Council Report MCU21 0013

MCU21/0013 & OPW21/0031 - application FOR MATERIAL CHANGE OF USE – MULTIPLE DWELLING UNITS X 19, FOOD AND DRINK OUTLET, INDOOR SPORT AND RECREATION, HEALTH cARE SERVICE, OFFICE AND OPERATIONAL WORKS FOR STORMWATER MANAGEMENT, ACCESS, PARKING, EARTHworks and FRONTAGE WORKS at 30-32 Doonella st, tewantin

Author	Development Planner, Lisa Pienaar
Environment and Sustainable Development Department

Index	ECM/Application/MCU21/0013/OPW21/0031

Attachments	1.	Proposal Plans

APPLICATION DETAILS
Applicant	Doonella Street Unit Trust
Proposal	Material Change of Use - Multiple Dwelling Units (Small Dwelling Units x 19), Food and Drink outlet, Indoor Sport and Recreation, Health Care Service, Office Operational Works for Stormwater Management, Access, Parking, Earthworks & Frontage works
Properly Made Date	4 February 2021
Information Request Date	4 March 2021
Information Response Date	3 June 2021
Decision Due Date	16 September 2021
Number of Submissions	Not applicable

PROPERTY DETAILS
Property Address	30 & 32 Doonella St Tewantin
RP Description	Lot 32 on RP893427 Lot 904 on T1631
Land Area	Lot 32 on RP893427 - 516 m² Lot 904 on T1631 – 2023m²
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	District Centre
Precinct	Not applicable
Local Plan Area	Tewantin
Overlays	Land subject to Acid Sulphate Soils Area 2 (Above 5 metres and to 20 metres AHD)
Assessment Type	Code
RECOMMENDATION
That Council note the report by the Development Planner to the General Committee Meeting dated 13 September 2021 regarding Application No. MCU21/0013 & OPW21/0031 for a Material Change of Use - Multiple dwelling units (Small Dwelling units x 19), Food and Drink outlet, Indoor Sport and Recreation, Health Care Service, Office and Operational Works for Stormwater Management, Access, Parking, Earth Works & Frontage works, situated at 30 and 32 Doonella St, Tewantin and:
A.	Refuse the application for the following reasons:
The proposal does not comply with Overall Outcomes 7.2.3.2 (2) (e), (h) & (j) and PO8, PO9, PO11 of the Tewantin Local Plan Code as:
The proposal is predominantly residential dwelling units and will therefore erode the availability of centre zoned land for commercial activities and the ability to provide employment into the future.
The proposal does not provide sufficient business opportunities consistent with that required for the Tewantin town centre.
The proposal includes retail activities fronting Doonella Street.
The proposal does not comply with Overall Outcome 6.4.2.2 (2) (a),  (d), (e) & (m) and PO1, PO2, PO39 of the District Centre Zone Code as:
The proposal provides limited potential to provide services and employment consistent with the District Centre’s role and function.
The development does not provide sufficient commercial floor area to contribute positively to the economic activity and vibrancy required of a centre zone.
The development is primarily residential and does not satisfactorily support the predominant business function of the centre.
The proposed Food and Drink Outlet has the potential to adversely impact on the amenity of the surrounding residential uses.
The proposed development is not consistent with the proposed planning scheme amendments to provide for social housing and therefore does not offer any significant community benefit that would warrant approval of the development.
B.	Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

REPORT
PROPOSAL
The proposal seeks approval for 19 small multiple dwellings, 198m² of commercial space and associated stormwater management and treatment, external works, civil works and landscaping.
The 19 units consist of 18 x 2 bedroom small dwellings ranging in size between 74m² - 89m² and 1 x 3 bedroom small dwelling of 98m². Nine units are located above the commercial tenancies on the 2nd level facing Doonella Street and the eastern Doonella Street carpark. The balance of the units are to the rear of the site and face Sidoni Lane and a number of commercial tenancies. Four of the 19 units (units 12, 13, 14 & 15) are proposed as Specialist Disability Accommodation (SDA) (improved liveability) units.
The built form includes 4 separate pods, over a podium level. External material consists of glazing to the front of the commercial tenancies, and a mix of fibre cement (FC) vertical and horizontal weatherboard, FC shiplap board, painted masonry, vine screens, vertical battening, and screening devices for the residential component. A 12.5 degree and 7.5 degree roof pitch is proposed less than 8m above the natural ground level except for the lift overrun which extends to 8.2m above the natural ground level.
The commercial uses are proposed within 4 tenancies distributed across the frontage of the site at street level facing Doonella Street. The applicant seeks approval for a Food and drink outlet, Office, Indoor sport and Recreation or a Healthcare service to be used interchangeably in either of the tenancies, and toilet facilities with a total floor area of 198m2.
A 3 metre wide pedestrian access easement is proposed across the rear of the site which provides pedestrian access from the end of Sidoni Lane to Council’s Doonella Street car park to the east.
Vehicle access is provided as a left in left out scenario. The driveways provide separation to the commercial tenancies. Due to the slope of the site, the carpark is at ground level at the Doonella Street frontage and significantly buried at the northern rear boundary of the site. The development proposes 33 spaces in total consisting of 10 spaces for commercial uses, 20 spaces for residential, 12 motorcycle spaces (commercial and residential) and 3 visitor spaces (including 2 small car spaces). Seven bicycle spaces and lockers are also proposed.
In terms of the Operational Works component, the applicant seeks to remove 4 mature Poinciana trees from the road reserve and replace them with ‘ex-ground’ of the same species. For stormwater management and treatment, a bioretention basin is proposed along the eastern boundary and a water sensitive urban design swale integrated across the front of the site. Water storage as part of the stormwater management is proposed to provide water reuse for the development.
The applicant has provided the following reports to support their application.
Land Use Survey, prepared by Project Urban;
Arboriculture Assessment, prepared by Tree Solutions;
Geotechnical Report, prepared by Tectonic;
Acid Sulfate Soils Assessment, prepared by Tectonic; and
Engineering Report and Stormwater Management Plan, prepared by ALTA Engineering, Design, Management.
Figures 1 - 9 below show a locality plan, floor plans and elevations of the proposal. A full set of the plans are provided as Attachment 1.

Figure 1 – Locality plans

Figure 2 – Site Plan

Figure 3 – Ground and basement Floor Plan (commercial tenancies)

Figure 4 – Level 1 Floor Plan

Figure 5 – Roof Plan

Figure 6 – rear elevation

Figure 7 – Doonella St elevation

Figure 8 – East elevation

Figure 9 – West Elevation
site details
Background
On 27 September 2017, Council approved MCU17/0014 for 10 units with a Gross Floor Area (GFA) of 816m² and commercial GFA of 762m² resulting in a total GFA of 1578m².
On 11 February 2019 Council approved a minor change MCU17/0014.02 to this approval. Amendments to the development included changes to the basement layout and other minor changes to setbacks, communal area and built form design elements.
There have been several meetings since that time involving Council Senior Officers and the Environment & Sustainable Development Director to discuss a proposal with significantly less commercial space and more residential units than what is currently approved.  At one point a 3 storey development within the 10 metre height limit was proposed which included a greater ratio of residential to commercial and potentially partnering with a social housing or disability housing provider. Council officers indicated that a 3 storey residential building is of concern with regards to building bulk, roof form and inconsistency with the preferred Tewantin character.  With respect to the residential use, it was indicated there would be support for the greater residential component than previously approved, but only where there was a partnering or an agreement in place with a social housing provider.
Site Description
The site comprises two rectangular allotments fronting Doonella Street. Lot 32 is a 516m² vacant lot where a 2 storey weatherboard house has been demolished. Lot 903 is 2,023m² vacant lot where 5 units in a poor state of repair have been demolished. Overall, the site slopes at approximately 8% from the rear boundary down to the south eastern corner at the Doonella Street frontage. The frontage contains 3 mature Poinciana trees within the road reserve and a pedestrian crossing at its centre.
Surrounding Land Uses
The site is surrounded by the following land uses:
Adjoining the site to the east is the large Council owned ‘Doonella Street carpark’, which provides rear access to the Tewantin Plaza.
Adjoining the site to the north is the ‘Tewantin Newsagency’ building, located at 107 Poinciana Avenue. Currently, there is no through access from the Sidoni Lane carpark to the Council owned carpark at Doonella Street due to the shape of this lot.
Adjoining the site to the west was formerly the Salvation Army’s support accommodation building, which has now been demolished. The site also adjoins the large Council owned ‘Sidoni Lane carpark’, which provides rear access to many of the shops on the southern side of Poinciana Avenue.
Across the Doonella Street to the west are a mix of older style unit developments and detached houses fronting Lake Doonella.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
Noosa Plan 2020.
State and Other Statutory Instruments
State Planning Policy
Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) and the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Statutory Instruments – Planning Scheme
The application must be assessed against each of the following codes to the extent they are relevant to the development:
District Centre Zone Code;
Tewantin Local Plan Code;
Business Activities Code
Recreation Activities Code
Acid Sulphate Soils Overlay Code; and
Works Codes.
Locality Provisions
The subject site is located in the Tewantin Locality and is zoned District Centre. The proposed uses are identified as consistent uses with the zone and are required to follow a code assessable application process.
The pertinent issues arising out of the assessment are discussed below:
Criteria	Planning Scheme	Proposal	Complies
Site Area combined	n/a	2539m²	
Gross floor area or Plot ratio	0.8:1 up to 2000m² and 0.3:1 for balance Total = 1761.7 m² max	1515m2 - residential 198 m2– commercial 1713m² - Total	
Site cover	No Acceptable outcome	Performance outcomes	
Building height storeys metres	2 storeys max 10 metres	3 storeys in part 8.2m	x
Boundary setbacks
Frontage	6 metres	Stairs - 2.5m to stairs Awnings – 4.5m, Main building - 6 metres	X X
Side (west)	0 metres min	2m	
Side (east)	0 metres min	3.5m	
Rear A portion of frontage to Sidoni Lane	0 metres min 6 metres min	0m – gatehouse (frontage to Sidoni Lane	X
		0m basement (carpark frontage not Sidoni Lane)	
		5m – roof to main building to Sidoni Lane	X
		5m – roof to main building to Freehold land	X
Length of wall	15 metres max	< 15 metres	
Landscaped open space Soft landscaping Landscaping Setbacks	10% (254m²)	19% (480m²) Soft landscaping plus 61m² hard landscaping on podium Total = 20% (514m²)	
Private open space (for each unit) – above ground level	9m2 above ground level Minimum width of 2.5m	9.6m² - 22.2 m2	
		2 x 14m² areas for communal open space on podium	
Carparking	20 covered - residential 10 - commercial 12 -  motorcycle	33 covered 12 motorcycle	
Bicycle Spaces End of Trip Facilities* *(required only where 5 + spaces are required)	14 bicycle spaces 7 locker and; 2 shower cubicle with ancillary change room	7 bicycle spaces + basement storage areas assigned to each unit 7 lockers 0 shower cubicles	X X
The proposal generally complies with the built form requirements of the relevant codes. However, the proposed ratio of residential to commercial, and the Food and drink outlet fronting Doonella Street raises significant concern. The matters are addressed below.
Commercial/residential ratio
Tewantin Local Plan Code
7.2.3.2 Purpose and overall outcomes
(2)…
(e)	Tewantin town centre functions as a district activity centre providing a wide range of commercial, retail and community activities to service and provide for the needs of residents and visitors to the area and local employment.
(f)	 Tewantin town centre includes mixed-use developments incorporating residential uses within the District Centre zone on sites fronting Blakesly Street, Doonella Street, Sidoni Street, Pelican street and Diyan Street.
(h)	The District Centre zone has a core business centre with retail activities focused along Poinciana Avenue.
(j)	Retail uses are avoided in Blakesly Street and Doonella Street as a transition to nearby residential areas.
Performance outcome PO8
PO8	The Tewantin local plan area is serviced by the following centres providing business, entertainment and community uses consistent with the Noosa Shire Centres Hierarchy:
Tewantin District centre;
Noosa Outlook Neighbourhood centre; and
Hilton Terrace Neighbourhood centre.
Performance outcome PO9
PO9 Tewantin town centre functions as a district centre with a wide range of business and community functions, servicing Tewantin and communities to the north and west.
Performance outcome PO11
PO11 Land fronting Pelican Street, Memorial Avenue, Diyan Street, Sidoni Street, Blakesley Street, and Doonella Street, serves as a transition area contributing to the business and community functions of the town centre but without expansion of active frontages to retail businesses unless identified as a primary active street frontage on Figure 7.2.3.4 (Tewantin Framework and Character Plan).
District Centre Zone Code
6.4.2.2 Purpose and overall outcomes:
(2)
(a)	Development supports the Noosa Shire Centres Hierarchy by providing a mix and range of goods and services and employment appropriate to the centre role and function and district catchment.
(d)	Development contributes to the economic activity and vibrancy of the business centre.
(e)	Residential uses occur in conjunction with a non-residential use in a mixed-use format and support the predominant business function of the zone.
Performance Outcome PO39
PO39 Where residential development is proposed it is provided for in a mixed use building with small dwellings, where such activities are ancillary to and support the predominant business functions of the zone.
While the proposed development provides a mix of residential units and commercial, the proposal does not support the predominant business functions of the District Centre with only 186m² of commercial gross floor area (plus amenities) compared to 1515m² of residential gross floor area. The application proposes to use valuable commercial, centre zoned land, for primarily a residential purpose which erodes the business and employment function of this land and the greater Tewantin District centre zone.
It is acknowledged that while there is a need for small dwellings to provide housing choice and diversity within the Noosa Shire, the Planning Scheme code provisions are clear that Tewantin district centre zone is retained predominantly for business and employment purposes.  There is also significant areas in Tewantin zoned for dwellings units that would be suitable for small dwelling units. The proposed mix of business and residential is therefore contrary to the scheme provisions for the site.
The applicant has stated that, when compared with the overall mix of development in the Tewantin District Centre Zone as a whole, the amount of residential development is considered ancillary. However when taken in the context of Doonella Street or the subject site, the mix of residential to commercial uses is not considered ancillary and in fact will be the dominant character of the site and the street.
Comments from Strategic Planning advise that the reference to “predominant business functions of the zone” does not necessarily mean just when compared to the nature of all development within the “zone” area. It could also refer to each individual development contributing to the overall predominant business function of the zone. If the former was case then this could set a precedent whereby each development could include predominately residential uses and overtime this could have a cumulative impact on and erode the overall business nature and purpose of the District Centre Zone.
Strategic Planning further advises that “Council is currently reviewing the housing needs of the Shire and contemplating ways to advance housing choice through various means including potential planning scheme amendments.  Mindful of the need for more small modest units close to the activity centres, one potential change being contemplated is the amendment of zoning to this subject land and other land facing Doonella Street owned by the State and Council. This change would be on the basis that Council would seek the delivery of some social housing, as is the intention at other centres as well. It is considered that for a development of this scale 3 or 4 residential units should be available for rent through a social housing provider, secured through a long term head lease arrangement.
If all units are just released for sale through the open market it is not considered any particular benefit for housing affordability is made, and there would be no community benefit and justification for not meeting scheme requirements. “
Council in March 2021 resolved to prepare amendments to the Noosa Plan 2020 and update the Noosa Council Housing Needs Assessment with regard to the local housing situation and trends.  As part of the amendments, it is proposed to amend the zoning of this site to Community Facilities Zone and annotate the site to provide for small dwellings ‘that incorporate affordable housing and social housing for permanent residents’. The proposal accords with this intent but only where a number of units are secured through a housing provider to deliver a real social housing outcome and avoid the units being rented or sold on the open market.
It is noted that social housing means housing made up of public and community housing, that is owned and run by the government or a not for profit agency (as the provider) for people on low incomes or with special needs.
In the proposed scheme amendments, it is proposed to change the definition to:
Social housing means housing for a residential use, other than crisis accommodation, that is either provided by:
The State as public housing, as defined in the Planning Regulation 2017; or
An entity other than the state (e.g. a not-for-profit organisation or local government) as community housing.
Social/disability housing
The proposal includes 4 units (No’s 12-15) that have been designed to be Specialist Disability Accommodation (SDA) compliant at an ‘Improved Liveability’ design standard.  Refer Table 1 – SDA Design Standard.
Improved Liveability	Housing that has been designed to improve ‘Liveability’ by incorporating a reasonable level of physical access and enhanced provision for people with sensory, intellectual or cognitive impairment.
Robust	Housing that has been designed to incorporate a reasonable level of physical access provision and be very resilient, reducing the likelihood of reactive maintenance and reducing the risk to the participant and the community.
Fully Accessible	Housing that has been designed to incorporate a high level of physical access provision for people with significant physical impairment.
High Physical Support	Housing that has been designed to incorporate a high level of physical access provision for people with significant physical impairment and requiring very high levels of support.
Table 1: SDA Design Standard categories
The SDA design standard sets out detailed design requirements for buildings, and is one of the supports that may be funded under the National Disability Insurance Scheme (NDIS). SDA refers to accommodation for people who require specialist housing solutions, including to assist with the delivery of supports that cater to their extreme functional impairment or very high support needs. SDA does not refer to the support services, but the homes in which these are delivered. SDA may, for example, have specialist designs for people with very high needs or a location or features that make it feasible to provide complex or costly supports for independent living (NDIS Specialist Disability Accommodation Design Standard, 2019). It is noted that those with high support needs are often considered priority with regard to funding.
Participants receive an SDA budget that is sufficient for a shared arrangement (for example with 1-4 others) or to facilitate access to shared supports. Through SDA funding, the NDIA anticipates growth in models that make use of smaller domestic built forms for 1-5 permanent residents excluding careers.  It is particularly rare for participants to receive a budget for sole occupation of a dwelling, so houses with 5 bedrooms are more typical.  With regard to Tewantin, Council officers are aware there are 3 SDA houses that have been constructed at 38 Butler St and 41 & 41A Griffith Avenue in recent years.
Delivery of social/disability outcome - Negotiation with the applicant
Although, the applicant proposes SDA compliant units designed for improved liveability, there was no initial indication that these will be made available through a housing provider for public/social housing. Council officers requested that the applicant explore the option of entering into an agreement with a disability or social housing provider for 4 of the 19 units. This would provide some community benefit in delivering disability/social housing to Tewantin and provide some certainty to Council that 4 units within the development would not be put on the open market.
Council’s planning solicitor has advised an infrastructure agreement for social housing does not meet the Planning Act 2016 requirements and therefore has drafted a deed of agreement for Council and the applicant to enter into. However, Council’s planning solicitor has advised that a deed of agreement presents some risks to Council that the applicant may still choose to put the units on the open market (and it would be difficult to prevent this) and for this reason included a number of mechanisms in the deed to minimise this risk to Council. Council’s planning solicitor also recommended a number of conditions be included on any approval.
The draft deed included the following:
A requirement that the developer enter into an agreement with a Specialist Disability/Social Accommodation provider, and provide proof of such to Council prior to commencing any construction;
The agreement with the Specialist Disability/Social Accommodation provider must be for a minimum period of 10 years;
Units 12, 13, 14 & 15 must be designed to comply at a minimum with the Specialist Disability Accommodation Design Standard – Improved Liveability.
The owner must enter into a use or preservation covenant for the purpose of ensuring the 4 units are used exclusively for Social housing participants for the 10 year period.
All 4 units are maintained on a single title and are not to be individually titled for the 10 year period.
Payment of a $100,000 security bond to council to secure compliance with the deed for 5 years.
Provisions for sale of the land by the owner, including the provision of a further executed deed by the new owner.

Over a number of weeks, extensive negotiations between Council officers and the applicant reached agreement over all items except 2.  The applicant did not agree to the following two terms within the agreement:
All 4 units are maintained on a single title.
Payment of a $100,000 security bond to council to secure compliance with the deed for 5 years.
The applicant’s consultant did not indicate why these terms were not accepted and subsequently advised Council officers to finalise the assessment of the application.
As there is no agreement in place to secure disability/social housing, the proposal does not meet the requirements of the planning scheme amendments that intend to provide for social housing for the site.
Built form/Setbacks
Tewantin Local Plan Code
7.2.3.2 Purpose and overall outcomes:
(k) 	The traditional built form, heritage and streetscape character of Tewantin town centre is retained and reinforced, with Poinciana Avenue enhanced as a wide, attractive and pedestrian friendly main street, predominantly free of through traffic.
(j) 		Retail uses are avoided in Blakesly Street and Doonella Street as a transition to nearby residential areas.
District Centre Zone Code
6.4.2.2 Purpose and overall outcomes:
(f)	Development integrates with the low rise landscaped character, built form and layout of the centre and creates a pleasant community feel.
(g) 	Development has a high level of architectural merit and contributes positively to the activation of the street and the character of the centre.
The design of the development incorporates a mix of traditional building material being weatherboard and render with balustrading, screening and battening to break up the façades. The roof incorporates a pitch and is colorbond and is considered to generally meet the built form requirements of the Codes.
In terms of setbacks, a 6m setback is required to Doonella Street. The proposed stairs and awnings within the front setback provides a commercial element to the mixed use development and an opportunity for compliant signage and raises no concerns. Figure 10 below shows the stairs in context with the development.

Figure 10 – Stairs within the front setback
The proposal also seeks reduced setbacks for a gatehouse and the main building roof to Sidoni Lane. The gatehouse provides a covered residential ‘feel’ entry from the laneway and both encroachment raises no concerns given the gatehouse adjoins a carpark and other developments which have a zero setback to this laneway.
Food and drink outlet
Overall outcome 6.4.2.2 (2) (m) of the District Centre zone code is relevant to this assessment and is provided below for reference.
(m)	Buildings are designed and operated to avoid adverse impacts on the amenity of surrounding residential development associated with noise, lighting, waste, fumes, odours, overlooking public health and safety.
The application seeks that a Food and drink outlet be approved for any of the commercial tenancies. While this is a consistent use in the zone, it raises concerns as there are residential uses opposite the site and in Doonella Street. Operational noise that traditionally emanates from Food and drink outlets often conflicts with residential amenity and in this instance is not supported in this location as it does not comply with overall outcome 6.4.2.2 (2) (m) of the District Centre zone code.
Further, Performance outcome PO11 of the Tewantin Local Plan code seeks that expansion of retail uses front active frontages as identified on the Framework & Character Plan for Tewantin.  It is noted that Doonella Street is not recognised as a Primary Active Street frontage.
Trees in the road reserve
The applicant seeks to remove 4 mature Poinciana trees in the road reserve, one in poor health. While the trees do not provide any significant habitat, they are character trees for Tewantin Locale. The applicant has provided an Arboricultural Assessment prepared by a suitably qualified person which identifies the trees cannot be retained with the scope of works required to relocate services (upgrade of existing water main), access driveway and other infrastructure (footpath) along the Doonella Street frontage. The trees are proposed to be replaced with 4 x ex-ground of the same species (Poinciana), 400 L, 3 metre high trees with a 550mm root ball. This raises no concern as the trees are not significant in form and will provide an opportunity to incorporate root barriers and planting soil sufficient for good strong healthy growth into the future for the trees. Replacement of the trees will also provide an opportunity for the construction of a 2 metre wide footpath to replace the existing 1.5 metre wide path.
cONSULTATION
Referral Agencies
Not applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers:
Engineering Officer
Hydrology Officer
Environment Officer
Waste Officer
Environmental Officer
Principal Strategic Planning Officer
Public Notification
Not applicable
conclusion & REASONS FOR DECISION
The application is proposing 186m² of commercial gross floor area, plus amenities and 1515m² of residential gross floor area. While the proposal satisfies part of a need for housing choice, it is contrary to the Planning Scheme which seeks to retain centres for predominantly business and employment purposes. With regard to proposed planning scheme amendments and the need for social housing, the applicant is not willing to enter into the draft deed of agreement to ensure the 4 units remain with a social housing provider for 10 years and therefore the proposal does not satisfy the proposed scheme amendments. Further, the Food and drink outlet is likely to result in adverse amenity impacts to the residents opposite the site and is located on a road that is not a primary active frontage. Therefore, the proposal is recommended for refusal.
Departments/Sections Consulted:
	Chief Executive Officer	X	Community Services		Corporate Services
	Executive Support		Director		Director
			Community Development		Financial Services
			Community Facilities		Fleet
			Libraries & Galleries		ICT
			Local Laws		Procurement
			Waste & Environmental Health		Property
					Revenue Services
					
	Executive Services	X	Environment & Sustainable Development		Infrastructure Services
	Director		Director		Director
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service	X	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture	X	Environmental Services		Disaster Management
		X	Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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GENERAL COMMITTEE MEETING REPORT	13 SEPTEMBER 2021

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