Information Request MCU22 0096

Officer: 	Nadine Gorton
Direct Telephone: 	07 53296215
Our Reference:	MCU22/0096
Your Reference:	20210473
5 July 2022
JM Blake & C Blake
C/- Adapt Town Planning
PO Box 7618
SIPPY DOWNS   QLD  4556
[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.	MCU22/0096
Street Address:	42 Lukes Rd, Cooroy Mountain Qld 4563
Real Property Description:	Lot 77 MCH 546
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue- Rural Workers’ Accommodation
The application proposes the use of the existing dwelling house on the site for use as Rural Workers’ Accommodation. The Planning Regulation 2017 defines rural workers’ accommodation as:

means the use of premises for accommodation, whether or not self-contained, for employees of a rural use, if the premises, and the premises where the rural use is carried out, are owned by the same person.

AO3.2 of the Rural Zone Code states:

AO3.2
In addition to residents of the dwelling house, up to 10 people may reside on the site for periods of no more than six consecutive months where they are:
employed in a rural activity on the property; or
a spouse or child of a person employed in a rural activity on the property.

Limited information has been provided as to what Rural Use is to be undertaken on site that requires the provision of Rural Workers Accommodation for up to 10 persons based on the limited rural activities existing on site.
AO4.8 details that rural workers’ accommodation is to have a combined total gross floor area not exceeding 250m2. The existing dwelling to be utilised has an area of 311m2.
Information Required
Provide further information as to the rural activities proposed over the site and justification and reasons for the number of workers proposed. The information should demonstrate that the workers are bona fida employees of the rural uses proposed.
Provide additional plans that detail a reduced floor area of the rural workers’ accommodation consistent with the Planning Scheme.

Issue – Biodiversity
The provided Location and Context plans appear to have a driveway intersecting a mapped waterway. Council does not support any interaction with a mapped waterway as detailed within the Biodiversity, Waterways and Wetlands Overlay PO6. The plans also detail that the a new shed may be located within the biodiversity zone.
Information Required
Provide a plan that superimposes the Biodiversity overlay over the site plan illustrating the locations of all proposed roads and buildings.
Provide further information demonstrating potential impacts or compliance with the Biodiversity, Waterways and Wetlands Overlay Code.
Amend the plans to not have any interaction with a mapped waterway or any other mapped biodiversity overlay.
Provide amended plans that detail the location of the shed and associated infrastructure clear of the riparian buffer.

Issue – Scenic and Landscape Amenity
One of the outcomes identified within the Noosa Plan Rural Zone Code states ‘Development maintains and enhances the significant scenic and landscape values of the area’. The proposed development is visible from surrounding properties, roads and adjoining agricultural land uses. Performance Outcome PO7 and PO13 requires development not to detract from scenic amenity and provide landscaping to buffer the development.
Information Required
Provide the Landscape Master Plan as detailed in the planning report addressing the scenic impacts of the dwelling and structures on the surrounding area and to manage any potential agricultural impacts.
Include appropriate screening vegetation and landscaping to soften the development and to also screen between adjoining agricultural land uses.

Issue - Stormwater
The subject site is not in a water supply area and the proposed dwelling, stables and shed will create a significant increase in hardstand within the site. It is unclear how the stormwater runoff generated by the proposed dwelling, stables and shed hardstand will be collected, reused, and discharged.
Note that the proposed works must not adversely affect the existing drainage conditions of the subject site and neighbouring properties.
Information Required
Provide a Stormwater Management Plan demonstrating how the stormwater runoff generated by the roof and hardstand of the proposed dwelling, stables and shed will be collected, reused and discharged. The Stormwater Management Plan must be prepared by a suitably qualified person.

Issue - Access
There is insufficient information for Council to assess the proposed driveways, crossovers and manoeuvring areas and how they will function to serve the proposed and existing dwellings.
Information Required
Provided an amended plan of the proposed driveways, crossovers and manoeuvring areas. The amended plan must be prepared by a suitably qualified person (RPEQ – Registered Professional Engineer of Queensland) and include, but not be limited to:
proposed driveway works that adheres to the recommendations made in Tectonic’s Slope Stability Assessment;
spot levels and grades of the proposed driveway, including the proposed bin-buggy garage driveway;
a longitudinal section of the proposed driveway extending from the centreline of the road formation in Lukes Road to the garage pad of the proposed dwelling and proposed bin-buggy garage;
reference to any manoeuvring areas required for vehicles;
demonstrate how stormwater runoff generated by the downward slope hardstand of the driveways will be diverted away from the garages;
if any additional driveway crossovers to access the property are proposed, provide plans and detail for the access point/s.
Please note that: the access/es must be generally in accordance with Council’s standard drawing RS-056 and any associated addendum. The driveway will require the submission of an Operational Works application which may or may not be supported.

Issue - Effluent
The submitted documentation does not indicate an on-site effluent treatment and disposal system. The subject lot is unable to access a reticulated sewerage system, as such, the proposed cabin must connect to an on-site effluent treatment and disposal system.
Information Required
Provide additional comment demonstrating how effluent generated by the existing and proposed buildings will be treated and disposed noting that the site is within the Water Supply mapped buffer and catchment area.

Issue – Erosion and Sediment
A preliminary Erosion and Sediment Control Plan has not been included as part of the submitted documentation. Council have identified an existing local waterway to the south of the subject site, of which borders Council’s Biodiversity overlay. Given the gradient of the subject site and volume of works required to construct the proposed driveway, Council is concerned how the proposed work will affect downstream slope and waterway and biodiversity conditions.
Information Required
12.  Provide a preliminary Erosion and Sediment Control Plan demonstrating how the proposed works will not create worsening of downstream slope conditions and avoid sediment leaving the site. The preliminary plan must be prepared by a suitably qualified person and adhere to the recommendations made in Tectonic’s Slope Stability Assessment.

due date for response to information request
The due date for providing the requested information is 5th October 2022. Email your response to [email protected]. 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,

Nadine Gorton
Development Planner

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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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