MCU10/2083 Further Information Request - Convenience Centre 37 Gibson Rd, Noosaville

Officer:	Denis Wallace
Direct Telephone:	(07) 54495179
Response Address:	Locked Bag 72, Sunshine Coast Mail Centre 4560
Our Reference:	MCU10/2083
Your Reference:	100407

Marquette Bowen Pty Ltd
C/- KHA Development Managers
PO Box 6380
MAROOCHYDORE BC  QLD  4558

Dear Sir

Information Request
Sustainable Planning Act 2009

I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.  Please provide 6 (six) copies of all information to be supplied, including  A3 sets of plans and a CD copy.

APPLICATION DETAILS

Application No:	MCU10/2083
Proposal:	Material Change of Use for Retail Business Type 2 – Shop, Entertainment & Dining Business – Type 1 & Commercial Type 1 – Office.
Street Address:	37 Gibson Rd NOOSAVILLE  QLD  4566
Real Property Description:	Lot 1 RP802167
Planning Scheme:	The Noosa Plan (11 May 2009)

INFORMATION REQUIRED

The information requested is set out below:

Issue
Further detail is required to assess the economic/planning need analysis

Information Required
A detailed breakdown of existing commercial tenancies, including vacant tenancies, within each of the retail precincts in the surrounding area.

A detailed review of the capacity of existing centres to accommodate the propose development including a detailed floor space survey of commercial zoned precincts and a review of the potential for the proposed uses to be sited in existing commercial precincts.

Further demonstration of the planning need for the development taking into account the existing convenience store on Gympie Terrace, together with the convenience function of local service stations and the many entertainment and dining businesses in the area.

Issue
Locating commercial kitchens for bakeries, takeaway restaurants, café's and restaurants within 3 metres of residential premises is likely to result in impact from cooking odours from food preparation areas, kitchen exhausts and outdoor dining areas. These cooking odours are likely to have an adverse impact upon the amenity of nearby residential premises particularly as kitchen exhausts located above the roofline will be in view of adjacent 2 storey dwellings.

Information Required
Demonstrate that the amenity of nearby residential uses will not be adversely affected by the food and cooking odours likely to emanate from commercial kitchens and dining areas to be located within the proposed tenancies.

Issue
The submitted acoustic report relies primarily upon management measures to comply with the relevant acoustic criteria. The proposed management measures are generally an undesirable option and rely heavily upon a number of different tenancies complying with the required measures to prevent noise impacts upon adjacent residential uses. Management measures also require additional Council resources to monitor and respond to any noise complaints received and enforcement of any conditions imposed.

Information Required:
Demonstrate that noise from the proposed use can be managed through structural measures, design and layout. The provision of revised site layout plans and architectural drawings along with a revised acoustic report will be required to demonstrate the above.

Issue
Where new development is located with frontage to two or more roads, vehicle access should be obtained via the lower-order road. As such, all vehicle access for the proposed development should be obtained via Skipper Place. This is consistent with access arrangements to existing adjacent development within this section of Gibson Road.  Given the convenient location of the site in relation to the existing Gibson Road / Skipper Place roundabout, travel distances to and from the proposed car park are similar via Skipper Place compared with direct access to Gibson Road.

There is also limited potential to provide appropriate indented bus bay facilities over this section of Gibson Road and the existing Gibson Road verge in front of the site is of sufficient width to accommodate an appropriately designed indented bus bay, pathway and bus shelter that is clear of the Skipper Place roundabout. Any proposed direct access to Gibson Road (and associated left-turn deceleration lane works) will conflict with the provision and safe operation of an indented bus bay. In addition, any proposed direct access to Gibson Road would conflict with turning movements associated with the adjacent Cockleshell intersection and any future safety upgrade of this intersection to provide a dedicated right-turn lane and median channelisation works on Gibson Road.

Information Required
Submit revised plans for the proposed development that removes direct vehicle access to Gibson Road

Issue
There appears to be insufficient distance between the existing kerb and channel and the property boundary.

Information Required
Provide a revised plan that indicates:
A verge width in accordance with Council’s Planning Scheme Policy 5 – Engineering Design Standards – Roads, Drainage and Earthworks (4.5 metres minimum) from the existing kerb and channel in Skipper Place
A truncation of the boundaries at the intersection of Skipper Place and Gibson Road in accordance with Council’s Planning Scheme Policy 5 – Engineering Design Standards – Roads, Drainage and Earthworks section 3.13(g).

Issue
Concerns with the affects of the development on the traffic movements in Skipper Place:

Information Required
Provide comment regarding the available queue spaces at the entrances to the site and achieving compliance with AS/NZS2890.1:2004 section 3.4.
Indicate on the plans the proposed direction of traffic movements through the site.

Issue
Concerns with the proposed carpark layout

Information Required
Demonstrate that vehicles can pass at the intersections within the carparking area. The vehicle type and paths must be in accordance with AS/NZS2890.1:2004 section 2.5.2(c). The paths must consider that all adjacent spaces are occupied including the MRV loading area.
Provide dimensions for the carspaces proposed adjacent to the bioretention trenches. The dimensions, including any overhang allowance, must be in accordance with AS/NZS2890.1:2004 section 2.4.
Provide a revised plan that indicates disabled parking spaces in accordance with AS/NZS2890.6:2009.
Indicate on the plans the proposed refuse collection point and the required manoeuvring area for the refuse collection vehicle.
Issue
Specific Outcome O9 of the Water Sensitive Design code requires that Natural Treatment Strategies are used wherever practicable. It is necessary to ensure that proposed drainage between each structure is achievable and practical. In this regard it is also necessary to ensure the order of water treatments is consistent with modelling presented in the Site Based Stormwater Management Plan – i.e. roofwater to rainwater tanks first, then pass to raingardens.

Information Required
A preliminary drainage plan showing proposed invert levels of pipes is required to ensure adequate grade for drainage from stormwater treatment devices.

Issue
Specific Outcome O9 of the Water Sensitive Design code requires that Natural Treatment Strategies are used wherever practicable.

The expected/required footprint and rooting depth for the five shade trees proposed within the central bioretention basin trench will not form a functional component of the bioretention system and must therefore be deducted from the contributing filter media area footprint. If the trees are proposed to be incorporated into the bioretention basin the filter material depth will need to be increased to cater for the rooting depth requirements of those trees.

In addition it is expected that pathways will be formed across the central bioretention basin trench where customers are likely to cross from cars in efforts to seek shortest passage to the shops. In order to minimise damage to the performance of the central bioretention basin trench, formalised pathways/steppingstones may be required across the central bioretention basin. This will further reduce the available functional footprint of the filter material area.

Information Required

A revised engineering concept plan is required to be submitted showing that the required filter media area footprint is available on site. The filter media area requirement is detailed in the Site Based Stormwater Management Plan. Adequate area must also be provided in addition to the required filter media area to allow for construction of batters or retaining walls etc.

Issue:
No provision has been made for the temporary storage of bins for servicing which is likely to result in bins being temporarily located in car parking spaces or internal roadway.

Information Required:
The applicant is requested to provide a temporary storage area for the servicing of bins. The temporary bin service are must comply with the following:
Must be suitably sized to accommodate the likely number of bins to be serviced at any one time; and
Be located so that the refuse collection vehicle is able to service bins without excessive manoeuvring required; and
Be located so that the refuse collection operator does not have to exit the vehicle to move bins for servicing; and
Be located so as not to impede traffic flows; and
Must be located or screened so as to minimise the visual impact of the temporary storage of bins.

Issue
A small parcel of land to the east of the site should be considered with the layout.

Information Required
An amended plan indicating Lot 2 RP856186 at 4 Skipper Place that adjoins the eastern boundary of the site and contains the Noosa Waters communication tower.  The plan should indicate any screening treatment or landscaping adjacent this area.

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 is to respond to any Information Request within 6 months of the request or otherwise, the application lapses.

A response to the above is required to be submitted, prior to further assessment of the application.  If any further matters arise as part of assessment of this application, you will be advised accordingly.

Council prefers that all the information requested be submitted as one package.  A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise.  You are requested to advise your client directly regarding this request.

You may wish to follow the progress of this application online at www.sunshinecoast.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

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
senior development Officer

		MCU10/2083

PD-DA-FM348/1-03/02/2010	Page 5 of 5

PD-DA-FM348/1-03/02/2010	Page 1 of 5