Further Report – MCU18/0019 Development Application For A Material Change Of Use For Multiple Housing – Type 3 Retirement And Special Needs (90 Bed Aged Care Facility) At 52 – 62 Goodchap Street And 3 – 11 Val Crescent, Noosaville

FURTHER REPORT – MCU18/0019 DEVELOPMENT APPLICATION FOR A MATERIAL change OF USE FOR MULTIPLE HOUSING – TYPE 3 RETIREMENT AND SPECIAL NEEDS (90 BED AGED CARE FACILITY) AT 52 – 62 GOODCHAP STREET AND 3 – 11 VAL CRESCENT, NOOSAVILLE

Document information

Author	Development Planner, Glen Conforti
Environment and Sustainability Department

Index	ECM/ Application/ MCU18/0019

Attachments	Nil

EXECUTIVE SUMMARY
Not applicable.

RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment Committee Meeting dated 9 October 2018 and the General Committee Meeting dated 15 October 2018 regarding Application No. MCU18/0019 for a Development Permit for Material Change of Use - Multiple Housing –Type 3 Retirement & Special Needs (90 bed aged care facility) situated at 52 – 62 Goodchap Street & 3 - 11 Val Crescent, Noosaville and:
A.	Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name
A-DA-01.01	D	Site Plan, prepared by Elevation Architecture
A-DA-03.01	K	Basement GA Floor Plan, prepared by Elevation Architecture
A-DA-03.02	K	Basement GA Floor Plan, prepared by Elevation Architecture
A-DA-03.03	I	Level 1 GA Floor Plan, prepared by Elevation Architecture
A-DA-04.01	F	Roof Plan, prepared by Elevation Architecture
A-DA-09.01	G	Elevations Plan, prepared by Elevation Architecture
A-DA-10.01	G	Site Sections, prepared by Elevation Architecture
A-DA-10.02	F	Site Sections (Sheet 02), prepared by Elevation Architecture
A-DA-22.01	G	Goodchap Street (south), prepared by Elevation Architecture
A-DA-22.02	E	Goodchap Street (east), prepared by Elevation Architecture
A-DA-22.03	E	Porte Cochere (Goodchap St), prepared by Elevation Architecture
A-DA-22.04	G	Goodchap Street (north), prepared by Elevation Architecture
A-DA-22.05	G	Val Crescent (north), prepared by Elevation Architecture
A-DA-22.06	G	Val Crescent (west), prepared by Elevation Architecture
A-DA-22.07	F	Val Crescent (south), prepared by Elevation Architecture
The Approved Plans must be amended to incorporate the amendments listed within this Decision Notice and resubmitted to Council prior to the issue of any Development Permit for Operational Works.
Nature and Extent of Approved Use
The ‘café’ must be used for residents and their guests only and not be for general public use. No external signage advertising the café is permitted.
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground surface except for the lift overruns and the centrally located skillion roof eaves which must not exceed the height indicated on the approved plans and not exceed 8.8m above the natural ground level.
The maximum height of the development must be 2 storeys. A 0.75m wide garden must be provided for the full length of the plant room wall near the driveway to a height of a maximum of 1m below the ground floor so as to not constitute a storey pursuant to The Noosa Plan. Amended plans must be submitted to Council prior to the issue of an operational works approval demonstrating compliance with the maximum height.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirements of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $50,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the pre-start meeting. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Street Identification
The street address of the development must be clearly visible and discernible from the primary frontage of the site by the provision of a street number and, where appropriate, the building name.
Building Appearance
External finishes must consist of a mix of materials in accordance with the approved plans. The parapet facing Goodchap Street must be articulated to break up its length and present a more domestic scale and appearance.
All air conditioning units or other mechanical equipment must be fully enclosed or screened such that they are not visible from the street frontages or adjoining properties.
Protection of Privacy
To ensure privacy is protected between adjoining properties all windows and glass doors located on the upper level of the southern building face must either:
have a minimum window sill height or 1.5 metres above floor level
be fitted with translucent glazing
be fitted with a fixed external screen
ENVIRONMENTAL HEALTH
Amenity
The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Noise Nuisance
Noise emission from mechanical equipment must comply with the following requirements:
Air-conditioning, refrigeration, fans including mechanical exhaust fans/ventilation, plant rooms and refuse compactors:
7am to 10pm: Maximum background + 5dB(A)
10pm to 7am: Maximum background + 3dB(A)
Submission of written certification from a suitably qualified person confirming that the noise levels from all mechanical equipment comply with the noise requirements of this Decision Notice when measured at either the residential boundary or outside the most exposed part of an affected building, whichever is the closest to the equipment.
The assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building, and in a format approved by Council.  All equipment should be operating at the same time to test the overall noise level created.
Kitchen Exhaust
Kitchen exhaust points for the development must be located and operated in accordance with Australian Standard AS1668.2-2002 “The use of ventilation and air-conditioning in buildings” (specifically Section 5.10 – Air Discharges).
The development must be constructed with reticulated ducting inside the building to transfer kitchen exhaust fumes to a discharge point on the roof.
Submission of written certification must be provided from a suitably qualified person confirming that the kitchen exhaust is constructed, installed and is operating in accordance with Australian Standard AS1668.2-2002.
The assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building, and in a format approved by Council.
Service Vehicles
Deliveries to the site must be between 7.00am and 6.00pm Monday to Saturday and not permitted on Sunday or public holidays.
Building Demolition/Removal/Relocation
Where the development involves the removal, relocation or demolition of a building, a Waste Management Plan (construction and demolition) in accordance with Planning Scheme Policy 11, Waste Management Plans must be submitted and approved by Council’s Environmental Health Officer prior to issue of a development permit for operational works for demolition, removal or relocation of any building other than a shed.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials.  Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The site area for the storage and separation of waste is to be shown on the plan drawings accompanying the application
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed.
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Waste Storage & Disposal
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy 9, Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Waste collection services are limited to between 6.30am and 6.30pm Monday to Saturday and not permitted on Sunday or public holidays.
Outdoor Lighting Devices
Lighting associated with the use must be designed, sited, installed and tested to comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the obtrusive effects of outdoor lighting” using a control level of 1.
Certification must be submitted to Council from a qualified person which certifies that all outdoor lighting devices comply with the requirements of this Decision Notice at the time of commissioning.
For the purpose of certifying outdoor lighting devices for the development, a qualified person is:
a Registered Professional Engineer of Queensland;
an environmental or electrical design consultant with a minimum of 3 years current experience in the field of outdoor lighting.
LANDSCAPING
The development site must be landscaped in accordance with Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines and an Operational Works approval and must include local native species and in particular:
any boundary fencing must be setback a minimum of 1m from the boundary and/or covenant areas. The area of land between the boundary or covenant areas and the fence must be densely landscaped to screen the fence from the street. The landscaped area must include 1 feature tree every 3m;
dense landscaping must be provided along the southern boundary to effectively screen the development from the adjoining residential dwellings;
dense landscaping must be planted for the full frontage of Val Crescent  to screen the development. The plantings must include a mix of low, medium and tall shrubs and trees and in particular;
include 12 x 100 litre native tree species along the Val Crescent frontage between the driveway and the southern boundary of the site. Proposed species must be submitted for operational works approval;
shrubs and trees along the Goodchap Street frontage must have a minimum pot size of 200mm and must include 5 feature trees with a pot size of 100 litres;
2 x 100 litre feature trees planted in each garden located near the building either side of the porte cochere. The tree species chosen must have a mature height of 8m or more;
provision of 1 street tree with a pot size of 100 litres for every 8 metres of frontage;
provide a survey plan prepared by a suitably qualified person which identifies the mature trees on site and their possible retention in particular the trees near the site boundaries;
the large eucalypt tree near the proposed driveway in Val Crescent must be retained. In this regard, an arborist report outlining measures to maintain the health of the tree during the design, construction and operational phase of the development must be submitted for operational works approval;
any vegetated water quality treatment system must be located to allow for landscape screening of the development.
ENGINEERING
External Works
Goodchap Street and Val Crescent must be upgraded for the length of their frontage to the subject site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
reconstruction of any damaged kerb and channelling;
construction of pedestrian footpaths in accordance with the conditions of this Decision Notice;
removal of the existing property accesses and reinstatement of the kerb, footpath and verge area to match the balance of the site frontage, including the provision of topsoil and turf where the existing verge is grassed;
relocation/reinstatement of existing on-street parking bays required as a result of development works;
linemarking for any potential additional on street parking spaces.
This Condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure and s128 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
The existing formation in Val Crescent must be upgraded from the existing formation in Goodchap Street and extending to the tangent point in the kerb line adjacent to the northern boundary of No 3 Val Crescent.  The works must be undertaken in accordance with an Operational Works approval and must include but not be limited to:
works designed and constructed in accordance with Council’s Planning Scheme Policy PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks (section 3.19(d) – Industrial/Commercial – Local road);
the full width of the formation in Val Crescent;
reinstatement of existing linemarking.
This Condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Bus Stop relocation
The bus stop and associated infrastructure must be relocated in accordance with Translink’s requirements. These works must also include the installation of a new shelter in accordance with Council’s standard drawings. In this regard please note that Council has a contract with a 3rd party to manufacture and install bus shelters. The developer must:
carryout adjustment works to the kerb line and/or road linemarking along the new bus stop bay as necessary to achieve compliance with the applicable standards for cycle lanes requirements. The works must be included as part of the Operational Works application.
liaise with the bus shelter manufacturer/installer and create all necessary conditions for their works (i.e. concrete slab, etc.);
advise Council of timing for the installation of the bus shelter and report as soon as possible any changes to the programme.
This condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure. The relocation of the bus stop is only to facilitate the development and therefore no offset of the Infrastructure Charges is applicable.
Written approval from Translink’s Temporary Closures Team must be provided as part of the Operational Works application, confirming that the application for impact to the public transport bus network has been accepted and complies with DTMR’s “Industry Guideline: A guide to managing public transport impacts”.
Site Access and Driveways
Sealed access driveways must be provided from Goodchap Street and Val Crescent to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
driveway crossovers generally in accordance with Council’s standard drawing RS-051
suitable safety measures, including warning signage, to improve driver awareness of pedestrians and enhance pedestrian safety. Warning signage must be provided near the exit driveways to warn motorists of pedestrian movement along the frontage street
Car Parking
A minimum of 53 car parking spaces must be provided and marked on the site and made available and accessible at all times while the use is open for business. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
53 visitor and staff parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use
1 disabled parking space within the total
1 space for an emergency vehicle
crossfalls, dimensions and gradients in accordance with Australian Standard AS2890: Parking Facilities
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Directional signage must be provided to direct visitors and customers to the car parking spaces provided on site.
Paving Treatment of Vehicle Movement Areas
Alternative materials, patterns, or threshold treatments must be used to articulate the pavement treatment of vehicle movement areas.
Service Vehicles
Service vehicle parking, manoeuvring and standing spaces must be provided on the site. The works must be undertaken in accordance with an Operational Works approval.
Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities must be provided for the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a 2.0 metre wide concrete footpath within the road verge for the entire length of the site’s frontage to Goodchap Street including a new pram ramp at the intersection with Val Crescent
a 1.5 metre wide concrete footpath within the road verge for the entire length of the site’s frontage to Val Crescent. This path must be widened to 1.8m where not constrained by services or vegetation in the road reserve.
adequate separation of all specific pedestrian routes from vehicle access and manoeuvring areas, and clear demarcation by pavement marking, signposts or changes in surface materials or levels
signage and lighting at strategic locations to direct people to building entries and public toilet facilities
A pram crossing at the southern end of the path in Val Crescent
Joining smoothly to existing paths, services and verge areas
10 bicycle spaces provided in accordance with AS2890.3 Bicycle Parking Facilities; and AUSTROADS Guide to Traffic Engineering Practice, Part 14 – Bicycles, Section 10.
end of trip facilities of one locker per two bicycle space and one shower cubicle with  ancillary change room per 10 bicycle spaces or part thereof.
Condition a is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
Condition b is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval that is issued only where the Operational Works application demonstrates the following in particular:
Stormwater quantity managed as described in section 4 of the Site Based Stormwater Management Plan for Knowles Group Proposed Aged Care Facility at Goodchap Street by Empire Engineering Revision B dated 3 May 2018, with the exception of the following:
a stormwater quality treatment system designed in accordance with a MUSIC model prepared in accordance with the Water By Design Guidelines which demonstrates that pollutant reduction targets of 90% reduction in Gross Pollutants, 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen can be achieved.
To satisfy Section 4.8 of the MUSIC modelling Guidelines, the nodes provided in the MUSIC model for any proprietary stormwater quality treatment device must be verified by Stormwater Australia as achieving the pollutant reduction and design parameters attributed to the node included in the MUSIC model. Where Stormwater Australia is unable to endorse the node for the proprietary stormwater quality treatment device, the industry accepted bioretention basin node must be provided in the MUSIC model, and redesign of landscaping layout to incorporate any required bio retention device must be provided.
All vegetated stormwater quality treatment devices must be:
designed consistent with the Bioretention Technical Design Guidelines (Water by Design, 2012); and
maintained in accordance with the Water by Design (2009) - Maintaining Vegetated Stormwater Assets (Version 1). A copy of this document must be retained on the site together with the approved Operational Works drawings for the stormwater quality treatment system and a detailed life cycle costing of the system attached as an addendum. Records of all maintenance activities undertaken must be kept and made available to Council upon request.
Any proprietary stormwater quality treatment devices must be routinely checked, serviced and cleaned in accordance with the manufacturer’s recommendations. Records of all maintenance activities undertaken must be kept and made available to Council upon request. Where replacement cartridges or other necessary components for the system become unavailable, an alternative system is required to be retrofitted into the development to achieve an equivalent pollutant reduction outcome.
Any Site Operator Management Strategy must include the Water by Design (2009) – Maintaining Vegetated Stormwater Assets (Version 1) document and/or maintenance manual for the proprietary device as appropriate and must include the full cost of maintaining the system in accordance with that document.
Where proprietary devices are endorsed as part of the Operational Works Approval, a copy of a signed supply agreement between the body corporate/site operator and the stormwater filtration system supplier for the maintenance of the proprietary devices must be provided to Council prior to the pre-start meeting for the development. The supply agreement must be for at least 10 years.
Acid Sulfate Soils
All works must be carried out in accordance with an Acid Sulfate Soil and Groundwater Management Plan for the development prepared by a qualified person* and provided in the application for the Development Permit for Operational Works.
All waters, including stormwater runoff, groundwater seepage and leachate from acid sulfate soils must achieve the following quality prior to release from the site:
a pH range of 6.5-8.5 pH units;
50mg/L maximum  total suspended solids concentration;
0.3mg/L maximum total iron concentration;
0.2mg/L maximum total aluminium concentration;
no visible plume at either the point of release from the site or within a waterway.
The basement must be designed and constructed as a water excluding structure in accordance with Australian Standard AS3735 “Concrete Structures for Retaining Liquids” to ensure groundwater does not enter the basement after construction is completed.
All treated material must undergo verification undertaken by a qualified person* using the SPOCAS or Chromium Reducible Sulphur testing suite, and the results must be submitted to Council for appraisal.
The application for Operational Works must demonstrate that continual dewatering of groundwater’s will not occur as a result of groundwater movement along any bedding material associated with pipes and around the basement of the development.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements/Covenants
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Covenants for the preservation of sight lines distances must be created at the intersection of Goodchap Street and Val Crescent and at the bend in Val Crescent. The covenant areas must be generally in accordance with the QTraffic plan SK.01A in the report dated 3 August 2018, and as modified in red by Council in the reference documents. The covenant must be in favour of Council and the terms must include but not be limited to:
No structures or fencing
No landscaping other than grasses, excluding the existing gum tree
The areas to be maintained at all times by the property owner.
Earthworks and Retaining Walls
All earthworks and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site (both above and below ground) unless written permission from the respective landowner(s) is provided to Council.
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
a Traffic Management Control Plan in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads
provision for worker car parking
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures
works programme identifying key components of the works and their respective durations
establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses to advise of agreed construction times, impacts on traffic, services and other relevant issues
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
details on the location of external fill/dump sites, the haulage route, type of vehicle to be utilised during filling operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations shall be fully repaired at the applicant’s expense
it is acknowledged that the preliminary Construction Management Plan will be a draft document requiring finalisation upon appointment of the Principal Contractor employed to construct the works and a final document will be required to be submitted at the Pre-Start Meeting for the project.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval
B.	Find the following are sufficient grounds to justify the decision despite the conflict with the Planning Scheme:
There is a significant need for aged care facilities within the Noosa region and the proposal will in part satisfy this need.
The use is compatible with surrounding residential uses and will not significantly impact on the amenity of the area. Further conditions are proposed to mitigate and address any potential amenity impacts.
The proposal being low rise and articulated with a variety of external finishes will sit reasonably well within the streetscape without being overly dominant.
The proposal provides extensive landscaping to the Val Crescent frontage to screen the development from the street.
There are limited opportunities of appropriately zoned land for the development of aged care facilities and overall the proposal is a good response for this site, considering the Noosa Hospital opposite and Goodchap Street medical centre nearby.
The applicant has demonstrated that vehicles can enter and exit the Val Crescent driveway safely.
The development will not adversely affect the broader road network.
C.	Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

REPORT
This report has been prepared in response to questions raised at the Planning and Environment Committee Meeting held on 9 October 2018 regarding:
Further information on the availability of land available for aged care facilities;
Provide more detailed comments in the table which addresses the matters raised by submitters;
Concerns were raised in regard to the length of the parapet fronting Goodchap Street near the porte cochere;
Clarification on the areas of the roof where the development is proposed higher than 8m above the natural ground level;
Whether specific provisions are required for mobility scooters?
Officers raised that changes are required to some conditions to ensure the reference to the Planning Act 2016 section is correct in respect to non-trunk and trunk infrastructure to clarify that no offset is applicable for relocating the bus stop.

Land Availability
In Noosa Shire there is approximately 130ha of vacant zoned land for unit development and where aged care development is identified as a consistent use. While this quantity appears sufficient the land is scattered throughout the Shire in individual small lots suitable only for a duplex or small scale unit developments.
The new Noosa Plan has been informed by the Briggs and Mortar Housing needs analysis and has identified an additional large lot considered suitable for aged care.
Submitter concerns
The following table is provided in the original Officers report to the Planning and Environment Committee Meeting held on 9 October 2018 with further comment on the matters raised by submitters provided as track changes.
Matters Raised	Comments
Traffic / Car parking	
It is already a struggle to get a car park on Goodchap Street and Val Crescent as a result of overflow parking from the hospital. The extra traffic caused by the development will impinge on ambulance access to Noosa Hospital Emergency. The development will significantly increase vehicles using Val Crescent, particularly commercial vehicles including 12.5m heavy rigid vehicles. Val Crescent is intended to service residents who live in the street only. Val Crescent should be widened to cater for the additional traffic if the development is to proceed.	The car parking proposed has been independently peer reviewed which indicates 53 spaces is sufficient for the intended use. The effect of the development on the road network has been deemed to be insignificant. This has been certified by a RPEQ traffic engineer and peer reviewed by Council’s consultant traffic engineer. Additional vehicles to that which currently use Val Cr would increase. However, the proposed driveway is located 20m from Val Cr/Goodchap St roundabout minimising the traffic impacts on Val Cr. The current width has been deemed suitable for the development.
The proposed 53 car parks is not sufficient to cater for patients, staff, visitors and other people required to attend the facility.	The car parking numbers proposed have been independently peer reviewed.
Number 2 Val Crescent’s driveway is not indicated on the developer’s plans. This driveway is within 10m of the proposed driveway.	The location of 2 Val Cr driveway and the impact of the development has been considered in the assessment of the development. The driveway is unlikely to be impacted by vehicles entering and existing the proposed development driveway in Val Crescent.
The increased traffic created by the development will make Val Crescent more dangerous given— there are no footpaths for local residents or for people who park in the street to access the hospital; children ride bikes and scooters on the street and the increased traffic will prevent them from doing this safely.	A footpath to the whole Val Cr frontage of the development must be constructed should the development be approved. The proposed driveway to the development in Val Cr is near the Goodchap St roundabout. minimising the traffic impacts on Val Cr.
The Val Crescent access is inappropriate and unsafe because of restricted sight lines and the applicant’s information response is grossly inaccurate.	The applicant has demonstrated the Val Crescent access is safe when a covenant is provided that restricts vegetation and structures in the area which is required for sightlines. An RPEQ has certified the sight lines comply with the relevant standards. The sight lines and other traffic related concerns raised by the submitter are addressed in the body of this report.
Additional rubbish collection adding to noise and stress levels	It is likely 1 additional collection would be required. Plastic low noise1100litre bins would be used which are specifically designed for noise sensitive areas. Collection times are during the day minimising impacts on the surrounding area. This has been discussed further in Section 3.3.1 of this report under the Waste heading.
During construction
The development will create noise and disrupt amenity during the construction phase. The construction phase is an enormous impost on Val crescent over a substantial period of time and one we should not have to tolerate. Excavation for the basement raises stability concerns and will probably result in pumps working all the time and over-taxing the storm water drainage system and adding to sediment levels in Lake Doonella.	Noise is unavoidable during any construction. Should the development be approved a construction management plan would be required as part of the operational works application and therefore construction impacts would be minimised. Should the development be approved, conditions would address the stability of the site during construction.
The Val Crescent road surface is not suitable for heavy construction traffic. Construction of this scale will require large articulated delivery vehicles and raises safety issues with the Goodchap Street / Val Crescent roundabout.	If approved this would be addressed as part of the operational works application. Any damage to the road is the responsibility of the developer. If approved, Council would require a substantial bond of $50,000 to ensure compliance with conditions of any approval.
Property Value
Devaluation of Val Crescent properties.	This is not a planning matter.
Built form
The proposal conflicts with the Noosa Plan. No expectation a 90 bed aged care facility would be built in Val Crescent given that it is zoned for Detached Housing. The expectation is 11 dwellings over 11 lots. A 90 bed aged care is an overdevelopment of the site. It is a high density commercial development in a residential area with service levels equal to a commercial development.	The Planning Act 2016 allows planning applications to be lodged with Local Government whether or not the use is consistent in the subject zone. The report concludes there is a significant need for aged care facilities which in part justifies the conflict with the Planning Scheme. While a large scale building, the proposal is well designed and unlikely to significantly dominate the surrounding area. It is a quiet residential use and the impacts of the commercial aspects on Val Crescent have been minimised. This has been addressed further in Section 3.3 of this report.
The size, mass and bulk dominates the streetscape and is a significant departure from The Noosa Plan and will look out of place on the site which is characterised by detached houses. The proposal does not give the physical appearance of detached houses and change the nature of Val Crescent where there is no units or other multiple dwellings.	It is agreed the proposal does not present as 11 detached houses. To address the size, mass and bulk, the building is low rise, articulated, uses a variety of external finishes, and proposes significant landscaping and generous setbacks. Generally individual dwellings would be constructed within the subject zone. However, it should be noted that a large detached house could be constructed over multiple lots resulting in a greater scale of development which may not trigger a planning application to Council.
The proposed ‘cookie cutter’ unit style doesn’t fit the Noosa style of development.	The proposed design is considered ‘Noosa Style’ with the built form articulated, providing eaves and a mix of external material finishes to add interest.
Insulted by the impressive circular driveway on Goodchap Street whilst the ugly commercial access is located in Val Crescent, subjecting local residents to noise and congestion.	The development provides variation and articulation in design and the ‘commercial access’ and associated delivery area is below road level with good landscaping screening the development from the street.
Ambient light from the development will change the night time amenity of Val Crescent.	A condition has been proposed to  ensure no negative impact from light spill.
Rooms and balconies overlooking our yards and walkways and courtyards along the fence line creating major privacy concerns.	The development is setback 3.2m from the adjoining residential uses with no windows to these areas of the building except for a small balcony and windows setback 18m. The courtyard is likely to be at or slightly below natural ground level and should not create any overlooking. A condition has been proposed to  to provide screening devices to ensure privacy.
Location
The aged care facility should be located on a more appropriately zoned lot.	Noosa Shire has a shortage of appropriately zoned land for aged car facilities which is highlighted in the Housing Needs Assessment (HNA), prepared by Briggs and Mortar dated April 2017. The HNA was prepared to inform the  Noosa Council’s new Planning Scheme.
Need
There is enough aged care beds in Noosa Shire considering the population ceiling cap.	The HNA indicates a shortfall of 214 beds by 2021 and 289 beds by 2036. This is further discussed in Section 3.3 of this report under the Need and Demand heading.
Stormwater/Wastewater
A large volume of sewage and grey water output.	Unitywater would address this aspect of development. Stormwater has been demonstrated to comply with the Planning Scheme, relevant policies and standards.
Vegetation
Removal 40 mature trees across the 11 lots negatively impacts on the character of Val Crescent.  If 11 new detached houses were constructed the vast majority of these trees would be retained.	Not all of the mature trees are native species. The large mature eucalypt located to the north western end of Val Crescent is proposed to be retained.  A condition is proposed  to explore the opportunity to retain mature trees. This is likely to occur only along the Val Crescent frontage. If the development is approved, 100 litre pot size trees is proposed to be conditioned. If 11 new detached houses were to be constructed it is unlikely that the vast majority of the trees would be retained.
A commercial café appears to be operating from the Peregian Springs Arcare facility. The proposal plans show a café area but is not mentioned in the applicant’s application documentation.	The café is ancillary to the proposed use and is not proposed for external use. It is proposed to be utilised by residents, residents’ visitors and staff. A condition is recommended to ensure the café is not a commercial activity.
Some of the properties to be removed are lower cost rentals. Removal of these seems contradictory to the current requirement for more low cost rental properties.	The lower cost properties appear to be in a state of disrepair being the reason they are potentially low cost rentals. There is a need for both low cost accommodation and aged care beds in Noosa Shire.
Parapet facing Goodchap Street
Concerns were raised suggesting the 30m long parapet presents a commercial architectural aspect to the development. The Planning Scheme requires eaves to 75% of the perimeter of the building. The proposal meets this provision with more than 90% eaves to the perimeter. The wall below the parapet incorporates glazing and some timber structures with horizontal battening (for a vine) each side of the porte cochere which provides interest to the facade.
A condition may be imposed to provide window hoods or similar but it is considered this would compromise the overall design. An additional feature tree could be planted each side of the porte cochere roof to assist in visually softening this facade. There also appears the opportunity to articulate the parapet above the porte cochere roof. It is considered the additional landscaping and further articulation addresses any commercial architectural aspect of the development.
Proposed conditions 10 and 25 are recommended to be changed to read as follows:
Condition 10
External finishes must consist of a mix of materials in accordance with the approved plans. The parapet facing Goodchap Street must be articulated to break up its length and present a more domestic scale and appearance.
Condition 25
The development site must be landscaped in accordance with Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines and an Operational Works approval and must include in particular:
any boundary fencing must be setback a minimum of 1m from the boundary and/or covenant areas. The area of land between the boundary or covenant areas and the fence must be densely landscaped to screen the fence from the street. The landscaped area must include 1 feature tree every 3m;
dense landscaping must be provided along the southern boundary to effectively screen the development from the adjoining residential dwellings;
dense landscaping must be planted for the full frontage of Val Crescent  to screen the development. The plantings must include a mix of low, medium and tall shrubs and trees and in particular;
include 12 x 100 litre native tree species along the Val Crescent frontage between the driveway and the southern boundary of the site. Proposed species must be submitted for operational works approval;
shrubs and trees along the Goodchap Street frontage must have a minimum pot size of 200mm and must include 5 feature trees with a pot size of 100 litres
2 x 100 litre feature trees planted in each garden located near the building either side of the porte cochere. The tree species chosen must have a mature height of 8m or more;
provision of 1 street tree with a pot size of 100 litres for every 8 metres of frontage
provide a survey plan prepared by a suitably qualified person which identifies the mature trees on site and their possible retention in particular the trees near the site boundaries.
the large eucalypt tree near the proposed driveway in Val Crescent must be retained. In this regard, an arborist report outlining measures to maintain the health of the tree during the design, construction and operational phase of the development must be submitted for operational works approval
any vegetated water quality treatment system must be located to allow for landscape screening of the development.
Building height in metres
Figure 1 below shows the areas where the development exceeds 8 metres above the natural ground level.

Figure 1 – Areas of roof exceeding 8m
The lift overruns are centrally located and there are likely to be only limited views of these from the surrounding area.
There is an opportunity for the northern part of the roof which is proposed at 8 degrees to be reduced in height by reducing the roof pitch to 5 degrees. It is considered this is not necessary as the height encroachment is minor and would not cause any impacts to the surrounding area and has arisen due to the slope to some extent. The roof areas are unlikely to be seen from the street because of the topography and their location except for an area to the west side of the roof which may be seen but would be partially screened by trees within the generous landscaped setbacks. Overall it is considered the areas that exceed 8m are minor, will not cause any impacts on the streetscape nor create shading or overlooking of surrounding properties and assist to further articulate the building.
Mobility scooters
The applicant advises that not many residents are expected to have mobility scooters. The mobility scooters are typically stored in equipment stores or out of the way in the basement.   It is envisaged, if necessary, 2 - 4 mobility scooters could occupy 1 car space. The proposal plans also indicate a Photovoltaic and battery storage system which could sustainably charge any mobility scooters. It is pertinent to note that 20 of the 90 beds are for sensitive care residents who are unlikely to be mobile.
Infrastructure Charges
Conditions 26, 27, 28 and 38 require amendments to ensure the conditions are consistent with the Planning Act 2016. The proposed amendments also seek to clarify that the cost of the bus stop relocation is not off settable against the charges as the bus stop is required to be relocated by the applicant as a result of the development. The amendments to the conditions are track changed below.
Goodchap Street and Val Crescent must be upgraded for the length of their frontage to the subject site. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
reconstruction of any damaged kerb and channelling;
construction of pedestrian footpaths in accordance with the conditions of this Decision Notice;
removal of the existing property accesses and reinstatement of the kerb, footpath and verge area to match the balance of the site frontage, including the provision of topsoil and turf where the existing verge is grassed;
relocation/reinstatement of existing on-street parking bays required as a result of development works;
linemarking for any potential additional on street parking spaces.
This Condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure and s128 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
The existing formation in Val Crescent must be upgraded from the existing formation in Goodchap Street and extending to the tangent point in the kerb line adjacent to the northern boundary of No 3 Val Crescent.  The works must be undertaken in accordance with an Operational Works approval and must include but not be limited to:
works designed and constructed in accordance with Council’s Planning Scheme Policy PSP 5 – Engineering Design Standards – Roads, Drainage and Earthworks (section 3.19(d) – Industrial/Commercial – Local road);
the full width of the formation in Val Crescent;
reinstatement of existing linemarking.
This Condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Bus Stop relocation
The bus stop and associated infrastructure must be relocated in accordance with Translink’s requirements. These works must also include the installation of a new shelter in accordance with Council’s standard drawings. In this regard please note that Council has a contract with a 3rd party to manufacture and install bus shelters. The developer must:
carryout adjustment works to the kerb line and/or road linemarking along the new bus stop bay as necessary to achieve compliance with the applicable standards for cycle lanes requirements. The works must be included as part of the Operational Works application.
liaise with the bus shelter manufacturer/installer and create all necessary conditions for their works (i.e. concrete slab, etc.);
advise Council of timing for the installation of the bus shelter and report as soon as possible any changes to the programme.
This condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure. The relocation of the bus stop is only to facilitate the development and therefore no offset of the Infrastructure Charges is applicable.
This condition is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure. The relocation of the bus stop is only to facilitate the development and therefore no offset of the Infrastructure Charges is applicable.
Pedestrian and bicycle facilities must be provided for the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a 2.0 metre wide concrete footpath within the road verge for the entire length of the site’s frontage to Goodchap Street including a new pram ramp at the intersection with Val Crescent
a 1.5 metre wide concrete footpath within the road verge for the entire length of the site’s frontage to Val Crescent. This path must be widened to 1.8m where not constrained by services or vegetation in the road reserve
adequate separation of all specific pedestrian routes from vehicle access and manoeuvring areas, and clear demarcation by pavement marking, signposts or changes in surface materials or levels
signage and lighting at strategic locations to direct people to building entries and public toilet facilities
a pram crossing at the southern end of the path in Val Crescent
joining smoothly to existing paths, services and verge areas
10 bicycle spaces provided in accordance with AS2890.3 Bicycle Parking Facilities; and AUSTROADS Guide to Traffic Engineering Practice, Part 14 – Bicycles, Section 10.
end of trip facilities of one locker per two bicycle space and one shower cubicle with  ancillary change room per 10 bicycle spaces or part thereof.
Condition a is imposed pursuant to s128 of the Planning Act 2016 being necessary trunk infrastructure identified by Council’s LGIP to service the development.
Condition b is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure

Departments/Sections Consulted:

	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer		Director		Director
	Executive Support		Community Development		Financial Services
			Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	X	Environment & Sustainable Development		Infrastructure Services
	Director		Director		Director
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service		Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture		Environmental Services		Disaster Management
		X	Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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GENERAL COMMITTEE MEETING REPORT	15 OCTOBER 2018