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Response to Issues- 8.04.2015
Attached to the e-mail MCU14/0056 Additional information from applicant.
Our reference: 6520 Your reference: MCU14/0056 8 April, 2015 Noosa Council PO Box 141 TEWANTIN QLD 4565 Attn Dean Wallace Dear Sir RE: Proposed Mixed Use Development 125 Myall Street, Cooroy- MCU 14/0056 I refer to our recent telephone discussion on 23 March. During that conversation you raised three items that you were specifically considering- 1. Instance where no signage was available on the Bruce Highway to make motorists aware of services available, thereby impacting on the likely need for the development servicing passing highway traffic. 2. Water Quality impacts having regard to the location of the site within the Lake Macdonald catchment. 3. Traffic issues associated with the intersection of Elm St and Myall St. To assist Council with their deliberations on these matters we provide the following- 1. Please see attached photos of existing signage at the northern and southern approaches to the Myall St exit for Cooroy. This signage is sufficient to indicate the existence of such services available to motorists should they use the exit. The development subject of consideration by Council will require no additional highway signage with only possible caravan and information symbols sought to be included to the existing signage. These will be sought, if required, as a separate request to DTMR. The existing signage clearly advises motorists should they take the Myall St exit that such services exist within the Cooroy township or as will be available upon the approval and development of these services on the subject site. The need for the development is documented within the planning report and the Needs Assessment Report dated July, 2014 prepared by Foresight accompanying the application and subsequent Response to Information Request Report dated December, 2014 prepared by Foresight. An extract from the December report confirms the unique nature of the site –
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We ask that Council have regard to all information previously submitted with regards to the need
for the development.
2. Matters related to water quality impacts of the development have been addressed in detail
within the original reports and response to information requests by SHG, vT Consulting Engineers
and the Ecological response report by Saunders Havill Group. The report by vT Consulting
Engineers, including response to SPP and SEQ Water Development Guidelines demonstrates that
the development will not adversely impact on the quality of water entering Lake Macdonald. SEQ
Water, the authority responsible for the management of Lake Macdonald and its function as a
water supply, has reviewed the report by vT Consulting Engineers, including the detailed
response to the SEQ Water Development Guidelines, and has provided the following advice -
“SEQ Water are satisfied that stormwater management, setbacks to the minor watercourse and
general treatment of the riparian corridor are in accordance with the Seqwater Development
Guidelines”. SEQ Water’s advice included the following recommendations that can be
incorporated as conditions of approval by Council-
a. “It is recommended that a Rehabilitation and Weed Management Plan is prepared by a qualified
professional at the appropriate stage of development and approved / endorsed by Council prior to
development commencing on the site”
b.” Seqwater recommends the preparation of an Inspection and Maintenance Schedule and an
Emergency Response and Contingency Plan for the pump station. This should be endorsed / approved
by the relevant authorities (Council, DEHP). Seqwater requests a copy of any such plan for review when
available”.
c. “Should the location of the proposed on-site sewerage pump station change, Seqwater requires that
this facility maintains at least a 50m setback from the surveyed high bank of the watercourse on the
site”.
d. “Seqwater strongly supports provision of at least 25% and up to 50% more emergency storage
capacity at the pump station, than that required by the SEQ Sewer and Water Code”.
e. “Seqwater requests to be included on a notification register in the event of any overflow / spill / other
sewage discharge event”.
Further, the SPP Part D, “making or amending a planning scheme “with regards to State Interest
Water Quality, specifically refers to development complying with the Seqwater Development
Guidelines. This is a matter of State Interest that must be addressed by Council when preparing
or amending a planning scheme.
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To the extent that the Noosa Plan suggests measures to the alternative, the current planning scheme
has been overtaken by events. Specifically the development meets the Seq Development guidelines
as confirmed within the above advice from Seqwater. Grounds exist to approve the development
despite any conflict as outlined within the report accompanying the application and as outlined
below-
There is a demonstrated need for the proposed mixed use development and it is well located to
serve residents, visitors and highway traffic in the region. The development is not anticipated to
affect the function and viability of the Cooroy Town Centre or existing service stations and the
benefits to the community are expected to outweigh any negative impacts.
The proposal expects to benefit the residents of the local area by providing complementary
facilities such as the fuel retailing, the convenience retail and the fast food retailing. There is a
clear gap in the distribution of fast food/takeaway outlets in the area, with the Cooroy
community having to travel to one of the higher order centres such as Tewantin or Noosaville for
greater choice of such facilities.
The proposed development would provide a service to highway motorists in the form of service
station and drive-thru fast food option and rest area about half way between the Matilda Fuels
service station at Kybong (to the north) and the BP at Forest Glen (to the south)- approx. 60km.
Having regard to its location to nearby urban development, its part urban designation under the
Noosa Plan Strategy map, Urban Footprint classification in the SEQ Regional Plan and land
attributes, the development will not impact on rural amenity nor agricultural productivity ,nor
scenic and environmental values nor impact on water quality to an extent to warrant refusal of
the application;
The Noosa Planning Scheme 2006 with regards to the subject site and the intended form of
development is out of date and does not adequately provide for development of the nature
proposed.
3. Myall Street is a road under the control of DTMR. In their response to the application, SARA
(DTMR) did not place a condition regarding the intersection of Myall St / Elm St. The traffic report
prepared by TTM accompanying the application and the related information response, clearly
identifies that the proposed development will not have significant impact on the subject
intersection. The response to the Council’s information request states-
Notwithstanding, conditions may be imposed on an approval pursuant to S 345 of SPA. Matters
relating to the operation of the intersection and having regard to the nature of the development
and its traffic impacts are not such to warrant refusal of the application.
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Should you require any further information or wish to discuss, please contact me on (07) 3251 9421 or
email: [email protected] faithfully
Saunders Havill Group
Eddie Venturini
Principal Town Planning
Attachments
1. Photos of existing signage
2. SARA response
3. SEQ Water Response
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