Cooran IRR_MCU13-0051 · MCU13/0051

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                        Figure 1: Alternative Locations (Source: Queensland Globe)

Option A – Colocation on the nearby HV Power Stanchion (approximately 1.5 km south east of
the proposal):
    • HV electricity towers are not accessible for co-location of NBN Fixed Wireless facilities, which
       require 24-hour access rights.
    • This location would not provide adequate service to the community, because in this location
       only two antennas could be directed back to the community (instead of three), reducing the
       capacity of the facility by one third / or, alternatively, causing network congestion.
    • The extra distance of a facility at this location to the greater majority of the community would
       also compromise the quality of the service.

Option B – Relocation of the proposed facility adjacent to the HV Power Stanchion
(approximately 1.5 km south east of the proposal) and construction of a second facility at the
opposite (western end) of the HV Power Easement :
   • The construction of two facilities with separate lease agreements is not a commercially viable
       alternative, given the amount of serviceable premises drops below 80 per facility. This is
       significantly below the national parameters for NBN deployment.
   • Notwithstanding the commercial consideration, it is considered the visual impact of two
       facilities, with a comparable height to the current facility (at least 30 m tall each), within 2 km
       of each other, far outweighs the visual impact of one 35 m monopole in the current location at
       318 Schreiber’s Road.
   • Additionally the construction of two facilities would result in a larger disruption to a wider
       proportion of people in the Cooran locality when compared to the one facility at 318
       Schreiber’s Road where the maximum number of residential dwellings that would have
       potential views towards the proposed facility is only five (5) including the property owner of the
       subject site.

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Option C – Relocation of the proposed facility close by to the subject property (surrounding or
on top of the hilltop at 321 Coles Creek Road):
    • It is our assessment that to move the proposed facility to the top of the hill would increase the
       visual impact to the surrounding community, and in particular the immediately surrounding
       neighbours on all sides.
    • A facility (even at 15 m in height) at this location would be visible from over twenty (20)
       residential dwellings when compared to only five (5) dwellings which may have distant views
       of a facility at the current location.
    • NBN co carefully and deliberately proposed a location within the subject property that
       minimised the visual intrusion to the immediate neighbours and the community as a whole as
       much as possible.

Option D - Relocation of the proposed facility on already vegetated hillsides (Tuchekoi National
Park west of the current location):
   • NBN Co endeavours to locate facilities away from environmentally sensitive locations – such
       as National Parks and State Forests, which are often protected at a National or State level.
       Therefore there is a low degree of confidence that relocating the proposed facility within the
       Tuchekoi National Park would be regarded by Council as a better planning outcome.
   • Additionally, this location has limited access to power, and would require significant vegetation
       removal to introduce a clear corridor for power and access. The wholesale vegetation
       clearance that would be required within the Tuchekoi National Park would also not have
       planning merit.
   • A telecommunications facility located within the Tuchekoi National Park would require consent
       from the Department of Natural Resources and Mines (DNRM). The Department also requires
       applicants to demonstrate that there no alternatives exist outside a national park before they
       will consent to allow telecommunications providers access to a national park. We would not
       pass this basic criteria at Cooran.
   • Finally, technically, this is a poor location to deliver reliable wireless broadband services to the
       rural residential areas of Cooran, because it is more than 2km from the centre of the rural
       residential development, and more than 3km from residences on the far side of Coles Creek
       Rd. Both the quality of the signal and the capacity of the proposed facility (ability to service
       simultaneous users) would be compromised.

The combination of these reasons overwhelmingly makes the alternative sites unviable. In the past
NBN Co has relocated facilities in response to community suggestions, where the alternatives were
technically viable, and had no significant planning or property impediments. A local example of this is
the NBN Co proposed facility at Kenilworth (Sunshine Coast Regional Council MCU13/0223), which
was moved across town as a result of community consultation. However, in this instance NBN Co
advises that after investigating this area further, we do not believe there is a viable alternative location
that does not result in a greater overall visual impact to the community and environment.

In consideration of the above, and to mitigate any visual impact of the proposed facility, NBN Co also
proposes to establish landscaping around the facility. A landscaping plan has been prepared by
Jeremy Ferrier Landscape Architects (dated November 2013) in accordance with The Noosa Plan’s
Planning Scheme Policy 3 – Landscaping Plants and Guidelines (refer to Attachment A). Please also
refer to the response to 5.0 Landscaping Plan below. This change reduces the overall visual impact of
the proposal and therefore constitutes a more favourable development outcome for the community.

In addition to the supplied landscaping plan on the subject property, NBN Co has offered to provide
landscaping within the nearby property at 81 Schreibers Road, with their agreement.

2. Please provide a photomontage of the proposed monopole from the detached house
   situated at 318 Schriebers Rd (Lot 19 RP187355) looking towards the proposed monopole.
   In addition, please provide a photomontage of the proposed monopole from the site’s
   frontage along Coles Creek Road, as well as from the clearing along Schriebers Road (near
   the junction with Sankeys Rd). The montages shall superimpose the proposed pole’s
   height and bulk onto images taken from the prescribed locations.

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Response

Three photomontages have been prepared (refer to Attachment B) to illustrate how the proposed
facility will appear when viewed from the following locations:
     • Photomontage 1: (view looking south from the site’s frontage along Coles Creek Road)
     • Photomontage 2: (view looking north west from Schriebers Road - near junction with Sankeys
          Road)
     • Photomontage 3: (view looking north from Schreibers Road)

Photomontage 1 illustrates a view looking south towards the proposed facility from the site’s frontage
along Coles Creek Road. This view also demonstrates a similar view of motorists when travelling
along Coles Creek Road. As illustrated in Photomontage 1 views towards the facility from Coles Creek
Road will be obscured by existing vegetation aligning Schreibers Road and the facility will be
intermittently visible at a few minor clearings along Schreibers Road.

Whilst the monopole will only be visible from five (5) dwellings primarily to the north of the facility
(situated below and to the south of the vegetated Coles Creek Road corridor), the finished colour of
the facility (pale eucalypt) coupled with the hilltop backdrop provided to the monopole will significantly
reduce the visual impact of the facility when viewed from this direction. In addition, the proposed
facility will be set back more than 500 m from the nearest homes located along Coles Creek Road,
mitigating the likely appearance of the facility. These factors, in conjunction with the additional
screening provided by the proposed landscaping (prepared by Jeremy Ferrier Landscape Architects –
Refer to Attachment A), will further mitigate visually obtrusive views towards the facility from the
surrounding dwellings located along Coles Creek Road.

Photomontage 2 illustrates a view looking north west from Schriebers Road, at a clearing in the
vegetation, near the junction with Sankeys Road. This view illustrates that only a portion of the
monopole will be visible from areas located to the east of the proposed facility given the undulating
topography of the area, coupled with the existing mature vegetation in the area. In fact, the area near
to the intersection of Sankeys Road and Schreibers Road is one of the few locations to the east at
which the proposed facility may be visible. It is noted that those dwellings in the immediate vicinity of
this intersection are surrounded by dense vegetation, and any views towards the facility would be
intermittent at best.

As demonstrated in Photomontage 3, only the head frame of the proposed facility is visible when
viewed from Schreibers Road, given the existence of the hilltop located immediately south of the
facility. As you move closer north towards the hilltop, the proposed facility is not anticipated to be
visible at all, particularly from the dwellings located immediately south of the hilltop and aligning the
northern side of Schreibers Road. Whilst travelling along Schreibers Road the proposed facility will not
detract from the character of the area as it will be viewed in the context of the existing vertical
structures such as the HV Power Stanchions, one of which is located directly adjacent to Schreibers
Road (refer to Figure 2 below).

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   Figure 2: View looking east from Schriebers Road towards the existing HV Power Stanchion and Mount
                                   Cooroora (Source: Queensland Globe)

A photomontage ‘from the detached house situated at 318 Schriebers Rd (Lot 19 RP187355) looking
towards the proposed monopole’ could not be prepared as contact with the landowner could not be
made and therefore we could not receive permission to enter their property. Notwithstanding this it is
considered that the views from this dwelling would not be interrupted by the proposed facility as the
house is located at 195 m AHD whereas the proposed 35 m monopole is located on a much lower
land elevation of 155 m AHD.

Views from the dwelling at 318 Schriebers Road would therefore look out over the top of the proposed
facility or down to the facility, where it would be seen against the backdrop of the surrounding
countryside. Furthermore the proposed facility would be located west and outside of this dwelling’s
view shed/line of sight towards Mount Cooran, Mount Cooroora and Mount Pinbarren (refer to the
Figure 3 below).

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   Figure 3: Dominant view sheds towards Mount Cooran, Mount Pinbarren and Mount Cooroora from 318
                          Schreibers Road, Cooran (Source: Queensland Globe)

It is our recommendation that the monopole is painted ‘pale eucalypt’ in order to blend with the
proposed landscaping and the hilltop background. This is requested to be conditioned by Council.

Refer to Attachment B - Photomontages.

Reasons for Approval Despite the Conflict with the Scheme

Section 326(1)(b) of the Sustainable Planning Act 2009 seeks the assessment manager’s
decision must not conflict with the Planning Scheme, unless there are sufficient grounds to
justify the decision, despite the conflict. The Service & Utility Type 3 use is identified as an
inconsistent use on the proposed site.

3. Please provide at least three succinct reasons for approval of the proposed development,
   despite this conflict with The Noosa Plan.

Response

Despite conflicts with The Noosa Plan, NBN Co considers Council should approve the proposed
development for the following reasons:

   1. The proposed facility is considered to meet the desired environmental outcomes of The Noosa
      Plan as the installation of the proposal will result in the introduction of the National Broadband
      Network into Cooran. This will ultimately assist in facilitating opportunities for economic,

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       commercial and tourism growth. In addition the provision of reliable broadband services will
       have a significant impact on the availability of good quality communications for day-to-day life,
       in times of emergency and the general public safety of residents. This is particularly important
       in rural based localities;
    2. It is acknowledged that the Cooran locality is a challenging area given the rolling topography
       and mature vegetation. However, these factors also mitigate any visual impact by effectively
       screening the proposed facility from the majority of dwellings in the area; and
    3. This location does not seek to take advantage of the highest, most exposed local land
       elevation which would have a greater visual intrusion to all surrounding properties. In
       comparison this location is well screened to the majority of the Cooran community and
       maximises the separation distance from nearby residential dwellings; and
    4. This location best balances the planning outcomes desired by the Noosa Council and the
       Queensland planning laws with the service provision NBN Co is trying to deliver to the rural
       residential areas of Cooran.

Proposed Wireless Infrastructure Catchment Map

Council requires confirmation of the area this tower is to service as part of the proposed NBN
wireless network rollout.

4. Please provide a map showing the area/houses intended to utilise the proposed wireless
   infrastructure. In addition, include the proposed service area overlayed with topographi
5. cal mapping.

Response

NBN Co advises that there will be approximately 160 properties, households and businesses that will
be serviced directly by the proposed facility at Cooran.

NBN Co is unable to provide specific coverage maps to show which areas/houses will directly benefit
from this service until the network has been physically built and tested as there may be areas/houses
on the fringe that may alternatively benefit from the satellite service.

Landscaping Plan

A Landscaping Plan is required to be submitted to camouflage any proposed equipment
shelters and the majority of the monopole’s height. Ideally trees will be able to achieve up to
20m+ in mature height, though inclusion of fast growing species is also desirable to achieve
early visual screening.

6. Please provide a detailed landscaping plan, indicating vegetation buffers to be established
   at the base of the monopole. The plan shall be drawn up in accordance with The Noosa
   Plan’s Planning Scheme Policy 3 – Landscaping Plants and Guidelines and include
   appropriately selected tree species and understorey plantings to achieve dense visual
   screening of the monopole and associated equipment shelters. Landscape planting details
   and a minimum 12 month maintenance schedule shall also be included.

Response

A landscaping plan has been prepared by Jeremy Ferrier Landscape Architects (dated November
2013) in accordance with The Noosa Plan’s Planning Scheme Policy 3 – Landscaping Plants and
Guidelines (refer to Attachment A).

Existing trees on the site and within road reserves are to be retained, except where required to be
removed due to building operations or the conduct of the approved use.

Co-location

Include confirmation that co-location by other network providers will be actively encouraged

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7. Please provide details as to how other telecommunications providers will be facilitated and
   encouraged to co-locate other wireless antennas on the proposed monopole.

Response

NBN Co has established and put in place a number of framework agreements with third party as well
as mobile network operators which outlines the process and procedures in relation to co-location on
NBN Co’s network infrastructure sites. These agreements address operational, commercial and
technical requirements for all incoming site share requests.

8. A Written undertaking that the facility will be made available for the mounting of other
   communication providers’ antennas and that no restrictive provisions form part of any
   contract, agreements or other documentation associated with the development.

Response

It is a requirement under the Telecommunications Act that all telecommunication providers make their
facilities available for the purposes of collocation. In addition to this, the framework agreement allows
telecommunication provider’s to co-locate their equipment on NBN Co’s facilities and NBN Co is happy
to work with the other mobile carriers to ensure where possible the facilities can be readily accessed
to improve mobile coverage.

NBN Co considers the information above adequately addresses each matter within the information
request.

Should you have any questions regarding any of these matters, please do not hesitate to contact
Claire Harris on 3173 8738 or alternatively by e-mail [email protected] if you require
further information.


Yours Sincerely,




James Irwin
Project Leader

Attachment B: Landscaping Plan           1 page
Attachment A: Photomontages              4 pages