Response to Information Request OPW20-0145. 19.10.2020 · OPW20/0145

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. Indicate the location of the emergency gate as described in Condition 2.1 (Lot 23)

2.1. identification of the proposed emergency access for Lot 23 and that the proposed
emergency gate is located in the road reserve in accordance with condition 8;

Stockwell Response

Barlow Shelley have updated their plans to include an emergency access gate (double swing gate IPWEAQ GS-08)
to the emergency access egress to Lot 23. Please refer to drawings number 1856-R41D.

. Provide Energex approval for the access for Lot 23 (Condition 7) for that part that stands within the Energex
easement.

7. Prior to the sealing of the survey plan a vehicle access to proposed Lot 23 must be
constructed at no cost to Council. The works must be undertaken in accordance with an
Operational Works approval, be generally in accordance with drawing number 1856-
R08 Revision J prepared by Barlow Shelley and include an access extending from the
existing roundabout in Walter Hay Drive to the property boundary.

Stockwell Response

Stockwell has referred OPW20/0145 to Energex as the relevant referral agency pursuant to section 54(1) of the
Planning Act 2016. Energex has provided approval for the access for Lot 23 (Condition 7) subject to conditions 1-8
outlined in their letter dated 07 October 2020. We attach a copy for your referral.

. Provide a detailed plan of the pathway connection to Lot 23 as described in Condition 9

9. Prior to the sealing of the survey plan a new pedestrian access from Lot 23 to the existing
pathway network must be constructed at no cost to Council. The works must be
undertaken in accordance with an Operational Works approval. The pedestrian
connection must be located in the north western part of the site and extend to the existing
pathway network in the Eenie Creek Road road reserve to the east of the underpass.

Stockwell Response

Barlow Shelley have updated their plans to include the detailed plan of the pathway connection to Lot 23. Please refer
to drawings number 1856-R41D.

. Indicate on the relevant plans the signage as described in Condition 15.

15. Clearly visible signage must be erected at the threshold of the private roads. The
signage must clearly indicate to motorists and pedestrians that they are entering a
private road system.

Stockwell Response

Barlow Shelley have updated their plans to include private road signage at the threshold of any private roads. Please
refer to drawings 1856-R65D and R68D.

. Clarify the proposed width for Road B and demonstrate compliance with Condition 16

416. Prior to the sealing of the survey plan, the private road within Lot 3 (Road B adjacent to
Lots 10-16) must be constructed with a centrally located 10m carriageway. The works
must be in accordance with an Operational Works approval and be generally in
accordance with drawing number 1856-R05 revision K prepared by Barlow Shelley. The
works must include but not be limited to kerb and channel, footpaths, street lighting,
services, linemarking, stormwater drainage and landscaping.

Stockwell Response

Road B is proposed as a 10m wide carriageway with 2 x 3.5m travel lanes and a 3m parking lane along the southern
side of the carriageway. Please refer to drawings 1856-R46D.

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LOPMENT |= FUNDSMANAGEMENT = PROPERTY MANAGEMENT __ DESIGN & CONSTRUCTION

 

 

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6. Amend the pathway width on the western side of Road C to be in accordance with Condition 17.

10.

17. Prior to the sealing of the survey plan, the private road within Lot 3 (Road C — adjacent
to lots 7-9) must be constructed with a centrally located 12m carriageway having 1.5m
on-road cycle lanes on each side, The works must be in accordance with an Operational
Works approval and be generally in accordance with drawings numbered 1856-R05
revision K and 1856-R07 revision J prepared by Barlow Shelley. The works must include
but not be limited to kerb and channel, 3m footpath on the western side, street lighting,
services, linemarking, stormwater drainage and landscaping. The road must be
designed to cater for on-street parking to be added when future development occurs on
lots 3 and 7.

Stockwell Response

Barlow Shelley have updated their plans to include a 3m footpath width on the western side of Road C. Please refer
to drawings 1856-R36D and R39D.

Road C is proposed with a 15m carriageway, compared with the 12m width required in Condition 17. Clarify
how the proposed wider width is proposed to be used and operated.

Stockwell Response

Road C is proposed to be a 12m centrally located carriageway with 1.5m cycle lanes on the western and eastern sides.
Barlow Shelley have amended the Road C Cross Section (1856-R52D) to indicate 2 x 1.5m cycle lanes for clarification.

Indicate on the relevant plans the pathway as described in Condition 24(d).

d. the footpath on the northern side of Hofmann Drive must be extended from the
crossing point adjacent to Lot 4 to the north west for the full frontage of Covenant J

Stockwell Response

Providing the footpath link in front of Covenant J to the boundary of Lot 17 will impose on the position and function of
the Stormwater Quality Improvement Device (SQID) device. The SQID basin must be generally located in the road
reserve due to land topography and has already been discussed during the ROL application as to whether it could be
located within the end of Covenant J. Please refer to drawings 1856-R66D. It is proposed that the footpath crosses to
the south-western side of Hofmann Drive with an additional crossing to the north-eastern side near Lot 17 for a future
footpath extension along the frontage of Lot 17-21 when these lots are developed.

The proposed level of the roundabout at the Road B/ Hofmann Dr intersection appears to be too high and
creates possibly unnecessarily steep grades into Road B and Hofmann Dr from the roundabout. Provide an
amended design that lowers the roundabout to improve these grades, or alternatively provide justification
for the proposed design.

Stockwell Response

The height of the new southern roundabout cannot be lowered as this roundabout is connected to Road A. Road A
has a grade of 0.5% towards the existing road stub off Walter Hay Drive. If the new southern roundabout were
lowered, it would alter the existing natural catchments as Road A would then slope westwards, bring stormwater
from Walter Hay Drive back through the development to the drainage reserve in Covenant J. The vertical curves
from the southern roundabout into Hofmann Drive and Road B can be flattened for a better transition. It is proposed
to be regraded from -8.614% to -5.497% longitudinal grade in accordance with Austroads requirements. Please
refer to Barlow Shelley drawings 1856-R45D.

Provide design vehicle swept path diagrams for turning movements at intersections, to/from left turns only
driveways, and the emergency access driveways.

Stockwell Response

Barlow Shelley have included swept path diagrams for turning movements at all intersections, left turn only
driveways, and the emergency access driveways located on Lot 11, 15 and 23. Please refer to drawings 1856-
T10A-T15A.

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11.

12.

13.

14,

15.

The diameter of the central islands of the two roundabouts appears to be too small. Provide amended plans
that increase the diameter to be as large as possible while still accommodating the design vehicle.

Stockwell Response

The diameter (24m) of the northern and southern roundabout islands is consistent with the Reconfiguration of Lot
(ROL) approval and technical advice provided from Cardno (Technical Memorandum, Section 2.4.1 — dated
23.08.2019) which was submitted with the ROL application. This 24m diameter complies with Austroads Guide to
Road Design Part 4B: Roundabouts:

- Designed to accommodate 19m AV
- Nominal circulating lane width of 8m
- Nominal central island radius of 12m

Barlow Shelley have conducted swept analysis to confirm the 12m island for both the new southern and northern
roundabouts is appropriate. Please refer to Barlow Shelley Drawings 1856-T10A, T12A, T13A and T14A.

Provide amended plans that widen the central island at the eastern end of Hofmann Drive to the maximum
achievable when design vehicle paths are considered (with less chevron painted areas).

Stockwell Response

Barlow Shelley have increased the central island width at the eastern end of Hofmann Drive whilst still enabling vehicle
maneuvering clearances. This is demonstrated by swept path analysis on drawing numbers 1856-R58, R65 and T10.

Provide amended plans that indicate pedestrian facilities (pram ramps and splitter island crossings) on all
legs of both new roundabouts. The features are to be located 6m clear of the roundabout circulating
carriageway so that pedestrians can cross behind a vehicle waiting to enter the roundabout.

Stockwell Response

Barlow Shelley have amended their plans to indicate pedestrian facilities on all legs of both new roundabouts. Pram
ramps and splitter island crossings are located at least 6m clear of the roundabout circulating carriageway. Please
refer to drawing numbers 1856 R56, R65, R68 & R69.

Provide amended plans that do not indicate access driveways except for those for lots specifically
described in Conditions 8 and 19a.

Stockwell Response

Barlow Shelley have amended their plans to only include driveway crossover locations for Lots 2, 4, 8-10, 15,16
and 23. Please refer to the Access Management plan on drawing number R-34B. Access to proposed Lots 3, 5, 6,
7 and 17-22 will be constructed as part of future development of the Lots. For specific access locations, please
refer to drawings 1856 R385D-R42D.

Provide amended plans that indicate lockable gates to prevent regular use of the emergency access for Lot
23, both on the driveway and on the central median crossing, together with appropriate signage.

Stockwell Response

Barlow Shelley have amended their plans to include lockable gates to prevent regular use of the emergency access
for Lot 23. It is not proposed to include any gate in the central median island as this would add an unnecessary
degree of complexity in the event of exiting from Lot 23 in a bushfire emergency. Please refer to drawings 1856-
R40.

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16. Provide a specific assessment by an RPEQ of the position of the emergency access location for lot 23. The
assessment must ensure that the most appropriate location is adopted taking account of sight lines along
both Walter Hay Drive carriageways as well as inherent bushfire emergency access requirements. The
access must be located to achieve the most appropriate balance of having adequate sight lines onto Walter
Hay Drive while also satisfying bushfire requirements (being to have the access near the western end of lot
23).

Stockwell Response

The sight lines for the emergency access egress from Lot 23 is in accordance with the Austroads Table 3.6.
Based on a 60km/hr approach speed, the minimum sight distance required is 67m. As seen in Figure 1 below, A
sight distance of 70m is achieved.

 

 

 

 

 

Figure 1: Sight Line Assessment — Emergency Access from Lot 23

 

17. Indicate on the relevant plans where on-street parking is proposed to be prohibited.

Stockwell Response

Please refer to Barlow Shelley's Line Marking Layout Plan on drawings 1856 R65. Parking is prohibited on the
northern side of Road B and is indicated by yellow line marking as indicated on drawings R65-B.

18. Council has some concerns with the proposed horizontal alignment of the Hofmann Dr extension and Road
C, particularly the reverse curves on both roads and the small radius curve in Road C. Provide assessment,
prepared by an RPEQ, of the proposed horizontal alignment of Hofmann Dr and Road C against the
requirements of Council’s Engineering Design Standards.

Stockwell Response

The straight tangent points between the same direction corners in Hofmann and Road C have been removed.
Reverse curves will still be necessary because of either alignment into a roundabout (road to southern roundabout)
or due to existing boundary lines (for Covenant J) and the current construction of the road pavement. It is proposed
these reverse curves remain in the design. Please refer to Drawings 1856 R36, R37, R48 and R51 which show the
amended road alignment.

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19.

20.

Zhe

Provide comment on any layout changes that have been included and demonstrate how the changes are in
accordance with judgement No 765 of 2020

Stockwell Response

No layout changes have occurred in relation to boundaries, roads, and landscaping, except the Easements
modified in accordance with Judgement No 765 of 2020. These are:

Lot 1:
i. | Easements AM & AN have been combined to a single 6m wide Easement AM
ii. Easement AF between Lots 2 and 7 now includes the area of the adjacent “new road” connecting to Walter
Hay Drive, along with secondary access to Lot 24 by way of left in left out access along the full northern
boundary of Lot 24.

Lot 3:
ili. Easement AL — benefits lots 1, 4 and Public Thoroughfare, with a minimum width of 4m.
iv. Easement AK — benefits lots 1, 6, 7, 8, 9.
Vv. Easement AP — benefits lots 10, 11, 12, 13, 14, 15, 16.

Lot 8:

vi. Easement AS — benefits lots 7, 9 and Council for stormwater.
Lot 9:

vii. Easement AR — benefits Council for stormwater.

Clarify if a further operational works application will be lodged to satisfy condition 44 or provide updated
plans to satisfy condition 44,

Stockwell Response

Element Designs have updated their plans to include the areas of Open Space 3 (OS3) to be rehabilitated to provide
a vegetated screen of future development. These areas are to adjacent to the emergency access egress on Lot 23,
the Lot 23 vehicle crossover, the Lot 11 Emergency Access Road crossover, and the stormwater outlet from Lot 9 onto
Walter Hay Drive. These areas will be planted at a density of 1 plant per m? with suitable rehabilitation species (see
10m buffer species list). Please refer to Element Design Drawing ED-20265 OPW-18 and OPW-19.

Clarify if a further operational works application will be lodged to satisfy condition 49 or provide updated
plans to satisfy condition 49, and include access gate to Covenant L.

Stockwell Response
Barlow Shelley have emended their plans to include:

- 1.8m high chain wire fence to the perimeter adjacent Covenant J on the boundary of Lot 17, the boundary of
proposed Lots 12-15 and Lot 5 on SP222982, proposed Lot 12 and Lot 3 on SP182845, and the bound of
proposed Lot 23 and Lot 147 NPW889.

- Single person access gate (minimum opening of 1200mm) in the location of the rear of Lot 13 to SP222982, and
to Covenant J from Proposed Lot 17.

- Signage for each Lot interface stating the land is a fauna reserve.

Please refer to drawings number 1856 R35-R38 and R41 detailing the specification of the 1.8m chain wire fence in
accordance with AS 1725.1.

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ENT PROPERTY MANAGEMENT DESIGN & CONSTRUCTION

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22.

23.

Provide an indicative cross section treatment for the car parking and fire trails route including the proposed
revegetation area for lots 11 to 15 to demonstrate clear access for Emergency Vehicles and locations where
emergency access can be achieved to the retained vegetation to the south along the emergency access
road and within each lot;

Stockwell Response

Barlow Shelley have emended their plans to include an indicative cross section treatment for the car parking and fire
access route at the rear Lots 11 to 15. Please refer to drawings number 1856-R54D, R55D and R56D.

Identify if there are to be any hydrant stand pipes located along the Emergency Access Road within Lots 11
— 15 as mentioned in the s6.2 in the Updated Bushfire Management Plan for Undeveloped Area of Noosa
Civic (The Consultancy group, dated August 2020). Indicate on the relevant plans the location of any
necessary hydrant standpipes.

Stockwell Response

Queensland Bushfire Management have provided an amended Updated Bushfire Management Plan 2020, originally
prepared by the Consultancy Bureau. In the interest of safety of fire fighters and operational efficiency, the location of
hydrants in the emergency access road is not recommended, nor required. The Emergency Access Road within Lots
11-15 serves a dual purpose: providing a point where low intensity suppression and/or mitigation (backburning in a
north to south direction) can occur.

The hardstand provides a location for fire crews to suppress a blaze at safe distance to exposure. Should crews need
to connect to hydrants, firefighting appliances carry enough hose reel length to connect to hydrants at the frontage of
Lots 11-15. Barlow Shelley have demonstrated a firefighting appliance with a 90m hose reach radius (3 x 30m hoses)
can safely maneuver along the length of the access road in a bushfire event, in the figure below.

 

  
  
  

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Figure 2: Barlow Shelley Drawing — WOSA Hydrant Coverage ~

 

 

 

 

Given the Emergency Access Road provides for suppression and mitigation as it currently stands, it is unnecessary
and unsafe to place standpipes along southern boundary of the access path. This would result in the access road
being blocked when appliances are refilling, therefore preventing safe movement of other appliances and crews.

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DEVELOPMENT  FUNDSMANAGEMENT — PROPERTY MANAGEMENT DESIGN & CONSTRUCTION

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24,

25.

26.

27.

28.

Review the proposed Fire resistant species for the Road reserve revegetation as Council is of the view the
following species cannot be described as fire resistant, Baeckea virgata, Banksia spinulosa, Banksia robur
and Pultenaea spp. Provide a list of alternate fire resistant species for all areas where fire resistant species
are to be used.

Stockwell Response

Baeckea virgata, Banksia spinulosa, Banksia robur and Pultenaea have been removed as species for the Road
Reserve planting. Element Design has provided a list of alternative fire-resistant species to be planted within the road
reserve on drawing number ED-20265 OPW-22.

With regard to plantings within the bio-retention basin, type 2, Council does not accept the use of the
following species, Melaleuca quinquenervia as the appropriate tree species, Baeckea frutescens or Banksia
robur, in Bio-retention basins that abut emergency access roads/tracks or within 20 of any retained
vegetation and of any proposed structure.

Stockwell Response

Melaleuca quinquenervia, Baeckea frutescens and Banksia robur have been removed as species for planting in Bio-
retention basins that abut emergency access roads or within 20m of retained vegetation and of any proposed structure.
Element Design has provided a list of alternative fire-resistant plants to be planted in these areas on drawing number
ED-20265 OPW-20.

Council notes vegetation management comments are provided in s5.4 of the Updated Bushfire Management
Plan for Undeveloped Area of Noosa Civic (The Consultancy group, dated August 2020). Please provide
additional details with respect to the ongoing management of all existing cleared fire management lines
which will not be part of the Operational Works Application.

Stockwell Response

Existing cleared management lines will be maintained by mechanical slashing/mowing before the fire season
or as required by backburn mitigation.

Clarify what strata where fuel loads will be controlled, for example, ground fuel loads.

Stockwell Response

Mechanical control and planned burning will prevent high intensity fires, whilst also maintaining the biodiversity
of the vegetation. Fuel loads are described as surface, near surface, elevated, and bark/canopy. The control of
surface and near surface fuels removes fuels that sustain high intensity vegetation fires.

Provide an amended bushfire management plan in accordance with condition 50, including all associated
sub-conditions, of Her Honour Judge Kefford’s judgement No 765 of 2020.

Stockwell Response

Queensland Bushfire Planning have provided an amended Bushfire Management Plan which addresses all
associated sub-conditions (a -f) contained in Condition 50, listed below:

a) Acontrolled emergency access will be provided to Lot 23 at the southern point of easement E on Lot
SP167968, perpendicular to Walter Hay Drive, and will include treatment to the median strip of Walter hay Drive
to allow for firefighting appliance crossover.

b) Emergency access gates will be provided within Road Reserve as shown in Attachment 2.

c) A6m emergency access will be constructed along the southern boundary of lots 11 -15. The management of

the access will be the responsibility of the Noosa Civic Centre management under covenant. The total width of ©O

Low threat area will be 20 metres along the southern boundary of Lots 11 -15.

 

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29.

30.

d) Emergency access markers & identifiers will be attached to all emergency access gates.

e) The fuel loads associated with the 20 metre break between proposed Lots 3 and 7, interface between Covenant
J and the 20 metre buffer on Lot 23 will be maintained by mechanical slashing/mowing conducted within the
determined pre fire season (August — October) or as required to conduct mitigation burning and other
management operations. The maintenance of these areas will be the responsibility of the Noosa Civic Centre
Management.

f) The identified covenant areas will not be cleared for bushfire management.

Provide amended landscape plans showing landscaping to the splitter island, suitable for pedestrian and
vehicle sight lines.

Stockwell Response

Element Design have amended their Landscape Plans to include landscaping to the splitter island, suitable for and
vehicle sight lines to lot 23 on. Please refer to Element Design drawing ED 20265 OPW-14 and Barlow Shelley
drawing 1856-R40.

Insufficient information is provided for the bioretention devices proposed within the streetscape to
demonstrate:
i. Sufficient offsets to underground services in accordance with utility services provider's
requirements
ii. Safe movement of pedestrians and bicycles (where shared access paths) along the road verge
iii. That batter slopes are stable and design to avoid the need for safety fencing or bollard, or
incorporate grates
iv. The plantings are setback from the road pavement a sufficient distance to not affect the road
pavement during operation or re-setting
v. That aconnection from the kerb to the filter media surface is provided which is sufficiently
robust and not prone to blockage
vi. That sufficient width exists to accommodate the devices

In general, it appears that extended detention depths are too great and allowance for batter widths too

narrow to make open bioretention function correctly. Covered/grated systems may need to be employed if
the below issued cannot be sufficiently resolved.

Stockwell Response

Barlow Shelley have amended drawings 1856 SW0O1-SW30 in response to items 30 — 34 to demonstrate the
following:

- Extended Detention depths nominated to all bioretention cross sections

- Spot levels for road pavements, kerb inverts and footpaths added to bioretention cross section or new surface
section details included for street trees.

- DN100 PVC-slotted underdrains shown on bioretention plans
- Verge services (storm water, water, sewer, telecoms, electrical)
- Bollards to the perimeter of swale and Bioretention basins in Road A have been removed.

- Batter grades have been amended with proposed extended detention depths to ensure street tree and basin
ponding depths remain below the kerb invert line.

Street tree pits are not proposed to be grated and will functions effectively for the subdivision works. For the future
development of Lots 3 and 7, street pits along Road C may be required — this will occur at the time when it is clear if
this is needed at the time of the MCU for these sites. We note that Road C is a private road.

 

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35.

36,

37,

38,

39,

Provide landscape plans for all bioretention devices, with specific focus on batter treatments and interface
batters and paths and road pavement.

Element Designs have updated their landscape plans to include addition detail for all bioretention devices. Please
refer to drawings ED20265 OPW20E.

If device sizes or extended detention depths are altered, then provide an updated SWMP and MUSIC
modeling which demonstrated that the pollutant load reduction targets are met.

Barlow Shelley have provided an updated Storm Water Management Plan (SWMP) and MUSIC model which reflects
the most current plans. The updated SWMP and MUSIC model are both in accordance and compliant with the
Noosa Council Planning Scheme and Queensland State Planning Policy (2017). We attach a file copy for your
reference.

 

    
 

 

   

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Figure 3: Updated MUSIC Model - Prepared by Barlow Shelley

 

Provide an amended preliminary Construction Management Plan that addresses Council’s concerns.

Barlow Shelley has provided and amended preliminary Construction Management Plan that shows revised entrance
and parking locations to the development area. All staff and traffic control vehicles will enter the site via Hofmann
Drive and park on proposed Lot 4 (identified on plans). All heavy vehicles, plant/machinery and material deliveries
will gain access from the southern roundabout on Walter Hay Drive into the site, to minimise disruption to the
network.

Clearly indicate if the acoustic fence is to be constructed as part of these works.
The acoustic fence will be constructed as part of these works.

Clearly indicate when the changes to the operations at the current Noosa Civic commercial development are
required and intended.

The operational changed to the current Noosa Civic development will occur once development on proposed Lots 17,
18, 19 and 21 has been completed.

Additional Information:
Availability of Reinforced Concrete Pipe (RCP) has reduced significantly because of recent supply chain changes. It

is requested that Fibre Reinforced Concrete (FRC) pipes with rubber ring joints are used as a substitute for this
development, as per Clause 2(i)(xi) of SC6.7 PSP6- Engineering Standards in the Noosa Plan 2020.

Mark, please do not hesitate to contact me directly if you have any queries relating to anything discussed in this letter.
We appreciate your support in assisting us to facilitate conversations between us and our respective consultants.

Yours Faithfully,

a
Har urst

Stockwell Development Group

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Attachments:

 

Attachment 1 — Updated Civil Engineering plans prepared by Barlow Shelley

Attachment 2 — Updated Stormwater Management Plan and MUSIC model prepared by Barlow Shelley
Attachment 2 — Technical Memorandum prepared by Barlow Shelley dated 16.10.2020

Attachment 2 — Updated Preliminary Construction Management Plan prepared by Barlow Shelley
Attachment 3 — Updated Bushfire Management Plan prepared by Queensland Bushfire Planning
Attachment 4 — Updated Landscape plans Issue E prepared by Element Design

Attachment 5 — Energex Letter dated 07.10.2020

DEVELOPMENT ~FUNDSMANAGEMENT  =PROPERTY MANAGEMENT DESIGN & CONSTRUCTION

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