Original source · versioned page text
DILGP - Concurrence agency response With conditions - SDA-1215-026793
Attached to the e-mail MCU15/0111 - Concurrence agency response - with conditions.
Our reference: SDA-1215-026793 Your reference: MCU/15/0111 & REC15/0031 15 April 2016 Mr Brett de Chastel Chief Executive Officer Noosa Shire Council PO Box 141 TEWANTIN QLD 4565 [email protected] Dear Mr de Chastel Concurrence agency response—with conditions 2 and 4 Lamonts Road and 19 to 20 Trading Post Road, Cooroy QLD 4563; Lots 1 & 2 on RP165418; Lots 1 and 4 on RP215922 (Given under section 285 of the Sustainable Planning Act 2009) The referral agency material for the development application described below was received by the Department of Infrastructure, Local Government and Planning under section 272 of the Sustainable Planning Act 2009 on 4 January 2015. Applicant details Applicant name: Palm Lake Works Pty Ltd Applicant contact details: PO BOX 10479 SOUTHPORT QLD 4215 [email protected] Site details Street address: 2 and 4 Lamonts Road, Cooroy QLD 4563 and; 19 and 20 Trading Post Road, Cooroy QLD 4563 Lot on plan: Lot 1 on RP165418; Lot 2 on RP165418; Lot 1 on RP215922; Lot 4 on RP215922 Local government area: Noosa Shire Council Application details Proposed development: Development Permit for Material Change of Use – Multiple Housing Type 3 – Retirement and Special Needs (56 Page 1 Wide Bay Burnett Level 1, 7 Takalvan Street Bundaberg PO Box 979 Bundaberg Queensland 4670 Australia Telephone +61 7 4331 5614 Website www.dilgp.qld.gov.au ABN 29 230 178 530
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 13 pages
Page 2
SDA-1215-026793
Additional Retirement Dwellings); and
Development Permit for Reconfiguring a Lot – 4 Lots into 3
Lots
Aspects of development and type of approval being sought
Nature of Approval Brief Proposal of Description Level of
Development Type Assessment
Material Change of Development Material Change of Use for Impact Assessment
Use Permit Multiple Housing Type 3 –
Retirement and Special Needs
for an additional 56
independent dwelling units
(220 total) and Aged Care (120
bed) and Ancillary Facilities.
Reconfiguring a Lot Development 4 Lots into 3 Lots Code Assessment
Permit
Referral triggers
The development application was referred to the department under the following provisions of
the Sustainable Planning Regulation 2009:
Referral trigger Schedule 7, Table 3, Item 1—State-controlled road
Schedule 7, Table 3, Item 2—Development impacting on state-
transport infrastructure
Conditions
Under section 287(1)(a) of the Sustainable Planning Act 2009, the conditions set out in
Attachment 1 must be attached to any development approval.
Reasons for decision to impose conditions
Under section 289(1) of the Sustainable Planning Act 2009, the department must set out the
reasons for the decision to impose conditions. These reasons are set out in Attachment 2.
Further advice
Under section 287(6) of the Sustainable Planning Act 2009, the department offers advice about
the application to the assessment manager—see Attachment 3.
Approved plans and specifications
The department requires that the following plans and specifications set out below and in
Attachment 4 must be attached to any development approval.
Drawing/Report Title Prepared by Date Reference Version/Issue
no.
Aspect of development: material change of use
Site Plan – Option 4 Interworks 21/08/2015 Dwg No. 01.1
Architects
Noise Impact Assessment ASK Consulting 10/02/2016 7617R01V02
Engineers Pty Ltd
External Works Functional Calibre Consulting 08/01/2016 15-001261- Issue B
Layout Plan Pearsons
Department of Infrastructure, Local Government and Planning Page 2
Page 3
SDA-1215-026793
Road Intersection (QLD) Pty Ltd RF02
External Works Functional Calibre Consulting 08/01/2016 15-001261- Issue B
Layout Plan Lamonts (QLD) Pty Ltd RF01
Road
Concept Stormwater Calibre Consulting November B14158.W-
Management Plan (QLD) Pty Ltd 2015 03A
(SWMP)
Traffic Impact Assessment Calibre Consulting February B14158.ER02
(QLD) Pty Ltd 2016
A copy of this response has been sent to the applicant for their information.
For further information, please contact Danica Clark, Senior Planning Officer, SARA Wide Bay
Burnett on (07) 4331 5619, or email [email protected] who will be pleased to assist.
Yours sincerely
Sarah Doring
A/Manager (Planning)
cc: Palm Lake Works Pty Ltd, [email protected]
enc: Attachment 1—Conditions to be imposed
Attachment 2—Reasons for decision to impose conditions
Attachment 3—Further advice
Attachment 4—Approved Plans and Specifications
Department of Infrastructure, Local Government and Planning Page 3
Page 4
SDA-1215-026793
Our reference: SDA-1215-026793
Your reference: MCU15/0111 & REC15/0031
Attachment 1—Conditions to be imposed
No. Conditions Condition timing
Development Permit for Material Change of Use – Multiple Housing Type 3 – Retirement and
Special Needs (56 Additional Retirement Dwellings)
State-controlled road / development impacting on state-transport infrastructure—Pursuant to
section 255D of the Sustainable Planning Act 2009, the chief executive administering the Act
nominates the Director-General of the Department of Transport and Main Roads to be the
assessing authority for the development to which this development approval relates for the
administration and enforcement of any matter relating to the following conditions:
1. The development must be carried out generally in accordance Prior to the
with the following plans: commencement of
Site Plan – Option 4 prepared by Interworks Architects use and to be
dated 21/08/2015, reference Dwg No. 01.1. maintained at all
times.
2. The development must be generally in accordance with the Prior to the
Noise Impact Assessment prepared by ASK Consulting commencement of
Engineers Pty Ltd dated 10/02/2016, reference 7617R01V02, use and to be
in particular: maintained at all
2.1 metre noise barrier at the location shown in Figure times.
6.1 – Recommended Acoustic Barrier; and
The barrier must be designed and constructed in
accordance with the Department of Transport and Main
Roads Road Traffic Noise Management Code of
Practice and Technical Standards MRTS15.
3. (a) The applicant must provide a bus stop pair and (a) - (c)
pedestrian crossing facility as shown as ‘Future Bus Prior to the
Lane’ (northbound) and ‘Translink Standard Bus Stop’ commencement of
(southbound) on the External Works Functional Layout use.
Plan Pearsons Road Intersection, prepared by Calibre
Consulting (QLD) Pty Ltd dated 08/01/2016, referenced
15-001261-RF02 Issue B.
(b) Each bus stop must be in accordance with the Disability
Standards for Accessible Public Transport 2002 made
under subsection 31(1) of the Disability Discrimination
Act 1992 and include the following components in
accordance with the Department of Transport and Main
Roads Translink Public Transport Infrastructure Manual
2015:
(i) all mandatory components for an ‘intermediate stop’
detailed in Section 5.7 – ‘Bus stop components’ of
Chapter 5 – ‘Bus stop infrastructure’;
(ii) a J Pole sign in accordance with Figure 5.11 – ‘Bus
stop identification markers’ and Table 5.9 - ‘Stop
signage/stop marker’ of Chapter 5 - ‘Bus stop
infrastructure’, and Sign Type IS-10b ‘Bus Stop – J
Pole Sign (TransLink)’ section 4.26.2 of the Signage
Department of Infrastructure, Local Government and Planning Page 4
Page 5
SDA-1215-026793
No. Conditions Condition timing
Manual – Bus Network Infrastructure, TransLink
Division, Department of Transport and Main Roads,
September 2014;
(iii) an indented bus stop for a single unit rigid bus of
12.5 metres in length in accordance with Section
5.6.3.1 - ‘Bus stop length requirements’ and ‘Table
5.7: Bus Stop Length Requirements’ of Chapter 5 -
‘Bus stop infrastructure’;
(iv) a boarding point in accordance with ‘Intermediate
Stop – Site Layout – With Indented Bus Bay’, DRG
5-0022 of Appendix 5-B – ‘Layout and technical
drawings’ with shelter to be provided in accordance
with the standards of Noosa Shire Council (‘Noosa
Council Custom Design Rural Bus Shelter’ as per
development approval 132007.2398.02).
(c) RPEQ certification must be provided to the North Coast
District Development Assessment Team within the
Department of Transport and Main Roads, confirming
that the development has been designed and
constructed in accordance with parts (a) and (b) of this
condition.
4. (a) The development must be in accordance with the (a) At all times.
Concept Stormwater Management Plan (SWMP)
prepared by Calibre Consulting (QLD) Pty Ltd dated (b) Prior to the
November 2015, reference B14158.W-03A. commencement
of use.
(b) RPEQ certification with supporting documentation must
be provided to the North Coast District Development
Assessment Team within the Department of Transport
and Main Roads, confirming that the development has
been designed and constructed in accordance with part
(a) of this condition.
5. (a) Road works comprising: (a) and (b) Prior to
(i) Pearsons Road/Elm Street (Cooroy Connection Road) the commencement
intersection: of use.
Channelised right turn treatment (CHR) and;
Auxiliary left turn treatment (short) (AUL(s)) and;
Pedestrian crossing facility including necessary
overhead lighting
must be provided generally in accordance with External
Works Functional Layout Plan Pearsons Road Intersection
prepared by Calibre Consulting (QLD) Pty Ltd dated
08/01/2016 referenced 15-001261-RF02 Issue B; and
(ii) Lamonts Road/Elm Street (Cooroy Connection Road)
intersection:
Channelised right turn treatment (CHR); and
Auxiliary Left turn treatment (short) (AUL(s))
must be provided generally in accordance with External
Works Functional Layout Plan Lamonts Road Intersection
prepared by Calibre Consulting (QLD) Pty Ltd dated
08/01/2016 referenced 15-001261-RF01 Issue B.
Department of Infrastructure, Local Government and Planning Page 5
Page 6
SDA-1215-026793
No. Conditions Condition timing
(b) The road works must be designed and constructed in
accordance with the Department of Transport and Main
Roads Road Planning Design Manual.
6. Direct access is not permitted between the Cooroy Connection At all times.
Road and the subject site.
Department of Infrastructure, Local Government and Planning Page 6
Page 7
SDA-1215-026793
Our reference: SDA-1215-026793
Your reference: MCU15/0111 & REC15/0031
Attachment 2—Reasons for decision to impose conditions
The reasons for this decision are:
To ensure the development is carried out generally in accordance with the plans of
development submitted with the application.
To ensure the road works on, or associated with, the state-controlled road network are
undertaken in accordance with applicable standards.
To provide, as far as practicable, public passenger transport infrastructure to support public
passenger services.
To ensure that the impacts of stormwater events associated with development are
minimised and managed to avoid creating any adverse impacts on the state-transport
corridor.
To ensure access to the state-controlled road from the site does not compromise the safety
and efficiency of the state-controlled road direct access to the state-controlled road is
prohibited where not required.
Department of Infrastructure, Local Government and Planning Page 7
Page 8
SDA-1215-026793
Our reference: SDA-1215-026793
Your reference: MCU15/0111 & REC15/0031
Attachment 3—Further advice
General advice
1. For compliance purposes in relation to conditions 3 and 4 of this concurrence agency
response, the North Coast District Development Assessment Team within the
Department of Transport and Main Roads can be contacted on (07) 5451 7055 or via
email at [email protected] quote the Department of Transport and Main Roads reference number: TMR16-
016077.
2. On site taxi facility
The pick-up/drop-off area shown on Site Plan, prepared by Interworks Architects, dated
21/08/2015, Dwg No. 01.1 should be designed to ensure that it is capable of
accommodating at least one taxi suitable for use by people with disabilities in
accordance with the following:
Disability Standards for Accessible Public Transport 2002 - subsection 31(1) of
the Disability Discrimination Act 1992;
AS1428.1 – Design for Access and Mobility; and
AS2890.6 – Parking Facilities, Part 6: Off-street parking for people with
disabilities.
3. Transport noise corridor
Mandatory Part (MP) 4.4 of the Queensland Development Code (QDC) commenced on
1 September 2010 and applies to building work for the construction or renovation of a
residential building in a designated transport noise corridor. MP4.4 seeks to ensure that
the habitable rooms of Class 1, 2, 3 and 4 buildings located in a transport noise corridor
are designed and constructed to reduce transport noise. Transport noise corridor means
land designated under Chapter 8B of the Building Act 1975 as a transport noise corridor.
A free online search tool can be used to find out whether a property is located in a
designated transport noise corridor.
This tool is available online at:
http://spp.dsdip.esriaustraliaonline.com.au/geoviewer/map/planmaking.
This tool allows searches on a registered lot number and/or property address to
determine whether and how the QDC applies to the land.
Further development permits, compliance permits or compliance certificates
4. Road works approval
Under section 33 of the Transport Infrastructure Act 1994, written approval is required
from the Department of Transport and Main Roads to carry out road works on a state-
controlled road. Please contact the North Coast District Development Assessment
Team of the Department of Transport and Main Roads via
[email protected] (or phone (07) 5451 0755) to make an application for
road works approval.
This approval must be obtained prior to commencing any works on the state-controlled
road reserve. The approval process may require the approval of engineering designs of
the proposed works, certified by a Registered Professional Engineer of Queensland
(RPEQ). The road works approval process takes time – please contact the Department
of Transport and Main Roads well in advance to ensure that gaining approval does not
Department of Infrastructure, Local Government and Planning Page 8
Page 9
SDA-1215-026793
delay construction.
5. Bus stop compliance
To ensure compliance with Condition 3 of this concurrence agency response, the
applicant is requested to provide the detailed design of the bus stop pair to the
TransLink Division of the Department of Transport and Main Roads for endorsement
prior to construction or any works commencing. Please contact the TransLink Division
by phone (07) 3851 8700 or via email at [email protected]’s Public Transport Infrastructure Manual May 2012 is available at:
http://translink.com.au/about-translink/what-we-do/public-transport-planning.
The northbound bus stop should maintain an adequate clearance from the maintenance
access gates for the North Coast Line railway.
6. Stormwater Compliance
The Stormwater Report with detailed stormwater management design should be
submitted to the North Coast District Development Assessment Team of the Department
of Transport and Main Roads for review and endorsement prior to obtaining operational
works approval associated with bulk earthworks, stormwater or drainage is sought or
construction commences.
Please quote the Department of Transport and Main Roads reference number: TMR16-
016077.
The review and endorsement of the stormwater management design, will ensure that the
detention basin and stormwater management system complies with the requirements of
this condition and achieves a “no worsening” outcome.
Department of Infrastructure, Local Government and Planning Page 9
Page 10
SDA-1215-026793 Our reference: SDA-1215-026793 Your reference: MCU15/0111 & REC15/0031 Attachment 4—Approved plans and specifications Department of Infrastructure, Local Government and Planning Page 10
Page 11
FLOOR AREA COMPARITIVE ANALYSIS- OPTION 4
AREA GOODOOGA COOROY
Rooms 120 (3900m²) 120 (3900m²)
Reception foyer 120m² 130
Admin/Office 160m² 208m²
Dining 420m² 500m²
Lounge 500m² 500m²
Cafe including store 45m² 42m²
Training 50m² 76m²
Staff Room including ammenties 90m² 110m²
Library/Theatre 140m² 230m²
Toilets (not including nurses) 98m²
Gyms/ Allied health 120m² 135m² 2 M LANDSCAPE TREATMENT
Salon 55m² 65m²
Stores at Dock 140m² 145+ Shed 88m²
20
00
Archive store 60m² 50m²
Nurses station 3 x 72m² 4 X 72m²
Laundry/Linen 160m² 172m² 15
Kitchen Main 150m² 217m²(Main+Dementia)
S
CE
Other store/linen
11
PA
D
Consultants 2 x 12m² 40m²
4S
G9
AD
ROA
KIN
Car Spaces 34m²+lower carpark 90
RO CA
RP
AR
RS ON
PEA
13
ELM
5500
SHED 801.73 m2
95.18 m2
37
DOCK
DEMENTIA
2 M LANDSCAPE TREATMENT
WING E
-20 ROOMS LANDSCAPE
TREATMENT
LAUNDRY
172.70 m2
CHEMICAL
STORE,
16 BULK STORE,
RUBBISH/SWITCH
147.48 m2
NURSE STATION
FOYER 124.48 m2
134.93 m2
STAFF
OUTDOOR ARCHIVES
ADMIN/
OFFICE
208.85 m2
MAIN AND
DEMENTIA
KITCHEN
SITE DETAILS
19 TRADING POST ROAD,
40.51 m2 217.21 m2
DEMENTIA 137.70 m2
LOUNGE/
STAFF DINING
TRAINING 118.39 m2 CONSULTING
530
51.74 m2
COOROY,
76.40 m2
0
LOUNGE
2
77.24 m
LOUNGE
DINING
LOT 2, RP 165418
46.16 m2
506.32 m2
CONSULT/
NURSE NURSE
NURSE STATION STATION
AMENITIES
STATION
TOTAL SITE AREA 20 239m²
98.97 m2
NURSE
97.36 m2 97.36 m2 STATION
LOUNGE DA
H
95.08 m2
AN
508.11 m2
VER
TOTAL GFA 8 950m²
E
WID
4M
TRA
LIBRARY
79.77 m2
TOTAL RESIDENTS ROOMS
DIN
42.21 m2 CAFE
WING A WING B 42.21 m2
WING C 41.17 m2
-22 ROOMS -30 ROOMS -28 ROOMS WING D
120
GP
THEATRE
SALON
65.42 m2 -20 ROOMS
TOTAL CARPARKS 91
151.84 m2
OST
IMPERMEABLE AREA
ROA
GYM
LOUNGE
LOUNGE
133.62 m2
12960m²
D
39.89 m2 LOUNGE 32.21 m2
8500
5500
3600
3600
Interworks Architects Project: Job No: 1411 Drawing Title: Site plan - Option 4
h
Cooroy R.A.C. Centre
Nort
ACN 087 985 402
GPO BOX 2850 Date: 21/08/2015
BRISBANE QLD 4000
Client: Drawing No: 01.1 Issue:
Scale: 1:1000 @ A3
email [email protected]
www.interworks.com.au Palmlake Care
Page 12
ACOUSTICS & AIR QUALITY
2.1m acoustic
barrier along
site boundary
Figure 6.1 Recommended Acoustic Barrier
7617R01V02.docx Page 22
Page 13
PLANS AND DOCUMENTS referred to in the DEVELOPMENT APPROVAL Approval no: SDA-1215-026793 Date: Queensland L aaa oo ea ao 8 EXISTING ROAD CENTRELINE JOIN NEATLY WITH EXISTING LINEMARKING. FUTURE PEDESTRIAN REFUGE ISLAND NEW FOOTPATH TO TIE NEATLY IN WITH EXISTING. PEDESTRIAN CROSSING AND REFUGE ISLAND TO HAVE WARNING AND DIRECTIONAL TGSI IN ACCORDANCE WITH MAIN ROADS STANDARD DRAWINGS 1446 & 1447. LIGHTING TO ILLUMINATE REFUGE ISLAND BY ELECTRICAL CONSULTANT. RECONSTRUCT EXISTING FOOTPATH 2.0m WIDE. ° INSET SCALE 1100 (A1) SCALE 1:200 (A3) ENSURE FOOTPATH IS CLEAR OF EXISTING POWER POLES. RURAL BUS SHELTER BUS LANE ip NOOSA SHIRE COUNCIL LEGEND PEDESTRIAN REFUGE ISLAND EXISTING EXISTING EXISITNG EXISTING EXISTING EXISTING EXISTING REFER INSET ABOVE FOR ENLARGEMENT. PROPOSED MOUNTABLE KERB ONLY PROPOSED BARRIER KERB AND CHANNEL PROPOSED EDGE OF BITUMEN EDGE OF BITUMEN STORMWATER DRAINAGE SEWERAGE RETICULATION WATER RETICULATION SEWER RISING MAIN TELSTRA LINE UNDERGROUND ELECTRICAL LINE OVERHEAD wos FILE; 15-001261-RFO2.dwq DATE: 11-01-2016 TIME: 15:1 PXref's: X_15-001264_TITLE X_1S-001261_BASE INTERSECTIONS USR: adam young S $ a R 545,243, 15.387 - - la 7 ; U 258.076 _ _ Td <r R 240.000 160°33'1" z 160°15'6" f RS 00 ~ E 46.592 . + 226.263 — —_— Stee Le 8 3 3 ~ - 8 | 2 z 3 »s ELM STREET (COOROY CONNECTION ROAD) 7 [ 25.00m g s ig % & a Ss = ~ n e " FUTURE BUS LANE TAPER ez - 5 5 14.25m 15.00m 15.00m 60.00m 55.00m 70.00m STACKING DIVERGE JOIN NEATLY WITH TRANSLINK sranoano | L REMOVE EXISTING EXISTING LINEMARKING BUSTOP 25.0m LENGTH LINEMARKING. , EXISTING ROAD CENTRELINE REF NO. 132007.2398.02 Tat [ence ean] ONT cmnoun oes Incoraw oncom SORE TEREST THCROPTONT Ne. STENT DRAWS THE sof has} 3E Leybourne Street, Chelmer QLD 4068 PALM LAKE WORKS PTY LTD Cc on Prvus EXTERNAL WORKS Be [ay [ar | ona sen As Pe one CORENTS ae 9 0 78 Mob: 0412 744 223 E: [email protected] | - Sd FUNCTIONAL LAYOUT PLAN ie oeawn Guvox PROJECT No, arenes SSS 19 TRADING POST ROAD Calibre Galen OLD Py a PEARSONS ROAD INTERSECTION ‘ E 15-001261 MATTHEW HILL RPE. 11578 COOROY Tobplue.07 3895 3444 Foc. 07 38953400 Company | ORAWNG NUMBER 1e8uE AG FOR t ON BEHALF OF CALIRE CONSULTING (QLD) PTY LTD PALM LAKE RESORT CONSULTING Recerw Cuber tioum doy Rayon BentineCeett 1c 4004 15-001261-RF02 B
Page 14
EXISTING ROAD
CENTRELINE
PLANS AND DOCUMENTS
referred to in the
DEVELOPMENT APPROVAL
Approval no: $DA:1215-026793
Date: AS Apri 2016 ee
~~.
——— - - ————_ PROPOSED MOUNTABLE KERB AND CHANNEL
4 ue ue PROPOSED EDGE OF BITUMEN
% EXISTING EDGE OF BITUMEN
*e, so —— EXISTING TELSTRA LINE UNDERGROUND
0 —— or —— EXISTING ELECTRICAL LINE OVERHEAD
%
8%, he 22
2 oye
S/S
&
fs 2%
EXISTING ROAD
; CENTRELINE
Caf
a A I ras us con yg REF NO. 132007.2398.02
ar [ oe mew pama NO TREES wom Tovey CTT ~~ TRE TTT
rr 38 Leybourne Street, Chelmer QLD 4068 PALM LAKE WORKS PTY LTD CONSULT AUSTRALIA EXTERNAL WORKS
Me [ay [ay | on.tae | Revise aS PER DTH COMMENTS 1500 1 50 0 20 a1 Mob: 0412 744 223 E: [email protected] | Sd FUNCTIONAL LAYOUT PLAN
ie camo te 9) master ne RR 19 TRADING POST ROAD i car Cag (0 Py et we |_LAMONTS ROAD INTERSECTION
a 15-001261 nae a COOROY callore Secrets heen St arene mame om
bir FOR & ON BEHALF OF CALBRE CONSULTING (OLD) PTY LTD PALM LAKE RESORT CONSULTING hacws Geter town fetny Wupcon bance TOSl 15-001261-RF01 B