Council archive · source document
Planning Report · MCU15/0111.01
Attached to the e-mail Change to existing approval MCU15/0111.01.
28 October 2016 Palm Lake Works PO BOX 10470 Southport BC QLD4215 Chief Executive Officer Noosa Council PO BOX 141 Tewantin QLD 4565 MCU15/0111 & REC15/0031 Dear Sir/Madam REQUEST TO CHANGE A DEVELOPMENT APPROVAL UNDER SECTION 369 OF THE SUSTAINABLE PLANNING ACT 2009 FOR MATERIAL CHANGE OF USE - MULTIPLE HOUSING TYPE 3 – RETIREMENT & SPECIAL NEEDS AND RECONFIGURATION OF A LOT FOR A BOUNDARY REALIGNMENT (4 LOTS INTO 3) AT 2-4 LAMONTS ROAD AND 19 TRADING POST ROAD, COOROY – LOT 1 & 2 ON RP165418 AND LOT 1 & 4 ON RP215922 On behalf of Walter Elliott Holdings Pty Ltd this written request under section 369 of the Sustainable Planning Act 2009 (SPA) proposes changes to the above mentioned Development Approval. ATTACHMENTS Please find attached herewith: Attachment A – Council Form Attachment B – Referral Notice FEE Development Fee Rate Fee Request for a permissible Minor matters $ 1,656.00 change to a development (as approval, request for a Pre- determined by Request Response Notice and Manager, Conversion Application Planning & Environment) TOTAL $ 1,656.00 SUMMARY OF CHANGES The purpose of this request is to defer the trigger for completion or lodgement of works from Stage 1A to Stage 2. Page 1 of 5 Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215 P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
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CHANGE TO CONIDITONS
CONDITION 8 STAGING
Condition 8 currently reads:
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 and Lamonts 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.
Condition 8 is to be changed to:
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 2:
8.1 All roadworks on the Main Road of Cooroy Connection Road (Elm Street) including the
upgrading works for the road intersections with Pearsons Road and Lamonts Road,
linemarking and pedestrian refuge crossing, as required by conditions of this approval.
8.2 All frontage works including footpaths and landscaping for Trading Post Road, Pearson Road
and Elm Street as required by conditions of this approval.
8.3 A Bus stop and shelter on the eastern side of Elm Street as required by conditions of this
approval.
8.4 A Bus stop and shelter on the western side of Elm Street as required by conditions of this
approval.
8.5 A pedestrian refuge crossing and lighting associated with the bus stop pair on Elm Street.
8.6 All fencing to Trading Post Road and Pearson Road, and all acoustic fencing to Elm Street as
required by the approved Acoustic Report.
Page 2 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 3
8.7 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.
APPLICANTS JUSTIFICATION
It is acknowledged that a Condition can state that a development may not commence (use) until other
development permits or works are completed. Nonetheless, it is important to understand the practicality of
actually completing the full quantum of works at the first stage of a development.
SUB-CONDITION COMMENT
All roadworks on the Main Road of Cooroy - This is a concurrence agency matter and does
Connection Road not fall within the proper jurisdictional limits of
Noosa Council functions under the Sustainable
Planning Act 2009 and Sustainable Planning
Regulation 2009. Nevertheless, you are advised
that on the 12 October 2016 an application was
lodged with Main Roads.
- Mains Roads have not conditioned the timing of
the road upgrade as there is sufficient capacity
in the road network.
All frontage works including footpaths and - Council has not considered the logical sequence
landscaping for Trading Post Road, Pearson Road of construction whatsoever. Major service
and Elm Street as required by conditions of this infrastructure such as high voltage cable,
approval. stormwater, sewer and streetlights are required
in the road reserve prior to the footpath being
constructed. If the footpath is installed, it will be
either damaged or have to be cut out to make
way for the services.
Bus shelters. - As mentioned above the application to Main
Roads for the bus shelters is afoot. Nevertheless
Palm Lake provides a twice daily bus service for
residents to take local shopping trips.
A pedestrian refuge crossing and lighting associated - The following is still required to be completed
with the bus stop pair on Elm Street. for the lighting design:
o Analysis of existing lighting in street
o Review of existing lighting and
assessment of compliance with
AS/NZS1158
o Design of lighting to AS/NZS1158
o Design of pedestrian crossing lighting to
AS/NZS1158
o Design of reticulation to supply new
lights
o RPEQ certification
o Obtaining council & DTMR approvals
Page 3 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 4
o Production of isolux plans and
certificate of compliance
o Liaison with council, DTMR and
Energex, arranging Public Lighting
Supply Agreement
o Obtaining details of existing
underground services for coordination
purposes
o Obtaining details of existing electricity
infrastructure
o Voltage drop and fault loop
calculations, as required
o Preparation of CAD drawings, including
schematics, equipment, civil and cable
schedules (preliminary and detailed
final)
o Preparation of lighting design
certification drawings.
-
All fencing to Trading Post Road and Pearson Road, - The fence will cause serious conflict with service
and all acoustic fencing to Elm Street as required by installation.
the approved Acoustic Report.
Landscaping treatments to open space areas - The Basins must remain as sediment and
associated with Stage 1a including the establishment erosion control devices until 80% of the
and rehabilitation of all detention basins, the development is complete. Please refer to
establishment of landscaping buffers to site Condition 67.
boundaries and adjoining residential properties and - Landscaping will be completed in areas where
street trees. construction is finalised.
The following table further identifies Conditions referencing Stage 1a.
CONDITION REFERENCING STAGE 1A COMMENT
23, 25, 27, 29, 31, 36, 38 and 41 For the reasons made above. Amened Conditions to
show Stage 2
ASESSMENT OF CHANGES – SECTION 367 - SUSTAINABLE PLANNING ACT 2009
The following table uses the St ate Guideline to provide an assessment against those circumstances that a
proposed change may result in a substantially different development.
CIRCUMSTANCE COMMENT
Involves a new use with different or additional No new uses are proposed.
impacts.
Results in the application applying to a new parcel No new land is included.
of land.
Dramatically changes the built form in terms of No changes to the built form are proposed
scale, bulk and appearance.
Page 4 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
Page 5
Removes a component that is integral to the The change does not remove any component of the
operation of the development. development. It is intended that the development
remain as a retirement community.
Significantly impacts on traffic flow and the The scale of the use is not increased, thus no new
transport network, such as increasing traffic to the traffic generation will occur.
site.
Introduces new impacts or increases the severity of The operational characteristics of the use will be
known impacts. unaltered. Therefore the impacts of the use are
unchanged.
Removes an incentive or offset component that The change does not propose to remove any
would have balanced the negative impact of the component of the development.
development.
Impacts on infrastructure provision from a location The proposed change does not increase the scale or
or demand. intensity of the existing use. Therefore, the demand
on infrastructure is unchanged.
OTHER ASPECTS OF ASSESSMENT UNDER THE SUSTAINABLE PLANNING ACT 2009
Section 367(b)(i) A fresh application would not trigger additional concurrence agencies.
Section 367(b)(ii) The original application was impact assessable.
Please do not hesitate to contact me on 5552 1326 or via email [email protected] should you have
questions or queries.
Yours sincerely
Palm Lake Works
Ben Prior
Town Planner
Page 5 of 5
Palm Lake Works | Southport Central Tower 3, 9 Lawson Street, Southport QLD 4215 | PO Box 10479, Southport BC QLD 4215
P (07) 5552 1300 | W www.PalmLakeResort.com.au | W www.PalmLakeCare.com.au
Palmlake Works Pty Ltd trading as Palm Lake Works | ACN 095 986 119 | ABN 14 095 986 119
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