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Ozcare Noosa Minor Change v1
Our ref: 7190526
Council ref: 216575 DA
20 December 2022
Kerri Coyle
Manager, Development Assessment
Noosa Shire Council
PO Box 141
Tewantin QLD 4565
By email: [email protected], [email protected]
Dear Kerri,
RE: REQUEST FOR MINOR CHANGE OF APPROVAL
80 COOYAR STREET, NOOSA HEADS, QLD 4564
On behalf of the Applicant; Ozcare A.C.N. 072 422 925, this request is made to Noosa Shire Council (‘Council’)
for a Minor Change of Approval pursuant to section 81 of the Planning Act 2016 (‘the Act’). The request seeks to
modify development approval 216575 DA (‘the approval’), over land located at 80 Cooyar Street, Noosa Heads
Qld 4567, legally described as Lot 9 on RP225312 (‘site’).
The request is supported by:
• Attachment 1: DA Form 5 and owners consent
• Attachment 2: Architectural plans
• Attachment 3: Pre-lodgement advice
• Attachment 4: Bushfire management vegetation clearing approval (Ref. RM2022/09056 &
RM2020/5358)
• Attachment 5: Bushfire Hazard Assessment & Management Plan
• Attachment 6: Ecology Assessment report
• Attachment 7: Civil engineering report and plans
• Attachment 8: Survey plan
• Attachment 9: Development Approval 216575 DA
• Attachment 10: Infrastructure Agreement (draft)
It is demonstrated throughout this request that the proposed change is complies with Noosa Plan 2020 (‘the
planning scheme’) and is considered a minor change to the existing approval consistent with the legislative
meaning.
Level 4, 215 Adelaide Street, Brisbane E. [email protected] T. +61 7 3852 1822 ABN. 13 615 087 931
(Turrbal, Jagera and Yugara Land) QLD 4000 W. ethosurban.com
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1.0 Background
1.1 Approval history
The site has an area of 2.5ha and is occupied by the ‘Ozcare Noosa Heads Aged Care Facility’, a Residential care
facility originally approved by Council in 1996 (ref. 3B-449). A subsequent Development Permit 2001/210127 was
issued on 9 August 2001, which was then changed via development application 216575 DA dated 7 December
2005, refer to Attachment 9. This application seeks to make a minor change to development approval 216575 DA.
It is noted that the majority of works proposed as part of this application are occurring over the existing aged care
facility building footprint, with a small extension to south that is occurring within the ‘future expansion area’
identified on the 216575 DA approved site plan, refer to Figure 1 and Figure 2.
216575 DA Future
Expansion Area
Figure 1 - 216575 DA Approved plan
Figure 2 - 216575 DA Future Expansion Area overlayed on proposed site plan
1.2 Bushfire management early works
The site is immediately bordered to the north-east and south by the Girrween Nature Refuge described as Lot 1 on
SP 239726. On 7 June 2022, Council’s Environment and Sustainable Development division issued approval
RM2022/09056 to undertake bushfire management clearing within parts of Lot 1 on SP 239726 (refer to
Attachment 4) as depicted in Figure 3, comprising of:
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a) north-eastern boundary: maximum total width of 20m comprising 15m as a Fire Access Trail / Fuel Free
Zone width and 5m Fuel Reduction Zone width.
b) south-eastern boundary: maximum total width of 15m comprising a 15m Fuel Free Zone.
Glossy Black Cockatoo feed trees, namely She-Oaks, have been retained within these areas as part of the
approved works.
Figure 3 - Approved bushfire vegetation management area
RM2022/09056 & RM2020/5358 decision notice
The bushfire management clearing on Lot 1 on SP 239726 was finalised on 8 November 2022 together with other
works on the subject site (refer to exemptions listed within section 2.6 of this letter), refer to Figure 4 pre-clearing
and Figure 5 post clearing conditions and the resulting survey attached as Attachment 8.
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Figure 4 - Pre-clearing site conditions (5 June 2022) Figure 5 - Post clearing current aerial photograph (24
November 2022)
A Draft Infrastructure Agreement has been prepared as Attachment 10 stipulating the following requirements for
Ozcare to undertake on behalf of Council on Lot 1 on SP 239726 in perpetuity:
a) maintain the bushfire management clearing as per approval RM2022/09056 dated 7 June 2022;
b) construct the access track crossing as illustrated by Figure 6 and included as Attachment 7; and
c) maintain the access track (including crossing) adjoining the site.
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Figure 6 – Council access track crossing re-construction design
1.3 Pre-lodgement advice
Pre-lodgement advice (refer Attachment 3) was obtained from Kerri Coyle, Manager of Development Services
dated 17 July 2021. Table 1 identifies the pre-lodgement advice received and how it has been incorporated as part
of the application.
Table 1 Pre-lodgement advice
Requirement Response
a) Temporary Access: Council agrees to the use of Council’s Noted.
land (Lot 1 on SP239726) for temporary construction
access, generally in accordance with the below subject to
retention of glossy black feed trees. The construction
access route commences within the Ozcare land (Lot 9 on
RP 225312) carpark, it then makes its way to the Council
land access path via an existing driveway next to the
existing shed (to be removed and replaced with a refuse
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storage and collection area), access to the development
area is then available via the existing Council access
path. Construction access will be approved through the
development application process, no need to contact
Council’s Property Team separately.
b) Application Pathway: Council’s preference is for a The Girraween Nature Refuge (Lot 1 on SP239726) owned
development application to be lodged over both the by Council is in the Environmental Management and
Ozcare land and Council land to accommodate the Conservation Zone (Noosa Plan) and SEQ Regional Plan
bushfire mitigation within the approval – this would require Regional Landscape and Rural Production Area. It makes
a Change ‘Other’ Application to development approval up part of a much larger lot and is constrained by various
21675 DA dated 7 December 2005, due to the application local and state environmental overlays (remnant
applying to a new parcel of land (i.e. the Council land). vegetation, koala priority area, local refined koala habitat
The Applicant should contact Denis Wallace (Property area). The inclusion of this lot within a development
Advisor, Noosa Council, 5329 6239, application will unnecessarily complicates and elevate the
[email protected]) to arrange the relevant assessment of the application.
consent to lodge the application over Council land.
Accordingly, this application for Minor Change of approval
However, if there are any issues with the regional planning is sought just over the Ozcare land, Lot 1 on RP225312.
designation of Council’s land and the ability to lodge a Bushfire management works have already been
development application, Council will agree to the undertaken over Council’s land (Lot 1 on SP 239726) in
preparation of an Infrastructure Agreement, at Ozcare’s accordance with approval RM2022/09056 (refer to
expense, that stipulates the requirements of the above – Attachment 4) and a Draft Infrastructure Agreement has
this would involve a Minor Change Application to been prepared as Attachment 10 stipulating the following
development approval 21675 DA as there would be no requirements for Ozcare to undertake on behalf of Council:
new land parcel added to the application, but would still a) maintain the bushfire management clearing as per
need to confirm there are no new referral agencies and approval RM2022/09056 dated 7 June 2022;
the proposal meets the test of a minor change.
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b) maintain the access track (including crossing)
adjoining the site; and
c) construct the access track crossing included as
Attachment 7.
As detailed in section 3.0 of this letter, the proposal
complies with the Minor Change of Approval and
substantially different development criteria.
c) Bushfire Vegetation Management on Council land: Council The bushfire vegetation management works have been
agrees in principle to the use of Council land for bushfire undertaken in accordance with RM2022/09056 (refer to
vegetation maintenance, maximum total width of 20m Attachment 4).
comprising 15m as a fire access trail width and 5m fuel
reduction zone. The clearing of glossy black cockatoo
feed trees should be avoided, see further details below.
The attached RM20205358 Bushfire Vegetation
Management Conditional Approval requires a further
application to Council for approval to undertake the
clearing works prior to the development application being
lodged to protect existing infrastructure and building works
on site and people.
Council’s endorsed Noosa Bushland Reserve
Strategic Fire management Plan permits a 20m wide
area in Council’s land comprising 15m as a fire
access trail width and 5m fuel reduction zone for the
nursing home.
This means all vegetation is cleared within the 15m
Fire Access Trail or the Fuel Free Zone, then 5m Fuel
Reduction Zone. Fuel Reduction Zone requires
understorey and mid-storey vegetation removed but
mature trees(those with stem diameter greater than
200mm) are retained, lower branches of mature trees
in this zone should be lift pruned (in accordance with
AS 4973 - Pruning of Amenity Trees) to 2m above
ground level to prevent fires moving from ground into
tree canopy. The below image provides some
guidance for the Fuel Reduced/Reduction Zone:
As stated in the FMP, Fire access trails need to be
well formed (natural surface) drained and works still
need to achieve biodiversity outcomes. For
instance, further investigation by the applicant would
need to be conducted in the northern & southern
sections with regards to potential glossy black
cockatoo feed trees and if deemed present retained.
To properly aid emergency access, piped drainage
from this development currently hinders vehicle
throughfare, see below aerial image. It would be
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beneficial if this infrastructure was extended (or
removed altogether) to allow complete access.
Further investigation though is needed at the south
eastern and northern corners and investigation of
feed trees for glossy black cockatoos – where feed
trees exist, clearing should be avoided and where
necessary fire management mitigation measures
should be undertaken on the Ozcare site.
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2.0 Proposed Change
2.1 Reconfiguration of Beds
Ozcare owns the site and has operated an aged care facility on the premises for more than 20 years. In response
to the COVID-19 global pandemic, Ozcare has re-evaluated its accommodation model to ensure the facility meets
current legislative and market requirements for aged care accommodation, and in particular eliminating shared
bedrooms/ ensuites as an important issue of infection control. The proposed development seeks to remove all
shared double bed rooms, resulting in the same number of overall beds provided on-site but within a single bed /
room configuration.
Accordingly, the proposed changes do not result in a material increase in the intensity of the use occurring on-site,
with no increase in residents or staff.
Table 2 Summary of proposed alterations
Existing configuration Proposed configuration
Wings subject to renovations
Banksia South 5 doubles, 10 singles 40 singles
(20 beds)
Banksia North 13 doubles 30 singles
(26 beds)
Casuarina 6 doubles, 12 singles No rooms – proposed community
(24 beds) centre, back-of-house and services
No. beds 70 beds 70 beds
Other wings not subject to renovations
Acacia 20 singles No change - 20 singles
Eucalyptus 20 singles No change - 20 singles
Darwinia 20 singles No change - 20 singles
No. beds 60 beds 60 beds
Total no. beds 130 beds 130 beds
2.2 Extensions
The master planning exercise requires small extensions to the existing building footprint to consolidate and
rationalise the location of residential rooms, services and administration areas on-site. The intent is to improve the
overall amenity and operation of the facility, while not increasing the number of persons residing on-site. It is also
proposed to replace the existing single level Banksia North and Banksia South wings with a double storey
configuration, consistent with Performance Outcome PO17 of the Community Facilities Zone Code. The proposed
extensions are occurring within the south-east portion of the site and can not be seen from any public vantage
point.
Although the building footprint is slightly extending to the south, the overall impervious area site cover of the
development is reducing from 13,516m2 or 54.1% currently, to 13,449m2 or 53.8% proposed. The minor extension
in building footprint to the south is occurring within the ‘Future Expansion Area’ shown on with original approved
plans, refer to Figure 1, Figure 2 and Attachment 9. Accordingly, the proposed extension in accordance with
anticipated future works identified by approval 216575 DA.
Pursuant to Schedule 1 of the Development Assessment Rules’ definition of ‘substantially different development’,
the proposed changes do not result in a ‘dramatic change’ to the built form of the development in terms of scale,
bulk and appearance, and are consistent with the expectations expressed within the planning scheme and existing
approval 216575 DA.
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2.3 Stormwater
A civil engineering report prepared by STP Consultants (Attachment 7) confirms that the site has adequate on-site
detention to accommodate the development. It is noted by engineers that the development does not result in
increased impervious area. On a site greater than 2,500m2, proposed works that do not result in greater than 25%
of the site area do not require stormwater quality management under the State Planning Policy (SPP).
The site’s lawful point of discharge point is to the eastern boundary, adjacent to the wetlands within the Girraween
Nature Refuge. Stormwater currently discharges into an open drainage culvert. It is proposed to construct a
drainage crossing over the lawful point of discharge to manage the impact of the stormwater discharge upon the
wetland ecology. Please refer to civil engineering drawings (Attachment 6) detailing the drainage crossing.
2.4 Access and Servicing
The existing access arrangement from Cooyar Street is not proposed to change. The number of carparking spaces
is not changing, as there is no proposed increase in the number of beds or staff occurring on-site, albeit some car
parking areas have been reconfigured. The refuse storage and collection area has been moved closer to the
access point to reduce potential conflict with pedestrians and light vehicles within the site. The new refuse area
provides adequate space to undertake manoeuvring to allow the refuse vehicle to enter and exit the site in a
forward gear.
Pursuant to Schedule 1 of the Development Assessment Rules’ definition of ‘substantially different development’,
the proposed changes do not result any impacts to the transport network or an increase in traffic to the site.
2.5 Bushfire Risk
Although the planning scheme and SPP mapping identify parts of the site being subject to bushfire hazard, this
mapping is out of date due to bushfire management clearing that has been undertaken recently pursuant to
approval RM2022/09056 (refer to Attachment 4), refer to Figure 4, Figure 5 and section 1.2 of this letter, which
will be maintained in accordance with the Draft Infrastructure Agreement attached as Attachment 10, involving:
a) north-eastern boundary: maximum total width of 20m comprising 15m as a Fire Access Trail / Fuel Free
Zone width and 5m Fuel Reduction Zone width.
b) south-eastern boundary: maximum total width of 15m comprising a 15m Fuel Free Zone.
These works, together with the construction of access track crossing (refer to Attachment 7), and ongoing
maintenance provides a community benefit for the management of bushfire hazard risk to the local public.
The development does not increase the number of persons on-site exposed to bushfire hazard risk and has /
seeks to implement measures to mitigate bushfire hazard risk in accordance with the bushfire management
clearing that has been undertaken recently and the assessment included within the attached Bushfire Hazard
Assessment & Management Plan (Attachment 5).
The development is in accordance with Performance Outcome PO1 and Acceptable Outcomes AO1.1 and AO1.2
of the Bushfire Hazard Overlay Code of the planning scheme as the proposal does not increase the number of
people living within a medium or high bushfire hazard area, and the proposed building design, siting and mitigation
measures have been proposed to achieve an acceptable level of risk. The development complies with Acceptable
Outcome AO7(c) of the Bushfire Hazard Overlay Code satisfying the BAL 29 setback requirements. An assessment
of the Bushfire Hazard Overlay Code is included within the attached Bushfire Hazard Assessment & Management
Plan.
Furthermore, the development generally complies with the ‘Natural hazards, risk and resilience state interest –
Bushfire Example planning scheme assessment benchmarks’ and ‘Natural hazards, risk and resilience - Bushfire
State Planning Policy – state interest guidance material’, with the resulting separation distance significantly
improving the previous situation (i.e. through recent fire break management).
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The assessment undertaken within the Bushfire Hazard Assessment & Management Plan concludes that “Overall, the development proposed for the site, in combination with the recommendations referenced herein, is deemed suitable with respect to providing a reasonable level of protection for people and property within the site”. Pursuant to Schedule 1 of the Development Assessment Rules’ definition of ‘substantially different development’, the proposed changes do not introduce new impacts or increase the severity of known impacts beyond the acceptable criteria identified within the aforementioned assessment benchmarks. It should also be acknowledged that the existing site / use is already subject to bushfire hazard and the proposed development including the bushfire management clearing that has been undertaken reduces the extent of bushfire risk. It should also be noted that the bushfire management clearing undertaken and proposed construction of the access track crossing on Council’s land results in a benefit to the wider community and emergency services. 2.6 Ecology The site is mapped containing local and state biodiversity interests as depicted by Figure 7 and Figure 8 respectively, which illustrate that the existing building footprint is already located within these mapped areas and only a small number of trees are required to be removed as part of the proposed development, which for the most part is occurring within the existing disturbed areas and the building footprint of the current aged care facility. The Ecology Assessment Report attached as Attachment 6 has been prepared that identifies that the extent of works is occurring in areas of the site that have been previously modified, and no conservation significant flora specifies, on ground remnant regional ecosystems, or Threatened Ecological Communities under the EPBC will be impacted by the works. The proposed works will require the removal of approximately 8 black she-oaks, but given the abundance of feed trees within the locality this is considered highly unlikely to impact the viability of the local glossy black cockatoo population. The extent of vegetation to be impacted by the proposal could currently be cleared under existing local and state governments exemptions for the purpose of bushfire management: • ‘Exempt clearing’ as defined under the Noosa Plan 2020; • Schedule 6 section 20A of the Planning Regulation 2017; • Schedule 7 sections 12 and 13 of the Planning Regulation 2017; • Schedule 21 of the Planning Regulation 2017; and • ‘Exempt clearing work’ as defined under the Schedule 24 of the Planning Regulation 2017. Nonetheless, a Vegetation and Fauna Management Plan will be prepared within a subsequent Operational Works application for vegetation clearing, and planting occurring as part of the future landscaping will offset impacts to vegetation. An assessment of the Biodiversity Overlay Code is included within the Ecology Assessment Report demonstrating compliance. 80 Cooyar Street, Noosa Heads | 216575 DA | 7190526 11
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Figure 7 – Noosa Plan 2020 Biodiversity Overlay Mapping Figure 8 – State interests mapping 80 Cooyar Street, Noosa Heads | 216575 DA | 7190526 12
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Furthermore, pursuant to the Schedule 10 of the Planning Regulation 2017 (‘the regulation’) the development does not trigger referral to the chief executive: • Schedule 10, Part 3 ‘Clearing Native Vegetation’, Division 4, Table 2 – the development for a minor change for a material change of use is assessable, the site contains Category B least concern regional ecosystem vegetation but the site is less than 5ha in area. • Schedule 10, Part 10 ‘Koala Habitat in SEQ Region’, Division 4, Table 2 – the development for a minor change for a material change of use is assessable, the site contains Locally Refined Koala Habitat Area but is not located within a Koala Priority Area, the clearing occurring within the KHA accounts for an area of 427m2 and noting that the mapped area does not contain koala habitat trees. The clearing is exempt development under Item K of the Exempted Development definition contained within Schedule 24 of the Planning Regulation 2017 which allows for a one-off clearing exemption of up to 500m2 of mapped KHA. It is also noted clearing can be undertaken for exempt bushfire management purposes under Schedule 6 of the Regulation. Pursuant to Schedule 1 of the Development Assessment Rules’ definition of ‘substantially different development’, the proposed changes do not introduce new impacts or increase the severity of known impacts in regard to vegetation removal and impacts biodiversity values of the site, where acknowledging that the original development required the removal of vegetation, the proposal requires a relatively low value trees to be removed in an already modified area, and any impacts can be offset within replanting to detailed within a subsequent Operational Works application. 80 Cooyar Street, Noosa Heads | 216575 DA | 7190526 13
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3.0 Minor Change Test
The Act defines a ‘minor change’ as per the following in accordance with Schedule 2:
minor change means a change that—
(b) for a development approval—
(i) would not result in substantially different development; and
(ii) if a development application for the development, including the change, were made when the
change application is made would not cause—
(A) the inclusion of prohibited development in the application; or
(B) referral to a referral agency, other than to the chief executive, if there were no referral
agencies for the development application; or
(C) referral to extra referral agencies, other than to the chief executive; or
(D) a referral agency to assess the application against, or have regard to, matters prescribed
by regulation under section 55(2), other than matters the referral agency must have
assessed the application against, or have had regard to, when the application was
made; or
(E) public notification if public notification was not required for the development application.
The proposed changes have been assessed against the criteria for a ‘minor change,’ as defined under Schedule 2
of the Act, and further described below:
(i) The proposed change to the development application will not result in a substantially different
development
Schedule 1 of the Development Assessment Rules describes the circumstances of ‘substantially different
development’. The proposed change has been assessed against the relevant criteria for ‘substantially different
development’ as outlined below:
Table 3 Substantially different development test
Criteria Demonstrated Compliance
(a) Involves a new use. The change to the approval does not involve a new use.
(b) Results in the application The application does not apply to a new parcel of land.
applying to a new parcel of
land. The bushfire management clearing over Lot 1 on SP 239726 (Attachment 4) and
works contained within the Draft Infrastructure Agreement (Attachment 10) are
occurring separately to the minor change application as per the pre-lodgement advice
(Attachment 3) and have been provided for information purposes only as part of this
application.
(c) Dramatically changes the The change to the approval does not result in a dramatic change in the appearance of
built form in terms of scale, the existing built form, please refer to section 2.2 of this letter. The majority of the
bulk and appearance. proposed works are occurring within the existing building footprint occurring on-site. It
is also proposed to replace the existing single level Banksia North and Banksia South
wings with a double storey configuration, consistent with Performance Outcome PO17
of the Community Facilities Zone Code. The proposed extensions are occurring within
the south-east portion of the site and can not be seen from any public vantage point.
Although the building footprint is slightly extending to the south, the overall impervious
area site cover of the development is reducing from 13,516m2 or 54.1% currently, to
13,449m2 or 53.8% proposed. The minor extension in building footprint to the south is
occurring within the ‘Future Expansion Area’ shown on with original approved plans,
refer to Figure 1, Figure 2 and Attachment 9. Accordingly, the proposed extension in
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accordance with anticipated future works identified by approval 216575 DA and the
expectations of the planning scheme.
(d) Changes the ability of the The change does not alter the operation of the aged care facility, which will continue
proposal to operate as to provide care for the same number of residents.
intended.
(e) Removes a component that The change does not remove a component that is integral to the operation of the
is integral to the operation of development.
the development.
(f) Significantly impacts on The development does not result in a change in resident or staff numbers and does
traffic flow and the transport not alter the access arrangements.
network, such as increasing
traffic to the site.
(g) Introduces new impacts or The change to the approval does not result in new impacts or increased the severity
increased the severity of of known impacts, please refer to sections 2.5 and 2.6 of this letter. The proposed
known impacts. development including bushfire management clearing works will reduce the extent of
bushfire hazard risk posed to the residents on-site and the local community, and
construction of the access track crossing will improve the ability for emergency
services to respond to threats of bushfire.
It is noted that the existing site and aged care facility is subject to ecological values
and bushfire hazard, and to establish the original facility on-site (and subsequent
extensions) vegetation clearing has occurred. The works are occurring within an
existing disturbed area and considered to be of limited ecological value, and any
removal of trees can be offset by planting to be detailed within a subsequent
Operational Works application.
The development is not increasing the number of residents or staff occurring on-site,
so therefore isn’t increasing the number of persons subject to bushfire risk. Bushfire
management clearing has been undertaken in accordance with Council’s approval
RM2022/09056 (refer to Attachment 4) and a crossing will be constructed within
Council’s land (refer to Attachment 7 and Attachment 10). These measures will
reduce the severity of impacts from bushfire hazard on the site and surrounding area,
and ensure that emergency services are better able to move along the bushfire
access track located within Lot 1 on SP 239726.
(h) Removes an incentive or The change does not remove an incentive or offset component of the approval.
offset component that would
have balanced a negative
impact of the development.
(i) Impacts on infrastructure The change will not impact upon infrastructure provisions.
provisions.
(ii) If the application, including the change, were made when the change is made would not cause:
a. the inclusion of prohibited development in the application
The development including the proposed change does not involve prohibited development.
(B) referral to a referral agency, other than to the chief executive, if there were no referral agencies
for the development application
Please refer to section 2.6 of this letter that identifies exemptions in which bushfire management clearing can be
undertaken, and that the proposed change does not result in referral to a referral agency being required.
It is noted that the original approval was granted under superseded legislation / planning scheme, and the Planning
Bill 2015 Explanatory Notes provides guidance in regard in interpreting related section 80 of the Planning Act 2017
regarding affected entities, and that changes in planning instruments or law should prevent a minor change
occurring:
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“The clause does not prevent a change being made simply because a change to a planning instrument or law
would now require the development application as it was originally made to include prohibited development,
additional referral or public notification.”
(C) referral to extra referral agencies, other than to the chief executive.
As discussed in (B) above, there are no referrals triggered by proposed change.
(D) a referral agency to assess the application against, or have regard to, matters prescribed by
regulation under section 55(2), other than matters the referral agency must have assessed the
application against, or have had regard to, when the application was made.
The original approval did not involve referral agencies. As noted above under (B) and (C) above, this proposal
does not trigger referral to new agencies.
i. public notification if public notification was not required for the development application.
The original development application (216575 DA) where incorporating the proposed change would not trigger an
increase in the level of assessment of requirement for public notification. This proposal would otherwise trigger
code assessable development under the current planning scheme and likewise does not require public notification.
3.1 Requested Amendments to Approval Package
In accordance with section 81 of the Act, this request seeks a minor change to development approval 216575 DA
to modify approved plans to reflect the proposed changes. Accordingly, we also seek that the conditions of
approval are updated to reflect the proposal plans.
Plan/document title Reference number Prepared by Plan/doc date
Site Plan DA – 1 Andrew Hillhouse September 2005
Architect
Site Plan SD 1 Andrew Hillhouse September 2005
Architect
Proposed Site Plan PD_A_002.0 E Enrich Architecture 14/01/22
Floor Plan SD 2 Andrew Hillhouse September 2005
Architect
Floor Plan SD 4 Andrew Hillhouse September 2005
Architect
Proposed Overall Site Plan PD_A_003.1 C Enrich Architecture 16/02/22
Proposed Ground Floor Plan PD_A_011 C Enrich Architecture 16/02/22
Proposed First Floor Plan PD_A_012 C Enrich Architecture 16/02/22
Elevations SD 3 Andrew Hillhouse September 2005
Architect
Site Sections & Elevations PD_A_250 D Enrich Architecture 28/01/22
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Banksia Wing Elevations PD_A_310 C Enrich Architecture 24/01/22 Administration & Communal Area PD_A_311 C Enrich Architecture 24/01/22 Elevations Condition 1 The temporary emergency vehicle access, located on Council land, that runs past the Noosa Heads Police Station to the rear of the St Vincent De Paul site - is permitted to be utilised until the Manager of Land Development advises in writing that “the access is to discontinue”. After which advice, emergency vehicles shall gain access to the south east corner of the site internally in accordance with proposal plan PD_A_002.0 E, dated 14/01/22, as submitted by Enrich Architecture - except as modified herein. Condition 2 The proposed alignment of the emergency vehicle access (as shown on proposal plan PD_A_002.0 E, dated 14/01/22, as submitted by Enrich Architecture), shall be realigned to minimise the destruction of existing vegetation. In this regard, the emergency vehicle access shall be at least 3 metres from the front boundary and at least 1 metres from the side boundary. The existing vegetation shall be supplemented (where necessary), to ensure the buildings and the emergency vehicle access are visually screened from Cooyar Street. Plans and specifications for these works shall be prepared and submitted to Council for Operational Works approval and the cost of constructing the internal emergency vehicle access shall be at no cost to Council. Condition 15 Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are numbered SK-06, 07 issue B SK-8 & 9 Issue A dated 26/01/2000, SD1 (titled ‘Site Plan’), SD2, SD3, dated July 2005, SD4 dated May 2005 and DA-1 dated September 2005, prepared by Enrich Architecture and as may be amended by these conditions. Condition 23 As it is proposed to modify the existing internal roundabout to enable the construction of the new Low Care Wing, the redundant part of the driveway/roundabout shall be removed and densely revegetated. In addition the northern leg of the roundabout (which will now only provide access to the existing maintenance shed) shall be appropriately sign posted and line-marked to encourage vehicles to travel around to the right rather than into the maintenance area. These works shall clearly be shown on the plans submitted for Operational Works approval. Condition 26 As a result of the proposed extension three (3) existing delivery spaces (adjacent to the existing service yard) will be removed and in this regard a minimum of two (2) new delivery spaces shall be provided in the new service yard. The delivery spaces shall be at least 3.5m wide by 6.5m long and these spaces shall be located outside of the refuse truck turning area. The 2 delivery spaces shall be provided adjacent to one another and at the northern end of the refuse truck turning area. To enable efficient use of these 2 delivery spaces appropriate signage shall be installed to limit delivery parking to a maximum time of 30 minutes. To this end, the proposed service yard shall be modified to not only cater for a Council refuse vehicle, but to also cater for small delivery vehicles that frequent the site. 80 Cooyar Street, Noosa Heads | 216575 DA | 7190526 17
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Condition 27 Revised plans of the service yard demonstrating compliance with the above conditions shall be submitted to the Council for approval prior to obtaining a Development Permit for Operational Works. Condition 28 Carparking shall be provided within the site as generally shown on drawing PD_A_002.0 E, dated 14/01/22, as submitted by Enrich Architecture, except as modified herein. 4.0 Conclusion This request for a minor change application should be supported as: • The proposed change meets the criteria applicable to making a Minor Change application to a development approval, and more particularly the changes will not result in substantially different development. • The proposed change does not materially increase the intensity of the use occurring on site as there is no increase in the number of residents or staff occurring on-site. • The proposed change and associated bushfire management clearing reduces the risk of bushfire hazard to the site. The bushfire management clearing and construction of the access track crossing on Council’s land also reduces bushfire risk to the broader locality and improves access for emergency services, resulting in a community benefit. • The conversion of existing shared double bed rooms to single bed / room configurations responds to current legislative and market requirements for aged care accommodation, and in particular eliminating shared bedrooms/ ensuites as an important issue of infection control in response to the COVID-19 pandemic. • The proposed alterations are largely occurring within the existing building footprint of the existing facility, results in a decrease in the overall impervious area site cover, the proposed extensions are occurring within the ‘Future Expansion Area’ shown on with original 216575 DA approved plans, and the new double storey configuration of the Banksia North and Banksia South wings are consistent with the building height expectations stated within Performance Outcome PO17 of the Community Facilities Zone Code. • Any loss of trees can an adequately offset by planting to detailed within a subsequent Operational Works Application. If you have any queries regarding this matter, please do not hesitate to contact the undersigned. Yours sincerely, …………………………… Ashley Everton Associate Director, Planning Ethos Urban Ph. 0423 741 892 E. [email protected] 80 Cooyar Street, Noosa Heads | 216575 DA | 7190526 18