Information Request RAL18 0023 · RAL18/0023

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	RAL18/0023
Your Reference:	18028
21 December 2018
Stockwell Building & Development
PO Box 3144
SOUTH BRISBANE  QLD  4101
[email protected]
Dear Leanne
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.	RAL18/0023
Street Address:	Noosa Civic 28 Eenie Creek Rd Noosaville Qld 4566
Real Property Description:	Lot 3 SP 246584
Planning Scheme:	The Noosa Plan (8 June 2018)
INFORMATION REQUIRED
The information requested is set out below:
Issue
The Overall Outcomes for the Noosaville Locality Code include:
tt) For the Shire Business Centre Zone—the Shire Business Centre—
i 	is a Major Activity Centre for the purposes of the SEQ Regional Plan, and the principle business centre for Noosa, servicing Noosa-wide business and employment needs by providing for a wide range of Business Uses as well as administrative, community, and open space functions;
ii 	is a multi-function employment node forming the major focus of employment growth in the coastal area of Noosa;
iii 	is developed at a low scale and density with distinctive and unique design elements, determined by the setting and recognisable as a Noosa development;
vii 		provides for an inter-regional transit facility that functions as an integrated public transport node, with pedestrian and bicycle paths and appropriate external connections;
viii 	provides visual and physical connectivity across and throughout the site;
x 	retains development capacity within the Shire Business Centre in the longer term to take advantage of potential new employment opportunities
xi 	is developed into precincts, as depicted on Schedule 4 - Shire Business Centre Map, which include a dynamic mix of development with an appropriate integration of uses within each, including—
A) Business Precincts (B1-B2), which provide for the highest order of retail development in Noosa and comprises the retail core of the Shire Business Centre site, with associated car parking generally located with Precinct B2;
B) Precinct B3, which provides for showroom and office development;
C) Employment Precincts (E1-E7) for future employment growth, which include 3 precincts (E1, E2, E3) with preferred themes to allow these precincts to take advantage of new employment opportunities;
D) a civic area located within Precinct E1, which provides for a range of civic uses and functions;
E) an inter-regional transit facility in Precinct E6;
F) a Residential Precinct (RES), which provides residential support accommodation to the other key precincts; and
G) a Minor Recreation/Minor Mixed Use/Open Space Precinct (REC/MU), developed for the purposes of a minor recreation use or minor mixed-use development;
Outcome 104 of the Specific Outcomes and Probable Solutions for the Shire Business Centre Zone states:
Subsequent development stages provide for the—
a) completion of the access intersections leading into the Shire Business Centre site;
b) completion of further stages of the internal loop road;
c) completion of further stages of development within the precincts;
d) completion of the pedestrian and bikeway network;
e) construction of the link road to the Noosaville Industrial Estate;
f) construction of a inter-regional transit facility (public transport node);
g) completion of the stormwater management systems;
h) completion of landscaping design elements; and
i) further dedication of land to public open space

The proposed layout does not include details of how an inter-regional transit hub and civic centre are to be accommodated.
The size of Lots 4 – 19 are generally consistent with each other and offer limited variation. It is unclear how the proposal will deliver diverse/or flexible land use outcomes and therefore employment options for the site and for Noosa Shire generally, it is likely that subsequent development on these lots will result in a uniform layout. It is preferable that lot sizes contain variation to accommodate a range of wide range of development form.

Information Required
Demonstrate how a civic space and inter-regional transit facility could be included within Precincts E1 and E6 respectively;
Demonstrate how the provision of pedestrian and bicycle paths and external connections from the civic space and transit hub to existing and future development is to be achieved.
A staging plan for the release of lots, vegetation removal and the provision of associated services. The clearing of vegetation should be undertaken in a sequential manner consistent with the likely demand for take up of the lots.
An amended lot layout which includes greater variation of lot sizes.
Issue
The application does not include an assessment of traffic demand and vehicle movement.
Information Required
Functional civil engineering layout plans showing details of the proposed road layout, intersection details, and potential access driveway locations for each allotment, as well as longitudinal sections for the proposed roads.
Traffic engineering report prepared by an RPEQ including assessment of:

The traffic engineering aspects of the road layout details, intersection configurations, and access driveways requested in item 5.

Justification for the proposed separation distances between intersections and driveways to the access roundabouts on Walter Hay Drive.

Identify how the proposed transit facility at proposed lot 4 would be satisfactorily accessed and that the allotment size is sufficient to accommodate the transit facility, through provision of a concept layout.

Comparison of the traffic generating potential of the proposed subdivision, with that envisaged by the masterplan, and then assessment of any additional impacts generated as a result.
Issue
The application material, Town Planning report, states the Infrastructure Agreement negates the need to provide any additional contributions for nature conservation, which includes native habitat removal with respect to koalas. It is noted the Infrastructure Agreement was made in 2003 and the Environmental Offset Act came into effect in 2014.
Information Required
Provide evidence to support the Town Planning Report argument that under the Infrastructure Agreement no further contributions, including provisions of offsets in accordance with the Environmental Offset Act 2014, are required to be provided. Specifically provide written advice from the administrating body of the Environmental Offset Act 2014, Department of Environment and Science, that the proposed development is not required to provide koala offsets.

Issue
The development is located within an area designated as a high risk area for protected plants by the Nature Conservation Act 1992. High risk areas represent areas where endangered, vulnerable or near threatened plants are known to exist or are likely to exist. Clearing in high risk may require a flora survey and/or clearing permit.
Information Required
Provide evidence the requirement of the Nature Conservation Act 1992 have been met in relation to protected plants.
Issue
The site contains habitat for native flora and fauna. No current information has been provided on the habitat values the site possesses.
Information Required
Provide an up to date flora and fauna assessment of the habitat values which will be impacted upon by the development.
Issue
The development is proposed to be staged. No staging plan has been provided and the clearing of vegetation associated with each stage cannot be quantified. The clearing of vegetation should be undertaken in a sequential manner consistent with the likely demand for take up of the lots.
Information Required
Provide a staging plan for vegetation clearing to provide infrastructure required to access the proposed lots.
Issue
Stormwater treatment devices will be required for the development. These devises can occupy significant portions of the site. No information has been provided on the provision of stormwater treatment devices, including sizing and locations.
Information Required
Provide a preliminary stormwater treatment design which details the area required to treat stormwater to current standards.
Issue
The site is located in a bushfire hazard area. No information is provided to address bushfire management on the proposed lots.
Information Required
Provide a Bushfire Management Plan which addresses the risks posed by Bushfire and how the subdivision design addresses these risks.
Issue
The site contains Private Open Space area and covenant area. These areas are required to be managed in accordance with a site specific management plan.
Information Required
Provide a concept management plan for the open space areas which addresses the management of these lands, including bushfire, tree/limb drop, weed control and other matters as deemed relevant.

Issue
The shape and location of Lot 16 creates constraints regarding the lots development potential and how it is to be accessed.
Information Required
Details of how Lot 16 will be accessed.
Clarification of how development can occur on Lot 16 in lieu of setback requirements associated with the lots continual frontage and irregular shape, this may include indication of what uses the lot has been designed to accommodate.

Please note, it is anticipated that the proposed new Planning Scheme will be advertised in February 2019, it may be useful to delay the response to the Information Request until this time.

due date for response to information request
The due date for providing the requested information is 20 March 2019. 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

[word/footer1.xml]
Page 5 of 5

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 5

[word/header1.xml]
3