2018-06-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    12 JUNE 2018


Stormwater and flooding
The expanded development will not adversely impact on the flooding conditions on upstream or
downstream properties and complies with the requirements of the Natural Hazards Overlay
Code. Conditions are recommended requiring the following:
   earthworks and drainage devices to be designed to maintain existing conditions on
     neighbouring properties
   fencing along the northern boundary line adjoining Prospect Park to ensure unobstructed
     stormwater flows
4.   CONSULTATION
4.1. Referral Agencies
The application was referred to the following Referral Agencies:
   Department of Infrastructure, Local Government and Planning (SARA)
The Department is a referral agency for Department of Transport and Main Roads.
The Department is a concurrence agency for the development as the site is located with 25
metres of the State Transport Corridor (Elm Street and the North Coast Rail line).
The Department has responded advising that they have no requirements.
4.2. Other Referrals
The application was forwarded to the following internal Council officers:
   Development Engineer, Development Assessment
   Environmental Officers’, Development Assessment and Environmental Services
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. No properly made submissions were received.
5.   CONCLUSION & REASONS FOR DECISION
The application to expand the existing Palm Lakes retirement and aged care development
approval raises a number of considerations. The primary consideration is the proposed
development’s expansion onto Rural zoned land, where The Noosa Plan identifies the retirement
living use as an inconsistent use within the zone. The rural lot is relatively small, substantially
surrounded by urban development and not considered to have values that warrant its protection
for rural purposes.
The secondary issue is that the intersection upgrade (with Elm St) has not been constructed in
accordance with the previous approval. Given this is a safety concern, it is considered prudent to
require the developer to complete these works prior to Operational works approval being granted
for Stage 6.
The assessment finds the following grounds to support the proposal, despite the conflict with The
Noosa Plan:
   The development provides a logical extension of the approved retirement use on adjacent
     land and will support the retirement housing needs of Cooroy.
   The rural zoned allotment does not support any significant rural activities or agricultural
     values and the development will not affect Cooroy’s rural production capacity.
   The development will not adversely impact on existing residential and rural uses in the
     area.
The application is recommended for approval subject to conditions.


                                                                                    Page 52 of 97