Appendix A -Prelodgment meeting notes

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Noosa Council documents



                  PLM                               Document(s)/Plan(s)                           Title
                  Supporting                        FIRST MEETING
                  Information
                                                    CARRAMAR              CARTWRIGHT REVISED CONCEPT PLAN AUG
                  (Provided by Applicant)
                                                    VILLAGE                          17 02-01

                                                    MIDDAP ARCHITECTURE
                                                    TP 02 – JUNE 2017                             FLOOR PLAN
                                                    TP-03 – JUNE 2017                             SECTION/ELEVATION

                                                    MURRAY AND ASSOCIATES                         CONTOUR     AND     DETAIL
                                                    60601 – 03.05.17                              SURVEY OF PART LOT 2 ON RP
                                                                                                  177554


                                                    SECOND MEETING

                                                    CARRAMAR              CARTWRIGHT REVISED CONCEPT SITE PLAN
                                                    VILLAGE                          SEPT 17 03-01
                                                                                     REVISED CONCEPT SITE PLAN
                                                                                     SEPT 17 03-02

                                                    NATIVE FORESTERS                              FLORA      AND     FAUNA
                                                    NATURAL      RESOURCE                         ASSESSMENT – CARRAMAR
                                                    MANAGEMENT                                    EXTENSION FOR CALLAGHAN
                                                    CONSULTANTS                                   AND TOTH ENGINEERS
                                                    DOCUMENT NO. 170510-FF
                                                    10 MAY 2017




                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                       Page 2 of 6
Document Set ID: 20409071
Version: 8, Version Date: 09/10/2017                                                                                           Print Date: 9 October 2017, 1:20 PM

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Noosa Council documents



                  4. ADVICE & INFORMATION
                  Civil Engineering                           Mark Lewis
                  Flooding

                  The site is in a known flood area with the most recent Council modelling indicating that the
                  majority of the undeveloped part of the site adjacent to the eastern boundary is affected by
                  the 1%AEP event. It is noted that the proposed use will require a higher level of flood
                  immunity than the 1%AEP.

                  Any application would need to demonstrate that:
                         • The development of the site achieves compliance with The Noosa Plan (Natural
                             Hazards Overlay Code) and the State Planning Policy, and
                         • The development of the site will not cause any offsite impacts to either private
                             property or community lands.

                  The potential for development “on stumps” above the flood level was discussed and any
                  modelling to support this type of proposal would need to include the potential for debris to be
                  lodged among the “stumps” and affect the stability of the structures and the overland flow of
                  water.

                  Stormwater

                  Any application will need to include a Stormwater Management Plan for the proposed
                  development that addresses stormwater quantity and quality
                  Ecology                       Conor Neville




                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                       Page 3 of 6
Document Set ID: 20409071
Version: 8, Version Date: 09/10/2017                                                                                           Print Date: 9 October 2017, 1:20 PM

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Noosa Council documents



                  A:
                  The preliminary Fauna and Flora Assessment (Native Foresters May 2017) is a well
                  presented document and identifies some of the ecological attributes of the site. A more
                  detailed study may reveal further information about the habitat values of the wetland.

                  The site is identified as a Melaleuca wetland, as stated in the pre-lodgement meeting. The
                  actual presence of threatened species during the brief fauna sampling, coupled with the
                  suitable habitat for threatened species known to occur in the area, supports the classification
                  of the area as Environmental Protection under the Biodiversity Overlay. Koalas have been
                  identified in the local area within 500m of the site and are likely to use the site too.

                  The unique habitat requirements of the threatened species, which require paperbark swamps,
                  tannin-stained pools, acidic waters, suitable understory and canopy trees, are present on the
                  site and prone to degradation. Threatened species including Wallum frogs, Tusked frogs, and
                  Crayfish, have been identified in and around the area. Their specialised habitat requirement
                  restricts their distribution to isolated patches and, in turn, makes their existence vulnerable to
                  change. Hydrological changes including quality and quantity, development encroachment and
                  increased levels of pollution are all potentially threatening.

                  Expansion of the development footprint to the east will result in the loss of suitable habitat for
                  threatened species and cause localised extinctions. Management of the lands for amenity,
                  bushfire, tree hazards, flooding and other land management practices associated with the
                  use, will result in the degradation of the remaining habitat.

                  The Noosa Plan Biodiversity Overlay Code does not support development expanding
                  eastwards of its current footprint due to the impacts on the fauna and flora habitat present.

                  B:
                  22/09/2017 On- site meeting notes (Jane Davisson and Steven Prystupa).

                  On-site inspection with amended plans showing carpark built over and development pods
                  around. Points noted were:
                     • East of the toe of the batter associated with the current dementia building has wetland
                         habitat present, with the northern portion in lesser condition.
                     • Any development east of the current building will require clearing of wetland/riparian
                         vegetation for bushfire and/or fall hazard reduction. Not supported by the Biodiversity
                         Code.
                     • Development between the carpark and the dementia building can be supported, if
                         wetland values are safeguarded.
                     • Some development potential to be explored in north east of dementia building near
                         stormwater easement.
                     • Increase in impervious areas will require additional areas for stormwater treatment
                         and water quality/quantity will need to maintain habitat values of the wetland.

                  Planning                                    Patrick Murphy




                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                       Page 4 of 6
Document Set ID: 20409071
Version: 8, Version Date: 09/10/2017                                                                                           Print Date: 9 October 2017, 1:20 PM

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Noosa Council documents



                  The proposal seeks to develop 6 x new purpose designed buildings to accommodate 48
                  dementia patients for the purpose of Multiple Housing Type 3 – Retirement and Special
                  Needs.

                  The subject site is within the Tewantin and Doonan Locality and zoned Community Services
                  and currently used for the purpose of Multiple Housing Type 3 – Retirement and Special
                  Needs. Multiple Housing Type 3 – Retirement and Special Needs is a consistent use within
                  the Community Services Zone.

                  An application for a Development Approval is required and would be Code Assessable. It is
                  likely that the application would be decided by Council therefore a planning officer would
                  make a recommendation with the final decision on the application being made by Council.

                  Further to the original meeting of 31 August a second meeting was held on 13 September for
                  which time amended plans were provided. Subsequent to this meeting a site meeting was
                  also conducted which was attended by Conor Neville (Council) and representatives for the
                  proposal - Jane Davisson and Steven Prystupa.

                  Whilst there is support for the proposed land use the Engineering and Ecology sections of
                  these notes that significant issues arise due the site being subject to flooding and the
                  significant ecological values which are present on site.

                  As noted in the comments by Council’s Environment Officer the site includes some significant
                  environmental values and the development, including bushfire buffer, should be located clear
                  of this area.

                  The pre-lodgement application request form incudes a statement that existing car parking on
                  site currently exceeds Noosa Plan requirements and it is not proposed to provide any
                  additional car parking spaces on site as no dementia patients drive and there is a high
                  turnover of visitors to the site.

                  It is considered that the demand for car parking associated with the current use of the site at
                  times exceeds supply. The provision of additional beds will require an increase in staff
                  numbers and result in an increased number of visitors. Accordingly additional car parking
                  should be addressed as part of the application and that a traffic report be provided.

                  Should an application be made the following documents should be provided:

                       Ø    Planning report
                       Ø    Flora and Fauna Survey
                       Ø    Traffic Report (car parking)
                       Ø    Bushfire including health assessment of smoke hazard

                  Referral – proposal is for additional 48 beds and the site, the threshold for referral at
                  Schedule 10 of the Planning Regulations is 50 beds. As the overall development exceeds 50
                  beds it is our opinion that a referral is required. You may wish to seek further clarification from
                  SARA.


                  5. INFRASTRUCTURE CHARGES
                   A request for written advice for an Infrastructure Contributions Estimate relevant to your
                   proposal may be obtained for a fee of $211.



                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                       Page 5 of 6
Document Set ID: 20409071
Version: 8, Version Date: 09/10/2017                                                                                           Print Date: 9 October 2017, 1:20 PM

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Noosa Council documents



                  6. FURTHER ADVICE TO BE SOUGHT
                       You are advised to contact Unitywater and any relevant Queensland Government
                       Agencies for their specific requirements in respect of your proposal.

                  7. FOLLOW UP MEETING
                  Confirmation Email Sent                                                      YES                                 NO
                  (Highlight Applicable)
                  Date of Booking:


                  8. PLM NOTES ACKNOWLEDGEMENT (To be signed at end of PLM)
                  Council Project Director

                  Applicant




                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                       Page 6 of 6
Document Set ID: 20409071
Version: 8, Version Date: 09/10/2017                                                                                           Print Date: 9 October 2017, 1:20 PM