080630 FINAL TP Assessment Report.pdf [As Published] · 132008.1128

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CONTENTS
1.0 EXECUTIVE SUMMARY,

2.0 SITE CHARACTERISTICS .....scssssssseccucssssssessesssessecsucsasecuscsssssecsuscsessssesesessuseeeeese 4

2.1
2.2
2.3
2.4
25

3.0

 

3.1 Proposed Development.......cssssssessssessssseessssusesssessssssssssssessssssissssssussessesseecessse. 8
3.2. Pre-lodgement Advice

4.0 DEVELOPMENT APPROVAL PROCESS

 

4.1 Type of Development & Level of ASS@SSMENE ..escssecssseccssscsssesssseesssssrecsseccssece 16
4.2 Assessment Manager
4.3 Referral Agencies
4.4 Public Notification Requirements

 
 
   
  
  
  
  

5.1 Federal Government Considerations ...cc..sscsssssssssssssssssssesssssesssssesssssssseccsssece
5.1.1 Environment Protection and Biodiversity Conservation Act 1999..
5-12 Native Title ACt 1993 esesssssessseesssessseesssssssusssuesssussssusssseesssssssasaesssuecsssee

5.2 State Government Considerations
5.2.1 Integrated Planning ACt 1997 .eecccccccssssssssessssssssessssssssussssssssesessecceseeces
5.2.2 Aboriginal and Torres Strait Islander Cultural Heritage Acts 2003.
5.2.4 — State Planning POlCICS ...ce.sssecsessssesssessssesssssssessssssssssssssssssesssiesscsseecssscees
5.2.5 South East Queensland Regional Plan.

5.3 Local Government Considerations .........
5.3.1 Planning Scheme - The Noosa Plan.........
5.3.2 Community Services Zone ...csceccesesseeseeses
5.3.3 Eastern Beaches Locality.
5.3.4 Planning Scheme Codes and Other Provisions

6.0 CONCLUSION....s..seccsssssssseesssecsssssssssssscsucssssscsscsssesussasssussassaussusssessssessaeesees 24

APPENDIX A — SITE LOCALITY

APPENDIX B — SITE PHOTOS

APPENDIX C — SUBDIVISION PROPOSAL PLAN (prepared by Conics)

APPENDIX D — BLUE CARE SUNRISE BEACH PLANS (prepared by Smith & Tracey)
APPENDIX E — PRE-LODGEMENT COMMUNICATION & SEARCH RESULTS
APPENDIX F — CODES (prepared by J.B. Goodwin Midson & Partners)
APPENDIX G — ENGINEERING REPORT (prepared by Cardno)

APPENDIX H — ECOLOGICAL ASSESSMENT (prepared by Place Environmental)
APPENDIX I — BUSHFIRE ASSESSMENT & LANDSCAPING (prepared by LandGraphics)
APPENDIX J — TRAFFIC ASSESSMENT REPORT (prepared by ARUP)

APPENDIX K — NOISE IMPACT ASSESSMENT (prepared by Palmer Acoustics)

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1.0 EXECUTIVE SUMMARY

JB Goodwin Midson & Partners has been commissioned by Blue Care, as agent to
The Uniting Church in Australia Property Trust (Q.), (‘the applicant’) to prepare and
lodge a town planning assessment report on their behalf. This report forms part of
and accompanies the development application (DA) for the proposed Blue Care
Sunrise Beach development of an aged persons home and retirement village at
Grasstree Court (refer to Appendix A — Site Locality and Appendix B — Site Photos)
which comprises the following:

e Reconfiguration of a Lot (ROL) — Subdivision of Land (1 lot into 2 lots); and

° Material Change of Use (MCU) — Residential Uses (multiple housing — type 3
retirement and special needs) and ancillary uses being Community Uses
(wellbeing — type 1 health) and Business Uses (commercial business — type 2
medical).

The ROL part of the development application is over land described as Lot 1 on
SP177650. The proposal is to subdivide the existing lot 1 to create a new lot 9 and a
balance lot 1 of the residual (refer to Appendix C — Subdivision Proposal Plan).
Inclusion of adjoining lots

Two additional lots adjoining Lot 6 (both owned by Council) have been included in
the application for the purposes of a potential bushfire management fire access
track easement. These lots are:

— Lot 8 on RP901384 (2 Grasstree Court) — Shops, Neighbourhood Centre, 8073 sqm
— Lot 7 on RP890947 (Ben Lexcen Drive) — Vacant, Community Services, 1.154ha

The MCU part of the development application is over land described as Lot 6 on
RP901384 and new lot 9 (part of Lot 1 on SP177650), Parish of Weyba and located at
Grasstree Court, Sunrise Beach (refer to Appendix D — Blue Care Sunrise Beach
Plans).

Residential Uses (multiple housing — type 3 retirement and special needs)

Aged Persons Home (96 persons)
Retirement Village (129 units)

Community Uses Wellbeing Type 1 Health
Respite Care (2 persons)
Business Uses Commercial business Type 2 Medical

Allied Health and Domiciliary Nursing (120 square metres)

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Composition of report

The report reviews the characteristics of the site, its locality, describes the proposed
development and evaluates the relevant town planning issues and requirements.
The report is an assessment of the facts and conditions pertaining to the site, as the
writer understands them at the time of preparation of this report.

This report should be read in conjunction with the following technical reports and
plans related to this development application:

e Ecological Assessment Report (Place Environmental) 20" November 2007;

e Architecture (Smith + Tracey) 30" June 2008

¢ ROL Proposal Survey Plan 7448-06 (Conics) 15"" May 2008;

e Engineering Report (Cardno) 24°" june 2008 (incorporating Preliminary
Geotechnical Site Investigation report prepared by Bowler Geotechnical);
Landscape Concept Plan and Bushfire Assessment Report (LandGraphics);

e Noise Impact Assessment (Palmer Acoustics) 20" June 2008; and
© Traffic Impact Assessment (ARUP) 24" June 2008.

This retirement village and aged persons home has been pursued and facilitated by
the Blue Care Property Unit and a team of consultants with the assistance and
support of numerous Council officers to enable a proposed development which is
suitabley designed to meeting the needs of an ageing population and located in
sympathy to the surrounding natural and built environment and most importantly,
the existing community. As the proposal is consistent with The Noosa Plan (as
amended 3 March 2008), it is considered appropriate that this development
application be approved, subject to reasonable and relevant conditions.

Applicant: The Uniting Church in Australia Property Trust (Q.)
C/- JB Goodwin Midson and Partners
1/12 Technology Drive
Warana, QLD 4575

Contact Person: Drew Westbrook
Ph: 5493 1707
Fax: 5493 4860
Email: [email protected]

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2.0 SITE CHARACTERISTICS

2.1 Site Summary

Address of the Site:

Real Property Description:

Total Area of Subject Site:

Road Frontage:

Land Use Designation:

Name of Land Owner(s):

Grasstree Court (and Ben Lexcen Drive),
Sunrise Beach Qld 4567

Lot 6 on RP901384 (6 Grasstree Court),
Lot 1 on SP177650 (Ben Lexcen Drive),

And for the purposes of a potential bushfire
management fire access track easement only;

Lot 7 on RP890947 (Ben Lexcen Drive) and
Lot 8 on RP901384 (2 Grasstree Court),

All in Parish of Weyba, County of March

Existing Lot 1 — 135.79 ha; and

Existing Lot 6 — 8,697 sqm;

Existing Lot 7 — 1.154 ha (for easement only)
Existing Lot 8 — 8,073 sqm (for easement only)

Premises to occupy lots of 5.53 ha, comprising:
Existing Lot 6 — 8,697 sqm; and
New Lot 9 (part of Existing Lot 1) — 4.66 ha

Remainder (balance of Existing Lot 1) — 131.13
ha to remain undeveloped as residual lot

Existing Lot 6 — Grasstree Court (51 metres)
New Lot 9 - Grasstree Court (190 metres)

New Lot 9 - Ben Lexcen Drive (80 metres)

Community Services Zone (Lot 6 and part Lot 1)
Open Space Conservation Zone (balance Lot 1)

Both within the Eastern Beaches Locality

Noosa Shire Council
(now part of Sunshine Coast Regional Council)

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_<| Subject Site:
“| Grasstree Court,
Sunrise Beach

 

 

2.2 Site History / Existing Use

The two Council-owned parcels of land are both currently vacant and largely
undisturbed by human habitation with no recorded prior development of the site.

2.3 Site Locality / Surrounding Land Uses

The site is located in an existing low density residential neighbourhood with direct
road frontage to both Grasstree Court and Ben Lexcen Drive on land gently sloping
down east to west towards the nearby wetlands of the National Park. The site is
covered in sand dunes and native vegetation and is well located close to a nearby
church, school, public bus transport, aquatic centre and community shopping centre.
The site is already serviced although upgrades may be required to some existing
service connections to support the increased demand from the development.

2.4 Site Analysis

The dunal site is located in the western portion of Sunrise Beach between the
existing residential area and the Noosa National Park. The Sunshine Beach State High
School is located immediately to the north of the site while the large southern lot is
also bounded to the south by the national park. A small community shopping centre
is located adjacent to the north east corner of the site and a Uniting Church is
located at the western end of Grasstree Court.

The land surface is currently vegetated with native scrubland atop coastal sand
deposits and both lots have slopes of approximately 5%, with Lot 6 draining to the
north and Lot 1 west towards Burgess Creek located in the Noosa National Park.

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There are no existing buildings on the site and all proposed buildings are to be
constructed as new with views from the site across the vegetated wetlands of the
national park.

The principal vehicular access to the site is from Grasstree Court to Ben Lexcen Drive
and up to David Low Way which connects directly to Noosa Heads and rest of
Sunshine Coast via the Motorway and Bruce Highway.

Stormwater drainage is directed to two large bio-remediation pits, one on the
western edge of the Lot 1 for the Retirement Village and another on the northern
edge of Lot 6 for the Aged Persons Home.

Development of the site allows for north-south orientation of most dwellings
although some have been oriented east-west to make most of views, access and
topography.

There are no significant external noise nuisance sources nor does the proposed
development emit any significant noises internally.

The site will be fenced to adjoining residential property boundaries and other
appropriate fencing around the perimeter of the site adjoining conservation areas to
allow for fauna movements.

Easements for the purposes of access for bushfire management are to be considered
although none have been proposed at this stage.

The existing constructed but un-gazetted road (one way slip lane) from Ben Lexcen
Drive to Grasstree Court from the south will be closed as part of the development
and rebuilt within the existing road corridor immediately to the north of the
proposed new lot 9.

No features of environmental, cultural or heritage significance have been identified
on the site although the most notable quality about the site would be its strategic
location close to existing services including public transport, shops and a church,
other residential settlement and its proximity to and views of Noosa National Park.

2.5 Site Constraints & Opportunities

Under The Noosa Plan, the majority of the southern half of the site is zoned as Open
Space Conservation. This zone generally excludes development or the subdivision of
freehold lots, and no development is proposed within this zone. The remainder of
the site is zoned as Community Services. The development proposed within this zone
is consistent with the overall outcomes of the Community Services Zone, as it
qualifies as multiple housing type 3 — retirement and special needs.

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The SEQ Regional Plan designates all of Lot 6 as being within the Urban Footprint.
The northern portion of Lot 1 $P177650 is also designated as Urban Footprint, with
the balance of lot 1 classified as Regional Landscape and Rural Production Area.

Under the Nature Conservation (Koala) Conservation Plan 2006 and Management
Program 2006-2016 the development area is classified as Urban Koala Area and
Koala Sustainability Area.

The Regional Ecosystem Map for the locality indicates that much of the subject site is
mapped as an indiscernible combination (50:50) of Regional Ecosystem 12.2.9 and
12.2.13. The balance of the investigation area is currently mapped as non-remnant
vegetation. These areas represent parcels of land immediately associated with Grass
Tree Court and established infrastructure.

The key influences on the design was the need to provide spaces for a wide range of
high quality aged care specific services and accommodation types which are well
connected with an easily accessible vehicular and pedestrian network of roads and
pathways across the site (including wheelchair access). The relationship between the
proposal and existing area meant the need to minimise the visual and physical
environmental impact of the development on the adjoining ecologically sensitive
conservation area and to create a sense of community within the aged care facility
and integrate it well into the existing surrounding residential neighbourhood.

While the proposed development will result in loss of disturbed native vegetation,
this outcome has been envisaged by the Planning Scheme (which designates the area
proposed for development as suitable for this purpose). The site’s most significant
habitats (in the south) will be retained, as will a buffer to Noosa National Park.

(refer to Appendix B — Site Photos)

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3.0 PROPOSAL DETAILS

3.1 Proposed Development

Description of Proposal:

The proposed land use is primarily for a Residential Use (multiple housing’ — type 3
retirement and special needs”). Under part 2 (Interpretation) section 2.11
(Dictionary) of The Noosa Plan, the proposed development of Blue Care Sunrise
Beach is best defined in two parts, as a retirement village® and an aged persons
home’. Therefore, the proposed development application comprises a Material
Change of Use (Retirement Village and Aged Persons Home) and an associated
Reconfiguration of a Lot (1 into 2 land subdivision).

In summary, the site is covers two main lots includes main precinct_1, an aged
persons home, which is a 96 bed residential aged care (RAC) facility with ancillary
uses over 2 storeys; AND main precinct 2, a retirement village which comprises 4
independent living unit (ILU) apartment buildings each 2 storeys with basement car
parking totaling 54 apartments; 55 single level villa style ILUs and a central facilities
building with 20 serviced apartments and a recreation centre for all ILU residents.

Buildings and (main and sub-) precincts

The proposal will be built in two stages and consist of the following buildings and/or
precincts once completed (refer to Appendix D — Blue Care Sunrise Beach Plans).

Main Precinct 1 (Aged Persons Home)

e Ninety-six (96) single bedrooms (units) in a residential aged care (RAC) centre
facility located over 2 storeys on the northern side of Grasstree Court.

e 2 single bedrooms (units), an office, 5 hotdesks, 2 consultation rooms,
therapy room and an activities room for allied health, domilliary nursing and
respite care as part of the RAC.

—
* The Noosa Plan (2006) - multiple housing means the use of premises for two or more dwelling units or accommodation units
as the case may be, occupied by permanent or semi-permanent residents, where the occupants may share common facilities
on the site.

* The Noosa Plan (2006) - type 3 retirement and special needs means the use of premises for dwelling units or accommodation
units that house persons who are aged, being nursed or are convalescing. In each case, communal facilities are available to
residents for social interaction, recreation and emergency medical attention. The use may also include a caretaker’s residence
and medical centre where they are ancillary to the residential care facility. The use includes a retirement village and aged
persons home however does not include health uses as separately defined.

? The Noosa Plan (2006) - retirement village means premises where older members of the community or retired persons
reside, or are to reside, in independent living units or serviced units, under a retirement village scheme.

“The Noosa Plan (2006) - aged persons home means premises housing elderly persons under the supervision of nursing care.
Residents are accommodated in bedrooms or units but not dwelling units.

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Main Precinct 2 (Retirement Village)

e Fifty-five (55) single storey 2 x bedroom independent living units (ILUs)
comprising (32 x 2 bedroom and 23 x 2 bedroom plus study, ILU villas)

e Fifty-four (54) 2 x bedroom ILUs in four (4) apartment buildings located
overlooking the National Park on the western edge of the site and comprising
(23 x 2 bedroom and 31 x 2 bedroom plus study, ILU apartments).

e The serviced apartments and central facilities building, which includes the
following twenty (20) serviced units (11 x 1 bedroom and 9 x 2 bedroom
apartments), an entrance driveway to porte cochere and ambulance bay,
waiting area, reception, sales office, manager’s office, meeting room,
hairdresser, games room, cinema, multi-function room, loading bay and
services area, gym, pool, change rooms, café, bar, kitchen and a large
function room with stage area.

Once stages 1 and 2 are fully completed, the facility will comprise of the following
sub-precincts within the development (refer to Appendix | — Bushfire Assessment
Report and Landscape Concept Plan):

Arrival Precinct - Grasstree Court will act as the principal entry point

Village Centre — core of the facility with serviced apartments and recreational
facilities

Avenues — walkable intimate village residential neighbourhood streets and villas
Laneways — provide private residential and service vehicular access to the villas
Crescent — sweeping tree lined ring road primarily for access to apartment buildings
Stage 1 will consist of the following:

e Ninety-six (96) single bedrooms (units) in a residential aged care (RAC) centre
facility located on the northern side of Grasstree Court.

¢ Two (2) single bedrooms (units) in respite care as part of the RAC.

° Twenty (20) single storey (semi-detached or detached home) ILU villas.

e Twenty-two (22) attached dwelling units in two (2) apartment buildings
located overlooking the National Park on the western edge of the site and

comprising (7 x 2 bedroom and 15 x 2 bedroom plus study, ILU apartments).

e The serviced apartments and central facilities building including twenty (20)
dwelling units (11 x 1 bedroom and 9 x 2 bedroom, serviced apartments).

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Stage 2 will consist of the following:
e Thirty-five (35) single storey (semi-detached or detached home) ILU villas.

© Thirty-two (32) dwelling units in two (2) apartment buildings located
overlooking the National Park on the western edge of the site and comprising
(16 x 2 bedroom and 16 x 2 bedroom plus study, ILU apartments).

Summary of Proposed Uses (residential accommodation and ancillary services)

Blue Care aims to provide a supportive, safe and secure environment for the elderly
through the delivery of their philosophy based on an ‘integrated model’ of
accommodation and services on a new site. The integrated model encourages
interaction with the community and provides the ability for the elderly to stay in
their home for as long as they are able, or desire to do so, and to receive a higher
level care on the same site when the need arises. A feature of this model is that
elderly couples may continue to live in close proximity to one another in the case
that one person requires a higher level of care than the other.

In order to deliver on Blue Care’s philosophy, a range of accommodation and
services need to be constructed on the one site in order to promote community
interaction and provide for varying care requirements. Accommodation includes
independent living units and serviced apartments both for the provision of low care
in the home, and a residential aged care facility for the provision of high care and
specialised care for people living with dementia. Community services include allied
health, respite care and community nursing.

A small group of shops is located adjoining the RAC site on the corner of Ben Lexcen
Drive and Grasstree Court. These shops will be within easy walking distance of all
residents of the facility. A Uniting Church is located on the other side of the RAC at
the end of Grasstree Court and also easily accessible to all residents.

The proposal is consistent with the low-medium density type of residential
development in the area. Low-density single storey ILU villas are proposed in the
area of the facility closer to the existing single detached houses located off Ben
Lexcen Drive. The two storey RAC, Serviced Apartments and ILU Apartments are
located well away from existing residential development but are consistent with
other dwellings in the area.

Landscaping will occur throughout the entire developable area of the site and
external to the facility where desirable. The existing native vegetation will be
retained where possible but mostly removed and replanted where appropriate.

Drainage from the retirement village will be towards the Noosa National Park on the
western edge of the site and from the aged persons home north to the vacant land.

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Variations of building materials and facade treatments will be used throughout the
site to differentiate buildings and ensure that the development is stimulating and
symptathetic to the surrounding environment (refer to External Finishes Template,
page 39 of Appendix D — Blue Care Sunrise Beach Plans) .

1. ACCOMMODATION

A further detailed description of each type of accommodation is as follows;

Independent Living Units (ILUs)

Managed under the “Retirement Villages Act 1999” (RVA)

Minimum entry age approximately 65 years

2 bedroom or 2 bedroom plus study accommodation

Semi-detached or detached home (villa) or apartment

Designed for independent persons who wish to live in a community
environment with people of similar age

Residents living in ILUs may receive assistance with daily tasks, however this
assistance or care is no different to that provided to persons who remain
living in their family home

Assistance and or care if required would be provided on an as needed basis
and may range from cleaning and provision of meals to nursing care.

Serviced Apartments

Managed under the “Retirement Villages Act 1999” (RVA)

Minimum entry age approximately 65 years

1 bedroom and 2 bedroom accommodation in apartments

Located above the recreation centre/central facilities building. Residents will
gather in the dining area of the recreation centre for at least 1 meal per day
Designed for persons who receive assistance with daily tasks however want
to maintain a level of independence

Assistance and or care is provided as selected by the resident and will include
the following at a minimum; provision of 3 meals per day, linen change,
cleaning

Residents may also receive nursing care including assistance with daily tasks
such as dressing if they have been assessed as requiring this level of support.

Residential Aged Care (RAC)

Managed under Department of Health & Ageing guidelines

No minimum entry age

Accommodation is provided as individual rooms (units) with ensuite

Resident must have been assessed as needing support with a number of
tasks, i.e: dressing, feeding, nursing care etc

24 hour nursing care is provided

Residents dine in a central dining area, unless unable to leave their room due
to mobility issues or illness

Specialised care is provided for persons living with dementia

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e Hours of operation are 24 hrs, 7 days (main administration only 8am to 5pm
Mon to Fri).

Respite Care

© Overnight respite care is provided in the Day/Night Respite Centre on the
ground floor of the RAC building for on-site residents and the community in
general.

e Amaximum of 1 client and 1 staff member are accommodated in 2 bedrooms

e Hours of operation are;
i) Overnight Respite; 24 hrs, 7 days a week
ii) Day Respite; Mon to Fri 8am — 4.30pm

2. OTHER ANCILLARY USES

Allied Health
A therapy centre and two clinics are provided on the ground floor of the RAC
building for the use of on-site residents and the community in general.

Hours of operation are Monday to Friday 8am to 4.30pm.

Allied health services are aimed at assisting people to maximise their independence
and enjoyment in daily life. Services are provided by staff from a variety of disciplines
and may include physiotherapy, occupational therapy, speech pathology, podiatry,
dietetics, social work and music therapy.

Allied health staff provide:

¢ assessment of presenting difficulties with planning of appropriate treatment,
care and education

e rehabilitation services

e health education programs to assist clients, residents and carers to maximise
their ability to cope with the physical and emotional demands of daily living

* assessment and/or advice about equipment such as wheelchairs, mobility
aids, orthotics/footwear, communication aids and home modifications.

Day/Night Respite Centre

As listed under accommodation above, a day and night respite centre is provided on
the ground floor of the RAC building for the use of on-site residents and the
community in general.

Blue Care recognises the importance of providing a support network for carers to
access when they require a break. The respite service is provided on a day basis, or
overnight.
e Hours of operation are;
iii) Overnight Respite; 24 hrs, 7 days a week
iv) Day Respite; Mon to Fri 8am — 4.30pm

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Community Nursing

A base for Blue Care Community Nurses is provided within the administration office
on the ground floor of the RAC building. 5 ‘hotdesks’ are provided to allow nurses to
visit the office and complete administrative duties when attending to both on-site
clients and those within the local community. Hours of operation vary, and will occur
between the hours of 7.30am to 6pm 7 days a week.

Blue Care offers in-home nursing and clinic facilities to people in need throughout
Queensland and northern New South Wales. In-home nursing services (Blue Nursing)
are designed to encourage maximum independence and enhance quality of life.

Recreation Centre / Central Facilities

These facilities are provided for the use of residents of the on-site Independent
Living Units or Serviced Apartments and may include; café, function centre, pool,
barbecue area, children’s playground, cinema, games room, library, gym, multi-
purpose spaces/meeting rooms, reception and administration office, separate offices
and a hairdresser.

The Centre will operate from 7am until 6pm for meals 7 days a week. Outside these
times the function centre may be used for functions between 7am to midnight 7
days a week.

Hospitality Services
Hospitality Services are located within the RAC facility and include kitchen, laundry,
maintenance, cleaning and waste management services provided on site.

Maximum population density

It is our understanding that according to the proposed second round amendments to
The Noosa Plan, the maximum population density suggested for the development
located within the Community Services Zone, is for 320 persons per hectare for
residential aged care (RAC) and 160 persons per hectare for any other form of
Retirement and Special Needs Housing.

The RAC component of the proposed development will accommodate 98 persons on
existing Lot 6 (0.87 ha x 320 = max. 278.4 persons) and the remainder of the
development will accommodate an expected 194 persons on proposed part of Lot 1
(4.66 ha x 160 = max. 745.6 persons). Therefore, both parts of the proposed
development are well within the maximum allowable populations expected for the
subject site. Building height restrictions (two-storeys) and environmental buffers
(bushfire management and vegetation protection) limit the development achieving
the population densities allowable on the site.

According to the Noosa Plan, population density means the hypothetical population
of a site used for residential uses which is calculated in terms of—
a) anumber of persons per hectare; or

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b) a number of persons, and is based upon the rates of occupancy contained in Table
6.1, provided that if in the opinion of Council any room is capable of being utilised as
a bedroom, the Council may determine that the room shall be calculated as a
bedroom for the purposes of determining population density.

Table 6.1 Rates for Occupancy for Population Density of the Noosa Plan identifies
that within Retirement & Special Needs Housing, a unit equates to 1.5 persons.

Further detailed summary of the proposed development

Existing Lot 6 on RP901384 will contain the aged persons home and will remain as is.
Existing Lot 1 on RP177650 will be subject to subdivision of land to create a new Lot
9 which will contain all development associated with the retirement village. The
residual lot (Balance of Lot 1) will remain undeveloped and owned by Council.
Ownership of both new lot 9 and existing lot 6 will be transferred to Blue Care as
part of this development.

Car parking and access provision

Most of the car parking associated with the proposed development of the aged
persons home and retirement village will be provided on the respective sites.
However, some additional public car parking, envisaged to be mostly for use by
visitors to the RAC (although readily accessible to users of the church and shops) will
also be provided in the current road reserve. A public pedestrian footpath is to be
constructed on the northern side of the road pavement of Grasstree Court to
connect all nearby uses by foot and wheelchair traffic. (Refer to Appendix D - Blue
Care Sunrise Beach Plans).

Table 14-49 Minimum Vehicle Parking Requirements (refer to Div. 13 Driveways and
Car Parking Code of The Noosa Plan) specifies the following relevant car parking
requirements.

Type 3 Retirement & special needs

For an aged persons home - 1 space per 2 employees based upon the maximum
number of employees engaged at any one time AND 1 space per 5 beds or occupants
of the premises AND 1 emergency vehicle space.

For a retirement village - 1 covered space per accommodation unit or dwelling unit;
AND 1 space per 4 accommodation units or dwelling units, or part thereof; AND 1
emergency vehicle space.

Based on the expected usage proposed for the RAC of 55 staff (1 per 2 staff) and 20
visitors (1 per 5 beds) a total of 75 have been provided (35 on grade, 40 in basement)
for main precinct 1, which is in excess of the 48 required.

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Main precinct 2 (Retirement Village ILUs and Serviced Apartments) requires a total of
162 car parking spaces. 184 have been provided on site within the precinct and an
additional 13 spaces on-street in Grasstree Court (refer to Appendix J — Traffic
Assessment Report).

The location and grade of all access ways throughout and adjoining the facility has
been designed to ensure maximum accessibility to all forms of personal mobility
including pathways for pedestrian and wheelchair movement and roadways for
private and public bus services which operate to nearby Noosa Junction and beyond.

Employee and Visitor numbers

Blue Care Sunrise Beach will be employing approx. 83 people to service the
development on a daily basis, but the maximum number of staff likely on site at any
one time is 55. Furthermore, it is generally expected that a maximum number of 10
visitors on average will attend the RAC facility from 8am to 6pm 7 days a week.
Unfortunately, the number of expected visitors to the retirement village is harder to
quantify but sufficient car parking has been provided in keeping with other similar
facilities and within current Council car parking guidelines for the use.

Hours of operation by use

RAC facility — 24 hrs, 7 days (main administration only 8am to 5pm Mon to Fri)
Community Nursing (satellite base / access to 5 hotdesks) — 7.30am to 6pm 7 days
Allied Health Services (clinic rooms and therapy gym) — Mon to Fri 8am to 4.30pm

Respite Centre (overnight) — 24 hrs, 7 days (at times when a client stays overnight),
otherwise Mon to Fri 8am — 4.30pm

Recreation Centre for residents of Independent Living Units — 7am to 6pm for meals
7 days a week, outside these times the function centre may be used for functions
between 7am to 10pm (to midnight) on any day of the week.

3.2 Pre-lodgement Advice

Prior to preparation and lodgement of this report, numerous searches of relevant
and publicly available Federal, State and Local Government information sources,
were conducted, as well as phone calls, emails and other communication with the
relevant agencies, including Council. A pre- lodgement meeting with Tracy Arthur and
Mark Lewis from Noosa Shire Council (NSC) was undertaken with regards to the
proposal on the 14"" February 2008. Two separate pre-lodgement meetings with the
Environmental Protection Agency (EPA) were also held. Some of the notes and
search results of the above are attached (refer to Appendix E — Pre-lodgement
Communication and Searches).

Page 17

4.0 DEVELOPMENT APPROVAL PROCESS

4.1 Type of Development & Level of Assessment

Application is made for a Development Permit for a Material Change of Use and
Reconfiguration of a Lot and Preliminary Approval for Building Works to be
assessed in accordance with Chapter 3 of the Integrated Planning Act 1997.

Pursuant to the assessment table 7.6 in section 7.1.3 (f) Community Services Zone
(Division 8), of The Noosa Plan, the application for a Multiple housing Type 3
Retirement & Special Needs where located in Sunrise Beach, will require impact
assessment in the Community Services Zone of the Eastern Beaches Locality.

4.2 Assessment Manager

Pursuant to schedule 8A, table 1, item 1 of the Integrated Planning Act 1997, the
Sunshine Coast Regional Council is the prescribed assessment manager for this
development.

4.3 Referral Agencies

The following referral agencies have been identified for this development application
under the relevant section of the Integrated Planning Regulation 1998 (IPR):

Department of Natural Resources and Water (DNRW)

Vegetation Clearing

Clearing of native vegetation on the land subject to this development application is
proposed. A search of the EPA website for a Regional Ecosystem (RE) map has shown
the site to contain remnant “of concern” dominant vegetation. Therefore, the
application for ROL and MCU on land greater than 2ha, currently used for a rural
purpose and mapped as containing remnant native vegetation is referable to the
DNRW as a concurrence agency under the Vegetation Management Act 1999.

Page 18

Environmental Protection Agency (EPA)
Koala Conservation
A search of the EPA website for Koala Habitat Areas has revealed the following:

Existing Lot 6 —- Urban Koala Area (UKA)
Proposed Lot 9 — Koala Sustainability Area (KSA)
Remainder existing Lot 1 — Koala Conservation Area (KCA)

As part of the development involves land identified in the South East Queensland
Plan as being in a KSA and KCA, under the Nature Conservation Act 1992, the
application is therefore referable to the EPA as a concurrence agency, as it involves
both an increase in the number of lots and the clearing of native vegetation over an
area greater than 2500sqm as well as a new building and any reasonably associated
structure with a total footprint greater than 1000sqm.

Wetlands and Conservation Estate

 

A search of the data base of referable areas under Schedule 2 of the Integrated
Planning Regulations in relation to the above mentioned property has found that the
property:
e is in or within 100 m of a referable wetland (palastrine and remnant
ecosystems that contain 51-80% wetland) AND
e isin or within 100m of the conservation estate (Noosa National Park) BUT
e is not adjacent to a place listed on the Queensland Heritage Register.

The application is therefore referable to the EPA as an Advice Agency for both the
ROL and MCU in regards to Wetlands and Conservation Estate.

Summary of Referral Agencies

 

 

 

 

 

Referral Agency Referral Agency Type | Referral Agency Trigger

Department of Concurrence Agency Vegetation Clearing

Natural Resources IPR schedule 2, table 3, item 11 (MCU)

& Water IPR schedule 2, table 2, item 4 (ROL)

Environmental Concurrence Agency Koala Conservation

Protection Agency IPR schedule 2, table 3, item 18 (MCU)
IPR schedule 2, table 2, item 33 (ROL)

Environmental Advice Agency Wetlands

Protection Agency IPR schedule 2, table 3, item 20 (MCU)
IPR schedule 2, table 3, item 38 (ROL)

Environmental Advice Agency Conservation Estate

Protection Agency IPR schedule 2, table 3, item 40 (MCU)
IPR schedule 2, table 2, item 39 (ROL)

 

 

 

 

 

Page 19

4.4 Public Notification Requirements

As the MCU component of the proposal triggers impact assessment under The Noosa
Plan 2006, the development application will require public notification in accordance
with section 3.4.4 of the Integrated Planning Act 1997. As the proposal does not
involve a purpose or area specified in schedules 7 and 8 of the Integrated Planning
Regulation 1998, the prescribed public notification period will be 15 business days.

Details of the relevant assessment criteria applicable to this development application
under Commonwealth, State and Local Government legislation and policies are
discussed in the following section.

Page 20

5.0 ASSESSMENT REQUIREMENTS

5.1. Federal Government Considerations

5.1.1 Environment Protection and Biodiversity Conservation Act
1999

The proposed development does not involve any activities that are likely to have a
significant impact on a matter of national environmental significance. Accordingly,
referral to the Commonwealth’s Department of the Environment, Water, Heritage
and the Arts is not considered necessary.

5.1.2 Native Title Act 1993

The land is not subject to the provisions of the Native Title Act 1993 and does not
require determination as a future act.

5.2 State Government Considerations

5.2.1 Integrated Planning Act 1997

As detailed in section 4.0 of this report, this application for Development Permit for
a Material Change of Use and Reconfiguration of a Lot is to be assessed in
accordance with Chapter 3 of the Integrated Planning Act 1997.

Pursuant to Section 3.5.5 of the Integrated Planning Act 1997, the assessment
manager must carry out the impact assessment having regard to the following:-

(a) the common material;

(b) the planning scheme and any other relevant local planning instruments;

(c) if they are not identified in the planning scheme as being appropriately reflected
in the planning scheme —

(i) State planning policies, or parts of State planning policies; and

(ii) for the planning scheme of a local government in the SEQ region—the SEQ
regional plan; and

(d) any development approval for, and any lawful use of, premises the subject of the
application or adjacent premises;

(e) if the assessment manager is not a local government — the laws that are
administered by, and the policies that are reasonably identifiable as policies applied
by, the assessment manager and that are relevant to the application;

(f) the matters prescribed under a regulation (to the extent they apply to a particular
proposal).

Page 21

5.2.2 Aboriginal and Torres Strait Islander Cultural Heritage Acts
2003

In accordance with the Cultural Heritage Duty of Care Guidelines established for the
purposes of the Aboriginal Cultural Heritage Act 2003 and the Torres Strait Islander
Cultural Heritage Act 2003, the proposed development activity has been determined
to comprise a:

Category 5 Activity — An activity involving ‘Additional Surface Disturbance.

A search has been conducted of the Aboriginal Cultural Heritage Database and
Register (refer Appendix E — Pre-lodgement Communication and Search Results).

The search indicates that no items or places of Aboriginal or Torres Strait Islander
significance have previously been identified on the subject site.

On the basis of the above assessment, if at any time during the project it becomes
necessary to excavate, relocate, remove or harm a cultural heritage item or place,
the activity shall cease immediately within a 150m radius of the find. The Aboriginal
Party shall then be notified and their advice sought in relation to how best to
minimise harm to the Aboriginal cultural heritage.

5.2.4 State Planning Policies

The current State Planning Policies are:

1/92 Development and the Conservation of Agricultural Land

State and Regional Coastal Management Plans

1/02 Development in the Vicinity of Certain Airports and Aviation Facilities
2/02 Planning and Managing Development Involving Acid Sulfate Soils
1/03 Mitigating the Adverse Impacts of Flood, Bushfire and Landslide

1/07 Housing and Residential Development

2/07 Protection of Extractive Resources

The land is subject to the provisions of the following State Planning Policies:
2/02 Planning and Managing Development Involving Acid Sulfate Soils
1/03 Mitigating the Adverse Impacts of Flood, Bushfire and Landslide

1/07 Housing and Residential Development

These policies have either been considered in the Local Government Planning
Scheme and/or in the preparation of this development application.

Page 22

5.2.5 South East Queensland Regional Plan

The proposed development is for an urban activity situated on a site which is located
within the Urban Footprint and therefore does not require referral to the Office of
Urban Management. The proposal is consistent with the South East Queensland
Regional Plan 2005-2026.

The large lot subject to the proposed subdivision currently has two land designations
as determined under the SEQ Regional Plan. The proposal is to reconfigure the lot
such that a two new lots will be created; a northern smaller lot which is entirely
designated as urban footprint, and a residual large balance lot which is entirely
within the Rural Production and Regional Landscape Area (RPRLA). Therefore, no
subdivision of land designated as RPRLA is proposed as part of this development
application and the DA is not referable to the DIP as a concurrence agency.

5.3 Local Government Considerations

The proposed development is subject to the provisions of The Noosa Plan 2006. The
relevant components of the Planning Scheme are considered below:

5.3.1 Planning Scheme - The Noosa Plan

The Noosa Plan is an IPA planning scheme which was first adopted in February 2006.
The relevant planning scheme was recently amended in March 2008. The site of the
proposed development is on lots located within the Community Services Zone and
Open Space Conservation Zone of the Eastern Beaches Locality. However, no
development is proposed on land outside of the Community Services Zone. The
proposal for a Residential Use (Multiple Housing Type 3 Retirement and Special
Needs) is considered to be a “consistent use” for the site according to the special
circumstances mentioned in The Noosa Plan.

As well as complying with the key principles of the overall Community Vision for the
former Noosa Shire, the proposed development also meets the needs of the
Economic Sector Vision by providing employment opportunities in the growth
strategy area of “wellness industries”, in this case being aged care, in consideration
of and complementing the site’s existing and surrounding environmental values.

5.3.2 Community Services Zone

The subject land is classified as being within a Community Services Zone of the
Eastern Beaches Locality, as identified in The Noosa Plan.

Page 23

 

5.3.3 Eastern Beaches Locality

The site is located within the Sunrise Beach area of the Eastern Beaches Locality.
According to The Noosa Plan, the area is “attractive to families and permanent
residents, with relatively easy access to the beach, local shopping services, the
schools in Ben Lexcen Drive and higher order services available in Noosa Heads.
Sunrise Beach provides housing and unit accommodation, though in the east,
proximity to the David Low Way and generally lower vegetation forms means that
development is more exposed.

Sunrise Beach has a high proportion of detached housing, as compared to Sunshine
Beach, and that housing is characterised by a mix of lightweight and masonry
construction, featuring a greater proportion of low set brick and tile homes in lower
areas and large masonry homes on the ridges with ocean and/or lowland views.
Closely spaced three storey unit developments are located along the beachside,
nodes of duplex style dwellings are set on the slopes of the dunes west of David Low
Way, while gated enclaves of attached housing are present in the north-western
areas.

The site is subject to the following planning scheme overlays:

e Biodiversity Overlay (Map OM4.1)
e Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Map OM4.4)

The proposal has been assessed against the relevant overlay codes. (Refer to -
Appendix C - Codes)

 

 

 

 

Biodiversity Overlay _ Bushfire & Acid Sulfate Soils Overlay

 

 

5.3.4 Planning Scheme Codes and Other Provisions

The proposed development has been assessed against the following development
Codes of The Noosa Plan (Refer to Appendix F - Codes).

Page 24

Primary Codes

 

Code

Comment

 

Residential Uses Code

Refer to Appendix F

 

Eastern Beaches Locality Code

Refer to Appendix F

 

Reconfiguring a Lot Code

Refer to Appendix F

 

Landscaping Code

Refer to Appendix |

 

Community Uses Code

Refer to Appendix F

 

Biodiversity Overlay Code

Refer to Appendix H

 

 

Natural Hazards Overlay Code

Refer to Appendix |

 

Secondary Codes

 

 

 

 

 

 

 

 

 

 

 

Codes Comment

Building Works Code To be addressed during subsequent
works applications

Driveways and Car Parking Code To be addressed during subsequent
works applications

Earthworks Code To be addressed during subsequent
works applications

Erosion and Sediment Control Code To be addressed during subsequent
works applications

Existing Services Code To be addressed during subsequent
works applications

Transport, Roads and Drainage Code To be addressed during subsequent
works applications

Waste Management Code To be addressed during subsequent
works applications

Water Sensitive Design Code To be addressed during subsequent
works applications

Water Supply and Sewerage Retic.Code | To be addressed during subsequent

 

works applications

 

Other relevant Council documents

This development has been pursued and facilitated with the assistance of numerous
Council officers to enable a proposed development which is suitabley designed to
meeting the needs of an ageing population and located in sympathy to its existing
and surrounding natural and built environment. Several reports and studies initiated
by the former Noosa Shire Council acknowledge the need for increased aged care
facilities within the area and recognise the appropriateness of locating these on the

subject site. These include:

e The Noosa Social Plan (2006-2016);

© Girraween Master Plan (June 2006); and the report
e Residential Aged Care & Retirement Housing in Noosa Shire (prepared for
Noosa Council by Humphreys Reynolds Perkins in 2006).

 

Page 25

6.0 CONCLUSION

This Reconfiguration of a Lot/Material Change of Use application is subject to the
code/impact_assessment process of the Integrated Development Assessment
System (IDAS) in accordance with the Integrated Planning Act 1997. It is considered
the proposal complies with the intent ard requirements of The Noosa Plan,
Planning Scheme.

It is recommended that the Sunshine Coast Regional Council approve this
application subject to reasonable and relevant conditions.

 

Mr Drew Westbrook Mr Rob Fulloon
Senior Town Planner Director

JB Goodwin Midson & Partners
June 2008

Page 26

 

APPENDIX A Site Locality

 

 

    
      
 
  
 
 

    
  
   
  

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f Park 5 git Sa Bama 28.
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(Source: Map reproduced with permission of UBD. Copyright Universal Press Pty Ltd. DG 03/02)

 

Page 27

APPENDIX B

 

 

Site Photos

 

 

Page 28

 
 

Ny SS |

 

 

Page 29

 

SUBDIVISION
APPENDIX C PROPOSAL PLAN

 

 

 

Prepared by Conics, 15" May 2008

Page 30

 

APPENDIX D BLUE CARE
SUNRISE BEACH
PLANS

 

 

 

Prepared by Smith & Tracey Architects, 30" June 2008

Page 31

 

APPENDIX E PRELODGEMENT
COMMUNICATION
& SEARCH RESULTS

 

 

 

Page 32

. Queensland
Enquiries Kerri Milner
‘Telephone (07) 3225 8443 Gove rment
Your reference

Our reference STH4243-3

 

27 March 2006 a

Environmental Protection Agency

MsB land Incorporating the
4 io . Queensland Parks and Wildlife Service
Project Manager

Blue Care

Property Development Unit
PO Box 1539

MILTON QLD 4066

Dear Ms Hollands
Prelodgement meeting for Blue Care facility located at Girraween Estate, Noosa

I refer to the prelodgement meeting between representatives from Blue Care and Place Design
Group and the Environmental Protection Agency (EPA) held on 8 March 2006 to discuss the
above development proposal. The following key issues were identified and need to be
addressed along with any actions required to progress each item.

Environmental management plan
To ensure the protection of environmental values both on- and off-site, in particular in the

adjacent Noosa National Park, it is recommended that an environmental management plan be
prepared and that the plan cover both construction and operational phases of the development.
The management plan should include a vegetation management plan that is consistent with
that prepared by Noose Shire Council for the Girraween Estate. An EPA guideline for
preparing such plans is available at: htttp://www.epa.qld.gov.au/publications?id=706.

Buffer to National Park

The site, identified as Area 1 on Noosa Shire’s Girraween Master Plan, borders Noosa
National Park to the west. In order to ensure that the values of the national park are not
impacted it is recommended that the following measures be incorporated:
oA buffer of not less than 30 metres be provided along the entire eastern border with the
first 20 metres (closest to the park) being vegetation with locally indigenous species
with the balance of the buffed being available for fire management and storm water
management.
o Anaccess track/road be included in the buffer towards the development site and that
this track be constructed with a permeable material to allow natural water flow
o No increased water-flow entering the park — a reduction in water-flow may be
acceptable, though additional consultation with Queensland Parks and Wildlife Service
staff would be required to ascertain acceptable flow regimes.
© Quality of water entering the park is to be at least equivalent to that currently entering
the park.

23/288 Edward St Brisbane
Queensland 4001 Australia
GPO Box 2771 Brisbane
Queensland 4001 Australia
Telephone 3225 8411
Facsimile 3225 8723
Website www.epa.qid.gov.au
ABN 87 221 158 786

Printed on 100% recycied paper

Page 33

Fire management
Fire management is a major concern given its adjacency to the national park. To facilitate

effective fire management and to reduce risk to people and infrastructure, it is recommended
that any development provide the following:
o Ensure full access to the buffer area by QPWS staff for fire management purposes.
o Ensure access to sufficient water for fire management purposes is available at all times.
o Sprinkler systems fitted to rooves of any structures,

Protected species on site
Place Design Group’s survey of the site located one species, Acacia baueri, listed as

vulnerable under the Nature Conservation (Wildlife) Regulation 1994. However, previous
surveys identified an additional three rare species, viz:

o Gompholobium virgatum v. emarginatum,

o Macarthuria complanata and

o Schoenus scabripes.

It is recommended that an additional survey be undertaken to confirm the presence or
otherwise of protected species. Specialist botanical knowledge to ensure accuracy of the
survey is expected to be needed.

Blue Care has indicated that the A. baveri on site will need to be removed for construction of
the facility. This species may be suitable for propagation and used as a landscape plant within
the site — particularly close to the southern and western boundary to allow for dispersal. It is
doubtful that any relocation would be successful. Interference i.e. destruction or removal of
any protected species requires a permit from the EPA.

Yours sincerely

Robyn Hesse
Planning Manager, Environmental Planning
Southern Region, EPA

Page 34

Ise ARAE (or) Baas BBE.
Customer: Blue Care, Property Lot 1 SP161941 and
Lot 6 RP901384

Email: [email protected]

 

<

19 February 2008

Blue Care
PO Box 1539
MILTON BC QLD 4064

Attention: Louise Thorp

Dear Louise,

Re: Pre-lodgement Meeting regarding proposed Development Application for
Reconfiguring a Lot and Material Change of Use at Grass Tree Court,
Sunrise Beach

A Pre-lodgement meeting was held on 14 February 2008 to discuss the above
proposal. | note that this was a preliminary meeting to introduce the proposal and to
identify and obtain advice about issues associated with the anticipated application.

| have attached notes made of the meeting for your information. Please contact me as
soon as possible if you consider that changes need to be made to them.

Further to the issues raised in the meeting | would like to advise that whilst Council
staff will attempt to identify all possible issues at pre-lodgement meetings, it is not
possible to provide exhaustive advice about a proposal at such meetings. The above
notes do not replace a full assessment of the application or represent final decisions
with respect to the circumstances of the proposal. When a formal development
application is lodged the proposal will be assessed by Council in accordance with the
Planning Scheme in place at the time of assessment and at times by relevant State
Government agencies and the community.

Should you wish to discuss any aspect of the above, please contact myself on the
above number.

Yours faithfully,
d nl ttle

Tracy Arthur
SENIOR PLANNING OFFICER

 
 
 

mntin Q 4563

A j:\datawrks\wrkcache\1 52797 7\document2.doc

Page 35

 

  

NCOKeKy Pre-lodgement Meeting

Notes

14 February 2008

mo

DATE:

TIME: Sopa

PROPOSAL: Reconfiguring a Lot and Material Change of Use for Retirement and
Special Needs

ATTENDEES: Tracy Arthur — Senior Planning Officer, Mark Lewis — Technical Officer

 

Site Location (address and RP description)
Lot 6 on RP 901384 and part of Lot 1 on SP 1619414

Both lots are currently under Council's ownership however it is understood that you intend on
purchasing the land subject to Council's approval of the proposed development application.

Existing Use
The subject land is undeveloped.

Site Area
Lot 6 ~ 8697m*

Lot 1 — 143.5 Hectares (although it is understood you intend on purchasing only 46,600m? of this
land area)

Land Use Definition

Under The Noosa Plan, the proposed Material Change of Use in which you will be applying for is
referred to as “Multiple Housing -Type 3 Retirement and special needs", which is defined as “means
the use of premises for dwelling units or accommodation units that house persons who are aged,
being nursed or are convalescing. In each case, communal facilities are available to residents for
social interaction, recreation and emergency medical attention. The use may also include a
caretakers residence and medical centre where they are ancillary to the residential aged care
facility”.

Locality and Zone
The subject site is located in the Community Services Zone of the Eastern Beaches Locality.

Level of Assessment

Whilst the proposed use is identified as a consistent use within this zone and locality, an application
will trigger impact assessment. An impact assessable application is required to undergo public
notification, which allows for members of the public to make a submission about the proposed
development. The likely timeframe for such an application to be decided is a minimum of six months
however this may vary depending on the issues associated with the application.

The Reconfiguring a Lot application only triggers code assessment, however if both applications are
lodged as a combined application then they will generally follow the impact assessment process
timelines.

Overlay Code

Several overlays under The Noosa Plan affect the subject land. These include the Biodiversity
Overlay in which the southern and western areas of the part of Lot 1 are identified as Environmental

A j\datawrks\wrkcache\1527977\document2.doc 2

Page 36

Protection. You need to be aware that there could be vegetation with high environmental values over
the site. The application should be accompanied by a vegetation survey of the site which identifies
the location and status of the vegetation and whether it warrants protection.

Medium Bushfire Hazard Area of the Natural Hazards Overlay generally affects all of the part of lot 1
and the north western corner of Lot 6, whilst Low Potential Acid Sulfate Soils Area affects the
western area of the part of Lot 1. Given the bushfire mapping over the site, your intention to engage
a specialist consultant to address any issues / requirements (buffer, tracks etc) in relation to this
matter is supported.

Relevant Codes under The Noosa Plan

The proposed development will be assessed against The Noosa Plan. It is noted that the most
applicable codes include:-

Eastern Beaches Locality Code
Community Uses Code
Engineering Works Codes
Landscaping Code

Biodiversity Overlay Code
Natural Hazards Overlay Code

Reconfiguring a Lot Code

Application Fee:

Reference is made to Council's website which contains a copy of the current fee schedule (07/08
financial year). In this regard go to Services and Facilities, A-Z Guides, F — Fees and Charges,
Register of Regulatory Fees, under Table of Contents refer Land Use and Land Development fees.

Land Use fees will include the fees for the Material Change of Use application. Whilst the fees for
the Reconfiguring a Lot application are included under Land Development fees.

It is recommended that prior to lodging the development application, you contact Council to confirm
application fees.

Notes:
The following development parameters apply to the subject land:-

Building Height - A maximum building height of 2 storeys and 8 metres above natural ground level
applies to the subject site.

From initial consideration of the section plans at the meeting it appears that the Independent Living
Unit Apartment buildings non-complying with building height in storeys. These buildings could be
interpreted as 3 storey, due to the basement extending greater than 1 metre above natural ground
level. The proposal should be changed to comply; otherwise you should supply sufficient justification
for a relaxation of the building height with the lodgement of the application.

Population Density - The Noosa Plan does not identify a population density for the proposed use on
the subject site. However you are advised that draft amendments have been prepared as part of
Second Round Amendments to The Noosa Plan, which include maximum population density of 320
persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per
hectare for any other form of Retirement & Special Needs Housing. Whilst these amendments are
yet to be adopted by Council, due consideration would be given to these draft amendments when

~

Page 37

assessing a development application.
The proposed population densities appear to be generally consistent with these requirements.

Setbacks — Buildings are to have a 6 metre setback to all site frontages (ie. Grass Tree Court
and Ben Lexen Drive), whilst side setback requirements are based on half the building height in
metres calculated at the same point provided that on any gable roof the calculation shall be
measured to half the height of the gable. A 6 metre setback also applies to the rear boundary.
The distance between buildings on the subject site shall be not less than 1.5 metres plus 0.5
metres for each storey of the building with the greatest number of storeys.

The proposal appears to be non-complying with front setback requirements to Ben Lexen Drive.
The proposal should be changed to comply; otherwise you should supply sufficient justification
for a relaxation of the setback with the lodgement of the application.

Site Cover - The Noosa Plan does not identify a site cover requirement for the proposed use on
the subject site. However you are advised that draft amendments have been prepared as part
of Second Round Amendments to The Noosa Plan, which include a maximum site cover
requirement of 50%. Whilst these amendments are yet to be adopted by Council, due
consideration would be given to these draft amendments when assessing a development
application.

Gross Floor Area — The maximum gross floor area is equivalent to the maximum allowable
population density in persons multiplied by 40m*. The proposal appears it could comply with
these requirements.

Landscaping — A minimum landscaped area requirement applies which is determined based on
the proposed population multiplied by 40m?. In addition, minimum landscape setbacks of 6
metres applies to site frontages including 3 metre minimum average width consisting of soft
landscaping, and 2 metres to rear boundaries.

As per setbacks, the proposal appears to be in non-compliance with the requirement for a 6
metre landscaped setback along the site’s frontage to Ben Lexen Drive.

Car Parking — The Noosa Plan stipulates for the Aged Persons Home, a car parking
requirement of 1 space per 2 employees based upon the maximum number of employees
engaged at any one time and 1 space per 5 beds or occupants of the premise and 1 emergency
vehicle space. The Noosa Plan stipulates for the Retirement Village; a car parking requirement
of 1 covered space per accommodation unit or dwelling unit; and 1 space per 4 accommodation
or dwelling units, or part thereof; and 1 emergency vehicle space.

It is considered that some consideration could be given to visitor car parking spaces within the
driveways of Independent Living Units however some visitor car parking is expected to also be
provided within common areas. The concept of providing additional parking areas for
Independence Living Units for recreational vehicles (ie. boats, caravans) is supported.

Roof Form — A minimum roof pitch of 5 degrees together with 600mm roof overhangs applies.
The proposal appears to generally comply with this provision however sufficient justification
should be given to support any non-compliance in relation to this requirement.

Engineering Issues

Stormwater Disposal — The proposal for collection and reuse should be provided with the
lodgement of the application, this includes a preliminary design that shows the developments
capability and intent for managing stormwater. All drainage systems are required to be by
gravity (including basements). The volumes of rainwater tanks (communal or individual tanks)
should be in accordance with the The Noosa Plan or Queensland Development Code.

Sewer — The proposal will need to demonstrate the development can gravity drain to existing
mains.

Page 38

Access and Carparking — Internal driveways and car parking areas should be of adequate
dimensions to accommodate access, manourvring and parking of refuse collection vehicles,
service vehicles and emergency vehicles. A traffic report should be lodged to address traffic
generation, traffic calming, closure of access way at east end of site, etc.

Environmental Health

The proposed location of refuse storage and wash down areas should be identified on the
proposal plans. Proposed operational arrangements for the collection of refuse and recycle
bins should be documented with the application material. For further information on Council's
Environmental Health requirements you may contact David McNicoll 5449 5299 or alternatively
you may wish to refer to Council's Planning Scheme Policies 9 & 11 on Waste Management
and Waste Management Plans.

State Referrals

It is possible the application may be required to be referred to State Government Departments
for their comment.

Department of Natural Resources and Water
The application may trigger referral to the above agency due to the vegetation over the subject

land and acid sulfate soils. You may wish to contact DNRW prior to lodging the application to
discuss any likely requirements.

Environmental Protection Agency

It is considered the application will require referral to the above agency due to the site being
identified as an urban koala area, a wetland, and conservation estate. You may wish to contact
Environmental Protection Agency prior to lodging the application to discuss any likely
requirements.

Other Matters

General advice is offered in respect to ensuring that consultants assessments and reports are
coordinated to achieve common outcomes / recommendations.

In regards your concerns regarding the encroachment on site by access way at east end of site,
itis recommended you write to Council's Works Section to resolve this matter.

 

Whilst Council staff will attempt to identify all possible issues at pre-lodgement meetings, it is
not possible to provide exhaustive advice about a proposal at such meetings. The above notes
do not replace a full assessment of the application or represent final decisions with respect to
the circumstances of the proposal. When a formal development application is lodged the
proposal will be assessed by Council in accordance with the Planning Scheme in place at the
time of assessment and at times by relevant State Government agencies and the community.

Page 39

Blue Care Sunrise Beach (Grasstree Court)

26° 24' 14.3"S
153° 05' 27.9" E Legena

 

Protected Areas

Gi

Register of the National
Estate

Important Wetlands

<= Rivers and Lakes

  

Le

= Land Background
[| World Countries

Cwlth Marine Area

 

 

 

26° 25' 16.6" S
—— 200m 153° 06' 30.2" E

 

Map produced using the Environmental Reporting
Tool of the Department of the Environment, Water,
Heritage and the Arts

 

 

 

 

Citations

(c) 2007 MapData Sciences Pty Ltd, PSMA

(c) Commonwealth of Australia (Geoscience Australia) 2006

(c) Commonwealth of Australia, Geoscience Australia, 2001

(c) Commonwealth of Australia (Geoscience Australia), 1990

(c) Commonwealth of Australia, Australian Government Department of the Environment and
Water Resources. (2007)

Page 40

 

 

 

 

 

 

LEGEND
EPA Referrable Wetlands

[Cadastral Boundaries - Polygons (DCDB)
~A 51% to 80% wetland present in RE; Lacustrine; Palustrine; Riverine

 

N NS
we aX
GDA
00.02 0.04 0.06 0.08 0.1
SSD
Produced by Fianning - Scuthem Region,
JQueenstand Environmental Protection Agency.

Date Printed 777

 

 

 

‘@ The Stote of Queensland through the Envirenmental Preteeton Agi

ueensland Government

Environmental Protection Agency

DISCLAIMER,
\Wéilst every cereis Laken bo ensure the accuracy of this praict
the Ereerenmental Protection Agency mek prosentaticns or
warrants abeut ts ably, completeness er suite:
or purpose.

 

 

   
    

 

   

Addtianati, the Envitenmental Protectian Agency slain:
by

 

  

 

 

Page 41

 

 

 

 

 

LEGEND
{-) Cadastral Boundaries - Polygons (DCDB)
(™ Signif Coastal Dunes

 

 

0 0.02 0.04 0.05 0.08 0.1
ak

Produced by Fianning - Soulhem Region,
Queensland Environmental Protection Agency.

©;

 

  

     

 

(©The State of Queensland trough ths Envitenmental Pretecton Agency|

Queensland Government

Environmental Protection Agency

CISCLAINER

very carais taken to ensure the accuracy

mental Protection Agency makes no repr

bout Rs accuracy, reiabilly, camplatencs:
2

 
  
 

 

 
   

aad fer any 1

Page 42

 

 

 

 

 

 

 

LEGEND

(“) Cadastral Boundaries - Polygons (DCDB)
{Z} State Habitat for EVR taxa

fj State

2 Regional

{2} Local or Other Values

(2 Non Bioregion Ecosystem

 

 

 

Produced by Plai
Queensland Enviro

ate Prnte

   

 

® Queensland Government
Environmental Protection Agency

 

 

Page 43

 

 

 

 

 

 

 

LEGEND

RE Certified Updates

BD STATUS

Endangered dominant
Endangered sub-dominant
Of Concern dominant

Of Concern sub-dominant
Not of Concern

Plantation forest

Water

Non Remnant

OOoOOoDs

 

1

 

Endangered dominant

= Endangered sub-dominant
(4) Of Concern dominant
[-) Of Concern sub-dominant
(1 Not of Concern
(> Plantation forest
Cj Water

(J Non Remnant

 

     
 

{"] Cadastral Boundaries - Polygons (DCDB) |"

Regional Ecosystems of Queensland

 

 

 

 

 

N >!
> on

0 0.02 0.04 0.06 0.08 0.1
Sem

Froduced by Flanning - Scuthem Region,
Queensland Envireamental Protection Agency.

 

 

 

Page 44

  
   
   

 

Wetlands
Conservation Estate

Heritage Places

100 metre buffer

“N/ Subject Lot

“/ Roads

* MapInfo Australia Pty Ltd 2008
Cadastral Boundaries

Property boundaries shown are provided
48 a locational aid only.

° Towns

   

Horizontal Datu;
This product is unj

ee eee oe *
———__

INTEGRATED PLA
MAP OF REF!

 

 

Centered on Lot On Plan:
1SP177650

 

Queensland
overnment

 

 
 

This scale bar is approximate only
im: Geocentric D
Projected and ig

NNING RI
ERABLE AREAS

TEROOK @GooDI
Date: 13 May 08 Time: 1)

EGULATION 1998
)

WINMIDSON.COM.AU

‘alia 1994 (GDAga)
" Measuring distances

— oe

jatum of Austr
Not suitable for

152°06E

264245,

SUNSHINE BP

 

 

26°25'5

  

153°06°

Development applications made under the Integrated Planning Act 1997 must
be referred to the EPA it the Subject lotis identified as sharing a common
boundary with a heritage place, or isin of within 100m of a wetland or
Conservation estate, and meets the Criteria required under Schedule 2

of the Integrated Planning Regulation 1998,

taken from the ‘Map of referable wetlands’. Alldatasets are updated as they
become available to provide the most current information a8 of the date shown

on this map,

Line work for the referable areas has been compiled ata variety of scales
ang Should be used as a guide cry. Consideration of the etter of mapped
scale is necessary when aerbreting the data. Butter area shown is
equivalent to approximately 190 from the boundary of the subject lot,

Disclaimer: Whilst every care is taken {0 ensure the accuracy of this

sat. the Queensland Government og Austilian Government and
Mtapints Australia Ply Ltd make no see sentations or warrantios aba,
is accuracy, reliability, complstonoc oe Suitability for any particutae
without fang disclaim allresponsibity arah liability including
\without limitation, ablty in resngence) for all expences, losses,

includi al damage) and costs which

fight be incurred as a consequancacy feliance on the product, or as
fora ofthe product being inaccurate incomplete in any way agg
for any, feason,

For further information or assistance with interpretation of this Product,
!)

please contact the Ecoaccess Customer Service Centre (ECS|
[email protected] or phone 1300 363 326°

* The State of Queensland, 200g

Page 45

 

 

 

 

~~ z
/ >
153*06"
INTEGRATED PLANNING REGULATION 1998
MAP OF REFERABLE AREAS (ADVICE)
Requested By: [email protected]
Date: 13 May O8 Time: 17.15.04
. Development applications made under the Integrated Planning Act 1997 must
Centered on Lot on Plan: be referred to the EPA ifthe subject lotis dentifed as sharmena come
Wetlands 6 RPSO1384 boundary with a heritage place, or is in or within 100m of a watland or

Conservation Estate

Heritage Places
288% 100 metre buffer
/\/ Subject Lot

// Roads .
* Maplnfo Australia Pty Ltd 2008
Cadastral Boundaries
Property boundaries shown are provided
asa locational aid only.

@ Towns

conservation estate, and meets the criteria required under Schedule 2
of the Integrated Planning Regulation 1998,

Information shown on this map includes current data for referable wetlands,
conservation estate and heritage places as required under Schedule 2 of the
Integrated Planning Regulation 1998. Referable watlands mapping has been
taken from the ‘Map of referable wetlands’. All datasets are updated as they
become available to provide the most current information as of the date shown
on this map.

 

Queensland Line work for the referable areas has been compiled ata variety of scales

Government and should be used as a guide only. Consideration of the effects of mapped
scale is necessary when interpreting the data. Buffer area shown te
equivalent to approximately 100m from the boundaty of the subject lot.

| LOCALITY DIAGRAM.

J

SSS
This scale bar is approximate only
Horizontal Datum: Geocentric Datum of Australia 1994 (GDA94)
This product is unprojected and is not suitable for measuring distances

Disclaimer: Whilst every care is taken to ensure the accuracy of this
product, the Queensland Government and Australian Government and
lapinfo Australia Pty Ltd make no representations or warranties about
its accuracy, reliability, completeness or suitability for any patticular
purpose and disclaim all responsibilty and al lizbility including
without limitation, fabilty in negligence) for all expenses, losses,
damages (including direct or consequential damage) and costs which
might be incurred as a consequence of reliance on the product, or as
a result of the product being inaccurate or incomplete in any way and
for any reason.

   

For further information or assistance with interpretation of this product,
please contact the Ecoaccess Customer Service Centre (ECSU)
at [email protected] or phone 1300 368 326.

© The State of Queensland, 2008

     

 

 

 

Page 46

 

153°05'E

 

Bo

 

 

= 2
£
& .
153°05'
VEGETATION MANAGEMENT ACT
2003 Remnant endangered regional ecosystem ESSENTIAL HABITAT MAP
Dominant Requested By: [email protected]

 

WV
/4

 

Sub-dominant

2003 Remnant of concern regional ecosystem

Dominant

Sub-dominant

2003 Remnant not of concern regional ecosystem
Non-remnant

Plantation Forest

Dam or Reservoir

2003 Remnant Vegetation Cover (RVC)

Vegetation Management Act Essential Habitat

Area identified as essential habitat by the EPA for a species
of wildlife listed as endangered, vulnerable, near threatened
or rare under the Nature Conservation Act 1992.

Vegetation Management Act Essential Habitat Species Records
Subject Lot

Roads

* Maplnfo Australia Pty Ltd 2006

Bioregion boundary

National Park, Conservation Area State Forest

and other reserves

Cadastre line

The maximum spatial error of parcels extracted for this
map from the Digital Cadastral Data Base(DCDB) range
from: 14m to 25im at a 95% confidence level. Property
boundaries shown are provided as a locational aid only.

Towns

Horizontal Datum: Geocentric Datum of Australia 1994 (GDA94)

Date: 18 Oct O7 Time: 17.08.08

Centered on Lot on Plan:
1SP177650

Queensland
Government

LOCALITY DIAGRAM

 

100010

Labels for Vegetation) Management Act Essential Habitat are centred
‘on the area of interest (1.1km surrounding and including a Lot on
Plan or 2.2km around the selected coordinates). Labels relate to

the attached species list.

Regional ecosystem linework has been compiled at a scale of 1:100 000,
except in designated areas where a compilation scale of 1:50 000 is
available. Linework should be used as a quide only. The positional
accuracy of RE data mapped ata scale of 1:100 000 is +/-100 matres.
The extent of remnant regional ecosystems as of 2003, depicted on this
apigbased on rected 2003 Landsat TM imagery (sipped by
SLATS, Department of Natural Reources and Water).

Disclaimer:
While every care is taken to ensure the accuracy of this product, the
Department of Natural Resources and Water, the Environmental
Protection Agency and MapInfo Australia Pty Ltd, makes no
representations or warranties about its accuracy, reliability, completeness
or suitability for any particular purpose and disclaims all responsibilty
and all lability (including without limitation, lability in negligence)

for all expenses, losses, damages (including indirect or cansequential
damage) and costs which you might incur as a result of the product

being inaccurate or incomplete in any way and for any reason.

All datasets are updated as they become available to provide the
most current information as of the date shown on this map.

Additional information is required for the purposes of land clearing or
assessment of a regional ecosystem map or PMAV applications. For
further information go to the web site: weaw.nrw.qld.gov.aulvegetation
or contact the Department of Natural Resources and Water.

Digital regional ecosystem data is available in shapefile format, for Lot
on Plans from www.epa.qid.gov.au/REDATA or from the Queensland
Herbarium for larger areas.

Email: [email protected]

 

© The Stale of Queensland. 2007

Page 47

hhh

26°25"

 

133°05'E

 

15305"

80

26°25'5

 

 

 

 

 

2003 REGIONAL ECOSYSTEM MAP

2003 Remnant endangered regional ecosystem
Dominant

Sub-dominant

2003 Remnant of concern regional ecosystem
Dominant

Sub-dominant

2003 Remnant not of concern regional ecosystem
Non-remnant

Plantation Forest

Dam or Reservoir

2003 Remnant Vegetation Cover (RVC)

Vegetation Management Act Essential Habitat

Area identified as essential habitat by the EPA for a species
of wildlife listed as endangered, vulnerable, near threatened
or rare under the Nature Conservation Act 1992.

For further information on VMA Essential Habitat, please se
the attached VMA Essential Habitat map.

Subject Lot
Certified Map Amendment area

Roads

* MapInfo Australia Pty Ltd 2006

Bioregion boundary

National Park, Conservation Area State Forest

and other reserves

Cadastreline

The maximum spatial error of parcels extracted for this
map from the Digital Cadastral Data Base(DCDB) range
from: 14m to 251m at a 95% confidence level. Property
boundaries shown are provided as a locational aid only.

Towns

He

Based on 2003 Landsat TM imagery

Requested By: [email protected]
Date: 18 Oct 07 Time: 17.07.49

Centered on Lot on Plan:
1SP177650

This is a copy of the certified regional ecosystem
map defined by the map extent for the purpose
of the Vegetation Management Act 1999.

Areas of property maps of assessable
vegetation (PMAVs) are not shown on this map.

&

Queensland

i Government

LOCALITY DIAGRAM

    

 

Defined map areas are labelled with the re
along with the

Regional ecosystem linework has been «
exceptin designated areas where 2 comy
available. Linework should be usedas a guide only. The positional
accuracy of RE data mapped ata scale of 1:100 000 is +/-100 metres.
The extent of remnant regional ecosystems as of 2003, copied ‘on this
mapis based on rectified 2003 Landsat TM imagery (supph

SLATS, Department of Natural Reources and Water)

Additional informa
assessment of a regional ecosystem map or PMAV applications. For
further information go to the web site: wwew.nrw.qld.gav.aulvegeiation

ipilation scale of 1:50 000 is

ied by
ter).

Disclaimer:
While every care is taken to ensure the accuracy of this product, the
Department of Natural Resources and Water, the Environmental
Protection Agency and MapInfo Australia Ply Ltd, makes no
representations or warranties aboulit

or suitability

and all ability (including without limitation,
for all expenses, losses, damages (including indirect or consequential
damage) and costs which you might incur as a result of the product
being inaccurate or incomplete in any way and for any reason.

tsaccuracy,
for any particular purpose and disclaims all responsibility
liability in negligence)

  

All datasets are updated as they become available to provide the
‘most current information as of the date shown on this map.

 

is required for the purposes of land clearing or

or contact the Department of Natural Resources and Water.

Digital re

ional ecosystem data is available in shapefile format, for Lot

on Plans ftom wars! epa.qld.gov au/REDATA of ioe Ine oc engong
Herbarium for larger areas.
Email: [email protected]

SS

Soe es

100m

‘crizontal Datum: Geacentric Datum of Australia 1994 (GDA94)

© The State of Queensland, 2007

ie regional ecosystem (RE) code
ercentage breakdown if more than one RE occurs within
the area. Detailed definitions of regional ecosystems are available

from vriw.epa.qld.gov.au/REDD. Defined map areas smaller than Sha
may not be labelled.

ompiled at a scale of 1:100 000,

reliability, completeness

 

 

Page 48

153°05E

 

 

 

 

 

 

 

 

 

   

 

This scale bar is approximate only

 

|
|
2 = . a
3
j
/
/
|
|
/
|
|
“s /
/
= / -
153°05"
Queensland Wetland Map Version 1.0
Wetlands ®
Requested By: [email protected]
Australian Government Date: 19 Oct O7 Time: 14.45.56 uesestand
Centered on Lot on Plan:
Wetland Regional Ecosystem 1SP177650 Digital wetland data and mapping methodology is available from
Estuarine www.epa.qld.gov.auwvetlandmapping
= Marine ‘The positional accuracy of wetland data mapped ata scale of 1:100 000is
oe +/-100 metres with a minimum. polygon size of § ha or 75 metres wide for
Riverine near features, xcept for areas along the fast caast which ate mapped at
the 1:50 000 scale with a positional accuracy of +/-50 metres, with
____ lacustrine Queens land minimum polygon size of 1 ha or 35 metres wide for linear features
TA. Palustrine Wetlands Programme Wetlands smaller than 1 ha are not delineated on the wetland dala,
NB: Consideration of the effects of mapped scale is necessary when
Wetland Water Body System interpreting data ata larger scale, (eg: 1:25,000). For property assessment,
i digital linework should be used a¢ a guide only.
Estuarine
Marine The extent of wetlands depicted on this map is based on rectified 2001
a Landsat ETM+ imagery (supplied by SLATS, Department of Natural Resources,
Riverine LOCALITY DIAGRAM and Water), The extent of water bodies is based on the maximum extent
event : of inundation derived from available Landsat imagery up ta and including the
custring, i 2001 imagery.
MEH] Palustrine
2003 Regional Ecosystems of Queensland
sspisiat Disclaimer: While every care is taken to ensure the accuracy of this product,
ehtations the Queensland Government and Australian Government and Mapinfo Australia
i Ply Ltd make no representations or warranties about its accuracy, reliability,
/\/ Subject Lot completeness or suitability for any particular purpose and disclaim all
“/ Drainage responsibility and all liability (including witrout limitation, lability in
AZ Road: negligence) for all expenses, losses, damages (including indirect or consequential
™ loads . damage) and costs which might be incurred as a consequence of reliance on the
* MapInfo Australia Pty Ltd 2003 product, or as.a result of the product being inaccurate or incomplete in any way
Cadastral Boundaries and for any reason. i
The maximum spatial error of parcels extracted for this
map from the Digital Cadastral Data Base(DCDB) range <The State of Queensland, 2006
from: 14m to 251m at a 95% confidence level. Property
boundaries shown are provided as a locational aid only. |
4 Springs |
© Towns |

Horizontal Datum: Geocentric Datum of Australia 1994 (GDA94)
This product is unprojected and is not suitable for measuring distances

 

 

Page 49

 

Koala Habitat Area Map
iSTREE COURT, SUNRISE BEACH Requested By: [email protected]
Date: 14 May 08 Time: 09.51.54 )

200 ° 200m
ee

Geocentric Datum of Australia 1994 : Albers Equal Area Projection

153°06'00"
TP Spee A ap
“9 x This map shows the koala habitat areas identified in the

South East Queensland Regional Plan and the Interim Guideline:
Koalas and Development. |

 

 

 

 

CI Area of interest - Road/Lot & Plan

E KCA: Koala Conservation Area

KSA: Koala Sustainability Area

 

 

 

 

 

 

 

 

 

 

2

8! UKA: Urban Koala Area
|
| j
| |
|
|
|
|
|
|
! |
| |
| |
|
|

8

al.

‘ah,

153'05'24" - J |
" 153°06'36" LOCALITY DIAGRAM

Queensland Government |

Environmental Protection Agency
Queensland Parks and Wildlife Service

 

 

 

 

Page 50

 

APPENDIX F
CODES

 

 

 

Prepared by J.B. Goodwin Midson and Partners, 30" June 2008

Page 51

 

APPENDIX G ENGINEERING

REPORT

 

 

 

Prepared by Cardno, 24"" June 2008

Page 52

 

APPENDIX H ECOLOGICAL

ASSESSMENT

 

 

 

Prepared by Place Environmental, 20" November 2007

Page 53

 

APPENDIX | BUSHFIRE
ASSESSMENT &
LANDSCAPE
MASTERPLAN

 

 

 

Prepared by LandGraphics, June 2008

Page 54

 

APPENDIX J TRAFFIC
ASSESSMENT
REPORT

 

 

 

Prepared by ARUP, 24" June 2008

Page 55

 

APPENDIX K NOISE IMPACT

ASSESSMENT

 

 

 

Prepared by Palmer Acoustics, 20" June 2008