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Sunshine Butterflies PLANNING REPORT v.1.4
Attached to the e-mail Development Application - Sunshine Butterflies - 1 of 2 MCU16/0090.
PLANNING REPORT MATERIAL CHANGE OF USE - WELLBEING TYPE 2 – SOCIAL (RESPITE CENTRE) SUNSHINE BUTTERFLIES RESPITE CENTRE LOCATED AT 468 McKINNON DRIVE, COOROIBAH (v1.4 –1 Aug 2016) 1
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TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY
1.1 Introduction
1.2 Background and Site Details
1.3 Application Details
1.4 The Proposal
1.5 Referral Agencies
2.0 SITE BACKGROUND
3.0 THE DEVELOPMENT PROPOSAL
3.1 General Description of Proposal
3.2 Access, Parking and Servicing
3.3 Open Space, Vegetation and Landscaping
3.4 Stormwater Management
4.0 THE SITE CONTEXT
4.1 Land Use Planning Area/ Precinct
4.1.1 Development Site
4.1.2 Surrounding Locality
5.0 STATUATORY PROVISIONS AND COMPLIANCE
5.1 State Interests
5.1.1 State Planning Policy
5.1.2 SE Queensland Regional Plan
5.1.3 Referral Agencies
5.2 Council Interests
5.2.1 Desired Environmental Outcomes
5.2.2 Cooroibah Locality Plan
5.2.3 Overlays
5.2.4 Applicable Planning Scheme Codes
5.2.5 Applicable Planning Scheme Policies
6.0 CONCLUSION
ATTACHMENTS
Attachment A - Proposal Plan: Landscape Concept Plan Drawing No. L002
Attachment B - Contour and Detail Survey Plan
Attachment C - Todd Consulting Engineers - Property Access Study for Sunshine Butterflies
Attachment D - Geotechnical Investigation – 468 McKinnon Drive, Cooroibah
Attachment E - Sunshine Butterflies Brochure: About the Sunshine Butterflies
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1.0 EXECUTIVE SUMMARY
1.1 Introduction
RG Strategic have been engaged by the Sunshine Butterflies to prepare an application for a
Material Change of Use for Community Uses, Wellbeing, Type 2 Social (Respite Centre) for
individuals with a disability; on land at 468 McKinnon Dr, Cooroibah and described as Lot 2 on
RP 214534. This application seeks a development approval for this use, to facilitate funding
applications and development of the site generally in accordance with the Landscape (Site)
Concept Plan.
This Planning Report provides details of the development proposal and the conflict with
Council’s Planning Scheme as an inconsistent use. The report provides further details about
the merits of the proposal, how the proposal generally complies with other aspects of the
Planning Scheme and other relevant planning instruments.
1.2 Background and Site Details
The vision of Sunshine Butterflies is to support and improve the lives of individuals with a
disability. Sunshine Butterflies provides information and resources to families and individuals
living with disability via their Family Care & Support Service so that families can be directed,
informed, educated and supported whenever in need of assurance, assistance or help.
The Sunshine Butterflies currently operates from an office in Noosaville; however recently
purchased land at Cooroibah in order to create an “Our Backyard” Hobby Farm; and provide
a range of support services. The Cooroibah site is to be developed to provide support, care
facilities and activities for clients and their families.
The site is a 2.02 hectare parcel of land located at 468 McKinnon Drive, Cooroibah. The site is
located in the Rural Settlement Zone.
1.3 Application Details
The application is for a Development Permit for Material Change of Use - Community uses,
Wellbeing, Type 2 Social (Respite Centre); under the Noosa Plan. In accordance with the
Assessment Table for the Rural Settlement Zone, Community Uses - Wellbeing is an
inconsistent use in this zone, requiring impact assessment with regard to the Planning Scheme
as a whole.
1.4 The Proposal
The proposed development is for a respite centre for disabled persons in a rural/rural
settlement setting in close proximity to the Noosa town centres.
The site is to be developed as the ‘Our Backyard Project’ which will become the new home of
all Sunshine Butterflies activities and services including:
- music, drama, art, cooking, craft activities;
- swimming activities;
- hobby farm activities;
- a respite service;
- first aid training,
- care programs and various support groups.
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Existing buildings currently on the site are the respite house, pool, decks, water tanks, sheds,
and farm dams.
The subject site is to be further developed to provide for the above activities and services in
accordance with the Our Backyard Landscape Concept Plan attached at Attachment A. The
proposed development will include at completion:
- administration office;
- respite house;
- sheds;
- café/ kitchen, therapy room, library and gift shop, conference room, first aid training
room and horticulture training shed; and
- outdoor horticultural, animal compound and physical recreation areas.
Overnight camp outs for Sunshine Butterfly members or Saturday night social club activities
will occur 6 times per year.
The hours of operation of the facility for staff is Monday to Friday from 9am to 3pm
(administration until 4pm), and for clients/members 9.30 - 2.30pm. In 2017 overnight respite
will be introduced for 2 members/clients at a time.
The Sunshine Butterflies team normally consists of 5-10 staff per day; with client’s numbers
being about 10-20 persons per day. A free transport service is offered for these clients from
town.
It is desirable to retain the rural settlement character of the area, and as such an adequate
but low key approach to driveways and carparks is desirable, with some hardstand carparks
and pathways provided for ease of access for people with disabilities.
On site sewerage and water supplies will be upgraded in accordance with the required
standards to meet normal use demand, except for the occasional special event day when
temporary portaloos and water will be bought to the site, and additional overflow carparking
provided and small bus transfers provided.
1.5 Referral Agencies
The application requires referral to a State Agency (Department of Transport and Main Roads
through SARA); as the subject land is located within 25 m of a State Controlled Road –
McKinnon Drive.
1.6 Conclusion
The Sunshine Butterflies provide a valuable and needed service to the community and the
development of the subject site for the proposed use will clearly be of benefit to the
community.
The proposed development is generally consistent with the desired environmental outcomes
and complies with the Planning Scheme Codes or can be conditioned where necessary.
It is considered an over-riding need exists for the development in the public interest; and the
social, economic and environmental benefits in developing the site for this community use
justify approving the proposed development. The application has considerable merit and
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sufficient planning grounds exist to approve the application despite the conflict with the
Planning Scheme.
The gaining of a Development Approval for the site will provide a clear direction for the
Sunshine Butterflies and facilitate applications to seek funding.
2.0 SITE BACKGROUND
History
Sunshine Butterflies is a registered charity and not for profit organization founded by Leanne
Walsh in 2005; motivated by the challenges of having a son with cerebral palsy. Sunshine
Butterflies vision of a better future is to empower families and provide the support they need
to achieve a happy and fulfilled life for their son or daughter.
Sunshine Butterflies recently purchased land at Cooroibah in order to create an “Our
Backyard” 2 hectare Hobby Farm; and provide a range of support services. The farm has
something for people of all ages and abilities. The facility is operated by a small professional
team of dedicated staff; and the organization is overseen by a group of skilled and experienced
board members.
Subject Site
Sunshine Butterflies Site at 468 McKinnon Dr, Cooroibah
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The subject site is a 2.02ha parcel of land located at 468 McKinnon Drive, Cooroibah, being
Lot 2 on RP214534. The site has a 178m frontage to McKinnon Drive, and adjoins lots included
in the rural settlement zone on the other three boundaries. The site has a 5 degree slope and
falls approximately 6m across the site from the south western corner to the north eastern
corner; in the last part via a series of three existing farm dams that retain drainage water for
freshwater farm activity purposes (refer Attachment B)
Pre-lodgment Meeting with Council
In relation to the proposed development, a pre-lodgement meeting was held with Council
Officers Kerri Coyle and Mark Lewis on 6th October 2015. The key points arising from the
meeting are summarised as follows:
The application will be for MCU - Impact Assessment.
Site plans will be required to demonstrate access arrangements onto McKinnon Drive.
Clarify the number of staff to be working at the facility.
Clarify how students would attend the facility.
Operational requirements for driveways and parking areas need to be detailed.
The current development proposal addresses these issues as outlined in this report.
Initial views of Council Officers were that the proposal had merit. Council may consider a
request for fee reduction as a charity organization once the application has been received.
3.0 THE DEVELOPMENT PROPOSAL
3.1 General Description of Proposal
The site is to be developed as the ‘Our Backyard Project’ which will become the new home of
all Sunshine Butterflies activities and services including:
- music, drama, art, cooking, woodwork, singing & theatre, puppet performances;
- swimming activities, and;
- hobby farm activities including horticultural, permaculture, gardening, environmental
activities, yabbies in the dam & animal care.
- respite service;
- first aid training,
- care programs and various support groups are provided.
Existing buildings currently on the site are the respite house, pool and small decks, 2 water
tanks, a tool and material shed, and another shed near the front of the site which will become
the main office building. The dams, rural fencing, some gravel driveways and some
landscaping already exist.
The subject site is to be further developed to provide for the above services in accordance
with the Our Backyard Landscape Concept Plan attached at Attachment A. The proposed
development will include at completion:
- new main administration office at the entry to the site (addition to existing shed),
- respite house (3 bedroom wheelchair accessible house called “Butterfly House”,
available for short or long term respite or family stays, available for use in 2017; an
external respite service is also to be provided)
- shed,
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- new buildings to accommodate various activities including café/ kitchen, therapy
room, library and gift shop, conference room, first aid training room and horticulture
training shed; and
- outdoor horticultural, animal compound and physical recreation areas.
Overnight camp outs for Sunshine Butterfly members or Saturday night social club activities
will occur 6 times per year.
It is envisaged to hold up to 3 major fundraising events per year; such as a luncheon, a fair,
and a Christmas party; with up to 100 patrons attending each event. Open days for the public
will occur 4 to 5 times a year. Extra temporary toilet (portaloo), water and some grassed
parking facilities and shuttle bus services will be provided on these days to deal with the
expected visitor use.
The hours of operation of the facility for most staff is Monday to Friday from 9am to 3pm, and
for clients/members 9.30 - 2.30pm. Administration staff will be available until 4pm. In 2017
overnight respite will be introduced for 2 members/clients at a time.
The Sunshine Butterflies team normally consists of 5-10 staff per day who travel by private
vehicle to the site (6 vehicles per day). Wednesday is the busiest day and Friday the quietest;
with client’s numbers being about 10-20 persons per day. A free transport service is offered
for these clients using 4 x 12 seater buses, with clients picked up in town and transferred to
the property (similar to the existing transfer
arrangements between client pick up areas and the warehouse in Noosaville).
It is envisaged the ultimate site usage may comprise the following non-resident persons:
- 20 clients
- 10 staff
3.2 Access, Parking and Servicing
Access
Currently three gates/ entries exist from the site to McKinnon Drive (western, central,
eastern). Only the western and central access points to the site will be utilised; and will
function as a dedicated entry point (western entry) and a dedicated left out exit point (central
gate) to the site.
The existing gravel/grass road verge area will be retained.
The applicant’s consultant, TOD Consulting Engineers has advised that due to this section of
McKinnon Drive currently having 2,180 vehicle movements per day, it is considered adequate
to widen the road shoulder to 1.5m on the southern side of McKinnon drive to provide
a sealed surface, rather than provide a dedicated right turn lane (refer Attachment C:
TOD Consulting Engineers - Property Access Study for Sunshine Butterflies).
Todd Engineering Consultants consider this will be adequate to cater for the anticipated daily
access use level of 6 staff vehicles, 4 x 12 seater buses and occasional service vehicles. Based
on the above it can be seen that the proposed development will generate a very low volume
of traffic (1.7% of base traffic volume) with the majority of the trips being made outside the
conventional peak hour times.
The layout includes sufficient width for through vehicles to pass on the left side of a
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stationary right turning vehicle, through widening of the road shoulder.
As there are good overtaking opportunities within this section of McKinnon Drive TOD
consulting engineers recommends the installation of a barrier centre line, to discourage
passing manoeuvres.
As the majority of traffic will be coming from and returning to Tewantin (eastern approach)
there will be very few left turns into the site. A Basic Left Turn Treatment (BAL) is therefore
not considered necessary.
As can be seen from the Sight Line Requirements for Access analysis in the Property Access
Study:
· The required Approach Sight Distance (ASD) can be achieved for both approaches;
· The required Safe Intersection Sight Distance (SISD) can be achieved for both approaches;
· Adequate Minimum Gap Sight Distance (MGSD) requirements can be achieved in both
directions.
It is therefore considered satisfactory sight distances can be achieved for all users of this
proposed property access.
Carparks
Parking is provided on site with 14 uncovered carparks, 3 covered carparks and 4 disabled
carparks being provided. The disabled carparks and selected pathways will be sealed to
facilitate disabled access. The other carparks and the driveway will be gravel to retain the rural
character of the site.
Services
Water
No town water or town sewerage service is available at the site. Adequate tank water will be
provided on site via x6 - 5000L tanks.
Sewerage Treatment
An engineer designed on-site sewerage system (Refer Attachment D Section 7 – On Site
Effluent Disposal) will upgrade/replace the existing system to meet the anticipated daily use
levels for a recommended 9EP (Equivalent Persons).
Based upon the proposed development layout, and proximity to sensitive receptors, the
central southern part of the site in the proposed orchard area (area of borehole BH3 and BH4)
has been chosen as the most suitable location for on-site effluent disposal. This location will
provide sufficient room to position the wastewater land application area in accordance with
the siting requirements of Noosa Council, including being located on land not subjected to
flooding (at least immunity to 1 in 100 year event), providing 2m and 4m setbacks from side
and lower boundaries, and providing a 50m setback from the existing dam.
This on-site sewerage system upgrade work is currently in progress on the site.
Telecommunications
Telecommunication services are currently available at the site.
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3.3 Open Space, Vegetation and Landscaping
The site has scattered eucalyptus trees on the eastern part of the site which is to be developed
into a koala/ wildlife area.
Frontage landscaping exists in the proximity of the current buildings, and will be extended as
native screen plantings to the entire perimeter of the site, with Land-care to be involved in
the rehabilitation plantings.
3.4 Stormwater Management
Stormwater currently drains to the north east corner via the three dams, to exit the site via
the existing overland drainage path. No change to the existing overland drainage is proposed,
however a Stormwater Management Plan will be provided to manage any increase in
stormwater discharge as a result of the development, and aim to minimise any downstream
impacts.
4.0 THE SITE CONTEXT
4.1 Land Use Planning Area/ Precinct
4.1.1 Development Site
The site falls within the Cooroibah Locality in the Noosa Plan and is zoned Rural Settlement.
Locality Plan
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4.1.2 Surrounding Locality
The surrounding lots are also zoned Rural Settlement and contain dwelling houses. An access
easement for a rear lot is located on the adjoining lot to the west. The rear lot also
accommodates existing stormwater overflow drainage from the subject lot along an eastern
strip. The Tewantin Forest Reserve is located on the southern side of McKinnon Drive and is
zoned Open Space Conservation.
5.0 STATUATORY PROVISIONS AND COMPLIANCE
5.1 STATE INTERESTS
5.1.1 State Planning Policy
The applicability of the relevant sections of the Queensland State Planning Policy are
considered below:
Relevant Policy Principle Comment
Natural Hazards Applicable: Part of the site is mapped as bushfire
hazard area and Acid Sulfate Soil Area on Council
overlay mapping.
This report provides details as to how the proposal
meets the criteria of the SPP in relation to these natural
hazards. Potential Acid Sulfate soils will not be
disturbed above the threshold volume for excavation or
fill.
5.1.2 SE Queensland Regional Plan
The site is included in the Rural Living Area in the Regional Plan. As a community activity in
the Rural Living Area, this application does not require assessment by the referral agency
under the State planning regulatory provisions.
5.1.3 Referral Agencies
The application requires referral to State Agencies. The relevant following referral triggers are
detailed under the Sustainable Planning Regulation:
Issue/ Trigger Comment
Department
State Controlled YES -Referral required to SARA as
Road - Part of the subject Concurrence Agency.
Department of land is within 25m of - Refer Attachment C for proposed
Main Roads a State Controlled works.
Road (178m frontage
to McKinnon Drive).
ERA NO - No Referral required to DEH as the
Environment - Operating sewerage total site development of 9EP (equivalent
Protection treatment works, persons) is much less than the 21EP trigger.
Regulation with a total daily peak - The site is located outside a
design capacity of sewerage service area and will provide for a
21EP to 100EP; if maximum of 60 persons/day.
treated effluent is
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discharged from the -The on-site sewerage system will be
works to an upgraded and designed to cater for the
infiltration trench. anticipated use load.
-The system will comply with Council
PSP24 and be assessed with the Operational
Works Application.
5.2 COUNCIL INTERESTS
5.1.1 Desired Environmental Outcomes
The Noosa Plan Strategy Map designates the site as Rural Settlement. A summary of the
Desired Environmental Outcomes has been addressed below as relevant:
-Community Uses and Facilities
An adequate range of community services and facilities supporting the physical, safety, artistic
and social needs of the community are equitably distributed.
Response:
The proposed development with a rural theme will provide services that address these needs
for people with disabilities, their families and carers in an area where land is available and
viable to purchase, and located as close to the town centres as possible with access via the
major road network.
-Open Space, Environment and Conservation functions
Open space networks and natural habitats, and vegetated lands are sensitively managed.
Response:
The existing vegetation to be retained and further native plantings on site will enhance the
environmental and visual values of the land, and assist in protecting water quality.
-Residential Uses
Urban and Rural Settlement for residential use is developed to be consistent with the planned
capacity for roads, the expected character and amenity for the particular locality, landform
and natural environmental conditions for the locality, energy efficiency and water conserving
principles, and suitable separation from incompatible land uses.
Response:
The proposed development will generally reflect the amenity and character of the rural
settlement zone, with a low profile and screened facility to be provided utilising primarily low
key rural settlement/agricultural activities.
Traffic to and from the site will be minimal, except for the occasional event or open day, when
it will be managed by approved traffic management services.
The location of the nearest neighbouring dwelling houses are estimated at 85m, 131m and
200m from the respite house, and no neighbours are located to the south of McKinnon Drive,
creating desirable separation distances from adjacent dwellings to minimise any acoustic or
dust impacts.
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The site will retain the existing large trees and retain the existing natural drainage path to the
north east of the site. Three in-line dams will slow water flow through the site and assist in
reducing any sediment load.
Considerable open space including native vegetation, orchards and grassland are scattered
over the site.
-Transport and mobility
Community Access for all is provided.
Response: A dedicated bus will transport clients to the site from Noosa townships, as they are
generally not able to provide their own transport. Staff will drive/carpool private cars to the
site which is located in close proximity to Tewantin township.
5.2.2 Cooroibah Locality Plan
The Proposed Use
The proposed use is defined as Community Uses - Wellbeing –Type 2 Social in the Noosa Plan.
This use includes the use of premises for the gathering of people for networking, support, and
charitable work. Whilst not a business use for profit making enterprises, the use includes the
making of items such as arts and craft that are later sold to support the organisation.
The application is for a Development Permit for Material Change of Use Wellbeing, Type 2
Social (Respite Centre) for individuals with a disability; under the Noosa Plan. In accordance
with the Assessment Table for the Rural Settlement Zone, Wellbeing is an inconsistent use in
this zone; and requires Impact Assessment, with regard to the planning scheme as a whole.
Rural Settlement Zone
-Whilst Wellbeing is an inconsistent use in the Rural Settlement Zone, the proposed
use will have a low key rural character; the use will not create nuisance by way of
noise, dust or traffic; and the proposed single storey buildings and overall
development will be at a scale and nature complementary and respectful of the
surroundings. The proposed development will not unduly impact on the visual
amenity of adjoining and surrounding development.
-Landscaping is and will continue to be established to lightly screen buildings from
neighbouring dwellings and soften and partially filter the view from the road.
-Buildings and structures will not interrupt the natural skyline when viewed from
McKinnon Drive being a major road.
Overall and Specific Outcomes
-The proposed development is designed, located and managed to be compatible with
other uses in the area and maintain the rural settlement character. The development
will avoid any significant adverse impacts on the amenity enjoyed by users of other
premises (including visual and acoustic), as native vegetation will be planted on the
site, daily user numbers are generally small, physical recreation activities including
basketball and tennis will be kept low key, and farm and indoor activities will minimise
noise and dust.
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-McKinnon Drive will be modified at the site’s entry to preserve the function, safety
and visual amenity of Noosa’s major road network (refer Appendix 2).
-Stormwater drainage will be managed through a stormwater management plan.
- Effluent disposal will comply with PSP24 - on site sewerage treatment.
5.2.3 Overlays
The site is affected by the following overlays under the Noosa Plan:
Biodiversity 20m wide strip The strip is to be retained and enhanced with
Overlay: adjoining eastern native vegetation as a wildlife and koala corridor;
Environmental boundary of site with minimum under storey plantings to be
Enhancement located in the bushfire risk area to the south of
Area the site.
Natural Hazards 118m wide strip No development is proposed within the mapped
Overlay: Acid adjoining eastern area. Existing farm dams occur in this area, and
Sulfate Soils – boundary of site are normally full of water.
Low Potential 5- along the 21m
20m AHD contour (approx)
Natural Hazards 35m strip (approx) The mapped medium hazard area appears to be a
Overlay: adjoining southern hazard buffer to the Forestry area opposite, as
Bushfire Hazard boundary of site minimal native vegetation occurs on the site in
Area- Medium this area. McKinnon Drive also provides a cleared
fire buffer to the Forestry area. One existing
building only is to be extended in this area, and
will not be occupied except in business hours.
5.2.4 Applicable Planning Scheme Codes
With regard to the proposed use, the following Codes are considered relevant:
Locality Code
- Cooroibah Locality Code
Use Codes
- Residential Uses Code
- Community Uses Code
- Landscaping Code
Works Codes
- Building Works Code
- Driveways and Carparks Code
- Erosion and Sediment Control Code
- Existing Services Code
- Waste Management Code
- Water Sensitive Design Code
Overlay codes
- Biodiversity Overlay Code - Environmental Enhancement Vegetation
- Natural Hazards Overlay Code - Acid Sulfate Soils; Bushfire Hazard Area
With regard to the proposed use, the relevant Specific Outcomes of the Use and Works Codes
generally comply with the acceptable solutions provided, except where discussed below; or
where requiring further clarification or explanation as included below.
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Code Specific Outcome Comment
Community The use does not have an Complies-
Uses adverse impact on the safety Refer Attachment C
and efficiency of the road
network, and the surrounding
road network is capable of
accommodating the
additional traffic generated
by the proposal.
Community 1 bicycle space to be Can be provided for staff, but will
Uses provided per 30m2 gfa exceed demand.
Not applicable to clients as
transported to site.
The use does not have a Will comply through native plant
significant adverse visual and screenings and design layout.
noise impact on the amenity
enjoyed by users of adjoining
or nearby premises
Building Lighting not to have an Tennis courts will not be lit or fenced,
Works Code adverse impact upon the due to the informal and low key
amenity enjoyed by users of nature of their use.
adjoining or nearby premises
nor cause unreasonable
disturbance to local fauna.
Driveways Vehicle access does not - The proposed development will
and adversely impact on safety, generate a very low volume of traffic
Carparks capacity, and operations of (1.7% of base traffic volume) with the
Code the existing road network or majority of the trips being made
driveway. outside the conventional peak hour
times.
-Refer to Attachment C for Property
Access Study regarding road design
work required to accommodate the
use. One dedicated entry and one
dedicated exit are to be provided to
McKinnon Drive.
-Satisfactory sight distances can be
achieved for all users of the proposed
property access.
-Existing crossover x2 will be retained
as gravel surfacing.
Driveways and Cross overs The driveways and carparks will be
are suitable and safe for their deco/ roadbase, and only be sealed in
intended use. areas to facilitate disabled client
access, in order to retain the rural
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character of the premises, and
facilitate in ground water infiltration.
Driveway runoff is filtered To be addressed in the Stormwater
prior to leaving the premises. Management Plan; and at operational
works stage.
Sufficient carparking is The 19 uncovered carparks (4 for
provided to accommodate disabled) and 3 covered carparks
the number and type of provided on site will provide
vehicles likely to be adequate carspaces for the staff,
generated by the small 12 seat buses (client transport),
development. visitors and small delivery vehicles.
1 car space per 20sq.m use
area.
Water To be addressed at operational works
Sensitive stage and in the Stormwater
Design Code Management Plan.
Biodiversity Environmental Enhancement The proposal will seek to retain the
Overlay Vegetation. mature trees within the
Code Vegetation which makes a Environmental Enhancement area,
positive contribution to the and reinforce with native vegetation
major road network is as appropriate.
retained.
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Natural Acid Sulfate Soils; Acid Sulfate Soils:
Hazards Works do not disturb Acid Any work on the tennis courts within
Overlay Sulfate Soils or are managed the mapped area will minimize
Code to avoid the release of acid or earthworks to avoid acid sulphate
associated metal disturbance, and will involve less than
contaminents. 100cu.m of cut material, and less than
Bushfire Hazard Area: 500cu.m of fill material.
The proposed use does not
compromise the safety of Bushfire:
people or property from The new building work extension for
bushfire. the administration building and
therapy room located within the
mapped area will involve an
additional 100sq.m of gfa (greater
than 20sq.m), however will:
- contain minimum occupants
during normal daytime use;
- be the only buildings as part
of the use provided within
this area;
- have a setback of approx.
12m from the cleared road
reserve;
- have adequate evacuation
areas available on site outside
the risk area.
- Adequate emergency vehicle
is available on site.
- Adequate dam water is
available on site from 3 dams.
Most new building work and activity
is on the northern part of the site
outside the risk area
5.2.5 Applicable Planning Scheme Policies
- PSP 24 - Effluent Disposal: The on-site effluent system shall comply with this policy.
- PSP 8 - Tennis Courts: Any formal tennis court constructed on site will comply with
this policy.
6.0 CONCLUSION
The Sunshine Butterflies provide a valuable and needed service to the community and the
development of the facility on the subject site will clearly benefit the community by
supporting and improving the lives of individuals with a disability and their families.
It is considered an over-riding need exists for the development in the public interest; and the
social, economic and environmental benefits in developing the site for this community use
justify approving the proposed development. The application has considerable merit and
sufficient planning grounds exist to approve the application despite the conflict with the
Planning Scheme.
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The site is ideally situated to provide a spacious, desirable and relaxed rural setting for clients,
an engineering access study has determined McKinnon Drive can safely accommodate the
access traffic generated by the use, minimum noise impact will occur from the development,
and the on-site infrastructure has been appropriately upgraded to accommodate the use,
which is located in close proximity to a significant town centre.
The gaining of a Development Approval for the site will provide a clear direction for the
Sunshine Butterflies and their clients and facilitate further applications to seek funding.
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