Our Ref: 20-0617P Your Ref: DA/2021/3410 4 November 2021 The Chief Executive Officer Moreton Bay Regional Council PO Box 159 CABOOLTURE QLD 4510 Via email: [email protected] Attn: Linda Tait – Principal Planner – Planning Assessment (North) Dear Linda, RE: RESPONSE TO INFORMATION REQUEST (Section 13.2 DA Rules) Development Permit for a Material Change of Use for Shopping Centre (Food and Drink Outlet, Indoor Sport and Recreation, Office, Service Industry, Shop and Veterinary Services) 137-143 Uhlmann Road and 116-122 Buckley Road, BURPENGARY EAST QLD 4535 1. INTRODUCTION We refer to your Information Request letter dated 23 September 2021 and your Additional Information Request letter dated 1 October 2021 in relation to the abovementioned application and provide below a full response in accordance with section 13.2(a) of the Development Assessment Rules (DA Rules). This response is supported by the following information: ▪ Appendix A – Updated Architectural Plans prepared by Hames Sharley; ▪ Appendix B – Updated Landscape Concept Plan prepared by Arcadia; ▪ Appendix C – Updated Traffic Report prepared by Holland Traffic Consulting; ▪ Appendix D – Updated Stormwater Management Plan prepared by Water Technology; BRISBANE Wolter Consulting Group Pty Ltd Level 2, 1 Breakfast Creek Rd Newstead Q 4006 P 07 3666 5200 [email protected] ABN: 61 147 343 084 PO Box 436 New Farm Q 4005 F 07 3666 5202 wolterconsulting.com.au DIRECTORS: MICHAEL WOLTER, ANDREW CRAWFORD, NATALIE RAYMENT ▪ Appendix E – Updated Engineering Drawings prepared by KN Group; ▪ Appendix F – Updated Nest Box Management Plan prepared by Wolter Consulting Group; ▪ Appendix G – Letter from Owners of 151 Uhlmann Road, Burpengary East. 2. RESPONSE TO INFORMATION REQUEST The proposed shopping centre design has been updated to enhance the design response and create a strong sense of place for the local community. Key amendments to the proposed development’s design include: ▪ Enhanced design of the retail and commercial activities fronting the intersection of Buckley Road and Uhlmann Road, including better activation by way of increased glazing, and increased landscaped areas, including indigenous flora species; and ▪ Provision of public transport stops (bus stops) in easily accessible locations for access to and from the shopping centre. Importantly, all proposed changes to the application are minor changes and do not change the development assessment process as per Section 52(3) of the Planning Act 2016. DEVELOPMENT SERVICES - PLANNING Council Item 1 The proposal for a Shopping Centre in the Rural Residential zone is inconsistent with the Overall Outcomes of the Rural Residential zone Code. In particular, Overall Outcomes (h) and (s) only envisage commercial and retail activities occur within existing Neighbourhood hubs. Whilst it is acknowledged that part of the site is located within the Community Activities Overlay and there are existing non- residential uses operating on the land, the site is not a designated neighbourhood hub. As such, the proposal relies upon a higher order assessment against the Strategic Framework and other ‘relevant matters’ to support the proposal. The town planning report relies heavily upon a statement contained within the Strategic Framework which is “A rural residential neighbourhood may include a local centre..”. The assessment further suggests the proposal is consistent with the Strategic Framework outcomes providing employment, self-containment, consolidation of non-residential activities at a prominent corner, and street activation as well planning and economic need with reliance upon a growing population in North East Business Park and infill rural residential growth. |2 Whilst there is merit is much of this assessment, it is considered that the planning report does not provide a balanced assessment of the Strategic Framework. In this respect, please demonstrate, having particular regard to the Place Type how the proposal responds to the rural residential character, sense of place, high level of residential amenity, is complimentary to the landscape setting and how development maintains the identify and distinctiveness of the area. Our Response Introduction The applicant acknowledges Council’s conclusion on the merit of the proposal under assessment which supports the proposed shopping centre. With regard to Council's comment on the balance given to the assessment provided under the Strategic Framework, and in particular the relevant provisions of the MBRC Place Modal, most specifically, the Rural Residential Place Type, the Applicant is happy to expand further in this response. The planning scheme acknowledges the very broad scale of the allocated place types and in particular, the diverse range of characteristics and elements which comprise the Rural Residential Place Type. The applicant considers that the contextual character, sense of place and amenity of the immediate locality were key attributes in determining an appropriate site location for the proposed shopping centre. Overview of Rural Residential Place Type By way of background, Section 3.14 of the Strategic Framework sets out the MBRC Place Model which identifies and describes a series of broad scale place types allocated across the Council area. Section 3.14.1.6 states the Rural Residential Place Type is characterised by large lots containing single detached houses, however, this is not to the exclusion of other important land uses and elements. The Strategic Framework notes these areas may also accommodate, amongst other things, land used for intensive horticulture, conservation and business purposes (including a local centre). Section 3.14.1.6 refers to the Rural Residential Place Type as peri-urban areas, which means they are normally located near or about urban areas and associated infrastructure including higher order roads. This means that, as such a broad scale place type, a homogeneous character will not result and variations in land use and character will occur, noting rural residential place types interface with more urban areas, major infrastructure such as highways and arterial roads and other uses. |3 Section 3.14.7 reinforces the diversity across and within each area of the allocated Rural Residential Place Type, and encapsulates this in the following statement: The place type is made up of a diverse range of areas each with their own unique rural residential character and sense of place. The different areas are characterised by their location within close proximity to areas of high impact industrial uses, urbanised residential living, major transport corridors, areas with significant environmental values and by their availability to infrastructure. Analysis of the Site and its Context The Burpengary East Rural Residential Place Type reflects the above-mentioned diversity. As some examples, the Burpengary East Rural residential area: ▪ Is accessed by and bordered by the National Highway (A1) with the western boundary of the suburb also containing arterial and sub-arterial roads not found in the more eastern parts; ▪ Is integrally linked with the North Lakes residential area, a substantive residential estate of small lot housing; and ▪ Contains designated Investigation Areas, for future urban development, all of which lend nuances to and subtle change to the general character of the wider area. The site and its surrounds are similarly nuanced, being located at the edge of the rural residential place type in an area which presents multiple elements that also inform character, sense of place, amenity and landscape setting. The site is proximate to a major interchange of the National Highway (A1) and located on the north- east corner of a major intersection of a Council arterial road and sub-arterial road, servicing the established communities and North Harbour. These are major roads designed to accommodate high volumes of through traffic, which prioritise intra-regional movement and connect major destinations. The three lots comprising the subject site are all accessed from an arterial or sub-arterial road, being access controlled roads. None of the lots have a frontage or alternative access to a lower order road which would be the case for a "traditional" rural residential lot. The site and locality already comprise an existing consolidation of established commercial and non- residential uses, as set out below: |4 ▪ The subject site at 137 Uhlmann Road (north-east corner of the intersection) contains an established commercial tennis centre including floodlights, carparking and facilities that operate 7 days per week at varying hours up to 10pm (refer Figures 1 and 2). ▪ A service station and shop is located at 104 Buckley Road immediately across the road (south-east corner of intersection). This also operates 24 hours a day and 7 day a week (refer Figures 2 and 3). ▪ A 120 place child care centre is located at 136 Uhlmann Road Burpengary immediately across the road (south-east corner of intersection) operating 6am to 7pm Monday to Friday (refer Figures 2 and 3). ▪ The Hub Convenience Centre is located at 115-117 Buckley Road immediately across the road (north-west corner of the intersection) and includes a medical centre and convenience retail. Operating hours vary across tenancies and uses but generally range between 6am and 8pm over 7 days per week (refer Figure 4). ▪ A 120-bed aged care facility is located at 135 Buckley Road, which is 100m north of the subject site. It contains a total GFA of 8,643m² on a 2.01ha site, and accommodates peak staff numbers up to 60 staff (refer Figure 5). This site is also contained within an ‘Investigation Area’ which is identified as potentially suitable for more intensive land uses such as residential or employment uses. Figure 1: Tennis centre on subject site as viewed from Uhlmann Road (Source: Google Maps, 2021) Figure 2: Tennis centre, service station and child care centre, looking east on Uhlmann Road (Source: Google Maps, 2021) |5 Figure 3: Child care centre and Service station on south east corner of intersection (Source: Google Maps, 2021) Figure 4: The Hub convenience centre on the north-west corner of intersection (Source: Google Maps, 2021) Figure 5: Embracia Aged Care Facility at 135 Buckley Road (Source: Google Maps, 2021) Based on the above analysis, we note: ▪ This part of the rural residential place type is not representative of the very low traffic volumes and associated amenity which may be experienced within other parts of the rural residential place type. ▪ The site and its sense of place is not at all dominated by family oriented housing in single detached houses on semi-rural allotments as a prevailing characteristic, which may be experienced within other parts of the rural residential place type. ▪ The site context including its character and landscape setting is not representative of domestic scale buildings which are set back from roads and interspersed with private open space and trees. |6 It is submitted that, for the Burpengary East Rural Residential Place Type, its overall character includes the main rural residential area being serviced by a prominent "gateway" precinct on this intersection of Uhlmann Road and Buckley Road. It is further submitted that maintaining this gateway location for any non -residential uses is to conform to the actual character, identity and distinctive gateway location already in evidence for the area. It is acknowledged in the Planning report that the site is not within the existing Neighbourhood Hub. However it is submitted that the proposal maintains the very principle of why such hubs and localised activities centres are created – to centralise appropriate uses in a manner that best allows for the use of existing infrastructure while providing services to the surrounding community. Given the inability of the designated land (which is fully developed) to accommodate a development that satisfies the communities need for the services proposed, utilising the designated Area's immediate surrounds to enhance the hub into a larger local centre not only maintains the existing character of the gateway value of this location, but provides the community with the uses it needs for the future. Specific Outcomes of the Rural Residential Place Type The proposal therefore responds to its context and the unique nuances of the rural residential place type of Burpengary East, whilst affording appropriate consideration to the Specific Outcomes of the Rural Residential Place Type as set out in Section 3.14.7.1 of the Strategic Framework and discussed further below. Sustainability and resilience The proposal incorporates a development footprint consistent with the nature of the proposed use and the scale of nearby non-residential development. It incorporates building separation, shade structures and landscaping to allow flow of breezes, facilitate natural light and provide areas of shade. The proposal is designed to mitigate potential detrimental impacts on residential amenity. This is demonstrated through the noise impact assessment which determines that the proposed development complies with the applicable standards. Residential interface is also managed through design strategies incorporating landscaping and highly aesthetic attenuation fencing (refer response to Item 5). The proposed development is not impacted by adverse effects of flood, bushfire, and landslide. |7 Natural environment and landscape The subject site is not characteristic of significant natural environment and landscape values, and accordingly, the proposal does not impact on such values. As identified above, the identity and distinctiveness of the rural residential area varies throughout the broad scale place type and is highly dependent on specific locational characteristics. In this instance, the identity and distinctiveness of the site is as a ‘gateway’ or entry to the community. The proposal is therefore designed to contribute to the identity of the community through provision of a strong entry statement which fronts the intersection, interacts with the existing Hub and uses and creates a sense of arrival. Strong communities The proposal design provides an appropriate design response to the high order roads and emerging urbanised environment on the southern and western boundaries. It reinforces strong communities through the consolidation of community supporting uses at appropriate locations. The design suitably transitions to ensure it sensitively interfaces with existing residential premises adjacent to northern and eastern boundaries. Through this design transition, the proposal maintains the high level of residential amenity and the attractive, peaceful lifestyle associated with low density detached residential development in a semi-rural environment. Settlement pattern The proposal respects the existing settlement pattern of the surrounding rural residential community whilst providing an appropriate development response to the subject site and its immediate context. The proposal acknowledges and proactively responds to future growth fronts within the Burpengary East locality. It supports ongoing infill development within the rural residential locality in accordance with the planning scheme, and does not compromise the potential development of rural residential areas for urban purposes beyond the life of the planning scheme. Rural futures The Strategic Framework states that a rural residential neighbourhood may include a local centre that provides essential convenience shopping and community facilities. The proposal represents a |8 circumstance where this outcome is considered appropriate, and it will also support opportunities for localised employment. Integrated transport The proposal is located and designed to ensure rural residential communities have good vehicular accessibility via sealed roads to nearby areas that provide convenience shopping requirements and essential community services. Although some parts of the rural residential place type are not supported by public and active transport, the proposed shopping centre is located and designed to accommodate planned future provision of new public and active transport outcomes. The shopping centre, through both design considerations (road setback) and proposed roadworks, traffic signals and intersection upgrade, address road network shortcomings which will occur even if the shopping centre is not undertaken. Proposed benefits are: ▪ It accommodates traffic generation from approved development in North Harbour, and future proofs potential further development. ▪ It mitigates projected operational difficulties anticipated at the access driveway to The Hub Convenience Centre. Infrastructure The proposed development is able to be serviced by the required infrastructure. Water management The proposed development is connected to reticulated water and incorporates appropriate water management strategies. Conclusion In conclusion, the nominated place types under the MBRC Place Model are broad scale areas which may be characterised by certain identified key attributes. However the Rural Residential Place Type and its inherent parts is made up of a diverse range of areas each with their own character and sense of place, which is dependent on, amongst other things, location and proximity to land uses and infrastructure. |9 The subject site and its surrounding area is not considered to contain characteristics that are highly representative of those broader characterisations. It is within a precinct of established non-residential uses on a key gateway intersection to such wider areas. The site addresses major roads which carry high volumes of traffic, and transport residents of the rural residential community to and from other destinations. The proposal therefore appropriately responds to the attributes of this Burpengary East Rural Residential Place Type within the site context. It is designed to sensitively integrate with the surrounding rural residential area and mitigates potential amenity impacts. Council Item 2 The Strategic Framework and Centre Zone Code identifies that Local Centres are to have public transport connectivity. Supporting material is to demonstrate how this is achieved at the subject site in the form of updated plans and reporting. Our Response As detailed within section 7 of the Updated Traffic Report (Appendix C), there are currently no existing public transport services in the local area on the eastern side of the Bruce Highway. The Updated Traffic Layout Plan demonstrates that a Bus Bay will be provided on both the north-bound and south-bound lanes of Buckley Road. The south-bound bus bay has been designed in close proximity to the main pedestrian access point to the site and is also located conveniently to the corner entrance at the intersection of Buckley Road and Uhlmann Road. Due to required driveway and intersection separation distances, the north-bound bus bay has been designed further north along Buckley Road (fronting 129 Buckley Road) to ensure that the bus bay location will have minimal impact on the traffic efficiency of the network. The northbound bus stop is also conveniently located proximate to Embracia, the established aged care facility at 135 Buckley Road. Furthermore, the property holdings at 119-129 Burpengary Road are identified in an Investigation Area under the planning scheme and considered potentially suitable for residential development at a similar scale and density to Embracia and therefore are well located in respect of the proposed northbound bus stop. For further details on the site’s public transport connectivity, please refer to the Updated Traffic Report provided by Holland Traffic Consulting in Appendix C. | 10 Design – Sense of Place Council Item 3 The subject site is a prominent location, being a key entry point to Burpengary East. It is appreciated that the design response has sought to include built form at the ‘gateway’ corner of the site as well as a plaza type pedestrian entry. However, consider amending the architectural plans to better activate this corner and create a more distinctive sense of place/identity. It is suggested the plans are amended to include the following: ▪ additional ‘sleeving’ of built form along Buckley Road frontage; ▪ use of historical, cultural and natural features in the building design; ▪ replacement of the ‘paint finish concrete façade’ with greater activation including tenancies addressing the frontage of the site with windows and awnings; ▪ more enhanced opportunities for substantial landscaping consistent with the character of the area; ▪ signage integrated into the architectural form. Our Response Introduction The proposal design has been amended to enhance the design response and incorporate suggestions made by Council. Please refer to the Updated Architectural Plans (Appendix A) and in particular the following drawings: ▪ DA 900 Perspectives Sheet 1; ▪ DA 902 Material Selection; ▪ DA 905 Detailed Public Amenity Drawings; ▪ DA 920 Design Language. Contextual Analysis The design strategy is not undertaken in isolation, and it is important to understand and acknowledge the site context and its relevance to the design process. In this regard, we note: ▪ The site is a prominent corner site in an area which is an entry or gateway to the broader community. | 11 ▪ The site is exposed to high traffic volumes on sub-arterial and arterial roads with minimum 30m wide road reserves. ▪ The corner frontages are oriented to the west and south, which are less desirable from an amenity and solar access perspective. ▪ Nearby approved development comprises buildings well setback from street boundaries. There are no existing buildings built to boundary and no existing awnings on any other frontages. ▪ The site and surrounding area is not characteristic of a traditional main street and the prospects of successfully introducing such an outcome are considered low and unrealistic. ▪ There is some established landscaping however the locality generally has limited landscaping particularly within road reserves. Design Objectives The design strategy seeks to achieve a number of key objectives which are set out below. These objectives are informed by the Centre and Neighbourhood Hub Design Planning Scheme Policy (PSP). Relevantly, the PSP is heavily predisposed to inner urban ‘main street ‘ style local centres. Whilst the intent of the PSP and specific design strategies are acknowledged, as noted above, the site and its context is quite different to that of an urbanised main street centre. The objectives are therefore formulated with consideration to the PSP how key principles should be applied to the site and its context. Primary objectives of the design strategy are: ▪ To provide an appropriate design response at this prominent corner which fits the surrounding context; ▪ To reflect the character, identity and heritage of the locality; ▪ To reinforce the ‘gateway location’ of the site and wider consolidated local centre; ▪ To activate the corner; ▪ To promote a sense of place; ▪ To support two major pedestrian entries to the site; ▪ To support and integrate public transport services; ▪ To introduce community amenities and areas which are safe and useable; ▪ To provide shade and protection from the weather; ▪ To introduce landscaping which softens the built form. | 12 Design Response The overarching design response is summarised on Drawing DA 920 Design Language and repeated below. Returning to the Information Request, the enhanced design response accommodates Council’s recommendation to incorporate historical, cultural and natural features into the building design. The proposal adopts the corner treatment form of a key site as envisaged in Section 6.1 of the PSP, with balanced consideration afforded to the site and its context. The enhanced design strategy maximises activation to street frontages through the following initiatives: ▪ Additional glazing has been provided to the ends of the tenancies which are directly oriented to the street, as well as on the Uhlmann Road frontage (eastern end of building). ▪ An awning wraps around the corner and extends along both building frontages, which provides shade and weather protection. ▪ Clear and well-defined pedestrian entries are provided as follows: The entry statement at the site corner incorporates a seating area, shaded awning, landscaping and is overlooked by tenancies. | 13 The entry statement on Buckley Road integrates with the proposed bus stop through the consistent design language and provides continuous weather protection to the site and along paths within the site. ▪ The paint finish concrete façade is reduced or replaced with the Burpengary Creek shape cast into tilt up concrete panels. In addition to the above, the site has further activation opportunity on Uhlmann Road in the Future Development Area (not part of this development application). Substantial landscaping has been introduced along both road frontages, within the site and in footpaths, which elevates the landscape offering over and above the existing character of the area. Signage is integrated into the architectural form as illustrated in the submitted images. Council is advised that: ▪ The signage zone on the glass entry statement at the corner is internally illuminated 3D cut-out type to reduce impact on the architectural language. ▪ The signage on other structures is to be dark metal with illuminated logos to match architectural language. The design strategy for the prominent corner location is to also incorporate community amenity including a meeting area / alfresco dining, children’s play area and meeting area / seating area on the corner. The plaza precinct incorporating community meeting area, alfresco dining and children’s play area is partly internalised to be shielded from the heat impacts of the western sun and the noise and air quality impacts of high traffic volumes along both roads. Tenancies overlook this area to provide a commercial frontage to the alfresco dining and facilitate casual surveillance of the children play area. As a corollary, parts of solid wall are located on the western and southern elevations to accommodate tenancy back of house components. Conclusion The proposed design strategy has been enhanced through consideration and integration of Council suggestions and recommendations. The design strategy integrates key principles expressed in the PSPs through balanced consideration of design objectives and site context. The proposal significantly | 14 elevates urban design outcomes for the locality and provides a high-quality gateway entry statement at this prominent corner. Council Item 4 The proposed development includes a high acoustic barrier along the northern and eastern boundaries of the site. Provide architectural elevations of the acoustic barrier showing imagery, natural colours, variation in materials and/or colour that reduce the overall bulk of the barrier and contribute positively to the sense of place as well the amenity of adjoining properties. Our Response As discussed above, one of the key themes that runs through the design of the shopping centre draws from Burpengary’s traditional Aboriginal name, meaning ‘Place of the Green Wattle’. As illustrated within the elevations provided within the Updated Architectural Plans in Appendix A, the updated acoustic barrier design provides the pattern and colours of the green wattle, with yellow representing the flowers of a green wattle and the green representing the leaves. The extrapolation of the shape of Burpengary Creek will also be painted onto the acoustic barrier. As such, the imagery and natural colours provided on the proposed acoustic barriers will reduce the overall bulk of the barrier when viewed both internally and externally to the site and will contribute to the sense of place created by the shopping centre design. Please refer to the Letter provided by the adjoining property owners of 151 Uhlmann Road, Burpengary East (Appendix G). The applicant has consulted with the adjoining property owners who have agreed to the acoustic barrier being located on the property boundary. Vegetation Retention / Buffer Council Item 5 The Demolition Plan shows the removal of all buildings and vegetation on the site, including vegetation which appears to be on, near or over the property boundary. Undertaking works which result in the death of trees on neighbouring properties is not supported. (including earthworks, stormwater infrastructure or retaining walls). | 15 Buffer planting is required between the proposed use and the neighbouring residential properties. Having regard to the Integrated Design Policy - Landscaping a minimum 3.0m wide buffer with sufficient space for deep planting (including retention) of trees capable of screening the built form and acoustic fence. Provide an amended Demolition Plan, Tree Survey and Landscape Plan which demonstrate a minimum 3m wide planted buffer along the boundaries with neighbouring properties. Acoustic mitigation fencing is to be setback from the boundary, within the site. Engineering plans are to demonstrate that earthworks, stormwater infrastructure and structures (such as retaining walls) do not interfere with the planted buffer area. Our Response As shown in the Updated Architectural Plans (Appendix A), all vegetation and other structures proposed to be removed are located on the subject site and confirmed by site survey. This is further illustrated in Figures 6-9 below, which illustrate all trees located along the eastern boundary (with the exception of one small Scribbly Gum shown in Figure 9) are located within the subject site and are therefore proposed to be removed as part of the onsite works. The Scribbly Gum located on the adjoining property (Lot 6 on RP101194) has a DBH of 140mm and is located within one metre of the common boundary. Impacts to this tree can be managed at operational works stage of the development. At this time, a suitably qualified arborist can be engaged to calculate impacts of the earthworks on the tree and provide a methodology to facilitate tree retention, where possible. The site inspection has determined that all other subject site boundaries are clear of woody vegetation within adjoining lots, therefore onsite works should not affect trees located on neighbouring properties. As shown on the Site Plan (Appendix A) and the Landscape Concept Plan (Appendix B), a 3m planted buffer is provided along the northern boundary within the subject site, however the acoustic barrier will be provided along the property boundary line. As detailed in the Item 4 response above, this high- quality acoustic barrier will contribute positively to the sense of place as well the amenity of adjoining properties. The acoustic barrier has been provided along the boundary line (as opposed to being set back 3m) as the adjoining property owner is within their rights to construct a high or solid boundary fence in this location. Should this occur, the creation of ‘dead space’ between the barrier and the fence | 16 would arise, creating significant safety, access and maintenance concerns along the length of the boundary. The inclusion of the acoustic barrier along the boundary line, with a planted buffer interface to the car parking area, is therefore considered to be a superior development outcome in this instance. With regard to the eastern property boundary, a 3m vegetation buffer is not proposed for similar safety and access concerns. Please refer to the Letter provided by the adjoining property owners of 151 Uhlmann Road, Burpengary East (Appendix G). The applicant has consulted with the adjoining property owners who have agreed to the acoustic barrier being located on the property boundary. Please refer to the Updated Stormwater Management Plan (Appendix D) and the Updated Engineering Plans (Appendix E) which confirm that onsite works will not interfere with the northern planted buffer area. | 17 Figure 6: All existing trees along the site’s eastern boundary shown within the subject site (Source: Wolter Consulting Group, 2021) Figure 7: All existing trees along the site’s eastern boundary shown within the subject site (Wolter Consulting Group, 2021) | 18 Figure 8: All existing trees along the site’s eastern boundary shown within the subject site (Source: Wolter Consulting Group, 2021) Figure 9: Single Scribbly Gum located within adjoining property (Source: Wolter Consulting Group, 2021) | 19 Council Item 6 The Nest Box Management Plan states that there are no trees which meet the dimension characteristics of a Habitat Tree as defined in the MBRC Planning Scheme. However, Table 1 in the document appears to identify substantial trees with hollows. Council now understands that the dimensions in Table 1 should have been mm rather than cm. Provide an updated Nest Box Management Plan which locates and numbers the three nominated habitat trees with hollows on the site and correctly nominates their dimensions. This document may be provided as a Tree Survey plan / Nest Box combined document. Our Response Please refer to the Update Nest Box Management Plan in Appendix F. There is no native vegetation within the site with a DBH greater than 80cm. Therefore, vegetation does not meet MBRC’s definition of ‘Habitat Tree’ as a result of its size. Three trees within the site have been identified as containing a hollow, all of which are identified on page 02 of the updated plan. DEVELOPMENT SERVICES – ENVIRONMENTAL HEALTH Noise Council Item 7 The Planning Report is silent on limiting trading hours however the Noise Impact Assessment by MWA Environmental assumes specific retail operating hours for various uses. Additionally, there are time restrictions for garbage collection, compactor use, and supermarket delivery times that may be operationally restrictive in certain cases. Please acknowledge the above requirements of the Noise Impact Assessment are accepted by the applicant as, if approved, they may be conditioned in a decision notice. Additionally, provide an amended Noise Impact Assessment if any of the assumptions and recommendations are changed or if the layout or other aspects of the development change as a consequence of this information request. Our Response | 20 With respect to operating hours, the Noise Impact Assessment has: ▪ Applied certain assumptions which have been validated through modelling and assessment and/or; ▪ Made recommendations in respect of operating hours based on the outcomes of the assessment. The applicant acknowledges the following daily operating hours are consistent with the outcomes of the Noise Impact Assessment: ▪ Supermarket and liquor store operating from 7am to 10pm; ▪ Other retail and specialty shops operating from 5am to 12 midnight; ▪ Outdoor dining area operating from 7am to 10pm; ▪ Refuse collection and compactor use operating from 7am to 6pm; ▪ All servicing deliveries by MRV or larger vehicle at supermarket loading dock and retail loading operating from 7am to 10pm. DEVELOPMENT SERVICES - ENGINEERING Traffic and Access Council Item 8 Uhlmann Road road reserve is approximately 25m wide. A minimum 5.0m wide road reserve dedication is required along the full frontage of Uhlmann Road to achieve a 30m wide road reserve, in accordance with the Planning Scheme Policy Integrated Design - Appendix A. Additional road reserve may be required depending on the ultimate access arrangements of the development. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 9 The uniform traffic generation of 7vph/100m2 and 13vph/100m2 for weekday PM peak and Saturday peak respectively is inappropriate. The development is to be broken down into individual uses based on reasonable assumptions. Amend the traffic generation rates accordingly. | 21 Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 10 In Appendix B of the TIA, a 120 children childcare centre is indicated in the traffic generation rates. Please clarify if this is an applied use under the Development Permit. Provide amended DA Form 1 if applicable. Our Response A childcare centre was included at the time that a pre-lodgement enquiry was made to the State Assessment and Referral Agency (SARA) about state transport matters. It should be noted however that this is not a use that is being applied for as part of this development application. Council Item 11 The Drop-in distribution as tabulated in Appendix C of the TIA is inappropriate. The Drop-in distribution should be based on the percentage of the new distribution or existing traffic volume along the development frontage (i.e. Buckley Road/Uhlmann Road intersection). Amend the TIA accordingly and provided separate diagrams for New distribution and Drop-in distribution. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 12 North Harbour estate, as currently approved, will provide for a total of 1602 residential lots (not 1500 lots). Amend the TIA accordingly. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. | 22 Council Item 13 The Hub access is not modelled correctly in SIDRA. The approach on The Hub access is one lane with the provision of passing one or two right-turning vehicle. Buckley Road southbound is to be 3 lanes. Amend the TIA accordingly. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 14 In the TIA, include SIDRA assessment for the development year of opening (i.e. 2024). Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 15 Carry out turn-warrant assessment for all priority-controlled intersections as part of the TIA. This will determine the type of turn treatments required. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 16 The SIDRA signal phasing is inconsistent with the existing signal phasing for Buckley Road/Uhlmann Road intersection. Carry out adjustments accordingly. Contact Council to obtain a copy of the signal phasing plan. | 23 Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 17 The Traffic Layout Plan included in the Engineering Services Report indicates a shoulder of 1.5m is proposed along Buckley Road and Uhlmann Road. All bicycle lanes fronting the development and for any new works is to be 2.0m wide in accordance with the Planning Scheme Policy. A 1.5m wide shoulder fronting Lot 6 RP101194 may be accepted due to insufficient width in the existing road reserve. Amend the Traffic Layout Plan accordingly. Note: The 2.0m wide bicycle lane is to be consistent from Uhlmann Road/Buckley Road intersection to the end of proposed works north, on both sides of Buckley Road. Additional road reserve widening may be required along Buckley Road frontage. Remove the Keep Clear pavement marking on Buckley Road. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 18 Public Transport is required to service this development. Indented bus bays are required on both sides of Buckley Road in anticipation of future bus services in Burpengary East. Address this in the TIA. Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Council Item 19 The development access on Uhlmann Road is more than 15m wide. Update the Traffic Layout Plan to provide a pedestrian refuge island crossing the development crossover. | 24 Our Response Please refer to Section 11 of the Updated Traffic Report provided in Appendix C, which provides a response to this item. Stormwater Management Council Item 20 As detailed within the Additional Information Request Letter, dated 1 October 2021: Submit an amended Stormwater Management Plan addressing the following: 1. Provide details of the stormwater connections to Council’s stormwater network; including invert levels, appropriate pipe cover in the road reserve, and typical cross sections. 2. Demonstrate the site is able to free drain in accordance with the MUSIC model sub-catchments. 3. The site falls within two major Catchments (Caboolture River Catchment and Burpengary Creek Catchment). Demonstrate stormwater quality design objectives are achieved separately for each major catchment, to ensure stormwater quality impacts are mitigated. 4. Remove the SPEL vault chambers as detention nodes in MUSIC model. 5. Adopt MBRC approved load reduction efficiencies for SPEL devices in MUSIC model. Contact the manufacturer (SPEL) for this information. 6. For any Stormsack not in line with a SPEL filter cartridge system, all pollutant removal efficiencies other than for gross pollutants should be set to zero (Catchment SD02). 7. The number of SPEL Stormsacks modelled in MUSIC is inconsistent with KN Group drawings; ie. ND01 consists of 9 Stormsacks and SD01 consists of 2 Stormsacks. Amend the MUSIC model accordingly. 8. Amend KN Group drawing 20-123-01 to include 2 stormwater grate pits at the Uhlmann Road access, located within private property. 9. Provide the revised MUSIC model file to Council. 10. Include a Maintenance Plan in the Stormwater Management Plan in accordance with the manufacturer’s specifications. Our Response Please refer to Section 7 of the Updated Stormwater Management Plan provided in Appendix D, which provides a response to each of Council’s items above. | 25 Council Item 21 The Earthworks Layout Plan provided in the Engineering Services Report does not show cut and fill. Submit an Earthworks Plan to specifically show the proposed extent of any cut and fill within the development and any proposed retaining walls. Our Response Please refer to the Updated Engineering Drawings provided in Appendix E which include an Earthworks Plan, demonstrating the extent of cut and fill areas. There are no proposed retaining walls as part of this development application. 3. CONCLUSION Thank you for your attention to this matter. As the development application is subject to impact assessment, a notice of intention to commence public notification will be forthcoming. Should you have any further queries regarding this application, please feel welcome to contact the undersigned on (07) 3666 5200. Yours sincerely, Andrew Crawford Executive Director Wolter Consulting Group | 26
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