Response to Council IR

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Item 3: Demonstrate adequate sight lines at the main site access intersection onto the existing access
easement, having regard for the potential for a fence along the side boundary to the edge of the
access easement. Identify proposed linemarking to define operation of that intersection, having
regard for car and service vehicle turning path requirements should also be identified.

Applicant’s Response to Item 3: Please refer to Attachment B which provides Lambert & Rehbein’s
response to item 3.


Item 4: Demonstrate how vehicles will be able to turn around at the proposed dead end aisles of the
carpark if all parking spaces in those aisles are occupied.

Applicant’s Response to Item 4: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 4.



Item 5: Identify proposed linemarking and/or layout changes at the south-western corner of the
basement level carpark to clarify how the various movements at the confusing junction would
prioritised, and how it will operate in a satisfactory manner.
Applicant’s Response to Item 5: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 5.



Item 6: Provide confirmation of the dimensions for the various carparking spaces and aisles on all
levels.
Applicant’s Response to Item 6: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 6.



Item 7: There is a concern that there are potential issues associated with operating the basement
carparking with one-way operation as proposed, having regard for the very long lengths of circulation
to then exit the carpark from some spaces. It is considered short distances of travel in the opposite
direction will encourage “wrong way” travel along the aisles.
       a)     Demonstrate satisfactory use of the drop-off zone.
       b)     Demonstrate how the required number of bicycle parking spaces will be achieved having
              regard to the layout requirements of AS/NZS2890.3-2015, as well as the number of
              lockers and shower facilities identified in the traffic report.

Applicant’s Response to Item 7: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 7.

With reference to carparking spaces the submitted planning report indicated:

    Bicycle parking is provided in basement level of building and based on a GFA of 6388m2 a total
    of 128 bicycle spaces would be required to be provided. The applicant has provided 72 secure
    spaces in the basement with 10 spaces at the front of the site. This total of 82 spaces is
    considered sufficient for the development noting that these bicycles spaces would predominately
    be used by staff. End of trip facilities including 10 toilets and 8 showers and change rooms are
    provided in the basement that are also sufficient for the proposed building.

Lambert & Rehbein also confirm that in their opinion the amount of bicycle spaces and facilities
proposed will be sufficient as this form of development does not generate the same trips as a
traditional ‘Commercial Centre’.

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Item 8: Demonstrate that vehicles turning left to exit the carparking area and travel up the ramp to the
ground level can undertake the manoeuvre without crossing on to the wrong side of the ramp.
Applicant’s Response to Item 8: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which provides
Lambert & Rehbein’s response to item 8.



Item 9: Demonstrate how vehicles can turn around at the northern end of the carparking aisle if all of
the spaces are occupied.
Applicant’s Response to Item 9: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 9.



Item 10: Provide a detailed description of the waste vehicle access to collect waste including vehicle
turnarounds consistent with vehicle access requirements that allow vehicles to enter and leave the site
in a forward direction. The required areas must not impede traffic movement along the access ramps
to the carparking areas. It should be noted that:
            Waste vehicles are front loading for steel bins 1.5 to 3m3 bins
            Waste vehicles are rear loading for plastic low noise bins 1.1m 3 bins
            Waste vehicles are side loading for 240 litre wheelie bins

Applicant’s Response to Item 10: Please refer to Attachment B which provides Lambert &
Rehbein’s response to item 10. Please also refer to Attachment E.



Item 11: Provide additional detail on the proposed pedestrian access points between the carparking
area and the foyer.
Applicant’s Response to Item 11: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 11.



Item 12: Demonstrate how vehicles can turn around at the northern end and southern end of the
carparking aisle if all of the spaces are occupied.

Applicant’s Response to Item 12: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 12.



Item 13: Demonstrate (by an RPEQ) the operational safety aspects of the issues outlined above.
Applicant’s Response to Item 13:         Please refer to Attachment B which provides Lambert &
Rehbein’s response to item 13.



Item 14: Demonstrate that satisfactory height clearance will be available on routes used by service
vehicles and for overhead loading of refuse bins in the loading area.
Applicant’s Response to Item 14: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 14.

Cleanaway waste contractors have confirmed that there is no requirement for front loading trucks to be
utilised for the development. The revised proposal plans detail an internal height of the waste loading
dock of approximately 6.2 metres

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Item 15: There is likely to be a reasonable demand for courier deliveries, so consideration should be
given to providing convenient short term van and SRV bays.
Applicant’s Response to Item 15: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment B which
provides Lambert & Rehbein’s response to item 15.

The revised plans detail three drop off/loading zones at the front of the site plus an ambulance bay
clear of the access easement. The drop off/loading zones on the eastern side of the existing easement
are well connected to the building by pedestrian pathways and crossings.



Item 16: Clarify hours of operation of the loading bay access gate, and if it is to be closed during
business hours identify how delivery vehicles will gain access.
Applicant’s Response to Item 16: Please also refer to Attachment B which provides Lambert &
Rehbein’s response to item 16.



Item 17: Provide an amended engineering report that includes the proposed left turn lane and the
realigned path.
Applicant’s Response to Item 17: Please refer to Attachment A which provides revised plans of the
development prepared by Thomson Adsett Pty Ltd. Please also refer to Attachment C for MPN
Consulting Civil Engineering Report and design.



Item 18: Provide an amended site plan that indicates a realigned front boundary that includes the
realigned footpath located wholly within road reserve.
Applicant’s Response to Item 18: Please refer to Attachment A ( Plan DA-21.020A which provides
revised plans of the development prepared by Thomson Adsett Pty Ltd. Please also refer to
Attachment C for MPN Consulting Civil Engineering Report.

The applicant notes that the front boundary of the site will be required to be realigned and requests
that Council condition this requirement to be further addressed as part of a future operational works
application.



Item 19: Provide legal advice in regard to the existing/proposed easements and whether consent from
the benefitted parties is required.
Applicant’s Response to Item 19: Please refer to Attachment D for legal advice from Cartwrights
Lawyers that indicates no consent of any grantor of any existing easements in required.



Item 20: Detail the types of waste that will be generated from the activities approved within the
development.
Applicant’s Response to Item 20: The applicant indicates that the types of waste generated from
the office and medical uses will include:

       General waste
       Recyclable waste – plastic, cardboard, glass, aluminium
       Medical waste (Cytotoxic, Clinical, Anatomical, Pharmaceutical)
       Sharps waste
       Plant/vegetative – landscaped areas of site

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Item 21: Provide a description of types and volume of waste storage containers to be used.
Applicant’s Response to Item 21: As the final tenancy mix has not been finalised it is difficult to
predict the final types and volumes of waste storage required for the site and future uses. At this stage
the following waste storage containers are proposed:

       general waste and recycling bin area for a minimum of 12 x 360 litre bins
       general waste and recycling bin area for a minimum of 3 x 1100 litre bins

Due to the specialist medical nature of future tenants, a secure waste storage area for medical waste
to cater for 8 to 10 x 240litre bins is also provided in the loading dock.

The above container mix and areas are based on discussions with specialist waste contractors and
Cleanaway.



Item 22: Provide a description of procedures for all waste to the bins; the storage of bins and the
collection of bins by the contractor.
Applicant’s Response to Item 22: Refer to Attachment E for a preliminary Waste Management
Plan.



Item 23: Provide plans that describe details of waste storage and recycling areas including size,
location, elevation, enclosure/s, floor plan.
Applicant’s Response to Item 23: Please refer to Attachment A which provides plans of the revised
waste loading dock and storage area on site. The waste loading dock and storage area has been
redesigned in consultation with Cleanaway and provides for a rear and side load vehicle which can
access the waste disposal dock and proceed with the waste disposal process concurrently.

Cleanaway have confirmed that there is no requirement for front loading trucks to be utilised. It is
further noted that the internal height of the waste loading dock has been redesigned to be
approximately 6.2 metres in height.

As detailed in the waste management plan, individual tenancies will be responsible for the provision of
the relevant medical and sharps waste bins in their premises relevant to their individual needs. A
secure compound is provided on the ground floor for this medical waste to be collected and stored in
accordance with relevant regulations for medical waste.



Item 24: Provide the method of bin washing that prevents contamination of storm water and include an
appropriately sized bin wash area that drains to sewer.
Applicant’s Response to Item 24: Please refer to Attachment A which provides a plan of the Waste
Loading dock including bin wash area. The bin area is of an appropriate size to service the proposed
bins and will connect to sewer.



Item 25: Provide an amended engineering report that includes comment on the construction methods
that could be employed to address the potential to impact on the adjoining properties.
Applicant’s Response to Item 25: Please refer to Attachment F and Attachment C which has been
updated to address the above item.

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Item 26: Provide additional detail on the proposed “Fire Hydrant Booster” structure and provide
comment from a suitably qualified person (hydraulic engineer) in regard to the need for any ancillary
equipment.
Applicant’s Response to Item 26: The applicant indicates that the Fire Hydrant Booster will be
located in accordance with the relevant requirements. The hydrant has been located at the front of the
site for ease of access for emergency vehicles. Further design detail and landscaping can be provided
at a later date when detailed design has been undertaken for the entire development.



Item 27: Consider and prepare a signage plan that addresses the multiple tenancies on site,
integrating the sign design elements into the building and addresses the Overall outcomes of the
Advertising Devices Code.
Applicant’s Response to Item 27: The applicant has reviewed the proposed signage for the site and
advises that signage will comply with Councils requirements. Signage will be controlled by the owner
of the building and limited to a pylon sign and roof top sign. The applicant notes that as the site
comprises two lots a combined signage area of 20m2 would be applicable for the development.



Item 28: Demonstrate how construction and operation of the development will be managed to prevent,
or manage all the impacts associated with conversion of Potential Acid Sulfate Soils to Actual Sulfate
soils as a result if dewatering required for the basement. The response must have regard to the
ecological needs of the environment receiving any discharge waters or likely to be impacted by
chemistry changes within the soil. The response must also have regard to the impacts of any changes
in soil chemistry on the surrounding built environment as a result impacts to acid sulfate soil from
dewatering.
Applicant’s Response to Item 28: Please refer to Attachment F - MPN Consulting Engineering
report and Attachment G - Doulgas Partners report on Acid Sulfate Soils.



Item 29: The response must be supported by an Acid Sulfate Soils Investigation prepared in
accordance with the Queensland Acid Sulfate Soils technical manual: soil management guidelines and
the Guidelines for sampling and analysis of lowland acid sulfate soils.
Applicant’s Response to Item 29: Please refer to Attachment F - MPN Consulting Engineering
report, Attachment G - Doulgas Partners report on Acid Sulfate Soils and Attachment H for an
amended Stormwater Management report.



Item 30: Information in regard water quality improvement must demonstrate how the runoff from the
development will deliver water quality and quantities consistent with the requirements of downstream
ecology, as detailed in relevant flora and fauna management plans developed for the Shire Business
Centre.
Applicant’s Response to Item 30: Please refer to Attachment F - MPN Consulting Engineering
report.



Item 31: Provide MUSIC modelling consistent with the Water by Design Music Modelling Guidelines to
also demonstrate that the pollution reduction targets of 80% reduction in Total Suspended Solids, 60%
reduction in Total Phosphorous and 45% reduction in Total Nitrogen are achieved.
Applicant’s Response to Item 31: Please refer to Attachment F - MPN Consulting Engineering
report and Attachment H – Updated Stormwater Management Plan.

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Item 32: In order for the Stormwater 360 device to be considered any further within this proposed
development, provide:

      a)   Independent verification from a suitably qualified and experienced professional to confirm
          that the parameters within the node for the device in MUSIC modelling have been tested and
          verified as per Stormwater Australia (2018) Stormwater Quality Improvement Device
          Evaluation Protocol. Version 1.2 December 2018 to achieve the predicted outcomes in the
          MUSIC model for the development. For the purpose of this information request, the suitably
          qualified and experienced professional must be able to demonstrate a minimum 10 years
          urban stormwater testing and modelling experience and be verified in writing by Stormwater
          Australia as having an appropriate reputation and track record within the stormwater industry
          to provide such independent advice.
      b) A MUSIC model along with plans that demonstrates how a biobasin or other vegetated
          stormwater quality treatment asset could be retrofit into the proposed development to
          achieve the required pollutant reduction targets in the event the proprietary device fails to
          perform under the local conditions.
      c) Agreement that any proprietary device would be considered as a trial only with the view to
          retrofit with a bio retention basin in the event the proprietary device fails to perform as
          required under the local conditions.


Applicant’s Response to Item 33: Please refer to Attachment F - MPN Consulting Engineering
report and Attachment H – Updated Stormwater Management Plan.



Item 33:       Demonstrate that on-site detention measures are wholly contained within the
developable areas of the site, clear of drainage lines and Open Space Precincts.
Applicant’s Response to Item 33: Please refer to Attachment F - MPN Consulting Engineering
report.


The applicant considers that they have now responded to Council’s information request. The Decision
Making Period has therefore commenced and we request that your Council proceeds with its
assessment of the application as soon as possible in accordance with the Planning Act 2016.

Please contact our Sunshine Coast office if you require any further information and/or clarification.


Yours faithfully,




Nadine Gorton
Senior Planner
martoo consulting pty ltd