Information Request RAL21 0033

Officer: 	Nadine Gorton
Direct Telephone: 	07 53296215
Our Reference:	RAL21/0033
Your Reference:	0330
21st January 2022
Mark Bain Constructions Pty Ltd
C/- Pivotal Perspective Pty Ltd
4/59 Mary St
NOOSAVILLE  QLD  4566
[email protected]
Dear Sir,
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.	RAL21/0033
Street Address:	60 Glenridge Dr Cooroibah Qld 4565
Real Property Description:	Lot 47 RP 860577
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Layout
The Noosa Plan maps the site as containing areas of Riparian Buffer, Areas of Biodiversity Significance, MSES Environmental Values and Koala Habitat. The Biodiversity, Waterways and Wetlands Overlay Code requires protection and rehabilitation of these zones. Concerns are raised as to the extent and future management of the proposed environmental covenants across the site, in particular potential conflicts between bushfire requirements, fire break alignment, fencing and environmental values.
Information Required

Provide revised proposal plans that reduce the area of the covenant to reflect the mapped Riparian Buffer, Areas of Biodiversity Significance, MSES Environmental Values and Koala Habitat.
The revised plans are to locate boundaries clear of mapped vegetation and the mapped areas detailed in 1 above.
Provide an increased vegetative buffer along the western boundaries of proposed lot 3 and 5 to McKinnon Drive.

Issue - Vegetation
AO2 (a) of the Biodiversity Overlay states that where clearing vegetation for the purpose of Reconfiguring a Lot, new boundaries to lots do not transect and fragment existing native vegetation. The Analysis of the Biodiversity Overlay of the Noosa Plan 2020 report submitted as part of the application, details that boundaries are proposed through vegetation and that these boundaries will be subject to “no clearing” requirements of an environmental covenant. This response is not considered to meet Performance Outcome PO2 in relation to the vegetation along Mckinnon Drive.
Information Required
Provide revised plans that demonstrate the proposed development meets Performance Outcomes PO1, PO2 of the Biodiversity, Waterways and Wetlands Overlay Code and remove lot boundaries through the Mckinnon Drive vegetation.
Provide a fencing and gate plan detailing the location of all fencing and fencing materials proposed across the development.
If fencing (or any disturbance) is proposed within the mapped vegetation provide details of the extent of clearing including:
Total area (m2) of native vegetation to be cleared;
Numbers, size and species of native vegetation that will be removed;
Provide an arborist report detailing the vegetation and the tree protection zones (TPZ); and
Indicate on figure/mapping the sections of native vegetation to be cleared and include any relevant overlays (e.g. riparian/biodiversity).

Issue - Revegetation
The application material details 10.86ha of environment covenant area and rehabilitation with a Revegetation and Rehabilitation Management Plan proposed as part of the Operational Works Application. Limited information regarding the rehabilitation outcomes has been included within the application material.
Information Required
Provide further information as to the areas of the site to be revegetated.
Provide a Rehabilitation Concept Plan.

Issue - Waterways
Analysis of the Biodiversity Overlay of the Noosa Plan 2020 for 60 Glenridge Drive, Cooroibah, Noosa (pg. 20) states that the proposal is compliant with Performance Objective PO9. However limited detail is provided as to how the earthworks and development changes will impact the flow path of water across the development site into the mapped waterway.
Information Required
Provide additional detail of how the development (e.g. earthworks, proposed roads, building envelopes, new drainage channels etc.) will not cause impacts to the natural surface water and ground water hydrologic regimes of waterways, wetlands and hydrologically sensitive plant communities.
Provide details of how the development will not impact the natural surface water that is currently being directed towards ‘Glenridge Park’ to the north east of the development site and to the mapped riparian buffer and waterways to the south east of the development.

Issue - Bushfire
The Bushfire Hazard Assessment and Management Plan v1 (pg. 22) recommends that the proposed access/egress road is required to meet additional road design recommendations due to an increased risk of having only one access in and out. No detail regarding the road design, the 10m low flammability species buffer and how it may impact the rehabilitation and future biodiversity of the site is provided.
Information Required
Provide certification of the final design of the access/egress road from an RPEQ and the Bushfire Hazard Assessment and Management Plan v1 author confirming the road design complies with Fire Hydrant and Vehicular Access Guidelines for residential, commercial and industrial lots (QFES 2015).
Amend the application material in particular the Analysis of the Biodiversity Overlay of the Noosa Plan 2020 for 60 Glenridge Drive, Cooroibah, Noosa report to include the required 10m low flammability species. Include detail on how this would impact on the proposed biodiversity outcomes of the rehabilitation.
Provide a plan that includes the proposed lots, roads, covenant boundaries and the 10m low flammability species boundary.
Include the selection of low flammability species that would be included within this 10m area and how low flammability species meet the proposed vegetation community.
Detail whether management activities would be required to ensure safety and meet the bushfire hazard assessment requirements within the 10m low flammability area e.g. clearing/mowing undergrowth and low shrubs or if this area would be allowed to return to a natural state with no management other than pest control.
Include detail on the proposed street tree species and numbers that would meet the requirements of the Bushfire Hazard Assessment and Management Plan.

Issue – Fire Break
The Bushfire Hazard Assessment and Management Plan v1 (pg. 21-22) recommends that a ‘trafficable fire break trail’ around the perimeter of the covenant areas on each lot is developed that conforms to the QLD SPP Bushfire 2019 firebreak trail specifications. It is noted that the limited information regarding the fire trail is included within the application material.
Information Required
Provide a plan that includes the trafficable fire break trail ensuring it is located wholly outside of the proposed covenant area.
Provide details on the methods to be used to construct the trafficable fire break trail including how it meets all requirements outlined within the QLD SPP Bushfire 2019 firebreak trail specifications.
Include other required details including for example gates between lots.
Include details of how this trafficable fire break trail is proposed to be managed between individual Lot owners to ensure compliance with the QLD SPP Bushfire 2019 firebreak trail specifications.

Issue - Engineering
The submitted engineering design requires further detail to fully assess the application.
The design does not include sufficient detail to demonstrate that suitable sight lines/distances are available at the proposed intersection with Glenridge Drive,
The design does not include sufficient detail in regard to the vehicle access to Lots 3-7.
A number of lots will be accessing from the cul-de-sac head and Council has concerns with the potential for conflict
There is no detail on the proposed access driveway to lots 3 & 5
The safety of lots 3-7 during an event exceeding the 1%AEP is considered a key issue. The Flood Investigation Report is requested to further reference PO4 of the flood hazard overlay to address the safety of these lots.

Information Required
Provide additional detail regarding:
The available sight lines/distances at the proposed intersection with Glenridge Drive and demonstrate that the sight lines/distances are in accordance with PSP6
The vehicle access to Lots 3-7
The access driveway to lots 3 & 5

Issue – Flooding
The Flood investigation:
includes comments regarding the impacts of “blockage of stormwater culverts” but does not indicate the impacts (depth, velocity) of “blockage” on the proposed new road, and
does not include any comment regarding the probable maximum flood (PMF)
does not include sufficient detail to demonstrate that the development (access and all lots) achieve compliance with The Flood Hazard Overlay Code – Performance Outcome PO4
the investigation recommends that the floor levels be a minimum of 500mm above the flood level while the planning scheme requires 300mm.

Information Required
Provide additional detail on the impacts (depth, velocity, safety) of 100% blockage of the stormwater culverts on the proposed new road
Include additional comments regarding the probable maximum flood (PMF) and the impacts on the safety of residents (within the site and on adjoining properties) and road users.
Provide additional comment in regard to the recommended minimum floor levels and the potential impacts of the PMF
Provide additional detail to demonstrate that the development (access and all lots) achieves compliance with The Flood Hazard Overlay Code – Performance Outcome PO4.

due date for response to information request
The due date for providing the requested information is 3 months from the date of this letter. 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

[word/footer1.xml]
Page 2 of 2

[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 2

[word/header1.xml]
3