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RFI - response notice items 1-3 MCU150111

Attached to the e-mail MCU15/0111 Response to information request - 2-4 Lamonts Rd & 19 Trading Post Rd, Cooroy - email 1 of 2.

17 February 2017
Palm Lake Works
PO BOX 10470
Southport BC
QLD4215

Chief Executive Officer
Noosa Council
PO BOX 141
Tewantin
QLD 4565

Attention: Denis Wallace

RESPONSE TO INFORMATION REQUEST FOR DEVELOPMENT PERMIT (MCU15/0111) FOR MATERIAL
CHANGE OF USE - MULTIPLE HOUSING TYPE 3 – RETIREMENT & SPECIAL NEEDS FOR AN ADDITIONAL
56 INDEPENDENT DWELLINGS (TOTAL 220) AND AGED CARE (120 BED) AND ANCILLARY FACILITIES
AND RECONFIGURATION OF A LOT FOR A BOUNDARY REALIGNMENT (4 LOTS INTO 3) AT 2-4
LAMONTS ROAD AND 19 TRADING POST ROAD, COOROY – LOT 1 & 2 ON RP165418 AND LOT 1 & 4
ON RP215922

Dear Denis

I refer to Councils Information Request dated 21 December 2015. The following provides a response to
Planning items 1-2. Response to Engineering Items 4-19 are provided under separate cover. All responses to
the requested information are provided under 278(1)(a) of the Sustainable Planning Act 2009 (SPA).

PLANNING

1. Issue – Grounds to Overcome Planning Scheme Conflict

The development involves the retirement housing use on a Rural zoned allotment, with the use identified as
inconsistent within the zone. Grounds to support the proposal despite the conflict must be identified in
accordance with S326 of the Sustainable Planning Act. Grounds are included in the submitted planning report
but are not well articulated or supported.

Information Required

Provide summary grounds to support the development despite the conflict with the site’s partial Rural zoning.
The grounds should be provided in a format similar to what might be included in Council’s Decision Notice,
should it support the development.

Applicants Response.

Nature and Extent of Conflict

As noted above, the use is at variance with the Rural zone.

RFI - response notice items 1-3 MCU150111.pdf · 555 KB (small file)

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The land the subject of the development application includes four lots. Three within the Community Services
Zone at 12.75ha. And one lot within the Rural zone at 2ha.

The table of development of the Community Services Zone of the Noosa Plan lists the development as a code
assessable consistent use. Whereas in the Rural zone it is an impact assessable inconsistent use.

Sufficient Grounds

Palm Lake Resort have recognised that an ageing population requires more housing – this is because older
persons tend to live alone or as couples, pushing down the overall occupancy of dwellings. As a greater
proportion of our population ages, additional housing will be required to accommodate these households.
For older Australians, there is a clear preference to remain living in a detached house. As such, the need for
well-located and affordable accommodation is important. The degree to which older persons are able to move
into more suitable accommodation is very much affected by a range of matters – from the availability of
housing, to individual choice or family and affordability.

Australia’s ageing population will bring significant change in housing demand, both in terms of location and
dwelling type. The availability of suitable, comfortable, affordable and accessible housing is important for older
people, and will factor as a significant influence of demand from both retiring households.

In light of the above, there are sufficient grounds to justify approval despite conflict with the Noosa Plan. The
grounds include:

- There is a need to provide accommodation for an aging population in terms of location and dwelling type;
- The proposed development provides a specific type of affordable residential accommodation targeted at
mature aged living and aged care that offers a full range of collocated services and facilities; and
- The proposed development has the potential to provide significant community benefits, namely the
creation of additional employment opportunities (construction, maintenance and services) and
expenditure within the town of Cooroy by the residents.

2. Issue - Noise

The application re-submits the existing noise assessment for the site and it has not been updated for the
development.

Information Required

Provide planning comment confirming the development does not introduce any new noise impacts or
considerations that should be addressed buy an updated noise report.

Applicants Response.

Please see the attached updated acoustic report for the new development.

Page 3

WASTE MANAGEMENT

3. Issue – Waste

A waste management plan for the development site is required.

Information Required

Submit a Waste Management Plan in accordance with Noosa Planning Scheme Policy 11 – Waste Management
Plans. The Plan must demonstrate how the proponent will comply with Noosa Planning Scheme Policy 9 –
Waste Management. The plan must also address refuse truck accessibility and turning paths within the site in
compliance with Council’s requirements.

Applicants Response.

Included with Engineers response is swept path diagrams for a refuse truck. Contractual waste collection
arrangements will be finalised with Noosa Council prior to the commencement of the use. As such, it is request
that Council Condition the development permit for the waste management plan to be provided by same.

ENGINEERING

As mentioned above the response to engineering items 4-19 are provided under separate cover.

Please do not hesitate to contact me on 5552 1326 or via email [email protected] should you have
queries.

Yours sincerely
Palm Lake Works

Ben Prior
Town Planner

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RFI - response notice items 1-3 MCU150111

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