Council Further Information Request MCU15/0122 (emailed 9/2/16)

Officer	:Denis Wallace
Direct Telephone:	 53296239
Our Reference	:MCU15/0122
Your Reference	:1518015180
9 February 2016

Medicentre Properties
C/- KHA Development Managers
PO Box  6380
MAROOCHYDORE BC  QLD  4558

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:	MCU15/0122
Proposal:	Development Permit for Material Change of Use of Premises - Commercial Business Type 2 - Medical and Retail Business Type 2 - Shop
Street Address:	52, 54, 56 & 58 Goodchap Street and  3, 5 & 7 Val Crescent NOOSAVILLE  QLD  4566
Real Property Description:	Lots 6, 7, 8 & 9 RP 138011 and Lots 13, 14 & 15 RP 151414
Planning Scheme:	The Noosa Plan (16 September 2013)
Preliminary assessment advice
Review of the submitted application material indicates issues raised in pre-lodgement meetings with the applicant have not been adequately addressed.  In particular, the applicant was advised:

The application must demonstrate significant need exists for the development at this location.  Given ample undeveloped land exists for the use at the Shire Business Centre, the need for co-location with Noosa Hospital must be clearly demonstrated.  This need is not currently apparent, with Noosa’s medical specialists already dispersed.

Based on Council’s preliminary review of the application you are advised assessment officers are unlikely to support the application.  Critical issues of need and traffic have not been suitably addressed and grounds to support the application despite the conflicts with the planning scheme are not currently apparent.

information required
The information requested is set out below:

Issue - Need
Expansion of Noosa’s health and medical services is broadly desirable, however, the submitted Economic Needs Analysis is not considered to demonstrate sufficient overriding need exists for the development at this location, considering:
Significant suitably zoned undeveloped land exists for the medical use within the Noosaville locality;
The primary tenant to occupy approximately 1,000m2 of the development is Noosa Radiology, for which a need to co-locate has not been demonstrated;
The submitted economic and planning reports state the centre would improve “convenience” rather than address any critical need to co-locate with the Noosa Hospital;
The application does not identify technical or functional reasons that demonstrate a need to be proximate to Noosa Hospital;
To the extent a need to co-locate might exist for technical or functional reasons, a medical centre of the type proposed would appear to be better located on the Noosa Hospital site.

Information Required
Provide further detailed need analysis demonstrating technical, functional or regulatory reasons requiring the medical centre to be proximate to the Noosa Hospital.
Provide the supplementary independent healthcare report mentioned in Noosa Radiology’s letter dated 17/12/15 (Attachment 1 to the Development Assessment Report).
To the extent a need to co-locate a new medical centre is identified provide comment on why it could not or should not be established on the Noosa Hospital site.
If available, provide material from Noosa Hospital collaborating the need for the development from its perspective and supporting the proposal.

Issue – External Traffic Impacts
The submitted traffic report limits it’s comments to the Goodchap Street/Val Crescent roundabout and does not comment on the wider network. The report also makes no comment in regard to vehicles accessing the site from the north. These vehicles will need to u-turn somewhere to the south of the site.

Information Required
Provide an amended Traffic report that:
Includes an assessment of traffic impacts on the wider road network in accordance with the detailed specifications of Council’s PSP1, including assessment of impacts at the Goodchap Street / Eumundi Noosa Road intersection, and the Ernest St / Hilton Tce intersection. The report must also include any measures required to ameliorate the development impacts.
Addresses vehicles accessing the site from the north. The revised report must include an assessment of the impacts on the Juron Street intersection (including turning path diagrams) and any other measures required to ensure that the u-turn manoeuvre is not carried out at any other inappropriate locations.

Issue – Site Access
The development proposes a left in only at the southern driveway and a left out at the northern driveway. This proposal is not in accordance with Probable Solution S1.2 of the Driveways and Carparking Code.

Information Required
Provide additional detail that demonstrates that the proposed access arrangements are in accordance with Specific Outcome O1 of the Driveways and Carparking Code and includes but not limited to:
The need for two access driveways
The impacts on pedestrians and cyclists using Goodchap Street due to the additional driveway
The impacts on traffic efficiency along Goodchap Street due to the additional driveway
Provide justification for the close proximity of the exit driveway to the roundabout and the affects of vehicle queues in both Goodchap Street and the exit driveway

Issue – Site Access
With the driveways restricted to left turns only, there will be a generated demand for u-turns in Goodchap Street.  For vehicles departing the site with a destination to the south along Goodchap Street, u-turns will be facilitated by the Val Crescent roundabout.  However, there will also be a demand for vehicles travelling to the site from Goodchap Street in the north to u-turn somewhere at a location south of the site, and this also needs to be properly assessed.

Information Required
Provide assessment of the development’s generated demand for u-turns in Goodchap Street, including assessment of impacts at the Juron Street intersection (including tuning path diagrams) and detailing proposals to ensure u-turns at other inappropriate locations (such at around the pedestrian refuge, or at driveways just to the south) are prevented.

Issue - Access and Bus Stop
The proposed southern access appears to conflict with the existing bus stop (and buses at the stop) and is in close proximity to a pedestrian refuge. The submitted traffic report includes comments that suggest that the access is located a suitable distance from the stop and complies with the required standards but Council has other concerns with the proposal.

Information Required
Provide a detailed functional plan of the proposed access arrangements that:
Demonstrates how the left in/left out will operate
Includes the physical barriers (not signage and linemarking) that are required to prevent right turns into the site and right turns when exiting the site.
Includes the existing refuge
Includes the bus stop and a bus stopped at the stop
The path of buses entering and exiting the stop
The available sight lines for vehicles and buses
Sufficient detail to demonstrate that the stop complies with the TMR (Translink) standards
Driveway details including widths and flares in accordance with Specific Outcome O2 of the Driveways and Carparking Code
The grades of the driveway within the site (measured along the inside of curves in the driveway to demonstrate compliance with AS/NZS2890.1

Issue – Refuse Collection
Maneuvering proposed for the proposed refuse collection vehicle must be assessed.

Information Required
Plans demonstrating manoeuvring of the design refuse vehicle, suitable for the bins proposed, including the path of the vehicle turning into the site from Goodchap Street, manoeuvring to the collection location, and then departing back onto Goodchap Street.  The plan should also demonstrate sufficient standard clearances between the vehicle and other elements of the layout and use the appropriate refuse vehicle as identified in PSP9.

Issue – Parking and maneuvering
Various parking & manoeuvring issues require further detail.

Information Required
Provide additional detail demonstrating the following:
Confirmation that the passing widths on the bends and corners of the carparking aisles and ramp are in accordance with AS/NZS2890.1:2004 (parts 2.5.2 (b) and (c)).
The parking bay dimensions are shown to the centre of the columns. The width of the columns needs to be clarified to demonstrate that the spaces are in accordance with AS/NZS2890.1:2004.
The plans indicate columns adjacent to the PWD spaces at the ground floor.  The width of the columns needs to be clarified to demonstrate the spaces are in accordance with AS/NZS2890.6.
The plan text and traffic report suggest that an ambulance space, an MRV space and a WCV space are provided.  Only the WCV loading area adjacent to the refuse collection area is shown.
Provide additional detail on how wrong-way movements along the one-way section of roadway between the two driveways will be prevented, both by vehicles departing the right angle spaces on that one way section, and by vehicles departing from the basement.
Provision of visitor bicycle parking at the ground level in accordance with the requirements of the Austroads guidelines, in a position near the main pedestrian entry of the building at ground level.

Issue - External Works.
The submitted plans do not indicate any improvements to the existing frontage works. Frontage works as described in Specific Outcome O13 of the Transport, Roads and Drainage Code are required. In this instance due to the proposed development it will also necessary to improve the crossing points between the subject site and the Hospital (the existing refuge and the southern island of the roundabout). In addition, depending on the outcome of the further investigation of the bus stop, additional works may also be required for the relocation of the bus stop and shelter

Information Required
Indicate on all relevant plans the external works required.
Please note that should it be necessary to relocate the bus stop Council may be interested in negotiating with the applicant to have the current “Noosa Coastal” type shelter installed in lieu of relocating the existing Translink shelter.

Issue – Water Reuse
The Noosa Plan Water Sensitive Design Code O3 seeks water re-use in developments.

Information Required
Demonstrate how captured water is utilised for all non-potable uses on site.

Issue – Water Quality
The Noosa Plan Water Sensitive Design Code O6 requires that run-off that leaves the site is treated so as not to adversely impact on the ecology and hydrology of downstream environmental flows.

O9 seeks use of natural treatment strategies, including grass swales and bio-retention systems, vegetated filtration strips and gross pollutant traps.

In addition, the State Planning Regulatory Policy for Water Quality details water pollutant reduction targets that must be achieved.

Information Required
Provide comment to demonstrate that the applicants preferred  water quality treatment option both achieves the State Planning Policy pollutant reduction targets, has the best water quality improvement efficiencies in terms of Lake Doonella’s water quality objectives and current stressors and meets Specific Outcome O9 of the Noosa Plan Water Sensitive design code to  provide natural treatment strategies.

Demonstrate the design of proposed bioretention basins provides adequate footprint to facilitate for 1:4 batters.

Where proprietary devices are proposed as an option- demonstrate that the methodology for pollutant reduction modelling for the proprietary device is fully endorsed by Stormwater Australia for their pollutant reduction efficiencies, consistent with the Water by Design MUSIC modelling guidelines, and that the applicant is satisfied with the maintenance costs likely to  be involved with maintaining the water quality treatment train to perform as modelled.

Provide the MUSIC modelling files used to size and design the proposed water quality treatment train.

Provide a preliminary drainage plan to demonstrate that drainage from the proposed water quality treatment train can be achieved .

Demonstrate the proposed water quality treatment train will not increase the amount of excavations needed into Acid Sulphate Soils and will not be subject to groundwater influence.

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 Denis Wallace on the above number.

Yours faithfully

Denis Wallace
COORDINATOR PLANNING

[word/footer1.xml]
Page 2 of 6

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 6

[word/header1.xml]
MCU15/0122