2021-02-25 Special Meeting Agenda

SPECIAL MEETING AGENDA                                                           25 FEBRUARY 2021

The consultant has identified inconsistencies between the architectural plans and plans within the
traffic report noting a variation in road widths. The architectural plans demonstrate 3.5 – 4.0 metre
widths in 2 locations on the site whereas the traffic report discusses two-way aisles. These narrow
road widths are not supported with all internal roads requiring a minimum width of 6.0 metres with
2.0 metre verges on each side. Whilst these requirements could be conditioned it is noted that this
will impact on the layout and likely reduce the applicant’s proposed yield.
In terms of car parking it is noted that a double garage is provided to each residence and an
additional 32 visitor spaces are provided with half of these located at the club house. This
represents a shortfall of 30 visitor spaces. Whilst the applicant seeks to rely on car parking within
the double garages to satisfy the visitor car parking requirement this is considered unreasonable
as it is impractical to expect that residents of the dwelling will make their garage spaces available
to visitors. The traffic report submitted with the application discusses visitor parking being permitted
on the internal 6.0m wide roadway however it is noted that in the “Use of the Park – visitors” section
of the “Special terms” document (part of the Site Agreement) specifies that visitors are not
permitted to park anywhere other than in the designated visitor carparks.
Furthermore, the location of the visitor car parking is unsuitable as it is not dispersed throughout
the development to enable easy access for visitors visiting residents in their homes.
Sufficient car parking has not been provided for the golf club house as 94 car spaces are proposed
in lieu of the 103 spaces required to service the 308 patrons who can be accommodated in the
restaurant, café, function room, golfers lounge and terrace areas. The shortfall in car parking is
further exacerbated as the golf club house car park will also be used by patrons of the golf course.
The application was also referred internally to the Infrastructure Planning Design and Delivery team
seeking advice regarding external pathway connections and the specific Noosa Council bus stop
infrastructure types. In regard to external footpath connections the design office has indicated that
it would be desirable for a footpath connection extending from the proposed bus stop on the
western side of Myall Street along the western side of Myall Street and connecting to the existing
pathway network on the northern side of Ferrells Road. The alignment of the footpath would need
to consider significant vegetation in Myall Street and 2 pram crossings in Ferrells Road. In regard
to bus stop infrastructure types the design office have advised that due to the routes that an R1
type shelter would be required on both sides together with the associated infrastructure as required
by Translink. Relevant conditions could be included to address these requirements.
Acoustic:
An acoustic report has been provided to establish traffic impacts to the development and to
determine acoustic criteria for onsite activities. The report includes recommendations for acoustic
barriers with a maximum height of 2.4 metres and building treatments to address traffic noise from
Myall Street. The report concludes that if the golf clubhouse is proposed as a licensed premises,
a detailed amplified music assessment will need to be conducted to determine the maximum
allowable noise levels for any amplified entertainment, in accordance with Office of Liquor and
Gaming Regulation (OLGR) requirements. Given the applicant indicates the golf club house will be
available for functions, it is reasonable to assume that the clubhouse will be licensed and therefore
it is appropriate that a detailed assessment be undertaken as part of this application to determine
the appropriate hours of operation and any limits on outdoor dining areas.
Stormwater:
The applicant’s proposed water quality and water quantity outcomes have been reviewed by an
external consultant who advises the applicant has addressed the significant issues in regard to
stormwater quantity/quality and any outstanding issue could be addressed by the inclusion of
reasonable conditions. Notably, the stormwater bio- basin for the senior living facility is proposed
on the golf course land and would require an easement to be created over these to allow
maintenance of these into the future.




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