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Planning Report - Other changes and OPW
proposal report development application Other Change to MCU18/0009.02 (for a carpark and minor changes to an existing Residential Care Facility) and Operational Works (carparking, access, earthworks, stormwater ) over Lot 19 on RP162486 and located at 4 Carramar Street and Lot 2 on RP177554 and located at 186 Cooroy Noosa Road, Tewantin Prepared For: Noosa Care Incorporated Prepared: October 2020
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2018
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 5
1.3 Referral agencies ..................................................................................................................... 6
2.0 Site details ....................................................................................................................... 7
2.1 Site description ....................................................................................................................... 7
2.2 Surrounding land uses ............................................................................................................. 8
3.0 Background.................................................................................................................... 10
4.0 Proposed development details ....................................................................................... 11
5.0 Planning Assessment...................................................................................................... 12
5.1 Noosa Plan 2020.................................................................................................................... 12
6.0 State Assessment ........................................................................................................... 14
6.1 State Interests ...................................................................................................................... 14
7.0 Conclusion .................................................................................................................... 15
8.0 Appendices ................................................................................................................... 16
Appendix A - Proposal Plans
Appendix B - Operatianal Works plans
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Summary
1.1 Development application details
Proposed development: New carpark for existing nursing home
Changes to carparking layout for existing nursing home
Type of approval sought: Other Change to MCU18/0009.02
Operational Works (carparking, access, earthworks and
stormwater)
Site address: 4 Carramar Street Tewantin
186 Cooroy Noosa Road, Tewantin Qld 4565
Real property description: Lot 19 on RP162486
Lot 2 on RP177554
Site area: 1370.6m2
4.04 hectares
Assessment manager: Noosa Council
Owner details: Noosa Care Incorporated
Applicant details: Noosa Care Incorporated
1.2 Planning instrument details
State planning policy: Biodiversity – MSES Wildlife Habitat
Natural Hazards Risk and Resilience – Flood hazard and
Bushfire prone area
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation
Planning scheme: Noosa Plan 2020
Zone: Community Facilities – Residential Care Facility
Local plan: Tewantin
Level of assessment: Code assessment
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Applicable overlays: Land Subject to Acid Sulfate Soils
Biodiversity, Waterways and Wetlands
Bushfire Hazard
Flood Hazard
Applicable codes: Tewantin Local Plan
Community Facilities Zone Code
Special Residential Code
Works Code
1.3 Referral agencies
Referral requirement Referral agency and role
Nil No requirement as proposal is not increasing bed
numbers.
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2.0 Site details
2.1 Site description
The subject site comprises two lots located on the northern side of Cooroy Noosa Road and includes
a large rectangular shaped lot described as Lot 2 on RP 177554 which contains an existing aged
care facility known as Carramar and a smaller lot described as Lot 19 on RP162486 which previously
contained a residential dwelling.
Table 1: Site description
Site Description
characteristic
Existing land use Lot 19 on RP162486: Vacant lot
Lot 2 on RP177554: Carramar Noosa
Existing structures Lot 19 on RP162486: vacant lot
Lot 2 on RP177554: Existing aged care facility known as Carramar Tewantin
which has operated from the site since the 1980’s. Two thirds of the site
contains the existing development and includes various one and two storey
buildings including:
13 lodges with a total of 142 residential rooms of one bed
Administration and entry block
Community/Activity centre – recreation
Staff building
Special care dementia buildings (32 rooms)
Caretakers shed
Carparking for staff and visitors – 88 bays on site
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Frontage and Lot 19 on RP162486: The site has frontage via an access handle to Carramar
access Street. An access restriction strip extends along the southern boundary of the
site adjoining Cooroy Noosa Road.
Lot 2 on RP177554: The site has a 277 metre frontage to Cooroy Noosa Road.
All vehicular access is from Cooroy Noosa Road with most access via the
central main entrance gate and service/maintenance personnel using the
secondary access at the western corner of the site.
Topography and Lot 19 on RP162486: Vacant lot which slopes down from the rear of the site to
views Carramar Street.
Lot 2 on RP177554: The site gently slopes from the western boundary down to
the eastern boundary to a remnant wetland and dam which drains to Wooroi
Creek.
Existing vegetation Lot 19 on RP162486: Scattered trees
Lot 2 on RP177554: The eastern third of the site includes a mowed parkland
with scattered shade trees and landscaped garden bed as well a natural area
of Melaleuca woodland and wetland vegetation around the creek area.
Existing waterways Lot 2 on RP177554:The site is bounded to the east by a remnant wetland and
park.
Subject site
Figure 1: Locality Map Source: DA Mapping
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Subject site
Figure 2: Satellite view of site Source: Noosa Council
2.2 Surrounding land uses
The site is generally surrounded to the north by a residential housing development known as Noosa
Parklands which comprises one to two storey residential dwellings in a landscaped setting. The
eastern boundary is bordered by parkland which flows through Noosa Parklands estate. Land
opposite the site is known as Tewantin National Park.
Table 2: Surrounding land uses
Surrounding land uses
North Residential dwellings
South Opposite the site – Tewantin National Park
East Parkland and creek and Residential dwellings
West Residential dwellings
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3.0 Background
The site has been the subject of a range of applications with the most recent including:
2004/5763 DA – Preliminary Approval to Override the Planning Scheme (lapsed)
MCU11/0082 - Issued 19.07.2010 for Multiple Housing Type 3 Retirement & Special Needs
– 32 Beds
MCU18/0009 – Issued November 2018 for Multiple Housing Type 3 Retirement & Special
Needs – 32 Dementia Beds
The most recent approval was issued in November 2018 (MCU18/0009) and approved 32 new
dementia beds in three new buildings located on the north-eastern portion of the site. Two minor
changes have been made to this approval including a change to the design and layout of the
buildings and a change to the layout to allow for firefighting pumps and tanks in the front boundary
setback.
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4.0 Proposed development details
The application seeks an Other Change to MCU18/0009.02 Multiple Housing Type 3 – Retirement
and Special Needs 32 beds) to provide an additional parking area on the adjoining lot at 4 Carramar
Street, Tewantin and rearrange the carparking layout on the existing Carramar site. The proposal
includes:
New carparking area on Lot 2 on RP177554 (4 Carramar Street) for 14 cars.
Access to new carparking area via Lot 2 on RP177554 (186 Cooroy Noosa Road).
Carparking area to be bitumen sealed.
No lighting to be provided to carparking area.
Carpark to be opened from 6.30am to 4.30pm with gates closing the carpark after these
hours.
Carpark to predominantly used by staff.
Change to carparking spaces on Lot 2 on RP177554 (186 Cooroy Noosa Road) including
relocation of 12 carparking spaces at Area 7 and 2 spaces at Area 10 to Lot 2 on RP177554.
Loss of one space on Lot 2 on RP177554.
Existing fence to be retained.
The revised carparking layout and use of Lot 2 is a result of a review of the existing maintenance
area where 12 carparking spaces were proposed to be located. The carparking spaces were
determined to remove valuable loading and unloading areas associated with maintenance
operations and as a result, the alternative solution of utilising the adjoining site was proposed.
Attachment A includes proposed plans of the location of the proposed carpark and alterations to
the existing carparking layout.
The applicant advises that the adjoining Lot 2 will eventually be developed for accommodation
purposes associated with the Carramar facility.
An application for Operational Works (carparking, access, stormwater drainage, erosion control) for
the proposed carpark is also included as part of this application. Attachment B includes plans
prepared by Callaghan and Toth.
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5.0 Planning Assessment
The Planning Act states that the local authority is to consider the following in assessing and deciding
other change applications:
82(2) For administering the change application, and assessing and deciding the change
application in the context of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with the changes
included, but was made when the change application was made; and
(b) with necessary changes
The proposed other change is assessed against the current Noosa Plan 2020 in the following
sections.
5.1 Noosa Plan 2020
The Noosa Plan 2020 includes the site in the Tewantin Local Plan Area and provides it with a
Community Facilities zone (No. 3 Residential Care Facility). In accordance with definitions of the
Noosa Plan 2020, the proposed use would be defined as Residential Care Facility:
Residential care facility means the use of premises for supervised accommodation, and
medical and other support services, for persons who—
a) can not live independently; and
b) require regular nursing or personal care.
The assessment table for the Community Facilities zone indicates that a Residential Care Facility
is a consistent code assessable application where on a site specifically annotated for that use and
is to be assessed against the following codes:
Tewantin Local Plan Code;
Community Facilities Zone Code;
Special Residential Code; and
Works Codes.
5.1.1 Tewantin Local Plan Code
The proposal has been reviewed against the provisions of the Tewantin Local Plan Code and is
considered to comply with the outcomes.
5.1.2 Community Facilities Code
The proposal has been reviewed against the provisions of the Community Facilities Zone Code and
is considered to comply with the outcomes. The carpark is located close to the existing service
access off Cooroy Noosa Road and retains existing vegetation along the boundary. The existing
fencing around the site is to be maintained and will screen the site from the surrounding area.
The carpark is to be open from 6.30am to 4.30 pm and be predominantly used by staff to minimize
impacts on the surrounding area.
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5.1.3 Special Residential Code
The proposal has been reviewed against the provisions of the Special Residential Code and is
considered to comply with the outcomes. The carpark is located off an existing driveway and service
area and will be predominately used by staff and closed after hours. The carpark is located
approximately 25 metres from the adjoining residential property to the west. The residential property
contains a large shed along the common boundary which will aid in screening the carpark from the
dwelling.
5.1.4 Works Codes
An application for Operational works for the proposed carpark has been prepared by Callaghan and
Toth and is submitted for assessment as part of the Other Change application. Refer Appendix B.
With regard to carparking, Condition 2.2 of MCU18/0009.02 states:
2.2. Car parking must be provided at a rate of 0.92 car spaces per bed. Of these, 0.21 spaces
per bed are for event days which must be accommodated on the site, but may be located in
temporary areas. The layout must comply with Australian Standard AS/NZS 2890.1-2004 and
may include the existing 18 car parking spaces in the road reserve.
174 beds are approved under MCU18/0009.02 which requires a total of 160 spaces. The proposed
carparking area and layout provides for the required 160 spaces on site.
5.1.5 Overlays
The proposed changes do not raise any issues with reference to the mapped overlays over the site.
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6.0 State Assessment
6.1 State interests
6.1.1 State Planning Policy
Under the State Planning Policy the site is mapped as being in a Bushfire Hazard Area. This aspect
is generally reflected in the Planning Scheme.
It is noted that the site is not mapped as:
Koala Assessable area
Regulated vegetation.
6.1.2 State-controlled road
The proposal does not trigger referral to the State as the site is over 450 metres from the mapped
State transport corridor.
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7.0 Conclusion
Noosa Care Incorporated are seeking approval to change MCU18/0009.02 by altering the approved
car parking layout and providing additional car parking on an adjoining site owned by Noosa Care
Incorporated. The proposed alterations comply with the approved car parking rates for the site and
are located to minimise impacts on the surrounding area. The car parking area will be predominately
utilised by staff during daylight hours with existing fencing and vegetation along the boundaries of
the site maintained
The application is recommended to be considered favourably by Council.
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8.0 Appendices
Appendix A – Proposal plans
Appendix B – Operational Works plans
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