2014-09-16 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA   16 September 2014




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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                  16 September 2014

                                                                             ATTACHMENT 1
  Local Area Provisions
 The Overall Outcomes of the Mary River Catchment locality seek to maintain the rural character, lifestyle
  and accessibility enjoyed by residents. Agricultural uses are to remain a significant part of the economic
 activities in the locality, ensuring that these uses are continued on better agncultural land on and adjacent
 to the valley floors.
 Land Use and Works Provisions
 The application has been assessed against The Noosa Plan. The pertinent issues arising out of the
 assessment against the relevant codes are discussed in terms of their relevant topic below.
  Traffic
 The site is accessed from Cooroy township (residential streets) via Cooroy Belli Creek Road, Old Ceylon
 Road and Top Forestry Road. See Attachment 2.
 The applicant indicates that the use will require servicing by a mix of semi-trailers and truck and dog
  combinations (litter delivery, bird delivery and collection, dead bird collection) and 19m B-doubles for the
  delivery of feed. During the assessment of the application, the applicant submitted a number of versions of
 the onginally submitted traffic report prepared by Hayes Traffic Engineering, to address council's concerns
 with traffic movements.
 The submitted traffic report describes the number of traffic movements (trips) of the existing cropping use of
 the site and the potential number of traffic movements (trips) of the proposed use of the site (reduced
  cropping and new poultry use). The report is based upon the assumption that the “poultry” use will be
 staggered through the 8 sheds to spread the traffic demands over the 8 week “batch” cycle. However, the
  applicant's MWA Environmental report, and industry advice, suggest this assumption is incorrect and that
 the poultry processors prefer all sheds on a property to be at the same stage within the “batch”.
 The report uses methodology to calculate the yearly tip generation from the existing and proposed uses
  and divide the total by 365 to determine a “per day” tnp rate. This methodology does not give any
  consideration to:
    e2Oothe type of vehicle for the “trip” or
     e2_Cothe impacts (safety, noise, dust, road maintenance) of a “heavy vehicle” tip compared to the
        “tip” of a passenger vehicle. It is considered in this instance that, due to the location of the site,
       assessment of the impacts of the traffic generated by the proposed development must go beyond
       “tip” numbers or
    e2_Cothe vanations in daily “trip” numbers due to the specific use. The variations occur in the cropping
        use due to the seasonal requirements (e.g. picking season) and in the poultry use due to the
        production timeframes (e.g. bird collection). It is considered in this instance that, due to the location
        of the site, assessment of the impacts of the traffic generated by the proposed development must
        consider the daily/weekly vanations in “trip” numbers.
 It is noted that, while the application onginally included a reduction in the cropping on the site and,
  therefore, a reduction in traffic movements, information supplied by the applicant on 12 September 2013
 indicates an additional 3,000 trees will be planted in currently fallow areas of the site. It is reasonable to
 assume that, although some cropping area would be lost to the proposed poultry use, the 3,000 additional
 trees would not result in any net loss in traffic movements of both passenger and heavy vehicles for the
  original cropping use of the site.
 With regard to the potential number of traffic movements (trips) generated by the proposed poultry use,
  there are discrepancies between the total number of heavy vehicle tnps per “batch” from the submitted
 Hayes traffic report (218 tnps), the submitted MWA Environmental report (234 tnps), and council's
  calculations (348 trips) (Attachment 3). Council's calculations have been based on the submitted MWA
  Environmental report and industry advice. The activities that appear to have been overlooked or under-
 estimated are dead bird collection and the collection of the birds for market. Notably council's traffic

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