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Council Documents

November 24, 2014 by  
Filed under Council Documents

Summary of Noosa Council Information Request 19 August 2014

MCU14/0056  Cooroy Highway Service Centre

Listed below are the questions Noosa Council Planning Department have put to the developer.

Need & Economic Impacts
1. Provide a comprehensive need assessment for the car wash, tourist park and self storage components of the development.

2. Provide a comprehensive assessment of need for the service station, including detailed assessment of supply of facilities, demand for additional facilities, need for additional facilities and impact of additional facilities on the centres network.

3. Provide an amended Needs Assessment for the proposed supermarket, revised to reflect more plausible market shares.

4. Provide amended proposal plans revising the size of the supermarket to reflect the amended need assessment.

5. Describe how each component of the proposed development is expected to integrate with and complement the other components of the development.

6. To the extent that some or all of the components might be integrated or related demonstrate whether there is any additional need for the development as a whole (or a number of components together), over and above the need for separate components of the development.

Alternative Sites
7. Provide detailed analysis of constraints on, and availability of, suitably zoned land within the area for the component uses. Demonstrate why the uses should be developed out of zone (including within a Water Supply Catchment Overlay Area).

Flow on Visitation
8. Provide comment on the development’s ability to encourage visitors/travellers to enter Cooroy and its surrounds for other commercial or tourist activity and whether facilities could be provided within the development for this purpose.

Economic Benefits
9. Provide further detail of the estimated overall investment to develop the project and the numbers and types of construction and on-going job generation.

Noise Barriers
10. Provide amended proposal plans showing the recommended noise attenuation barriers.

11. Provide planning comment on the visual amenity of the barriers, any proposed design response to minimise their visual impacts and the adequacy of the proposed boundary setbacks for that purpose.

12. Provide confirmation of the ongoing tenure and likely party responsible for maintenance of the noise attenuation barriers in each stage/parcel of the development.

13. Provide comment on the likely location and type of signage to be sought external to the site on State controlled roads (e.g. Bruce Highway).

Water Supply Catchment Area
14. Demonstrate how the development will achieve the State Interest, as described in the State Planning Policy Guideline – State Interest – Water Quality August 2014.

15. Demonstrate the development is consistent with the SEQ Water Development Guidelines: Development Guidelines for Water Quality Management in Drinking Water Catchments 2012.

16. Provide detailed assessment of the upstream drainage catchment/s taking into consideration any overflows from adjacent catchments and stormwater runoff from roads (eg from Bruce Highway) onto the site. The assessment and report must be prepared by RPEQ specialised in this field and include in particular:

(a) Plan/s and data showing the extent of flooding (floodline) for 1% AEP storm event on the development site and the relevant downstream properties and roads (eg the Golf Course and Myall Street) for pre-development conditions.

(b) The general internal drainage layout and any proposed or anticipated required stormwater drainage works and mitigation works external or internal to the site.

(c) Plan/s and data showing the extent of flooding for post development conditions on the fully developed site and the relevant downstream properties and roads for 1%, 5% and 10% AEP storm events.

(d) Identification of potential adverse

17. Provide plan/s to illustrate the estimated amount and levels of the earthworks required on the site and include cross sections to demonstrate the changes in finished levels, and associated structures, within the development site.

Heavy Vehicles
18. Provide information regarding the trucks expected to access the site and include in particular:

(a) Types of trucks expected to access the site for petrol fuelling and the refuelling of fuel storage tanks.

(b) Access path of deliveries and service vehicle from the roads and within the site.

(c) Plan/s to show the manoeuvring and truing movements for delivery trucks accessing the loading bay/s of the food store and the fuel storage tanks for refuelling (clarify if the fuel tanks are above or underground).

19. Justification for the proposed commercial development having access via Ferrells Road, which functions as a minor residential collector street, or alternatively, provide amended plans and analyses based on all access via the proposed Myall Street access. If access to and from Ferrells Road continues to be proposed, explain how service vehicle ingress or egress via Ferrells Road will be avoided.

20. Justification for the proposed convenience retail and fast food facilities being located so remote from the town centre of Cooroy, so that virtually all external trips must be via private vehicle.

21. Provide analysis of the development impact on the traffic conditions within Cooroy CBD and particularly on the intersection of Myall Street with Elm Street (the railway overpass) and include recommended works to offset impacts at this intersection.

22. Explain the expected or intended relationship between the proposed development and the adjacent Bruce Highway, given that it is proposed to be located immediately adjacent to an all-turns interchange with the highway. It appears that, depending on signage, it could be intended to function as a service centre to two separate facilities – both Myall Street and the Bruce Highway. This will be particularly relevant in respect of the discussion at Section 4.2.1 of the Pekol Traffic and Transport Report. In particular, any “drop-in” traffic diverted from the Bruce Highway will effectively be “new trips” in respect of the Myall Street intersections.

23. Taking into account the item above, provide further justification for the design traffic generations discussed in Section 4.2.1 of the Traffic and Transport report, and provide the results of new analysis if design generation rates are adjusted.

24. The results of appropriate speed surveys to justify the design speeds adopted for sight distance and geometric design purposes.

25. Further details to identify clearing requirements within the road reserve, sign relocations and property boundary or fence set-backs which might be necessary to provide satisfactory sight distances to and from the proposed site access

intersection with Myall Street.

26. Provide a preliminary geometric design for the proposed site access intersection taking account of the existing intersections north and south of the proposed Myall Street site access intersection.

27. Confirm that SIDRA default values have been used, or justify any alternative gap acceptance (or other) parameters used in analysis.

28. Provide SIDRA (lane) output tables for the proposed site access intersection in the same format as those in Appendix “C” of the Pekol Traffic and Transport report.

29. Provide strategy and details of pedestrian and bicycle access to the site (particularly to the proposed food store the fast food outlet) and including end of trip facilities and taking into account of the nearby high school, and any other potential local generators.

30. Provide a plan indicating the proposed pedestrian and bicycle pathways/movement network within and around the site.

31. Provide evidence of the fauna survey in accordance with Table 7.1 of Planning Scheme Policy 18- Ecological Assessment Guidelines.

32. Provide an assessment of the proposal with relation to each of the Riparian Buffer Area Outcome 5 specific outcomes, in particular

(a) How the proposal protects riparian zones by avoiding any new development in the riparian buffer area

(b) How the proposal protects riparian zones by retaining aquatic and terrestrial habitats in riparian zones

(c) How the proposal protects riparian zones by maintaining wildlife corridors along watercourses and drainage lines for native fauna movement

(d) How the proposal protects riparian zones by avoiding edge effects and incompatible uses in riparian zones

(e) How the proposal protects riparian zones by maintaining bank stability by minimizing bank erosion and slumping

(f) How the proposal protects riparian zones by maintaining water quality by filtering sediments, nutrients and other pollutants

(g) How the proposal protects riparian zones by removing undesirable plant species and replacing them with vegetation of local origin;

33. Provide justification, based on environmental grounds, for the development to occur with the riparian buffer area.

Water Quality
34. Demonstrate that the MUSIC model adequately sized all bioretention basins for all catchments that drain to each.

35. Amend the MUSIC model to include all catchments (including external road catchments) that will experience increased traffic or require road upgrades as a result of the proposed development. Demonstrate that the State Planning Policy Water Quality Pollutant Reduction Targets will still be met. Also demonstrate that adequate permissions can be obtained for construction and installation of any Water Quality Improvement infrastructure external to the site.

36. Demonstrate how the capacity of the tourist park bioretention basin and detention basin will not be compromised from inflows from future development.

37. Label the nominated sizes for each basin on the drawings and ensure adequate footprint is included on the design to include the required filter media area plus sediment forebays plus 1:4 batters around the edges of the basins and maintenance access points. Also propose estimated inlet and outlet levels for the stormwater drainage to and from each biobasin.

38. Please demonstrate that discharge from the self-storage area bioretention basin will have a legal point of discharge and will not be retreated or overload another proposed bioretention basin.

Acoustic Assessment
39. Provide an amended Acoustic Assessment addressing the following:

(a) Provide further information about the traffic noise model, including the extent of the model, ground absorption co-efficient, buildings included, grid spacing for noise contour plots.

(b) Re-plotting of the traffic noise levels contours showing 60 dBA L10 (18 hour) scale and increments of 1 dB.

(c) Provide further information to demonstrate that the proposed park cabin design may satisfy the MP4.4 noise criteria for a 6.0m high boundary acoustic barrier.

(d) Provide information to demonstrate compliance for the whole pool area with the passive recreation noise criterion.

(e) Conduct testing to determine a representative caravan outside-to-inside field transmission loss with natural ventilation, and then determine a suitable external façade corrected noise criterion based upon the recommended

mobile accommodation noise criteria noted in Section 2.1.1 above.

(f) Provide further information to demonstrate that the mobile accommodation will comply with the determined façade corrected noise criterion.

(g) Provide an assessment of sleep disturbance due to road traffic for the park cabins and mobile accommodation areas, based upon the sleep disturbance criterion of Section 2.1.1 above.

(h) Provide an assessment of the noise impact of commercial uses upon the tourist park accommodation during the day, evening and night periods.

(i) Review and confirm the applicable noise criteria levels in Tables 5.3 and 5.4 of the acoustic report.

(j) Provide a detailed description of the noise model used to assess the impact of the commercial uses, including source locations, buildings included, car wash roof, receptor locations.

(k) Provide predictions of cumulative commercial noise impacts for various operating scenarios to confirm compliance with the criteria the Ferrell Street receptors for the commercial uses on the development site.

(l) Provide an assessment of the noise impact of the changed traffic volumes on Ferrells Road to the existing sensitive receptors in this road.

(m) Provide further information regarding noise character adjustment for noise from commercial uses, including reversing alarms.

(n) Provide a more detailed acoustic assessment of vehicle movements and noise emissions on the site, particularly at night.

(o) Provide a more detailed explanation of the reasons for the height and length of the noise barrier along the Ferrells Road site boundary.

(p) Provide further information to support the noise mitigation measures listed for control of commercial uses noise emissions upon Ferrell Street receptors.

(q) Specify maximum sound power levels/acoustic performance requirements for all mechanical plant (including the carwash/vacuum facility) based upon the cumulative noise budget required to achieve compliance for commercial

uses for Ferrell Street receptors and tourist park cabins and mobile accommodation.

(r) Provide a draft noise management plan that covers, as a minimum, authority,training, expectations, maintenance of noise mitigation measures, vehicle speed management on site, patron behaviour and noise control, and complaints.

40. Provide an updated town planning report and architectural drawings that include the recommendations of the acoustic report, with the architectural drawings to include noise barriers and a floor layout for the site manager’s building.

Environmental Health
41. Provide details of how the Manifest Quantity Workplace (MQW) will comply with State interests (Workplace Health and Safety Queensland) for the design and operation of the site.

42. Please provide detailed design information of the service station, including the following as a minimum:

(a) Detailed drawings showing the proposed design of service station including underground and/or above ground storage capacity of flammable and combustible liquids on site

(b) Maximum storage volume of storage tanks and type of fuel

(c) Describe the type of storage tanks (e.g. double containment FRP etc.)

(d) Location of tanks & distances to protected works, including site plan etc.

(e) Leak detection methods proposed (e.g. statistical inventory analysis, automatic tank gauging, electronic line leak detection, safe suction etc) – at least 2 methods capable of detecting a leak at a rate of 0.76 litres per hour or more with at least 95% accuracy and a probability of false detection of 0.05 or less

(f) proposed ground water monitoring wells and location

(g) vapour recovery design proposed (Type 1and/or Type 2)

(h) clarify the description of the forecourt spillage containment system and drip line using drawings and contours etc (i.e the system to capture all spilt fuels and other contaminants as a result of the dispenser pumps operation and bulk delivery filling of the underground/above ground tanks)

(i) describe the capacity of forecourt containment vessel (i.e. minimum 10,000 l sump/tank with no connections to stormwater and with/without connections to sewer). It appears that the Puraceptor system is also to be used to capture flows/spills from the fuel dispensing area as well as the blind sump/tank) where it is stated in Item e Service Station Treatment – “It is proposed that a SPEL Puraceptor containment system be installed to capture and retain flows from the fuel dispensing areas”.

(j) clarify the use of the Puraceptor system for treatment of stormwater runoff from uncovered (non-fuel dispensing areas) of the service station to remove contaminants prior to discharge to stormwater system k) any sewer pre-treatment devices/options (if any) consistent with Unitywater’s Trade Waste Policy and/or advice l) regulated waste removal and disposal options m) any other information that supports environmental protection including the protection of the water supply catchment

43. Confirm the design for the accommodation park satisfies following criteria identified under Local Law 1:

(a) camp sites must be large enough to allow a 1.8 metre separation distance between sites, or if devices are used to secure a tent, between the devices and the adjacent tent or devices used to secure it; and

(b) every site shall have a well drained surface and where concrete pads are provided they should be designed and built in accordance with the current Australian Standard; and c) a sufficient number of conveniently located and suitably equipped toilet and ablution facilities must be provided for each gender in accordance with the following guidelines—

(i) where private ensuite facilities are not provided for accommodation on a site —

(a). facilities must be located at least 6 metres but no more than 100 metres from the site; and

(b). where there are 40 sites or fewer, one pedestal for every 7 sites must be provided for female occupants, one pedestal for every 10 sites must be provided for male occupants, and a 0.6 metre urinal must be provided for every 20 sites (or part thereof) for male occupants; and

(c).where there are more than 40 sites, the appropriate number of toilet facilities shall be as provided in caravan park industry guidelines; and

(ii) individual toilets, showers or baths must be adequately screened for privacy; and

(iii) separate ablution facilities for each gender must be provided in the ratio of one shower or bath and hand basin to every 15 sites; and

(d) be provided with adequate laundry facilities for use by residents

(e) be provided with a suitable “dump point” connected to sewer for use by campers to dispose of sewage holding tanks etc.

(f) any other information that would support the issue of a permit for the accommodation park under the Local Law.

Waste Management
44. Please provide a Waste Management Plan (Operational) in accordance with Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial and Industrial Premises”, for the day-to-day operation of the development, including an integrated approach to the waste management for the service station, accommodation park, food sales shop and fast food drive thru. The plan is to be submitted and approved by council prior to the issue of the Decision Notice for Operational Works. The Plan should include the following information as a minimum:

(a) The types of waste that will be generated from the activities approved within the development.

(b) Estimated volumes or tonnage of both recyclables and waste generated.

(c) Methods to be used for dealing with any green waste.

(d) Initiatives to minimize waste either by waste prevention, reduction, re-use or recycling.

(e) Description of procedures for getting all waste to the bins; the storage of bins and the collection of bins by the contractor.

(f) A description of the design details of waste storage and recycling areas including size, location, elevation, enclosure/s, floor plan and methods of bin washing that prevent contamination of storm water and an appropriately sized bin wash area drained to sewer. The bin wash area should have as a minimum: a cold-water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain outlet is to be designed to prevent storm water entry to the sewerage system and this can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max 0.5m2), or alternatively the waste area can be roofed, or any other design approved by Council.

(g) A description of types and volume of waste storage containers to be used. Note: Refuse containers must be provided in accordance with the requirements of the Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management) Regulation 2000, for the storage and collection of refuse.

(h) The waste and recycling storage area should include the provision of correctly sized containers for all waste and recycling materials including putrescible matter, non-recycling waste, paper/ cardboard, glass, aluminium/steel cans,

waste oil, styrofoam boxes, etc., and bin washing facilities connected to sewer.

(i) 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. It should be noted


Waste vehicles are front loading for steel bins 1.5 to 3m3 bins

Waste vehicles are rear loading for plastic low noise bins 1.1m3 bins

Waste vehicles are side loading for 240 litre wheelie bins

Please see the specifications for Refuse Vehicle Access

Requirements for design purposes below:

Refuse Vehicle Access Requirements for Noosa Shire.

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