Information Request MCU18 0009

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU18/0009
Your Reference:	02187
21 February 2018
Noosacare Inc
C/- Martoo Consulting
PO Box 1684
NOOSA HEADS  QLD  4567
[email protected]
Dear Sir/Madam
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.	MCU18/0009
Street Address:	186 Cooroy Noosa Rd Tewantin Qld 4565
Real Property Description:	Lot 2 RP 177554 No related Land
Planning Scheme:	The Noosa Plan (3 July 2017)
INFORMATION REQUIRED
The information requested is set out below:
Proposal Report
The proposal report demonstrates compliance with the Tewantin and Doonan Locality Code, Residential Use Code and Biodiversity Code.
Issue
The Noosa Plan Natural Hazards Overlay Code has not been addressed.
Information Required
Demonstrate compliance with the Natural Hazards Overlay Code Table (13.10 Flood Hazard Areas).

Flood Study
Cardno undertook a local flood study to determine the 10% and 1% AEP flood levels for the site under climate change conditions (20% increase in rainfall intensity). A RORB model was built to understand the hydrology of the study area and outputs from this model were used as inputs to a TUFLOW hydraulic model. LiDAR data was used to form the terrain but the bed level of the creek lines was adjusted using cross sections from the previous 2006 HECRAS modelling. Culvert blockages were analysed and found to have negligible impact on the peak water levels at the site.
The results of the modelling was compared to the Noosa River Flood Study 2016 (WMA Water) and as the regional flood study provides higher flood levels. Therefore, the minimum floor levels are governed by the regional flood study.
Access to the site via Cooroy Noosa Road is flood free in both the 10% and 1% AEP events under climate change.
The proposed buildings 3, 4 and 5 are within the inundation zone for both 10% and 1% AEP events. Modelling of the buildings and earthworks associated with the development have not been considered by this study.
Issue
The Cardno flood study applies the ARR1987 hydrology method to a RORB model but uses ARR2016 IFD data. One version of ARR should be consistently followed throughout the study. If ARR2016 rainfall is selected, the full ARR2016 method should be employed.
Initial losses of 15mm/hr have been applied. Initial losses should be 0mm/hr. Applying no initial losses is consistent with the requirements of both ARR1987 and ARR2016 that confirm the temporal patterns used for design purposes are the ‘burst’ elements within greater duration events.
If the ARR2016 method is employed, the method described in Book 1, Chapter 6 should be followed to determine the climate change factor for the study.
The RORB model has been “validated” by changing the kc and m values in the RORB model to best match the results from the Rational Method calculation. This can be considered as calibrating the RORB model to the Rational Method. QUDM v4 states:
“Utilisation of the Rational Method, as described within the Manual, may be considered appropriate…as a ‘checking tool’ (not calibration) of numerical models developed for small ungauged catchments (i.e. checking for potential gross errors)”.
Information Required
Ensure the flood study employs methods that are consistent with one version of ARR. Apply appropriate parameters to the RORB model. The Rational Method can be used as a ‘checking tool’ but not for calibration of numerical models. Update the modelling and report to reflect these changes.

Flood Statement
Tod Engineers & Project Managers supplied a letter indicating that buildings 3, 4, 5 and 6 will have no negative affect on flooding and that the residential areas will not be flood affected.
Issue
The letter refers to the Q500 line provided in the Middap Architecture Development Application drawings. The Cardno flood study did not consider the Q500 flood event and there is no indication of the source of this flood line on the Middap Architecture drawings.
The letter suggests that the Cardno flood study confirms that the debris load is not significant. The Cardno flood study investigated a range of culvert blockage factors but did not indicate the actual debris load.
In the pre-lodgement advice and information, Council indicates “The potential for development “on stumps” above the flood level was discussed and any modelling to support this type of proposal would need to include the potential for debris to be lodged among the “stumps” and affect the stability of the structures and the overland flow of water.” There does not appear to be any modelling to support the statement in the Flood Statement.
Information Required
Model the proposed buildings and earthworks associated with the development to show that the buildings will not affect flooding and that the flooding will not impact human safety.
Biodiversity
Issue
The site contains a “wetland” as defined in the Noosa Plan.
Information Required
Demonstrate the Specific Outcome 4 of the Biodiversity Overlay Code is met by this development.
Issue
The site contains a riparian zone, as defined in the Noosa Plan.
Information Required
Demonstrate that Specific Outcome 5 of the Biodiversity Overlay Code is met by this development.
Issue
The site is mapped “Environmental Protection” area under the Biodiversity Overlay. The development proposes to clear habitat in the Biodiversity Overlay Area. The supplied fauna report does not provide adequate sampling times to comprehensively assess the impacts of the proposed development on the fauna using the site.
Information Required
Provide a report on the environmental values of the proposed development site and surrounds based on the findings of a comprehensive ecological assessment. The assessment must be in a accordance with Planning Scheme Policy 18 Ecological Assessment Guidelines and undertaken in optimal periods where the likelihood of identifying the target fauna is the highest.
Issue
The site supports Endangered, Vulnerable and Near Threatened (EVNT) species
Information Required
Provide an analysis of the proposed development on the specific habitat and breeding requirement of the EVNT species identified during the  surveyed.
Issue
A proposed planting is to occur in “Lomandra” Park, which is not the on the subject lot of this application.
Information Required
Provide evidence the Lomandra park owners have consented to these works. If works are to occur in another lot, provide an amended application to include the other lot.

Parking and Parking Area
Issue
Review of aerial photographs indicates that the existing parking spaces are often full including the external parking along the outside service road which suggests there is a current shortage for parking for the existing facilities.
Information Required:
Provide the following information and details:
Assessment of the required parking spaces for the development site as a whole for all users including staff, visitors, deliveries and emergency vehicles (eg ambulances), taking into consideration but not limited to the following:
Potential of increased demand on visitors parking in festive and public holidays.
Adequate parking, within the site, for staff and taking into account the additional demand during peak hours of staff shifts changeover.
Loading zone/s and deliveries.
Ambulance and emergency vehicles parking and manoeuvring.
Provide indication of the finish levels of the proposed parking area/s and its immunity to flooding.
Provide information regarding the extent and amount of earthworks associated with proposed parking areas and the new development in general.
Issue
Parking during the construction phase.
Information Required:
Given the proposed development will significantly restrict the availability and access to the existing parking area, provide strategy and details of how the current needs for parking, for staff and visitors, will be addressed during the construction phase of the proposed new development.
Waste Management
Issue
The proposed development provides for a significant increase in the number of residents and therefore waste generation will be significant y increased.
Information Required:
A Waste Management Plan for the whole site detailing how waste is to be managed in in accordance with Council’s Waste Management Policy.
Pedestrian Facilities and Emergency Evacuations
Issue
Further details required regarding proposed pedestrian path and facilities.
Information Required:
Provide the following information and details:
Width and details of proposed paths including fencing and accessibility arrangements for visitors, staff members and residents.
Weather protection and cover for proposed path network.
Lighting for pathways and parking areas including any necessary street lighting to the external parking along the outside service road.
Issue
Additional information and assessment is required in relation to:
Emergency evacuation from the site and from different residential building blocks; and
The threat to occupants, staff and visitors from smoke associated with bushfire.
Information Required:
Provide all relevant information and assessment for evacuation: alarm, activation and procedures for the current development and the in-cooperated new buildings including access, exit points, and emergency vehicles access
Details of how the threat from bushfire smoke to occupants, staff and visitors is to be mitigated.
Plans
Issue
The proposed site plan does not include details of the proposed buildings setbacks to property boundaries.
Information Required
An amended site plan which includes details of the proposed front, rear and eastern side setbacks.
Issue
The proposed elevation and floor plans of the villas do not include detail of the building heights, building dimensions or building materials and colours.
Information Required
Amended floor and elevation plans (including the northern elevation) which include details of:
The building heights in relation to natural and finished ground level,
Building dimensions; and
Proposed materials and colours of the buildings.
Issue
The proposed plans situate villas 5 and 6 within close proximity of the northern boundary and the private open space of the adjoining residential properties. It is unclear as to how the area to the rear of villas 5 and 6 is to be used.
Information Required
Details of how the areas to the rear of villas 5 and 6 are to be developed and used.
Issue
There appears to be a discrepancy between the villa floor plans and the villa footprints on the site plan.
Information Required
Floor and site plans to be consistent with each other.

Further comments:

There are significant issues arising out of the proposal due the site being subject to flooding and the significant ecological values which are present on site.

It is important to note comments made by Council’s Environment Officer as a result of the pre-lodgement meeting: the site includes some significant environmental values and the development, including bushfire buffer, should be located clear of this area.

due date for response to information request
The due date for providing the requested information is 21 May 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

Patrick Murphy
Coordinator Planning

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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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