OPW15/0134 Information Request

Officer	Mark Lewis
Direct Telephone:	07 53296290
Our Reference	MLEWIS:OPW15/0134
Your Reference	SC3395
18 August 2015

Knowles Group
C/- Empire Engineering Pty Ltd
PO Box 102
MOOLOOLABA  QLD  4557

[email protected]

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:	OPW15/0134
Proposal:	Development Permit for Operational Work - Drainage, Stormwater, Earthworks & Landscaping
Street Address:	60 Hofmann Dr NOOSAVILLE  QLD  4566
Real Property Description:	Lot 4 SP 222982
information required
The information requested is set out below:

CIVIL
Issue
The submitted plans do not fully demonstrate compliance with all of the conditions of the higher order Material Change of Use approval MCU11/0254

Information Required
Indicate the width of the access driveway as described in Condition 13 on plan C060.
Indicate on the relevant plans the rainwater collection tanks as described in Condition 21 of the higher order Material Change of Use approval MCU11/0254.

Issue
The retaining wall details indicated on plan C036 do not show the distance between the walls/footings and the property boundaries

Information Required
Clearly indicate the distance between the walls/footings and the property boundaries on the relevant sections on plan C036.

STORMWATER
Issue
The MUSIC model is designed with one catchment and one treatment node, however there is 2 catchments proposed and 2 treatment nodes.

Information Required
Provide an updated MUSIC model which is representative of the proposed design with two catchments and two treatment nodes.

Issue
Condition 23 and 24 of MCU11/0254 require all works must be carried out in accordance with an Acid Sulfate Soil and Groundwater Management Plan for the development prepared by a qualified person and referenced in a Development Permit for Operational Works

Information Required
Provide a copy of the Acid Sulfate Soil and Groundwater Management Plan required by MCU11/0254 to demonstrate that during construction waters will comply with release criteria in Condition 24 of MCU11.0254.

Issue
Drawing SC-3395 C001 A Dated July 2015 lists the Hold Points. As per the Water by Design Construction and Establishment Guidelines, all inspections for the construction of the Bioretention Basin are holdpoints for the engineer, with Council Officers required to be present at the Bioretention Basin Pre-start meeting.

Information Required
Update Drawing SC-3395 C001 A Dated July 2015 to include relevant bioretention basin holdpoints

Issue
The Bioretention Technical Design Guidelines, provide design strategies to  maximise long term functionality of bioretention basins and reduce their maintenance. Some aspects of the proposed design are not consistent with these guidelines. These include:

The underdrainage pipes are approximately 20m long. To achieve a 0.5% grade, a fall of 10cm within the drainage layer is needed. As per the Bioretention Technical Design Guidelines, the minimum drainage layer cover over the pipes is 5cm with 200mm under the pipes.

To prevent overloading and reduction in life of the filter media area, the Bioretention Technical Design Guidelines require the length of the overflow weir to be equivalent to the surface area of the filter media area divided by 10m.

Separation of the bioretention basin from Acid Sulfate Soils/Potential Acid Sulfate Soils impacts

Information Required
Update  detail design plans to be consistent with  the Bioretention Technical Design Guidelines.
Issue
No information has been provided to demonstrate that discharges from the bioretention basins will not cause scour within the adjoining environmental reserve. It is also noted that the only point of discharge from the bioretention basins is from the risers. There is no detail to show where waters will flow in the event the intensity of rainfall exceeds the discharges from bioretention basin riser

Information Requested
Update drawings as appropriate and include commentary to demonstrate that the overflow wier  and location and well as the lack of scour protection at the outlet pipes from the bioretention basins will be contained wholly within the lot, comply with the requirements of the Queensland Urban Drainage Manual  for discharges and will not cause scour on adjoining properties, or back up of waters in the bioretention basin.

Issue
Condition 18 and 19 of MCU11/0254 include conditions that must be met for the stormwater quality treatment systems. It is unclear from the drawings whether there is a safe, unobstructed and all weather access from the road frontage for maintenance purposes, particularly for the coarse sediment forebay;

Information Requested
Amend drawings or demonstrate how all aspects of Conditions 18 and 19 are met.

Issue
Prior to commencement of earthworks the contractor will need to have appropriately sized clean water diversion drain and also provide for all exposed areas to drain to an appropriately sized sediment basin on the site. The excavations for these works will need to be adequately considered in the Acid Sulfate Soils Management Plan and not interfere with construction programming.

Information Required
Provide calculations to advise the cross section size requirement of any clean water diversion drain, dirty water drains and sediment controls during construction. Sizes must be consistent with the Construction phase—stormwater management design objectives detailed in Table A, Appendix H of the State Planning Policy

LANDSCAPING and ECOLOGY
Issue
Condition 6 of the Higher Order approval requires street fencing to be set back an average of 1 meter from the front boundary and be either open construction or not exceed 1.2m high. The submitted landscape plans depict a “F2” style fence on the front boundary.

Information Required
Provide amended landscape plans demonstrating compliance with Condition 6 of the Higher Order approval MCU11/0254 showing any street fencing must be setback an average of 1 metre from the front property boundary and any fencing on the front boundary must either:
not exceed a maximum height of 1.2m
be of open construction.

Issue
F1 style fencing is shown to be located on the adjacent lot, outside the Lot 4 SP 222982 boundaries.

Information Required
Provide amended landscaping plans clearly showing the lot and covenant boundaries and the location of all works within the lot subject to the operational works application.

Issue
Condition 37(e) of the Higher Order approval MCU11/0254 requires landscaping works to reference the bushfire management requirements of the land.

Information Required
Provide amended landscaping plans clearly showing the requirements of Condition 37(e) of the Higher Order approval MCU11/0254 to reference the bushfire management of the land.

Issue
Condition 47 of the Higher Order approval MCU11/0254 requires a bushfire evacuation plan for the site must be prepared by a qualified person and submitted to Council prior to the issue of any Development Permit for Operational Works.

Information Required
Submit a bushfire evacuation plan for the site, prepared by a qualified person in accordance with condition 47 of the Higher Order approval MCU11/0254.

Issue
Bio-retention basin discharge points are shown to concentrate flows on the adjacent lot.

Information Required
Provide amended plans demonstrating the discharge from the Bio-retention basins does not adversely impact on adjacent lands.

BONDS
Issue
The payment of the performance bond as described in Condition 10 of the higher order Material Change of Use approval MCU11/0254 has not been made. The bond must be submitted to Council prior to the issue of a Development Permit for Operational Works.

Information Required
Submit the performance bond to Council

UNITYWATER INFRASTRUCTURE AND EASEMENTS
To address the potential impacts of the filling and associated retaining structures on Unitywater Infrastructure and Easements the applicant must lodge a separate application (OCA and BOS) with Unitywater.

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.

A response to the above is required to be submitted, prior to further assessment of the application.  If any further matters arise as part of assessment of this application, you will be advised accordingly.

Council prefers that all the information requested be submitted as one package.  A preliminary assessment only of the application has been undertaken and during the formal decision stage, or as a result of public exhibition, other matters may arise.  You are requested to advise your client directly regarding this request.

You may wish to follow the progress of this application online at www.noosa.qld.gov.au .  The “PD Online” page can be accessed via "Quick Links" on the left hand side of the screen.  A disclaimer will appear; upon clicking “agree”, a search for a development application or property address can be carried out.

Should you have any further queries in relation to the above, please do not hesitate to contact Mark Lewis on the above number.

Yours faithfully

Mark Lewis
COORDINATOR – Engineering

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OPW15/0134