Council archive · source document
DA Report [As Published] · 132007.2398
68 Burns Parade, Chapel Hill Q 4069
Larry Kumskov BRTP (Hons) MPIA Cert CE
PO Box 820, Indooroopilly Q 4068
Phone: (07) 3701 5222 [email protected]
Town Planning and Development Consultant Fax: (07) 3701 5204 www.kumskov.com.au
Certified Practising Planner
PlanTech Town Planners Pty Ltd ABN 21 076 885 599
Development Application
Material Change of Use
Integrated Residential Aged Care
& Seniors Living
19 Trading Post Road, Cooroy
RSL Care
RSL Care – Integrated Residential Aged Care & Seniors Living – Trading Post Road, Cooroy 1
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Table of Contents
1 Executive Summary ................................................................................................... 4
1.1 Site Details...........................................................................................................................4
1.2 Aspects of Development Application ................................................................................4
1.3 Summary of Proposed Development ................................................................................4
2 Introduction ................................................................................................................ 5
2.1 Site Details...........................................................................................................................5
2.2 Site Characteristics ............................................................................................................5
2.3 Site Analysis ........................................................................................................................6
3 Planning Context........................................................................................................ 8
3.1 Site & Surrounding Area...................................................................................................8
3.2 SEQ Regional Plan .............................................................................................................9
3.3 State Planning Policies & Referral Agencies ...................................................................9
4 Proposed Development ........................................................................................... 10
4.1 Preamble ...........................................................................................................................10
4.2 Independent Living Units ................................................................................................12
4.3 Independent Living Units (Apartments) ........................................................................14
4.4 Residential Aged Care Facilities .....................................................................................15
4.5 Community Facilities .......................................................................................................15
4.6 Road Network...................................................................................................................15
4.7 Private and Communal Open Space...............................................................................16
4.8 Stormwater Management ................................................................................................17
4.9 Water Sensitive Design Elements....................................................................................17
4.10 Gas Pipeline ......................................................................................................................17
4.11 Staging of Development ...................................................................................................17
5 Development Assessment....................................................................................... 18
5.1 Purposes of Development and Basis of Assessment ......................................................18
5.2 Applicable Codes ..............................................................................................................19
5.2.1 Preamble..................................................................................................................19
5.2.2 Desired Environmental Outcomes (Part 3) ....................................................19
5.2.3 Cooroy & Lake Macdonald Locality Code .......................................................21
5.2.4 Residential Uses Code ..........................................................................................21
5.3 Waste Management Code................................................................................................22
5.4 Noise Assessment ..............................................................................................................23
5.5 Engineering Assessment ..................................................................................................24
5.6 Traffic Assessment ...........................................................................................................24
5.7 Infrastructure Contributions ..........................................................................................24
6 Conclusions.............................................................................................................. 28
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List of Tables:
Table 1 – Code Compliance Checklist – Cooroy & Lake Macdonald Specific Outcomes
Table 2 – Code Compliance Checklist – Residential Use Codes
Table 3 – Code Compliance Checklist – Waste Management Code
Attachments:
Attachment 1 – Architectural Concept Plans
Attachment 2 – Concept Plans – Independent Living Units
Attachment 3 – Landscape Concept Plans
Attachment 4 – Concept Stormwater Management Report
Attachment 5 – Noise Assessment Report
Attachment 6 – Engineering Assessment Report
Attachment 7 – Traffic Assessment Report
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1 Executive Summary
1.1 Site Details
Address: 19 Trading Post Road, Cooroy
RPD Lot 1 RP 215922 Parish of Tewantin
County of March
Area 9.508 hectares
Existing zone Community Services
Locality Cooroy & Lake Macdonald Locality
Owner R.S.L. (Qld) War Veterans’ Homes Limited
(operating as RSL Care)
1.2 Aspects of Development Application
Type of application process Impact assessment
Type of approval requested Development Permit for a material change of use
and preliminary approval for associated works
Description of Proposal Multiple Housing – Type 3 Retirement & Special
Needs
Applicant RSL Care
c/- PlanTech Town Planners
Contact Larry Kumskov
1.3 Summary of Proposed Development
RSL Care proposes to develop the site for the purposes of an integrated residential aged
care facility and seniors living. The residential care facility will provide 120 beds over two
storeys. The seniors living will comprise a total of 118 independent living units in the form of
single storey detached dwelling units and duplex dwelling units, and two small apartment
buildings containing 38 units. The apartment buildings are proposed to be two storeys with
basement parking. The master plan for the site also provides a common recreation facility
and communal open space areas distributed across the site.
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2 Introduction
2.1 Site Details
The site is located at 19 Trading Post Road Cooroy and is described as Lot 1 on RP 215922,
Parish of Tewantin. The site is irregular in shape and contains an area of 9.508 hectares.
The site has frontage to Elm Street, Pearsons Road and Trading Post Road. Elm Street
(also referred to as Cooroy Connection Road) is a state controlled road. Pearsons Road
extends to the north east. It is the principal access for residential development in this locality.
Trading Post Road is a cul-de-sac.
2.2 Site Characteristics
The site is currently vacant. There are no buildings on the site. It would appear to have
been used as part of a nursery for the propagation and storage of plants. Old yards would
suggest the site may have also been used for grazing.
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The site has gentle slopes with a minor ridge that falls away from Elm Street towards the east
and north east.
There are two minor watercourses on the site. The site is basically a self-contained
catchment with limited external contributing areas.
The site is sparsely vegetated with a number of stands of trees and shrubs near the site
boundaries and adjacent to one of the farm dams. The site is not identified as having any
remnant vegetation or of-concern vegetation and does not form part of any defined wildlife
corridors.
2.3 Site Analysis
An assessment of the site was undertaken generally in accordance with the guidelines set
out in PSP 10 – Site Analysis Plans.
A summary of the constraints and opportunities are highlighted on the following figure.
The site is generally orientated to the north with local and distant views.
Whereas the site has frontage to three roads, access is proposed to be limited to two points.
The principal access is to be taken from Trading Post Road with a secondary access for
service vehicles and staff at the care facility being provided off Lamonts Road.
The site adjoins Elm Street which in turn adjoins the North Coast Rail Corridor. Whereas
noise levels are not excessive, low background readings indicate that noise attenuation
measures will need to be provided to meet DMR and QR standards.
Preliminary soil testing did not reveal any major issues for the type of proposed uses.
There are no identifiable environmental constraints applicable to the site.
In summary the investigations did not reveal any significant constraints or issues for the
proposed development on the site.
The master plan has been prepared having regard to the identified constraints and
opportunities.
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3 Planning Context
3.1 Site & Surrounding Area
The site is included within an expanding urban area that has been identified under the Noosa
Plan as suitable for the proposed uses.
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3.2 SEQ Regional Plan
The site is located within the designated Urban Footprint under the SEQ Regional Plan.
3.3 State Planning Policies & Referral Agencies
The application does not appear to require assessment against current state planning
policies.
Elm Street (Cooroy Connection Road) is a state-controlled road. Department of Main Roads
will be a concurrence agency. Direct access from Elm Street to the site is not proposed as
part of the development.
Queensland Transport will also be a concurrence agency – the proposed development is for
the purposes of aged persons accommodation containing more than 100 dwelling units.
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4 Proposed Development
4.1 Preamble
The proposed development in simple terms is for the purposes of a 120-bed nursing home
and 118 independent living units, and 38 apartments for seniors living. Communal indoor
and outdoor recreation areas will be provided for the benefit of the residents. The Master
Plan for the site is included in Attachment 1.
The following principles have been embodied in the design and layout of the units; the
internal movement system for pedestrians and vehicles; and the design of private and
communal open space areas.
Site related:
¾ Existing vegetation to be retained where possible, and enhanced within the site;
¾ Utilisation and retention of natural drainage patterns across the site;
¾ Detention and retention of stormwater as part of the whole of site management plan;
¾ Reuse of stormwater for irrigation of greenspaces.
Development related:
¾ Installation of communal rainwater tanks with reticulation to all dwelling units for use in
toilets and washing machines;
¾ Installation of in-ground rainwater tanks for use for irrigation purposes;
¾ Positioning of landscaping to maximise shade on the site;
¾ Ensure plants are located to the north and provide a selection of deciduous trees with a
wide canopy that can provide shade during summer and let the sun through in winter;
¾ Select street planting themes to provide separate identity to local streets and to assist in
defining an internal roadway hierarchy;
¾ Provide nodal points for mail collection; recyclables and meeting places conveniently
located and distributed throughout the site along the pedestrian pathway network;
¾ Provide an equitable and accessible pedestrian pathway system within the site;
¾ Provide communal open space areas that integrate with the pedestrian network;
¾ Provide a communal indoor recreational facility for the residents.
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Building related:
¾ Orientate buildings to the north to maximise breezes and take advantage of natural
sunlight;
¾ Construct buildings using low maintenance materials;
¾ Maximise use of light colours to reduce heat loading;
¾ Use of materials of correct thermal mass for local climate;
¾ Selection of efficient fittings and appliances in terms of materials, waste, water usage and
energy consumption;
¾ Provide outdoor living areas and private recreation spaces that are directly accessible
from the main internal living areas;
¾ The adoption of landscape features (gardens) and planting (hedges) to define private
spaces.
Internally related:
¾ Design buildings internally with an open plan to maximise cross/through ventilation;
¾ Locate the bathroom, kitchen and laundry close to the hot water system;
¾ Use of solar hot water systems and the adoption of measures set out in the Queensland
Development Code for Sustainable Buildings;
¾ Ensure living areas and private outdoor areas are positioned to capture winter sun and
summer breezes;
¾ Plan doors and the window sizes, style and location to optimise protection against the
summer sun and access to winter sun;
¾ Minimise windows and glazed areas on the western side to avoid the afternoon sun;
¾ Use materials with low long-term maintenance costs;
¾ Install awnings and size eaves to reduce heat loads to glazed areas;
¾ Install insulation in roof, ceilings and walls;
¾ Use insulated skylights where required to let in natural light and not heat;
¾ Use compact fluorescent lighting including down-lights with efficient 12 volt task lighting;
¾ Install air conditioning units to suit the rooms and conditions;
¾ Maximise adaptability and accessibility through Universal House Design and Smart
Housing practices:
• Wider hallways and doorways;
• Level entries to the house, main living areas and interconnected outdoor areas;
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• At least one bathroom/toilet and one bedroom are accessible for a person with limited
mobility or disabilities;
• Simple, logical layout with no obstructions or hazards;
• Lever door handles;
• Rocker-type light switches;
• Non-slip floors;
• Gently sloped footpaths and driveways with an optimum gradient of 1 in 20 and
typically not exceeding 1 in 14.
Operationally related (RSL Care management):
¾ Installation of an automatic underground irrigation system to minimise water use;
¾ Implement a site based management program for:
• the maintenance of the stormwater system, storage and re-use facilities;
• building and grounds maintenance;
• on-site refuse collection and storage.
¾ Use of solar-powered walkway lights and patio lights.
4.2 Independent Living Units
Typical floor plans and elevations for the proposed units are included in Attachment 2.
The buildings are based on four typical floor plans that reflect the proposed spatial
arrangements and composition of elements within the various unit types.
Variations are to be provided by way of roof types, street facades, colour schemes, materials
and external finishes.
Subject to location and orientation further variations may be made to the typical floor plans
during the detailed design phase to reflect the interface with constraints (e.g. noise) or
opportunities (e.g. outlook to open space areas.) Internal floor plans may be varied to flip the
main bedroom with the living/dining areas in locations where an elevated deck off the living
area presents an attractive outlook over landscaped spaces and more favourable outdoor
area.
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The roof types allow for gable ends, hips, skillion and curved roof elements. Colour and
materials will also be used to provide further variations and to assist in providing a separate
identity to each unit.
Street facades are to be varied by way of changes to setbacks; landscape enhancements to
extended patio areas; and variations to the front porches and entries.
Material finishes will include face brick, banded brick contrasts, and rendered brick. Colour
variations will allow for a complementary theme as opposed to stark contrasts in the
streetscapes. Accents will also be provided to selected units to provide lightweight feature
wall cladding.
The dwelling units include a mix of detached units and duplex units: all of which will be single
storey construction.
The units are based on a mix of two bedroom units, and two bedroom units with a separate
study. Some units will include a double garage.
All detached dwelling units have direct access to an outdoor terrace with a minimum
dimension of 4 metres. The duplex units have an outdoor paved area with a minimum
dimension of 3.6 metres.
Subject to the orientation and outlook of the unit, in some instances an extended front patio
area will be provided in addition to the private terrace area.
The dwelling units have been designed having regard to the Universal Housing Design
Principles and the requirements of AS 1428.1-2001 Design for Access and Mobility. Further
to this, the main bathroom in each unit has been designed to enable compliance with the
requirements of AS 4299-1995 Adaptable Housing.
Entry doors and hallways, and bedrooms have been sized to allow equitable access for
persons with limited mobility or disabilities.
Save for the duplex units, the detached units have been designed on the basis of zero lot line
housing principles with the blank wall orientated to the west or south. The incorporation of
the blank walls serves a dual purpose in that it reduces the heat load to the western side and
it also allows for the adaption of the building separation to the benefit of the adjoining unit i.e.
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the outdoor space can be better utilised by the adjoining residents without impeding on the
privacy of others.
The area between the backs of the units is to be developed as landscaped open space which
will provide visual and physical separation between units, facilitate overland flows, and
provide aesthetic enhancement to the outlook from internal rooms and outdoor spaces.
Whereas the space will be accessible for maintenance purposes, such areas are not
intended to be used as an active use area by residents. In selected areas garden beds will
be provided for those residents expressing a desire to grow vegetables and/or flowers.
Suspended floors will be utilised across the steeper parts of the site to minimise the extent of
earthworks and in order to keep retaining structures to a minimum (refer to typical sections
Dwg 0588_TP_09 in Attachment 1).
4.3 Independent Living Units (Apartments)
The independent living units within the retirement village will be provided primarily in the form
of attached and detached houses. Two small low-rise apartment buildings are also proposed
on the site to provide a choice of unit types for the future residents.
Detailed floor plans and elevations for the apartment buildings are shown on Drawings
0588_TP_11 to 22. The apartments comprise a mix of 2 bedroom units and 2 bedroom plus
study units.
The basement of apartment building 1 on the eastern side of the site will comprise a partial
third storey where the slopes fall away from the entry. The area is proposed to be left open
to provide natural ventilation and to avoid the need for filling which would of itself provide a
contrived result if the building was to be finished as a maximum of 2 storeys as the terms are
defined. The area between the building and the boundary will be landscaped such that the
basement will be largely screened from external views.
Basement parking is provided on the basis of 1 space per unit. Visitor parking in the ratio of
1 space per 4 units is provided on the adjacent roadway near the entry to the apartment
building.
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4.4 Residential Aged Care Facilities
The location of the residential aged care facilities is shown on the Master Plan for the site
(refer Drawing 0588_TP_04).
Detailed floor plans and elevations are included as Drawings 0588_TP_23 to 27.
The design allows for 15 bed wings over two levels that radiate from a central services and
administration area.
Public access and visitor parking will be provided via the main entry road that comes off
Trading Post Road.
Service vehicle access and staff parking is to be provided on the northern side of the
complex with access from Lamonts Road.
4.5 Community Facilities
A communal recreation facility is to be provided near the main entry to the site off Trading
Post Road. The facilities will include meeting rooms, a library and a pool.
Detailed floor plans and elevations are shown on Drawings 0588_TP_05 to 07.
In addition to the main facility, a series of nodal points will be provided throughout the site.
The nodal points will include letterboxes for the nearby residents, bins for recyclables and a
seating area contained within a gazebo structure. Details of the size and content of the nodal
points are included as part of the landscape concept plans (refer to Pedestrian Circulation &
Nodal Plan).
4.6 Road Network
Direct access to the site is not proposed to be taken from Pearsons Road or Elm Street.
The principal access to the retirement village and residential aged care facilities is to be
provided from Trading Post Road.
Staff access and service vehicle access to the care facility is proposed to be taken from
Lamonts Road.
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A hierarchy of internal roadways and pathways allow for vehicular and pedestrian
movements through the site. The main circulation roadway will be bordered by a separate
pedestrian pathway. The secondary roadways will allow for shared use.
The principal access road with a 6 metre wide pavement will extend from the entry on
Trading Post Road to the care facility and within the site is formed as a disjointed figure 8.
All other internal roads will have a 5.5 metre wide pavement.
The road geometry will be designed to strike a balance between the need to provide a
maximum 20 km/hr design speed and the need to allow a refuse collection vehicle, furniture
removal van and/or a fire tender to traverse the site.
It is the practice of RSL Care to provide a bus service for the benefit of the residents within its
retirement villages. The bus will collect residents from nominated collection points within the
site and drop them off at agreed destination points. The frequency of the service and the
destinations will be determined according to the majority needs of the residents.
4.7 Private and Communal Open Space
The residents of the retirement village do not give rise to a need or warrant for public open
space on the site.
Within the site, communal open space areas have been located and will be landscaped to
reflect the needs of the residents. A communal recreation facility will be provided within
landscaped garden surrounds at the entry to the site. Elsewhere within the site, passive and
active responses will be met through the pathway network and the interconnected nodal or
gathering points.
The landscape concept plans are included in Attachment 3.
The proposal plans for the various unit types allow for private recreation spaces that lead off
the main living areas of the dwelling units. The plans include covered terraces and in some
instances extended front patio areas to maximise solar access.
Greenspace areas between the backs of units are primarily intended to provide visual
separation between the units by way of landscape features and planting, and where required,
incorporate stormwater drainage.
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The role and function of the existing farm dams is to be extended to form part of the
stormwater management plan. In addition to the more functional elements, the water bodies
will provide an aesthetic element in the landscape proposals.
4.8 Stormwater Management
A stormwater management plan for the site has been prepared by Brown Consulting – refer
to Attachment 4. The management plan allows for the redesign of the existing dams to
increase the storage capacity and to incorporate quality control measures. Stormwater from
the detention basins will be used as part of the irrigation of the landscape areas around the
site.
4.9 Water Sensitive Design Elements
The site is within a designated rainwater tank area. A communal tank system is proposed for
the capture and reuse of rainwater from the buildings within the site. An initial assessment of
minimum requirements has been undertaken by Brown Consulting. The rainwater will be
collected and then reticulated back to the units/apartments primarily for the use in toilets and
washing machines. Allowance will be made for external usage. The final sizing and location
of the tanks will be determined at the detailed design stage. Subject to economies of scale,
larger tanks may be installed to minimise demand on mains supply and to maximise
opportnites for reuse of water for irrigation of the landscape areas.
4.10 Gas Pipeline
Buildings have been located so that they do not encroach within the nominated 200 metre
buffer area as defined on the Natural Resources Overlay Map OM 3.5.
4.11 Staging of Development
Development on the site will be undertaken in a number of stages.
Initially bulk earthworks will likely be undertaken as a single stage with detailed civil works
undertaken in two parts. Civil works for stages A and B will be first completed to enable
building works to be commenced. The civil contractor will then progress to completion of the
balance of the requisite works.
Construction of the independent living units will commence in the north and then be
progressed to the south to limit the intrusion of construction traffic into the occupied village
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areas. The timing of construction of the apartment buildings will be determined according to
demand and expressions of interest from prospective purchasers.
It is intended to provide a construction vehicle access from Pearsons Road which at the end
of the construction period will be established as a pedestrian entry to the site and also serve
as an alternative emergency vehicle access point to the site.
The care facility is proposed to be developed in two stages. The timing for commencement
of construction will be determined by the allocation of bed licences from the federal
government. Construction traffic for the care facility will be taken from the proposed access
from Lamonts Road.
It is requested that a currency period of 8 years be included as part of the approval
package.
5 Development Assessment
5.1 Purposes of Development and Basis of Assessment
The purposes of development fall within the definition of Multiple housing - Type 3
Retirement and Special Needs:
Multiple housing means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-permanent
residents, where the occupants may share common facilities on the site. The term includes
the following types:
Type 3 Retirement and special needs means the use of premises for dwelling units or
accommodation units that house persons who are aged, being nursed or are convalescing.
In each case, communal facilities are available to residents for social interaction, recreation
and emergency medical attention. The use may also include a caretaker’s residence and
medical centre where they are ancillary to the residential care facility. The use includes a
retirement village and aged persons home however does not include health uses as
separately defined.
aged persons home means premises housing elderly persons under the supervision of
nursing care. Residents are accommodated in bedrooms or units but not dwelling units
accommodation unit means part of a building to be used as a dwelling place for the
exclusive use of one household containing at least one habitable room but which is not self-
contained.
dwelling unit means a building or part of a building used as a self-contained residence for
the exclusive use of one household. It includes outbuildings and works normally associated
with a dwelling.
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retirement village means premises where older members of the community or retired
persons reside, or are to reside, in independent living units or serviced units, under a
retirement village scheme.
The site is within the Cooroy & Lake Macdonald Locality Plan Area and is included within the
Community Services Zone wherein the purposes of development are subject to impact
assessment.
5.2 Applicable Codes
5.2.1 Preamble
Section 6.3.3 of The Noosa Plan 2006 states that:
“For impact assessable development, the development is assessed against the whole
planning scheme”.
Section 3.5.14(2) of the Integrated Planning Act provides that where the application requires
impact assessment:
(2) If the application is for development in a planning scheme area, the assessment
manager’s decision must not—
(a) compromise the achievement of the desired environmental outcomes for the
planning scheme area;
or
(b) conflict with the planning scheme, unless there are sufficient grounds to justify the
decision despite the conflict.
Section 3.5.14(4) does not appear to be relevant to this application.
5.2.2 Desired Environmental Outcomes (Part 3)
The desired environmental outcomes are expressed as follows:
Desired Environmental Outcomes Response
RESIDENTIAL USES
Urban and rural settlement for residential use is developed to be consistent with -
i. the planned capacity for roads, The proposed development is a consistent
community services and infrastructure for use within the Community Services Zone
the particular locality; applied to the site. In any event the
proposed uses are accepted as being low
traffic generating developments.
ii. the expectations of the Shire’s population The proposed nursing home and retirement
to have access to a broad range of safe, village will contribute to the accepted need
secure and affordable housing; for such housing in this locality.
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Desired Environmental Outcomes Response
iii. the expected character and amenity for The proposed development is consistent
the particular locality; with the designated zoning for the site. The
dwelling units will be predominately single
storey detached houses within a
landscaped environment. The larger scale
building elements have been located to
minimise visual impacts from areas external
to the site.
iv. the landform, natural environmental and The proposed development has been
climatic conditions of the locality; designed to minimise impacts on the site
and to take into account the local climatic
influences. The units have been sited to
ensure that all main living areas and
outdoor spaces are orientated to the north.
v. energy efficiency and water conserving Energy efficiency principles and water
design principles; saving targets have been incorporated into
the proposed development.
vi. convenience and accessibility to urban The site has access to essential urban
services; and services. Convenience of access will be
supplemented by the on-site bus service
provided by RSL Care for the residents.
vii. suitable separation from incompatible The site is not adjacent to incompatible
land uses. uses and in itself will not introduce
incompatible uses into the area.
TRANSPORT & MOBILITY FUNCTIONS
Community access for all is provided to a A bus service will be provided for the
range of safe and efficient transport choices benefit of the residents. The frequency of
appropriate to community needs considering services and destinations will be
the location of residential uses, community determined according to the majority needs
and shopping facilities, leisure opportunities of the residents.
and employment.
These transport choices include—
i. affordable community transport,
including on the roads and the Noosa
River;
ii. private vehicle;
iii. cycling; and
iv. walking.
INFRASTRUCTURE AND SERVICES
i. The efficient provision and use of All necessary and relevant services are
services such as water, sewerage, power, available to the site and will be provided
telecommunications and waste disposal within the site.
caters for the needs of residents and
visitors, relative to their location within the
Shire.
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Desired Environmental Outcomes Response
ii. The ongoing viability of existing It is not apparent that the ongoing viability
infrastructure services and facilities are of existing services will be affected by the
protected from the impacts of future proposed development.
development.
5.2.3 Cooroy & Lake Macdonald Locality Code
An assessment of the proposed development against the specific outcomes and probable
solutions for the Cooroy and Lake Macdonald Locality is included in Table 1.
The proposed development satisfies all the relevant specific outcomes. The extents of non-
compliance with the probable solutions are considered to be matters of a minor nature which
more particularly relate to the topography and attributes of the site, and the design solutions
applied to the proposed development.
5.2.4 Residential Uses Code
An assessment of the proposed development against the specific outcomes and probable
solutions for the Residential Uses Code is included in Table 2.
The proposed development is considered to be entirely consistent with the overall outcomes
expressed for the Residential Uses Code as it applies to the proposed uses.
If it is accepted that compliance with the probable solutions equates to compliance with the
specific outcomes then it is concluded that the proposed development complies with the
relevant elements of the code.
The design solutions applied to the various components of the proposed development satisfy
all essential elements of the code.
As noted above, the extents of non-compliance with the probable solutions are considered to
be matters of a minor nature which more particularly relate to the topography and attributes
of the site, and the design solutions applied to the proposed development.
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5.3 Waste Management Code
An assessment of the proposed development against the specific outcomes and probable
solutions for the Waste Management Code is included in Table 3.
Storage, disposal and management of waste during the building and operational works
phases of the development will be addressed as part of those specific contracts which at this
point in time are unknown.
Waste storage and disposal with regard to the use of the site is a matter that needs to be
considered on a staged basis. There will be the situation during the development phase
when parts only of the site will be occupied and then there will be the situation when
development is complete and the site fully occupied.
Within the two above situations there are also factors which are more specific to the various
components of the development – namely the needs and services for residents within the
detached dwelling units and duplex units as opposed to the apartments and residential aged
care facility.
Staged Development Option
The site will be developed in stages as noted in section 4.11 of this report. The time for
construction of the care facility will lag behind the construction and occupancy of the dwelling
units due to the different scales of the projects. To this extent the bulk bin storage area at
the care facility will not be accessible until the first stage of that development is completed. It
is therefore proposed to establish a temporary bulk bin storage area in the location of
apartment building 2 which is likely to be the last component of the retirement village.
It is the practice of RSL Care to provide an 80 litre wheelie bin to each detached unit and
duplex unit for waste collection. Bin liners are provided. The village is divided into sectors
with assigned collection days. On-site staff collects the refuse from the units on a weekly
basis and deposit the material in the bulk bins. The bulk bins are then emptied by a
commercial contractor. The frequency of collection is determined according to the size of the
village. It is anticipated that the bulk bins will need to be emptied on a daily basis on
completion of the development.
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Bins for recyclables will be provided at each nodal point. Four bins will be provided at each
nodal point for use (typically a maximum) of 16 nearby residences. During the early
construction phase the full bins will be collected by on-site staff and taken to the bulk bin
enclosure for collection. Empty bins will be left at each nodal point. Once the internal loop
roads have been completed the bins will be able to be collected directly from the nodal
points.
In the case of the apartment buildings, a bulk bin and recycle bins will be provided within the
assigned bin area in the basement. The bins will be transferred by on-site staff to the
roadside on collection days.
Complete Development Option
Subject to the price and rating method applied by the Council, refuse from the independent
living units could be collected from the roadside in front of each unit. In the alternative, the
refuse could be collected by on-site staff and transferred to the bulk bin enclosure provided
adjacent to the care facility.
Recyclable waste will be able to be collected from the nodal points. Similarly the waste from
the apartments could be collected from the roadside near the apartments. On-site staff will
transfer the bins from the basement for collection on the nominated days.
Refuse from the care facility will be stored within the bulk bin enclosure for collection by the
Council or an approved contractor.
It is noted that a reasonable, convenient and practicable solution can be provided for waste
management and collection across the site.
5.4 Noise Assessment
An assessment of the rail and road impacts on the proposed development has been
undertaken by Air Noise Environment Pty Ltd on behalf of RSL Care. The report and its
findings are included as Attachment 5 to this report.
Figures 5 – 8 within Appendix A of the ANE report provide a magnified view of the areas
affected by the noise events modelled in the report. The report is based on a 2.5 metre high
acoustic fence being erected along the Elm Street frontage of the site.
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A closer examination of the noise contours shows that the units within 40 metres of the
acoustic fence will be most affected by noise from rail and road sources. In most instances
the units have a noise shadow from the buildings which again, in most instances is coincident
with the front patio area of the units. To this extent it is proposed to extend the front patio
area for those units where the outdoor terrace area would otherwise be adversely affected
according to the modelled noise outputs. This will provide an alternative outdoor sitting area
for residents.
Apartment building two will also be affected by rail and road noises. Attenuation measures
for the balconies and terraces are shown on Drawing 0588_TP_20 in Attachment 1 to this
report. The residents will have the elective to close the screens according to their
responsiveness or sensitivity to the noise impacts.
5.5 Engineering Assessment
An assessment of the relevant engineering issues and associated codes has been
undertaken by Brown Consulting – refer Attachment 6.
It is recognised that many aspects of the codes more particularly relate to issues which would
ordinarily arise during the detailed design for operational works (civil) phase of the
development. However, a review of the code requirements has been undertaken to test the
proposed development and its components to ensure compliance can be reasonably met
during the detailed design phases.
5.6 Traffic Assessment
Attachment 7 includes an assessment of traffic generating factors associated with the
proposed development and potential impacts on the external road network.
The report shows that the proposed aged care facilities and retirement village will be low
traffic generators and will not affect the capacity or role of the adjoining roads.
5.7 Infrastructure Contributions
The proposed development is subject to a number of infrastructure contributions as set out in
Planning Scheme Policies 12, 16, 17 and 20.
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It is requested that the Council determine the contributions according to the proposed use of
the site.
It is apparent that the conversion factors and equivalent population figures used are not a
true reflection of probable demand factors.
RSL Care has undertaken a count of residents within 1284 independent living units within 16
retirement villages it operates in Queensland and New South Wales.
The average occupancy is 1.33 persons per unit ranging from a low of 1.17 per unit to a high
of 1.5 per unit. It is commonly accepted that the average occupancy within retirement
villages is 1.5 persons per unit – typically 50% of units have single occupants and 50% are
occupied by couples.
It is also noted that by reference to the 2006 Census, the average occupancy per
unit/apartment within Noosa Shire is 1.67 persons per unit. The average occupancy per
detached house is 2.58.
Public Open Space Contributions
Table 6 assigns an occupancy of 1 person per bed for aged persons homes and 1.5 persons
per 2 bedroom unit in a retirement village.
The rate per unit is consistent with that typically found in retirement villages and also
consistent with that stated in Table 6.1 of Part 2 of The Noosa Plan.
However, it is respectfully suggested that residents within a nursing home have little demand
for or use of public recreation facilities. The majority of residents are in need of high care
and special care.
A discount factor should be applied to the contribution rate.
It is accepted that the conversion rate for the retirement village component reflects typical
occupancy rates.
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Sewerage Headworks Contributions
The policy assigns a conversion factor of 1 person per bed for aged persons homes and a
factor of 2.6 persons per 2-bedroom unit.
As noted above the average occupancy per unit across the whole of Noosa Shire is 1.67
persons per unit as compared to an average occupancy per house of 2.58 persons. The
sewerage conversion factor is at odds with the rates of occupancy for population density
within Table 6.1 of Part 2.
It is noted above that average occupancy rates within retirement villages is 1.5 persons per
unit which is what is allowed in Table 6.1.
Retirement villages by definition and in practice include aged residents without dependents.
It is difficult to reconcile how a demand factor of almost double typical average occupancy
rates can be applied to dwelling units in a retirement village.
Redland Shire allows a conversion factor of 0.35 ET/bed for nursing homes and 0.50 ET/unit
for retirement villages. In a practical sense this equates to 0.9 persons per bed and 1.3
persons per 2-bedroom unit which reflects the actual lower occupancy rates and demand
loadings from such developments.
Having regard to the policies and conversion factors used, it would be reasonable to apply
the rates of 1 person per bed for the nursing home and 1.5 persons per unit for the retirement
village as stated in Table 6.1 of Part 2.
Water Supply Headworks Contributions
The policy assigns a conversion factor of 1 person per bed for aged persons homes and a
factor of 2.3 persons per 2-bedroom unit.
Redland Shire allows a conversion factor of 0.31 ET/bed for nursing homes and 0.57 ET/unit
for retirement villages. This equates to 0.80 EP per nursing bed and 1.48 EP per 2-bedroom
unit. When compared to the waste water allowances, the conversion factors show a lesser
demand for water by residents in a nursing home and higher rate for unit dwellers.
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As per the comments above, conversion factors of 1 person per bed and 1.5 persons per 2-
bedroom unit should be applied to the proposed development.
There is no apparent justification within the policies to support demand factors that are
almost double probable occupancy rates within the retirement village.
Pathway Trunk Network Contributions
The schedule of occupancy rates in Table 5 show a level of occupancy of 1 person per bed
for an aged persons home and 1.5 persons per 2-bedroom unit.
Whereas the rate per unit is in line with probable occupancy rates the application of the
policy to residents in a nursing home is misplaced. Residents within a nursing home are
highly unlikely to make use of or derive benefit from the pathway trunk network.
The charge should be removed from nursing homes or if some charge is deemed to be
applicable then it should be heavily discounted.
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6 Conclusions
The proposed development is subject to impact assessment and therefore has been
assessed against the planning scheme as a whole.
A review of the applicable codes has been undertaken and the desired outcomes
incorporated into the design process. The proposed development satisfies all the relevant
specific outcomes. The extents of non-compliance with the probable solutions are
considered to be matters of a minor nature which more particularly relate to the topography
and attributes of the site, and the design solutions applied to the proposed development.
It is concluded that the development generally in accordance with the submitted plans and
reports, should be approved subject to reasonable and relevant conditions.
Larry Kumskov
PlanTech Town Planners
November 2007
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