MCU -Cooroy

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Plan Title Drawing Revision Date Prepared by
Reference No.
Overall Site Plan CO-000-2014 sheet H 13/11/2015 | Palm Lake
1 of 2 Works
Staging Plan CO-000-2014 sheet H 13/11/2015 | Palm Lake
As annotated by Council 2 of 2 Works
Site Plan [Aged Care] 01.1 - 21/08/2015 | Interworks
Elevations [Aged Care] 02.1 - 21/08/2015 | Interworks
Clubhouse Cover Sheet Cco00 A 15/10/2015 | PAA Design
Clubhouse Site Plan cc101 B 15/10/2015 | PAA Design
Clubhouse Floor Plan cc102 B 15/10/2015 | PAA Design
Clubhouse Roof plan CC103 B 15/10/2015 | PAA Design
Clubhouse Elevations CC105 B 15/10/2015 | PAA Design
Bowls Green floor plan CO-BG-2015 A 23/11/15 Palm Lake
Sheet 1 of 3 Works
Bowls Green Elevations 1 CO-BG-2015 A 23/11/15 Palm Lake
Sheet 2 of 2 Works
Bowls Green Elevations 2 CO-BG-2015 A 23/11/15 Palm Lake
Sheet 3 of 3 Works
Golf & Workshop CO-GC-2015 A 23/11/15 Palm Lake
Sheet 1 of 1 Works

 

 

 

 

 

 

and as may be amended by these conditions.

Nature and Extent of Approved Use

2.

The approved development comprises the following:

° 220 Independent Living Units (each having a maximum of 2 bedrooms +
study), associated common facilities and 1 caretaker’s residence; and

e 120 Bed Aged Care Facility.

General

3.

Document Set ID: 20103451

Version: 1, Version Date: 25/07/2016

Security in the form of a cash bond or trading bank guarantee to the sum of
$100,000 must be submitted, to secure performance of all conditions of this
approval, prior to the commencement of Stage 1 of the development. 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.

The requirements of this development approval are to be effected, prior to the use
of the premises. Council reserves the right to call upon the bond or guaranteed
sum referred to in this approval to effect compliance with conditions.

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 off-site parking impacts, excessive noise, lighting nuisance or other emissions.

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6. The requirements for the associated Reconfiguration of a Lot approval included in
this permit must be completed and Endorsement of the Plan of Survey by Council
must be obtained prior to any commencement of any use approved by this
Development Permit.

7. The Development Permit for a material change of use lapses if the use has not
commenced by 21 July 2020. The uncompleted aspects of this development
approval lapse if the whole of the approved use has not happened by 21 July
2024.

Staging

8. The development may be staged in accordance with the approved plan titled
“Staging Plan” CO-000-2014 Sheet 02/02 Revision H dated 13 November 2015 (as
annotated by Council) and as follows:-

8.1. The following works shall be undertaken and completed prior to the
commencement of use of Stage 1a:

8.1.1. All roadworks on the Main Road of Cooroy Connection Road (Elm
Street) including the upgrading works for the road intersections with
Pearsons Road, linemarking and pedestrian refuge crossing, as
required by conditions of this approval.

8.1.2. All frontage works including footpaths and landscaping for Trading
Post Road, Pearson Road and Elm Street as required by conditions
of this approval.

8.1.3. A Bus stop and shelter on the eastern side of Elm Street as required
by conditions of this approval.

8.1.4. A Bus stop and shelter on the western side of Elm Street as
required by conditions of this approval.

8.1.5. A pedestrian refuge crossing and lighting associated with the bus
stop pair on Elm Street.

8.1.6. All fencing to Trading Post Road and Pearson Road, and all
acoustic fencing to Elm Street as required by the approved Acoustic
Report.

8.1.7. Landscaping treatments to open space areas associated with Stage
1a including the establishment and rehabilitation of all detention
basins, the establishment of landscaping buffers to site boundaries
and adjoining residential properties and street trees.

8.2. The following works shall be undertaken and completed prior to the
commencement of use of Stage 4:

8.2.1. All roadworks, access and frontage works and landscaping for
Lamonts Road as required by conditions of this approval.

8.2.2. All fencing to Lamonts Road.

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Landscaping

9. | ALandscape Plan shall be prepared by a suitably qualified Landscape Architect or
Horticulturalist and shall be in accordance with Council’s Landscaping Code of The
Noosa Plan and Planning Scheme Policy PSP3 Landscaping Plants and
Guidelines. The Landscaping Plan shall be submitted and approved as part of an
application for Operational Works. The Landscaping Plan shall address
landscaping treatments for the development including internal streetscapes and
open space areas, adjoining road network and properties.

The detailed Landscaping Plans shall identify and/or address the following:-

9.1. Street tree planting to Pearsons Road and Trading Post Road to allow good
shade canopy once fully mature;

9.2. Existing vegetation to be removed, with this vegetation clearly identified on
site for inspection by Council;

9.3. Existing vegetation to be retained and measures employed to ensure
vegetation retention;

9.4. Landscaping treatments to internal road network and between buildings;

9.5. Landscaping treatments to open space areas, including any rehabilitation
and planting enhancement requirements around the drainage basins within
the site;

9.6. Landscaping buffers and fencing to Elm Street, Pearsons Road, Trading
Post Road and Lamonts Road;

9.7. Landscape buffers and fencing to adjoining properties;

9.8. The location of pedestrian pathways and seating within the site and on the
road reserve adjoining the site.

Such landscaping is to be completed in accordance with the approved landscaping
plan prior to acceptance of the development on maintenance.

10. Existing trees on the site and within road reserves are to be retained, except where
required to be removed due to building operations or the conduct of the approved
use.

11. All underground services, drainage, footpaths, bike paths, roads and other site
works shall be located to minimise adverse impacts on retained vegetation,
particularly their root systems.

Public Open Space

12. Communal recreational facilities shall be located a minimum of 15 metres from
bedrooms of Independent Living Units and Aged Care Residence.

13. Seating shall be provided in communal areas and along pedestrian pathways
within the site.

Acoustics

14. The site is to be developed generally in accordance with the recommendations of
the Noise Impact Assessment as prepared by ASK Consulting Engineers (Project
7617R01V02 dated 10 February 2016).

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15. On completion of the development, the developer must submit to Council written
certification from an Acoustic Engineer confirming the proposed noise barriers
meet the noise limits for each adjoining residence as outlined in the approved
Acoustic Report.

Fencing

16. Fencing shall be erected to all boundaries of the site and shall have a minimum
height of 1.5 metres Trading Post Road and Pearsons Road and 1.8 metres on all
other boundaries (Note: fences may be required to have a greater height for the
purpose of meeting acoustic requirements, as further detailed in these conditions).

17. All fencing to road frontages of the site shall be setback a minimum of 1 metre with
an average of 2 metres and be screened with landscaping, or alternatively, be of
open construction (ie. minimum 50% transparent) (provided it is not a required
acoustic fence).

18. Any new fencing along the northern boundaries of existing Lot 4 RP 215922
adjoining Prospect Park (Lot 101 SP 208264) must be flood compatible e.g. three
strand plain wire fencing.

Building Setbacks

19. All buildings shall be setback a minimum of 6 metres to Elm Street, Pearsons
Road, Lamonts Road and Trading Post Road, with the exception of the northern
corner of the aged care facility shown at 5.5m from Trading Post Lane.

20. All buildings shall be setback a minimum distance of 2 metres to adjoining
properties.

Built Form

21. Buildings shall be varied in their architectural style, construction materials, colours
and finishes.

22. Transformers, waste storage areas and the like shall be screened to reduce their
visual intrusiveness.

External Road/Frontage Works on Main Roads

23. Roadworks required on Cooroy Connection Road (Elm Street) at its intersection
with Pearsons Road including two Bus Stops with shelters, a pedestrian refuge
and upgrade to existing kerb line and linemarking must be undertaken in Stage 1a
of development in accordance with a Development Permit for Operational Works.
The works shall be generally as shown on drawing titled External Works Functional
Layout Plan Pearsons Road Intersection, prepared by Calibre Consulting dated
08/01/2016, referenced 15-001261-RF02 Issue B and in compliance with
Department of Transport and Main Roads (DTMR) standards, and subject to
Council's and DTMR’s approvals.

24. Roadworks required on Cooroy Connection Road (Elm Street) at its intersection
with Lamonts Road must be undertaken in Stage 4 in accordance with a
Development Permit for Operational Works of development. The works shall be
generally as shown on drawing titled External Works Functional Layout Plan
Lamonts Road Intersection, prepared by Calibre Consulting dated 08/01/2016,
referenced 15-001261-RF01 Issue B and in compliance with Department of
Transport and Main Roads standards, and subject to Council's and DTMR's
approvals.

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25. A 2m wide path on Elm Street shall be constructed from the pedestrian access
point that fronts Elm Street (Gatehouse). The path shall be in accordance with
Council's design standards and to an alignment that protects any significant
vegetation and above and underground services. The works shall be included in
Stage 1a and be in accordance with a Development Permit for Operational Works.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.

Bus Stops

26. The applicant shall design and construct a bus stop and shelter on Elm Street to
the frontage of Lot 135 MCH 978 (north of 156 Elm Street) at approximately 70m
south of the center line of Pearson Road intersection (or an alternative location as
may be required by TransLink or DTMR). The works shall be included in Stage 1a
and be in accordance with a Development Permit for Operational Works. This
condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being
non-trunk infrastructure.

27. The applicant shall design and construct a bus stop and shelter on western side of
Elm Street to be located generally opposite the other required new bus stop on the
eastern side of Elm Street. The works shall be included in Stage 1a and be in
accordance with a Development Permit for Operational Works. This condition is
imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk
infrastructure.

28. The proposed bus stops are to be “Indented” and be in accordance with the current
TransLink Public Transport Infrastructure Manual. The bus stop must contain all
Mandatory and Preferred components as stated in the manual for ‘intermediate
stop’, and be constructed in accordance with the new Noosa Council Custom
Design Rural Bus Shelter.

29. A pedestrian refuge island must be constructed on Elm Road in Stage 1a to
provide pedestrian access connection to the new bus stop shelter on the western
side of Elm Street. The works shall also include any necessary pathway on
western side Elm Street to provide the required connection. This refuge island
must be included in the design and the construction of the intersection of Pearsons
Road with Elm Street and must include all the mandatory requirement (e.g.
lighting) in compliance with the relevant standards. This condition is imposed
pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk
infrastructure.

External Road/Frontage Works to Council Roads

30. The applicant must design and construct kerb and channelling along the western
side of Pearsons Road with any associated road widening and drainage works to
achieve Local Road standard for urban area (8m Kerb to Kerb) in accordance with
Council's Planning Scheme Policy 5 - Engineering Design Standards — Roads,
Drainage and Earthworks. The works shall be included in Stage 1a and be in
accordance with a Development Permit for Operational Works. This condition is
imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk
infrastructure.

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31. The applicant must construct a cul-de-sac head at the end of Trading Post Road in
accordance with Section 3.12 of Council’s Planning Scheme Policy 5 - Engineering
Design Standards — Roads, Drainage and Earthworks. The works shall be
included in Stage 1a and be in accordance with a Development Permit for
Operational Works. This condition is imposed pursuant to s665 of the Sustainable
Planning Act 2009 being non-trunk infrastructure.

32. The applicant must design, construct and seal Lamonts Road from Elm Street to a
minimum distance of 10m beyond the tangent point of the access driveway to the
development site with 7m wide seal and flush kerb be provided on both sides of
the seal in accordance with Council’s Planning Scheme Policy 5 - Engineering
Design Standards — Roads, Drainage and Earthworks. The works shall be included
in Stage 4 and be in accordance with a Development Permit for Operational
Works. This condition is imposed pursuant to s665 of the Sustainable Planning Act
2009 being non-trunk infrastructure.

33. The site shall have only four (4) main vehicular accesses to Council’s road network
as shown on the approved plans (2 being driveway accesses to the aged care
facility from Pearsons Road). There shall be no other vehicular accesses directly to
Council's roads.

34. The access crossings shall be designed and constructed to Council’s design
standards and to grades that prevent vehicles from scraping and/or bottoming
whilst also allowing pedestrians movements along the footpath without any step or
level difference. All access driveways must comply with AS/NZS 2890.1:2004 and
AS 2890.2:2002. A Development Permit for Operational Works is required.

Pathways and Frontage Works

35. Footpath improvements such as topsoiling, grassing, and tree planting are required
to the all road frontages of the site in accordance with Planning Scheme Policy
PSPO3 Landscaping Plants & Guidelines. Grass shall be couch, free of weeds.

36. A new 2m wide concrete path shall be constructed along the Trading Post Road
frontage of the site in accordance with Council’s design standards and to an
alignment that protects any significant vegetation and above and underground
services. The path shall extend around the cul-de-sac and join to the existing path
on the opposite side of Trading Post Road and connect to new pathway along
Pearsons Road. The works shall be included in Stage 1a and be in accordance
with a Development Permit for Operational Works. This condition is imposed
pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk
infrastructure.

37. A new 2m wide concrete path shall be constructed along the Pearsons Road
frontage of the site and be extended along Elm Street to connect to the required
bus stop on Elm Street. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.

38. A pedestrian refuge island shall be constructed on Pearsons Road near its
intersection with Elm Street to provide connection with the proposed new pathway
in Elm Street and with the existing pathway on the opposite side of Pearsons Road
(eastern side). The works shall be included in Stage 1a and be in accordance with
a Development Permit for Operational Works.

39. Pram ramps shall be installed at road intersections and wherever needed to direct
pedestrians across the road. All pram ramps must be constructed in accordance
with Council’s design standards.

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40. All paths, pram ramps, driveways and parking areas shall be designed and
constructed to ensure pedestrian safety using non-slip materials, to produce an
evenly graded surface finish, and to be in accordance with the Disability
Discrimination Act 1992 and Australian Standard 1428.1 Design for Access &
Mobility.

41. Where applicable, all redundant road pavement and/or vehicular crossings to the
site shall be removed, reinstated or replaced by kerb and channel and footpath
paving or landscaping in accordance with Council's Standard prior to the
commencement of the use for Stage 1a.

42. To ensure pedestrian safety between vehicles exiting the site and pedestrians on
the footpath, the driveway and any associated fencing or vegetation near the
driveway shall comply with the minimum sight line requirements as defined in
AS/NZS 2890.1:2004, section 3.2.4.

Internal Driveways and Parking

43. The internal roads shall be concrete or bitumen sealed driveway of a minimum
width of 6m for Primary Roads and 5.5m for Secondary roads and must comply
with AS 2890.2-2002. A Development Permit for Operational Works shall be
required.

44. All parking areas and garages must be in compliance with the requirement of the
current Australian standards applicable to their use (AS/NZS 2890.1-2004 and/or
AS 2890.2-2002) with a minimum head clearance (headroom) at any point of 2.3m.

45. Car parking shall be provided within the site generally in accordance with that
shown on drawing CO-000-2014 Sheet 01/02 Revision H dated 13 November 2015
and titled Overall Site Plan prepared by Palm Lake Works.

46. Carparking shall be provided at a minimum rate of 1 space per independent living
unit for resident parking and 1 space per 4 independent living units for visitor
parking; and 1 space per 2 employees based on the maximum number of
employees engaged at any one time at the aged care residence and 1 space per 5
beds or occupants of the aged care residence.

47. A minimum of two clearly defined disabled car spaces shall be provided to service
the aged care residence and village community centre.

48. The pick-up/drop-off parking area associated with the proposed Aged Care
Development must be designed and constructed to be capable of accommodating
at least one taxi suitable for use by people with disabilities in accordance with the
relevant and applicable standards.

49. All staff carpark spaces shall be clearly defined by line marking each space with
the words “Staff Parking Only” and by sign posting each space with a similar
wording.

50. All carparking shall be kept maintained and line-marked in a condition fit for use.

51. An emergency parking bay shall be available at all times in front of the community
village centre and the aged care residence.

52. Visitor car parking shall be conveniently located to all independent living units,
village community centre and the aged care residence. Directional signage must
be provided to direct visitors and customers to the car parking spaces provided on
site.

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Earthworks

53. All earthworks must be carried out in accordance with a Geotechnical Report (or
part thereof) prepared by a qualified person* and endorsed through a Development
Permit for Operational Works approval. *(Refer to Advisory Note)

54. All earthworks shall be undertaken in accordance with the provisions of AS 3798
Guidelines on Earthworks for Commercial and Residential Development, with
geotechnical testing undertaken in accordance with Section 8 of the Standard, and
to a minimum of ‘Level 1’ as defined in Appendix B. Test results as required by AS
3798, and a certificate of quality and uniformity of fill shall be provided by a RPEQ
and submitted to Council prior to final inspection/s of works.

55. A registered practicing Geotechnical Engineer shall test the existing ground
conditions for suitability of placing additional fill, prior to such fill being placed.

56. Filling works shall be restricted to the subject site itself, and the finished fill levels
are to taper to the existing levels on the property. Batters shall be at a maximum
grade of 1:4 unless retained by an engineer-designed wall or approved retention
method.

57. Any fill imported to the site may only be from a site licensed with The
Environmental Protection Agency or from a site for which a Development Permit
for Operational Works has been issued approving the export of fill.

58. Following completion of the filling works for each Stage, the registered practicing
Geotechnical Engineer supervising the works shall submit compaction tests across
the entire filled areas and make recommendations if special foundations
requirements will apply.

59. Buildings floor levels and bulk earthworks finish levels must take into consideration
any building Minimum Floor Level required by the planning scheme at the time of
construction.

60. Earthworks carried out on site must not adversely affect the drainage conditions on
any other properties or existing roads, and/or the patterns and severity of flooding
in the area particularly on downstream properties. Filling works required on site
shall not cause additional ponding of water on any adjoining lands or the blockage
of, or interference with, any natural watercourses. Detailed site surveys indicating
natural surface levels and contours of any potentially affected properties must be
provided with any application for a Development Permit for Operational Works for
earthworks and/or stormwater drainage works.

This may require the design and construction of drainage pipes and/or an overland
flow-path within the development site to cater for drainage from the adjoining sites
for a 1% AEP design storm.

Stormwater Drainage (Quantity & Quality)

61. A suitably qualified Registered Professional Engineer, specialising in hydraulics
shall prepare engineering drawings and specifications for stormwater designs and
shall be submitted in conjunction with an application for a Development Permit for
Operational Works.

62. Stormwater pipelines within the site shall cater for 10% AEP storm event and
secondary flow paths shall be provided within the site to cater for 1% AEP storm
event.

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63. The development must not adversely impact on the existing drainage conditions on
other properties. The applicant must demonstrate that all stormwater runoffs from
the fully developed site must be maintained at predevelopment rates for all storm
events up and including 1% AEP storm event.

64. Stormwater runoff generated from the development must be treated to achieve the
Water Quality Objectives as specified under Healthy Waterways Water Sensitive
Urban Design — Technical Guidelines for South East Queensland (2006) as well as
the State Planning Policy 2014 (SPP 2014) prior to release off site. For the
purpose of this condition, treatment of waters from catchments B1 and C1 as
shown on Drawing B14158.W-SK100 A by Calbre Consulting, dated 050/2/16 shall
be considered as part of the development to determine mitigation requirements
and load reduction targets.

If detailed design demonstrates insufficient footprint is available for the water
quality treatment devices to achieve the pollutant reduction targets of 80%
reduction in Total Suspended Solids, 60% reduction in Total Phosphorous, and
45% reduction in Total Nitrogen compared to an unmitigated development, the
applicant must increase available space to ensure the water quality objectives can
be achieved.

65. Stormwater Quality Treatment must be designed in accordance with the Water by
Design MUSIC modelling Guidelines. Any deviation away from the
recommendations of the Water by Design guidelines may only be approved where:

65.1. letters signed by the authors of the Water by Design MUSIC modelling
guidelines and/or eWater MUSIC modelling program are provided to confirm
that the modelled design is expected to meet the required water quality
outcomes at the discharge point of the site; and

65.2. a contingency plan to monitor for and to remove cyanobacterial and algal
outbreaks from waterbodies, including costs, is provided for approval with the
Operational Works application and the approved version is implemented
throughout the lifetime of the development. All stormwater runoff treatment
must be undertaken within the development areas of the site. Stormwater
likely to contain grease and oil (i.e. from all roads and car parking areas)
shall be managed via grease and oil arrestors prior to treatment within
bioretention basins, wetlands and water quality control ponds.

66. Wetlands, bioretention basins and other water quality treatment devices shall be
designed and constructed in accordance with Healthy Waterways Water Sensitive
Urban Design — Technical Guidelines for South East Queensland 2006, Water by
Design Bioretention Technical Design Guidelines 2014, Healthy Waterways Water
by Design Construction and Establishment Guidelines: Swales, Bioretention
Systems and Wetlands February 2009. In the case of any inconsistencies between
these documents, the most recent document shall prevail.

67. Stormwater treatment strategy must be designed and maintained to achieve
compliance with the approved version of B14158.W.07L.AMcP.ag.docx dated 8
October for the Stormwater Management Construction and Maintenance Plan
Framework.

68. The detailed Stormwater Management Construction and Maintenance Plan
(SMCMP) must be designed and implemented in accordance with the framework
detailed in the approved version of B14158.W.07L.AMcP.ag.docx dated 8 October
and approved by the Council prior to issue of operational works approval:

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69. The owner of the development is responsible for all costs associated with the
construction and ongoing maintenance and repair of the treatment of stormwater
on the site and for all catchments that enter the site.

70. The Operational Works Application must include calculations in accordance with
the Queensland Urban Drainage Manual to demonstrate that the confluence of
stormwater at the drainage easement will not cause scour and that any required
dissipater/erosion control can be contained wholly within the applicant's property.

71. Any waters captured on site must be plumbed to be available for all external uses
including gardening, irrigation, filling swimming pools and outdoor cleaning, as well
as all ground floor toilet cisterns and washing machine cold taps.

72. Operational Works Application must demonstrate that the peak 1-year ARI event
discharge off site is limited to the pre-development peak 1-year ARI event
discharge flow.

73. Prior to commencement of use, the applicant must provide Council with a
performance bond to the value of 150% of the value of monitoring and
maintenance of the water bodies for the first 5 years of full operation. The bonds
shall be incrementally released annually following completion of the development
and upon demonstration to the satisfaction of Council Officers that all aspects of
the approved version of the detailed Stormwater Management Construction and
Maintenance Plan required by this approval have been implemented to effectively
prevent or reduce likelihood of cyanobacteria outbreaks for the site for the
preceding year.

Water & Sewer Connections

74. Anunderground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of
Northern SEQ Distributor—Retailer Authority (Unitywater).

75. A Certificate of Completion from the Northern SEQ Distributor—Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection
to reticulated water and sewerage has been provided to the development site.

Power Supply

76. An underground electricity service shall be provided to the site if not already
provided. In this regard, an approved ENERGEX Electrical Design Consultant shall
work in conjunction with Council's Manager - Works Support to prepare detailed
designs of the electrical proposal.

The detailed designs shall then be submitted to ENERGEX for approval and a
copy of their approval submitted to Council in conjunction with a “Certificate of
Electricity Supply for Proposed Subdivisions” (prepared by an approved
ENERGEX Electrical Design Consultant) prior to Council endorsing the Plan of
Survey.

Any agreement with ENERGEX or an approved ENERGEX Electrical Design
Consultant shall be wholly at the applicant's expense and shall not entail a
financial encumbrance on future purchasers of the proposed lots.

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77. The requirements of ENERGEX shall be satisfied in relation to any existing
services traversing the site. Written confirmation by ENERGEX that satisfactory
arrangements have been made to formalise any required easements and/or
existing informal services shall be submitted prior to Council endorsing the Plan of
Survey.

78. Streets lighting and pathways lighting throughout the development site must be
provided in accordance with Australian Standards.

79. Street lighting shall be provided along Pearsons Road frontage of the site in
accordance with Australian standards.

Telecommunication

80. The requirements for TELECOMMUNICATION services shall be satisfied in
relation to the provision of new telephone services to the developed site. In this
regard written confirmation from an approved telecommunication agency shall be
submitted to the Council prior to Council endorsing the Plan of Survey.

Erosion and Sediment Control

81. Any person acting on this permit shall prevent erosion and sediment export from
leaving the site. Site control measures such as silt fencing, controlled gravel
access to the site and controlled disposal of waste, will be necessary.

In this regard plans detailing the methods of controlling erosion and sediment are
required to be submitted to the Council for approval prior to obtaining a
Development Permit for Operational Works.

General

82. A suitably qualified Registered Professional Engineer shall prepare engineering
drawings and specifications for all engineering works that will become Council
infrastructure, which shall be submitted in conjunction with an application for a
Development Permit for Operational Works. In this regard a DXF/DWG file on
GDA94 zone 56 grid of the proposed cadastre layout is to be submitted in
conjunction with any application for Operational Works.

83. Digital detailed designs including drawings, calculations, specifications and a
schedule of works, shall be submitted with any application for a Development
Permit for Operational Works in respect of roadworks and stormwater drainage
works. The design shall be in accordance with Council’s Planning Scheme Policy
PSP05 — Engineering Design Standards — Roads, Drainage and Earthworks. To
avoid conflict with underground pipes or services, all existing and proposed
services required by the development shall be shown on the plans.

84. To facilitate production of As Constructed drawings it is suggested that all design
drawings are submitted in the Asset Design and As Constructed (ADAC) digital
format. (Guidelines on the use of ADAC are available at www.adac.com.au).

85. Aconstruction management plan/strategy shall be prepared by a suitably qualified
Registered Professional Engineer and submitted to Council in conjunction with any
application for Operational Works. The construction management plan shall ensure
no damage occurs to Council services and that any adverse impact on the local
area due to the construction works is within the acceptable limit and properly
managed to the satisfaction of Council.

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86. A Traffic Management Plan for the each separate demolition and construction
phase of the development shall be submitted to and approved by Council at least 5
working days prior to the commencement of any Demolition or Building works or at
least 5 working days prior to the pre-start meeting for Operational Works. The
Traffic Management Plan shall include but not be limited to:

86.1. Mitigate any adverse impact and disturbance on the local residential area
and on the traffic in the local and main roads to acceptable limits

86.2. Mitigate dust disturbance caused by vehicles and machinery movements

86.3. Limit the routes for the heavy vehicles to the major road network and limit the
use of the local roads within residential area as access to the site

86.4. Indicate provision for on-site and off-site parking for the required workforce
86.5. Indicate the location of loading and unloading areas

86.6. Indicate the location of any “holding” areas for heavy vehicles

86.7. Operating hours.

Note - the Elm Street frontage of site shall not be used for access, parking or
loading and unloading during construction (and post construction) phase unless a
specific written permit obtained from the Department of Main Roads.

87. Any damage caused to any public utility during the course of construction shall be
repaired to Council’s standards and at no cost to Council.

88. Any alteration of any public utility or other facilities necessitated by the
development of the land or associated construction works external to the site shall
be at no cost to Council.

89. The transportation of all materials to and from the site shall be undertaken in a
manner such that no particle matter escapes onto a public road. All vehicles
carrying materials either to or from the site shall be covered to prevent materials
including dust being windblown from the vehicle.

90. As Constructed drawings and data shall be certified by a qualified experienced
Civil Engineer for design intent, and a Licensed Surveyor shall certify the cadastre
and the location, level and type of all services and structures. All of which shall be
submitted to Council for checking and for Council's records.

The data must fully detail levels for all engineering works including but not limited
to roadworks, pathway, sewer main, water supply main, finished ground levels and
pavement surface levels and drainage structures that will become Council asset.
The data shall be submitted in the Asset Design and As Constructed (ADAC)
digital format. (Guidelines on the use of ADAC are available at
www.adac.com.au).

Approval of works shall not be granted until all As Constructed information has
been supplied and accepted by Council.

Waste Management

91. A Waste Management Plan (construction and demolition) shall be submitted prior
to demolition, removal or relocation of any building other than a shed. Waste
Management Plan (construction and demolition) is also required for construction of
15 or more dwelling units or for any business use of greater than 500m?.

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Waste Management Plans (construction and demolition) are required to be
submitted in accordance with Planning Scheme Policy 11, Waste Management
Plans see table below. Waste storage areas are to provide for adequate separation
of all reusable, recyclable and waste materials. These shall be located so that they
are convenient and safe to use. The Plan shall 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.

 

 

 

recycling methods

MATERIALS ON-SITE DESTINATION
Re-use and Recycling Disposal
Expected waste materials | Estimated | On-site Off-site *specify
volume *specify proposed *specify contractor and
(m?) re-use or on-site contractor and landfill site or

recycling outlet 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.

 

The purpose of the Waste Management Plan is to facilitate the segregation of waste for
the effective reuse and recycling of such materials. Additionally, Council rewards those
who segregate waste by significantly reducing disposal fees at the landfill some items
are free. Higher gate fees are charged for loads of mixed waste.

 

 

 

Mosquito Protection

92.

A Management Plan must be submitted for the control of mosquitos from the three
large water basins, including form of construction of basins, vegetation in and
along the shoreline, on-going monitoring and eradication treatments. Plan is to be
approved by Council's Environmental Health Section.

Noise Management

93.

94.

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The location and operational hours of mechanical plant equipment including
domestic air conditioning units, is not to create a noise nuisance to occupiers.

Noise from building works associated with residential development must comply
with the following—

94.1. Limited to between 7:00am to 6:30pm Monday to Saturday.
94.2. All reasonable measures are taken to minimise noise emissions.

94.3. Not permitted on Sunday or public holidays.

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Waste Management

95. A Waste Management Plan (Operational) in accordance with Planning Scheme
Policy No. 9 Waste Management must be submitted for the day-to-day operation of
the development and approved by Council’s Waste and Health Section prior to
issue of development permit for operational works.

It is critical that waste areas are properly planned. A copy of Planning Scheme
Policy No. 9 Waste Management explaining exactly how to predict waste quantities
and design waste areas is available from Council and online. The Plan shall
include the following information:

e The types of waste that will be generated from the activities approved within
the development.

° Estimated volumes or tonnage of both recyclables and waste generated.
e Methods to be used for dealing with garden waste.

° Initiatives to minimize waste either by waste prevention, reduction, re-use or
recycling.

° Description of procedures for getting all waste to the bins; the storage of bins
and the collection of bins by the contractor.

° A description of the design details of waste storage and recycling areas
including size, location, elevation and floor plan, methods of bin washing and
system to prevent storm water getting into sewer via the bin wash.

e A description of types and volume of waste storage containers to be used.

° The waste and recycling storage areas shall include the provision of
containers for all waste and recycling materials including putrescible matter,
non-recycling waste, paper/cardboard, glass, aluminium/steel cans, waste
oil, styrofoam boxes, etc, and bin washing facilities connected to sewer at
each storage area.

° A detailed description of vehicular access to collect waste. Where collection
is off street, access must allow vehicles to enter and leave the site in a
forward direction.

96. The waste storage area for independent living units and clubhouse must:
96.1. Be located with direct access off Trading Post Road.
96.2. Have a turning area suitable for a 12.5m length HRV.
96.3. Be completed in time to accommodate the occupation of any stage 1A units.

96.4. Be provided with additional waste and recycling receptacles as further stages
are completed.

97. The waste storage area for the aged care facility must be located directly adjacent
to the loading bay driveway.

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Reconfiguring a Lot Conditions for 4 Lots into 3 Lots - REC15/0031
When Conditions Must Be Complied With

1. Unless otherwise stated, all works required by these conditions must be completed
prior to submission of the subdivision plan to Council for compliance assessment.

Approved Plan

2. Development, including staging of the development, shall be undertaken in
accordance with this approval and must generally comply with the approved plans
of development. The approved plans are titled and numbered:

 

 

 

 

 

 

 

Plan Title Drawing Reference | Revision | Date Prepared by
Plan of Proposed | CO-ROL-2015 A 11/09/2015 | Palm Lake Works
Reconfiguration

 

 

and as may be amended by these conditions.
Lot Amalgamation and Road Dedication

3. The Plan of Survey must include any road reserve dedications for any necessary
road widening for the proposed roadworks, electrical transformers and truncation
at the intersection of Pearsons Road with Elm Street to ensure the existing power
lines crossing this corner of the site are located within road reserve. The new
boundary line setback from the power line shall be in accordance with ENERGEX’s
requirements and adequate to accommodate any proposed or future roadworks
and pathway at this corner of the site.

4. Pursuant to s342 of the Sustainable Planning Act 2009, the Development Permit
for Reconfiguring a Lot lapses if the subdivision plan has not been registered by
the relevant titles authority commenced by 21 July 2020.

5 REFERRAL AGENCIES

The referral agencies applicable to this application are:

 

 

 

 

 

 

 

Referral Referral Agency and | Referral Trigger Response

Status Address

Concurrence | SARA at DSDIP Mike | State Controlled The agency provided
Ahern Government Roads & Transport its response on 15
Building 12 First Infrastructure April 2016. A copy of
Avenue Maroochydore the response is
Qlld 4558 attached.

 

 

6 ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not
form part of the assessment manager conditions:

Infrastructure Charges

4. This Development Permit will trigger an “Infrastructure Charge Notice” to be issued
in accordance with Council’s “Charges Resolution” made pursuant to the
Sustainable Planning Act 2009 and in conjunction with the State Planning
Regulatory Provision (Adopted Charges).

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Building and Construction Industry (Portable Long Service Leave) Levy

2. The QLeave levy must be paid prior to the issue of a development permit where it
is required. Council will not be able to issue a Decision Notice without receipt of
details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or
(07) 3212 6855.

Qualified Person

3. For the purpose of preparing a Geotechnical Report, and for certifying geotechnical
stability for the development, a qualified person is considered to be a person who:

a. is a Registered Professional Engineer of Queensland (RPEQ); and
b. has a degree in civil engineering or engineering geology; and

c. has a minimum of 5 years experience in the field of geotechnical engineering
or engineering geology.

Preparation of a Preliminary Construction Management Plan

4. A preliminary Construction Management Plan must be submitted with the
Operational Works application and must address the following:

a. traffic management during all aspects of the construction phase including:

i. 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

ii. maintenance of safe pedestrian access for the areas affected by the
works during and after daily construction has ceased

iii. | proposed fencing to the site during the construction phase of the
development

iv. approval of the Traffic Management Control Plan by the Department of
Transport and Main Roads (DTMR) for any works on State controlled
roads

Vv. provision for worker car parking

b. maintenance and protection of water quality and existing drainage lines
through the construction site, through the implementation of appropriate
erosion and sediment control measures

Cc. works programme identifying key components of the works and their
respective durations

d. 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

e. _ identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures

f. details on the location of external fill sites/sources, 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

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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.

Community Title Scheme - Private Infrastructure

5: All private infrastructures for the development must be designed to meet the
planning scheme requirements unless otherwise agreed by the relevant authority.

Speed Limit on Elm Street

6. Applicant shall consult with DTMR to determine any necessary changes to the
existing speed limits on Elm Street due proposed upgrading roadworks.

Development Compliance Inspection

7. Prior to the commencement of the use, please contact Council's DA Planning
Section to arrange a Development Compliance Inspection.

Balance Lot for Staged Building Format Plans

8. In accordance with the Sustainable Planning Act 2009, any proposal to stage the
titling arrangements of the development such that a Building Format Plan is
registered with a balance lot for future development will first require a Development
Permit for Reconfiguring a Lot be obtained from Council.

Aboriginal Cultural Heritage Act 2003

9. | There may be a requirement to establish a Cultural Heritage Management Plan
and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003
(ACH Act).

The ACH Act establishes a cultural heritage duty of care which provides that: “A
person who carries out an activity must take all reasonable and practicable
measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an
offence to fail to comply with the duty of care. Substantial monetary penalties may
apply to individuals or corporations breaching this duty of care. Injunctions may
also be issued by the Land and Resources Tribunal, and the Minister administering
the ACH Act can also issue stop orders for an activity that is harming or is likely to
harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural
heritage.

You should contact the Cultural Heritage Unit on 07 3247 6212 to discuss any
obligations under the ACH Act.

7 PROPERTY NOTES

Not Applicable

8 PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME
Not Applicable

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9 FURTHER DEVELOPMENT PERMITS REQUIRED

Type of Development Permit Subject of the required Development Permit

required
Development Permit for Landscaping, vegetation removal, site civil works
Operational Works including earthworks, roadworks including works

required by Department of Main Roads, access, internal
roads and carparking, stormwater (quantity & quality),
frontage works including pathways, erosion & sediment
control

Development Permit for Building — All Building Works
Works

10 SELF ASSESSABLE CODES

The following codes for self-assessable development related to the development
approval issued under this Decision Notice must be complied with.
e Advertising Devices Code

11 SUBMISSIONS
No properly made submissions were received about this application.
12. REASONS/GROUNDS FOR APPROVAL

The Assessment Manager considers the decision conflicts with the planning scheme and
the following are sufficient grounds to justify the decision despite the conflict:

4: The development provides a logical extension of the approved retirement use on
adjacent land and will support the retirement housing needs of Cooroy.

2. The rural zoned allotment does not support any significant rural activities or
agricultural values and the development will not affect Cooroy’s rural production
capacity.

3. The development will not adversely impact on existing residential and rural uses in
the area.

13. RIGHTS OF APPEAL

You are entitled to appeal against this decision. A copy of the relevant appeal provisions
from the Sustainable Planning Act 2009 is attached.

During the appeal period, you as the applicant may suspend your appeal period and
make written representations to Council about the conditions contained within the
development approval. If Council agrees or agrees in part with the representations, a
“negotiated decision notice” will be issued. Only one “negotiated decision notice” may be
given. Taking this step will defer your appeal period, which will commence again from
the start the day after you receive a “negotiated decision notice”. (Refer to Part 8
“Dealing with decision notices and approvals” - Division 1 “Changing decision notices
and approvals during applicant's appeal period” of the Sustainable Planning Act 2009.)

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14 OTHER DETAILS

If you wish to obtain more information about Council’s decision, electronic copies are
available on line at www.noosa.qid.gov.au, or at Council Offices.

Yours faithfully
i

Ke Coy k

Kerri Coyle
Manager Planning & Environment

cc Unitywater

SARA at DSDIP

Mike Ahern Government Building
12 First Avenue
MAROOCHYDORE QLD 4558

Enc: Adopted Infrastructure Charge Notice
Referral Agency Response
Approved Plans/Documents
Appeal Rights

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