329 6500
PO Box 141 Tewantin Qld 4565 ABN 97 969 214 121
Flood Information Certificate (FSCV3-0809) Page 1 of 3
Document Set ID: 20205895
Version: 2, Version Date: 24/11/2016 Print Date: 24 November 2016, 3:30 PM
Page 18
Noosa Council documents
CLIMATE CHANGE
The advice provided in this certificate is based upon information relating to historically recorded flood events and future climate
condition. The defined flood event incorporates an allowance for climate change for the 1% AEP at year 2100. Climate
change projections include increased rainfall intensity, higher mean sea level and more extreme weather conditions (e.g.
storm surge and tropical cyclones).
NOTES FOR FLOOD INFORMATION
1. The absence of Highest Historical Flood Level information does not imply that the above property is not subject to
flooding, simply that Council has no record of this property flooding. Applicants are encouraged to make their own local
enquiries.
2. In accordance the self-assessable (detached) house code, the MINIMUM FLOOR LEVEL is calculated as whichever is
greater of either:
(a) 300mm freeboard added to the Defined Flood Level for the site; or
(b) 500mm freeboard added to the Highest Historical Flood Level appropriate to the site; or
(c) If the property is intended for use as a Hospital, Aged Residential Care Facility or Emergency Services Facility then
the Council should be contacted to determine this level.
3. Council advises that if stormwater drainage pipelines/easements exist on the property then no earthworks or building are
permitted in the easement.
4. All buildings shall conform to the relevant Planning Scheme Code in The Noosa Plan.
5. Please be aware of the natural topography in your area. Water runoff which exceeds the capacity of the underground
drainage system (if present) and which concentrates in surface depressions and gullies as it flows down a catchment
can cause localised flooding and is not identified in this certificate.
6. Filling must not cause actionable nuisance in accordance with Queensland Urban Drainage Manual.
7. Council advises that if there are openings to basements these openings require a minimum level at least equal to the
minimum floor level.
8. Please be aware that the reported flood information may vary in the future as new data becomes available.
www.noosa.qld.gov.au [email protected] T 07 5329 6500
PO Box 141 Tewantin Qld 4565 ABN 97 969 214 121
Flood Information Certificate (FSCV3-0809) Page 2 of 3
Document Set ID: 20205895
Version: 2, Version Date: 24/11/2016 Print Date: 24 November 2016, 3:30 PM
Page 19
Noosa Council documents
DISCLAIMERS
Flood information provided by Council should only be used as a guide to the extent of flooding on the property. This
information may be inaccurate or incomplete and it is recommended that purchasers make their own local enquiries with
regard to the flooding and drainage history of the site. NO LIABILITY IS ACCEPTED FOR THIS INFORMATION.
The property information supplied does not represent the highest probable flood level that could occur on this property. A
flood more severe than the level described above may occur, although such events would be extraordinary.
The absence of flood information does not imply that the above property is not subject to flooding, simply that Council has no
flood information for this property flooding.
If there is a history of flooding or drainage issues we recommend you seek professional advice on this matter.
COUNCIL ACCEPTS NO RESPONSIBILITY FOR THE ACCURACY OF THIS INFORMATION
GLOSSARY OF TERMS
Term Definition
Applicant The individual/s requesting a flood search to be completed for a specified property.
The individual/s that are registered by Council as owning the property for which a flood
Registered Owners
search is requested.
The Australian Height Datum (AHD) is the reference level for defining reduced levels
AHD adopted by the National Mapping Council of Australia. The level of 0.0 m AHD is
approximately mean sea level.
Defined Flood Level A water level derived through mathematical modelling of the Defined Flood Event.
Terminology consistent with State Planning Policy (SPP, 2003) which states “Defined Flood
Defined Flood Event Event is the flood event adopted by a local government for the management of development
in a particular locality”.
The Annual Exceedance Probability is the likelihood of occurrence of a flood or storm tide
inundation event of a given size or larger in any one year, usually expressed as a
percentage. For example, if an event has an AEP of 1%, it means that there is a 1% risk
1% AEP (i.e. probability of 0.01 or a likelihood of 1 in 100) of this event occurring in any one year. A
1% AEP event should not be interpreted as only occurring once in 100 years.
This flood event is also commonly called the 100 year ARI (Average Recurrence Interval) or
Q100.
Is a reference to the document summarising the results of the anticipated flooding relevant
Source of Information
to this location.
Highest Historical Flood
The highest flood water level from all historic events for which Council has records.
Level
Location Description of
A description of the site where the Highest Historical Flood Level was recorded.
Recorded Historical Event
Date of Historical Event The date on which the Highest Historical Flood Level occurred.
The minimum floor level calculated in accordance with the Town Plan through the addition
Minimum Floor Level of the relevant freeboard to the Defined Flood Level and the Highest Historical Flood Level.
Council requires that the higher of these two levels be used as the minimum floor level.
Where a ‘regulation line’ has been set by Council to define the limit to which development
Flood Regulation Line
may encroach onto a floodplain, development is undertaken outside such ’regulation line’.
Rainfall Intensity The amount of rainfall occurring in a unit of time, usually expressed in millimetres/hour.
A tidal datum; the arithmetic mean of hourly heights of the sea at the tidal station observed
Mean Sea Level
over a period of time (preferably 19 years). Source: BOM This is approximately 0.0 m AHD
The elevation of water generated by a tropical cyclone above or below the normal
Storm Surge
astronomical tide.
A tropical cyclone is a low-pressure system which develops in the tropics and is sufficiently
Tropical Cyclones intense to produce sustained winds of at least 63 km/h or greater and gusts in excess of 90
km/h near the centre.
A factor of safety usually expressed as a height above the adopted Defined Flood Level. A
Freeboard freeboard tends to compensate for factors such as wave action and historical and modelling
uncertainties.
www.noosa.qld.gov.au [email protected] T 07 5329 6500
PO Box 141 Tewantin Qld 4565 ABN 97 969 214 121
Flood Information Certificate (FSCV3-0809) Page 3 of 3
Document Set ID: 20205895
Version: 2, Version Date: 24/11/2016 Print Date: 24 November 2016, 3:30 PM