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2019-03-12 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 12 March 2019
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Brian Stockwell (Chair), Jess Glasgow, Ingrid Jackson, Tony Wellington
“Noosa Shire – different by nature”
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Full text of sections 2 to 93 (of 116)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 MCU18/0162 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
FOR ENTERTAINMENT AND DINING BUSINESS TYPE 2 - RECREATION,
AMUSEMENT & FITNESS - GYM) AT 4 PROJECT AVENUE, NOOSAVILLE 3
2 132008.1128.02 REQUEST TO CHANGE AN EXISTING APPROVAL FOR
MULTIPLE HOUSING TYPE 3 RETIREMENT & SPECIAL NEEDS; COMMERCIAL
BUSINESS, TYPE 2 MEDICAL & WELLBEING, TYPE 1 HEALTH; &
RECONFIGURING A LOT (1 INTO 2LOTS) AT GRASSTREE CT & BEN LEXCEN
DR SUNRISE BCH 11
3 MCU16/0130.01 REQUEST TO CHANGE AN EXISTING APPROVAL FOR
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE OF PREMISES -
RETAIL BUSINESS TYPES 6 - HARDWARE AND RETAIL BUSINESS TYPE 7 -
GARDEN CENTRE AT 101 AND 105 EUMUNDI NOOSA ROAD NOOSAVILLE 50
4 MCU18/0102 REQUEST FOR NEGOTIATED DECISION NOTICE FOR VISITOR
ACCOMMODATION TYPE 4 CONVENTIONAL (122 BEDS) AT 14-16 MARY ST
NOOSAVILLE 68
5 KOALA CONSERVATION ACTION PLAN UPDATE 74
REPORTS FOR NOTING BY THE COMMITTEE 109
6 PROCUREMENT OUTCOME FOR FISHING FUTURES CONSULTANCY 110
7 NOOSA BIOSPHERE RESERVE FOUNDATION - 2017-18 ANNUAL REPORT 112
CLOSED SESSION -
Page 2 of 116
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 MCU18/0162 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
ENTERTAINMENT AND DINING BUSINESS TYPE 2 - RECREATION, AMUSEMENT &
FITNESS - GYM) AT 4 PROJECT AVENUE, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Development Planner, Billy Glover
Environment and Sustainable Development Department
Index ECM/ Application/ MCU18/0162
Attachments 1. Carparking Plan
APPLICATION DETAILS
Applicant Pivotal Perspective Pty Ltd
Proposal Material Change of Use - Entertainment & Dining Business Type 2
Recreation, Amusement & Fitness
Properly Made Date 28 September 2018
Information Request Date 29 October 2018
Information Response Date 21 November 2018
Decision Due Date 19 February 2019
Number of Submissions 1
PROPERTY DETAILS
Property Address 4 Project Ave Noosaville Qld 4566
RP Description Lot 31 RP 886551
Land Area 999.18m²
Existing Use of Land Industrial
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Overlays Natural Hazard (Acid Sulfate Soils)
Assessment Type Impact
Page 3 of 116
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 March 2019 regarding Application No. MCU18/0162 for a
Development Permit for Material Change of Use - Entertainment & Dining Type 2 Recreation,
amusement & fitness (Gym) situated at 4 Project Ave Noosaville Qld 4566 and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
and then compliance maintained at all times while the use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
- A Carparking Plan 20.11.2018
3. Development authorised by this approval must be undertaken generally in
accordance with the Approved Plans listed within this Decision Notice.
Operating Hours and Class Times
4. Classes must have a minimum 15 minute break between the conclusion of a class
and the beginning of the next.
5. Classes between the hours 7am and 4pm (Monday to Friday) and 8am to 1pm
(Saturday) must be limited to no more than 3 clients at any one time. Classes outside
these hours must be limited to no more than 15 clients at any one time.
Carparking
6. During the hours of 7am and 4pm (Monday to Friday) and 8am to 1pm (Saturday) 3
carparking spaces must be maintained on the site for the gym use, for the life of the
development. The gym use may use the balance of the available onsite carparking
outside of these hours.
Advertising Signage
7. Any advertising sign or device must comply with Council’s policies on advertising.
B. Find the following are sufficient grounds to justify the decision despite the conflict with the
Planning Scheme:
1. Some sport and recreational uses are accepted in the Industry Zone given the
potential impacts of sport and recreation uses; and
2. The gym is of similar size and scale to other approved Entertainment & Dining
Business’s (Type 2) within the Noosaville Industrial area.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks approval for a Gym within an existing 115m2 tenancy (plus 13m2
mezzanine), located in the Industry Zone of the Noosaville Locality.
Page 4 of 116
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
The applicant proposes the following:
The application seeks approval for a fitness gym within part of the existing industrial
building at 4 Project Ave, Noosaville. The gym includes an area of 115m² to be used
predominantly for small classes (maximum of 3 clients) between 8am and 4pm and group
yoga / pilates sessions (maximum of 15 clients), which will operate before and after the
industrial business hours (before 8am and after 4pm).
The gym is a resistance training gym with emphasis on human movement for health and
longevity. The pro-movement approach is to create a balance of flexibility, endurance,
strength and mobility through the body's own resistance. This style of operations does not
have any excessive weights or machines with generally mat classes proposed for Yoga
and Pilates. There will be 1 staff member onsite during class times and no loud music.
Locality and proposal plans are included below.
Figure 1 – Site Locality
Figure 2 – Site Plan
Page 5 of 116
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
2. SITE DETAILS
2.1. Background
The history of the site and associated inconsistent uses is outlined below.
In April 2017, Council officers issued an advisory letter to the owners of the subject site in
response to a complaint received that Captain Sip Sops (Barber Shop) and Thomas
Surfboards (Surfboard Manufacturer) located then at the time on Eumundi-Noosa Road
were intending to relocate to the premises. The letter advised of the planning scheme
requirements for the site.
In May 2017, a notice of engagement (for building works) was submitted to Council from a
private building certifier.
At the end of August 2017, Council officers noticed that the premises was gutted and
Council’s Building department issued an Enforcement Notice to the owner on 21
September 2017 as work had commenced without a building approval.
On 31 October 2017, a private building certifier lodged documents for a building approval.
On 9 February 2018, Council’s Planning department issued another advisory letter to the
owner of the property in relation to the intended use of the site and the planning scheme
requirements.
On 22 February 2018, Council issued a letter to Captain Sip Sops regarding the use of the
site.
On 22 February 2018, the owner wrote to Council and indicated that Captain Sip Sops was
moving from Eumundi Noosa Road and exempt under the moratorium from the Industrial
Audit 2015. Council responded indicating that this was not part of the Industrial Audit
Resolution and an approval was required for Captain Sip Sops (Barber Shop), Coffee Shop
and Surf Clothing Shop to operate from the site.
On 6 March 2018, Council received correspondence from the owner’s lawyer and Council
responded on 7 March 2018.
In March 2018, Council met with the owners to discuss the site and planning scheme
requirements.
On 1 May 2018, Council received a further complaint from the previous complainant about
the unlawful uses operating on site.
On 28 September 2018, Council received an application for a gym only. Following this and
on the same day, Council’s Planning department issued a Show Cause Notice as the
application was for a gym only and did not include the other inconsistent uses occurring on
the site.
On 29 October 2018, Council issued an information request, seeking clarification of all uses
proposed for the site; an amended application to reflect all of the proposed uses; and
amended plans which accurately reflect the use area of all proposed uses on the site.
On 2 November 2018, Council received a separate application for an industrial business
use and inconsistent retail business uses, comprising a Surfboard Manufacturer, Barber
Shop, Coffee Shop and Surf Clothing Shop (MCU18/0178). The application is not properly
made as owners consent has not been submitted.
2.2. Site Description
The subject site is known as 4 Project Avenue, Noosaville and described as Lot 31 RP886551.
The site is located in the Industry Zone.
The relatively flat site contains a U-shaped building accessed off Project Avenue via a shared
access easement over the subject and adjoining property. The site contains 8 existing carparking
spaces. The applicant proposes to provide 4 x motor cycle/motor scooter spaces (1 car space
credit) and an additional car space at the front of the site.
Page 6 of 116
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
2.3. Surrounding Land Uses
Project Avenue is within the Noosaville Industry Zone located off Venture Drive. The site is
surrounded predominantly by industrial uses.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposal.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmarks from the Planning Regulation 2017 apply to the
application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Industry Zone of the Noosaville Locality. The proposed use is
identified as an inconsistent use within the zone and was required to follow an impact assessable
application process.
Overall Outcome vv) ii of the Noosaville Locality Code seeks to protect the Noosaville industrial
estate for industrial functions to the exclusion of incompatible uses, including residential,
community and commercial uses, and most sport and recreation uses. Since the commencement
of the Noosa Plan in 2006 gyms, ballet schools and the like have been approved in the
Noosaville industrial area, given these uses are generally floor area consumptive and as such
difficult to locate in the business centres. While this gym does not have a significant floor area it
is reasonable to continue to support gyms in the industrial area given the number of other
approvals issued until there is a change in policy and direction in the area. It is also noted the
proposed use is operating on site in conjunction with an industrial use (surfboard manufacturer).
Land Use & Works Provisions
The application has been assessed against applicable codes. The pertinent issues arising out of
the assessment against the codes are discussed below:
Page 7 of 116
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Carparking
The existing floor area over the whole development is 435m2 which would have required 8.7 car
spaces for industrial uses. Currently there are 8 spaces on site. The applicant proposes to
provide 1 additional car space and 4 x motor cycle/motor scooter spaces on the site, bringing the
total equivalent car parking to 10 spaces.
The Driveways and Carparking Code requires carparking for the proposed Entertainment and
Dining Business Type 2 use at the following rate:
1 space per 20m2, or part thereof, of use area;
OR
1 space per 3 persons capable of being entertained at any one time, whichever is the greater.
The 320m2 industrial use area requires 6.4 car spaces, leaving 3.6 car spaces available for the
proposed gym. The 128m2 use area of the proposed gym use (including mezzanine) requires 6.4
spaces to be provided on site, as per the above rate. This is considered excessive considering
class sizes and operating hours are to be limited.
In this regard, the applicant proposes the following:
The start times of classes must be staggered, with each class having a 15 minute break
between the conclusion of the class and beginning of the next;
Fitness classes limited to no more than 3 clients* at any one time between 8am and 4pm
(Monday to Friday) and 8am to 1pm (Saturday); and
Fitness classes limited to no more than 15 clients* at any one time before 8am and after
4pm - Monday to Friday, and before 8am and after 1pm - Saturday, and any time Sunday.
*Not including staff of the affiliated industrial businesses using the training facility.
A maximum of 3 clients on site during typical day time hours is considered reasonable as the site
provides 3.6 car spaces for the proposed use. However, industrial businesses usually commence
daily operations before 8am weekdays and as such it is recommended the proposed maximum
class size operating time of 8am be amended to 7am Monday to Friday. This start time is
consistent with other similar approvals within the area. A maximum of 15 clients outside of typical
industrial business hours is considered reasonable, as onsite and on street carparking will
generally be in low demand and available for use.
In relation to carparking, the applicant’s proposed conditions are recommended to be amended
to read as follows:
Operating Hours and Class Times
Classes must have a minimum 15 minute break between the conclusion of a class and the
beginning of the next.
Classes between the hours 7am and 4pm (Monday to Friday) and 8am to 1pm (Saturday)
must be limited to no more than 3 clients at any one time between. Classes outside these
hours must be limited to no more than 15 clients at any one time.
Draft Planning Scheme
The Draft Planning Scheme identifies an area within the Industry Zone specifically for these uses,
referred to as the Venture Drive Enterprise Precinct. The subject site is located within this
precinct and Indoor Sport and Recreation uses are identified as code assessable, if within an
existing building and not involving any expansion of building or use area. Indoor Sport and
Recreation uses are otherwise inconsistent in the industrial area where located outside the
Venture Drive Enterprise Precinct.
Page 8 of 116
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
4. CONSULTATION
4.1. Other Referrals
Nil.
4.2. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. 1 properly made submission was received. The following table provides a summary and
assessment of the issues raised.
Matters Raised Comments
1 submission (neutral) was made stating Conditions are recommended with regard to maximum
no objection for the proposed gym class numbers and operating times to ensure likely
providing the gym is carried out in parking demands are met. An application has been
accordance with the Council conditioned lodged with Council seeking a separate approval for the
class limits and parking requirements. The site’s other existing inconsistent uses.
submitter objects to any other inconsistent
use that attempts to operate on the site in
the future under the subject approval.
5. CONCLUSION & REASONS FOR DECISION
The nature and function of the proposed business use is suitable for the subject site and location.
Whilst Entertainment and Dining Business Type 2 Recreation, amusement & fitness is an
inconsistent use in the Industry Zone, The Noosa Plan does recognise that some entertainment
uses will locate in the industrial area. The use has been operating on the subject site without
approval for over 6 months and no complaints have been made to Council regarding the subject
business use (Gym). The site provides 3.6 car spaces for the proposed gym use and a further
6.4 spaces are available on site outside the typical industrial business hours. Therefore it is
recommended the gym operates with a maximum of 3 clients between the hours of 7am and 4pm
(Monday to Friday) and 8am to 1pm (Saturday), with a maximum of 15 clients outside of these
hours.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 9 of 116
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 10 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
. Attachment 1
4 Project Avenue
Ww |
2 i
z
> lI ne | yore
< {\ 4
r a . a os o os : WY ~/
|<
rn i | | YY, (Mezz) over
3 | : nce u Ee Te Bh . YL;
Pe | : Fete] ent! bel !
oO | : | I | I | a
I : Tl | T 7 Gym 115 Me (Ground)
: I | I | + 13 Me (Mezz)
| : i | I L_____ = 128.
| 1; 24° 3; 44 5)
bi att a Lt EG he C
—
PROPERTY BOUNDARY 3 - ie
a
(4) (4) Project Ave - GFA Use to Carpark plan
\/ 1:200
GFA / CARPARKING RATES - REQUIRED FOR USE AREAS...
Carparking Carparking
spaces spaces
GFA Use Area Total __ Carpark Rate REQUIRED ACHIEVED
——e
448m? 1/ per 50m? GFA (9) Cars Total (8) Parking Spaces + (4) Scooter Parks Allowed for:
[| Gym 428m? Originally provided (8) Carparks + ((4) Motorbike Parks in Lieu of (1)) carpark.
for when constructed = (9) Parks Total
THOMAS Surfboards TO} ve = - Use Andrew James St. Baker a noe X1000 gq
aly (4) Project Ave - GFA - Use to ae [ao
1.284 Poles! Aye. Noosavile Carparking Plan Ssiar cpoetby Cmte
Page 10 of 116Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
2 132008.1128.02 REQUEST TO CHANGE AN EXISTING APPROVAL FOR MULTIPLE
HOUSING TYPE 3 RETIREMENT & SPECIAL NEEDS; COMMERCIAL BUSINESS,
TYPE 2 MEDICAL & WELLBEING, TYPE 1 HEALTH; & RECONFIGURING A LOT (1
INTO 2LOTS) AT GRASSTREE CT & BEN LEXCEN DR SUNRISE BCH
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development
Index ECM Reference
Attachments 1. Proposal Plans
2. Approved Plans
APPLICATION DETAILS
Application No. 132008.1128.02
Development Approval Development Permit for Material Change of Use for Multiple
Housing – Type 3 Retirement & Special Needs; Commercial
Business – Type 2 Medical and Wellbeing – Type 1 Health; and
Development Permit for Reconfiguring a Lot (1 into 2 lots)
Applicant Blue Care
Request Received On 3 December 2018
PROPERTY DETAILS
Property Address Grasstree Court and Ben Lexcen Drive, Sunrise Beach
RP Description Lot 6 RP 901384
Lot 9 SP 252905
Land Area 8688 square metres
4.6 hectares
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches
Zone Community Services
Overlays Biodiversity Overlay: Environment Protection Area
Natural Hazard Overlay: Bushfire
Assessment Type Minor Change to Development Approval
Page 11 of 116
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 March 2019 regarding Application No. 132008.1128.02 to make a
minor change to an existing approval for Multiple Housing – Type 3 Retirement & Special Needs;
Commercial Business – Type 2 Medical and Wellbeing – Type 1 Health; and Development
Permit for Reconfiguring a Lot (1 into 2 lots) situated at Grasstree Court Sunrise Beach and:
A. Amend the description of the approved use to Development Permit for Material Change of
Use for Multiple Housing – Type 3 Retirement & Special Needs and Commercial Business
– Type 2 Medical and Reconfiguring a Lot (1 into 2).
B. Approve the change and amend conditions 1, 5, 7, 12, 14, 18, 27, 30.1, 33, 35, 39, 40.1,
41, 64, 65 and 72 to read as follows:
1. The development must be undertaken in accordance with this approval and must
generally comply with the approved plans of development. The approved plans are
listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan Name Date
7448-06 Lots 1 & 9 Cancelling Lot 1 on SP177650 Prepared by 15 May 2008
Conics (Sunshine Coast) Pty Ltd
DA_106 Masterplan prepared by Smith and Tracey Architects November 2018
DA_107 Staging Plan prepared by Smith + Tracey Architects November 2018
DA_108 Precincts Plan prepared by Smith + Tracey Architects November 2018
DA_109 Pedestrian Circulation prepared by Smith + Tracey November 2018
Architects
DA_110 Vehicular Circulation prepared by Smith + Tracey November 2018
Architects
DA_111 Building Setbacks prepared by Smith + Tracey November 2018
Architects
DA_112 Landscaping Calculation prepared by Smith + Tracey November 2018
Architects
DA_113 Site Cover Calculations prepared by Smith + Tracey November 2018
Architects
DA_115 Typical Site Section A prepared by Smith + Tracey November 2018
Architects
DA_116 External Finishes Schedule prepared by Smith + Tracey November 2018
Architects
DA_117 Area Schedules prepared by Smith + Tracey Architects November 2018
DA_118 Residential Aged Care – Ground Floor Plan prepared by November 2018
Smith + Tracey Architects
DA_119 Residential Aged Care – First Floor Plan prepared by November 2018
Smith + Tracey Architects
DA_120 Residential Aged Care – Roof Plan prepared by Smith + November 2018
Tracey Architects
DA_121 Residential Aged Care – N and W Elevations prepared November 2018
by Smith + Tracy Architects
DA_122 Residential Aged Care – S and E Elevations prepared by November 2018
Smith + Tracy Architects
DA_123 Residential Aged Care – Typical Sections prepared by November 2018
Smith + Tracey Architects
DA_124 Residential Aged Care – Village Site Plan prepared by November 2018
Smith + Tracy Architects
DA_125 Central Facilities & ILAs – Basement Car Park prepared November 2018
by Smith + Tracey Architects
Page 12 of 116
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
DA_126 Central Facilities & ILAs – Ground Floor Plan prepared November 2018
by Smith + Tracey Architects
DA_127 Central Facilities & ILAs – Level 1 First Floor Plan November 2018
prepared by Smith + Tracey Architects
DA_128 Independent Living Apartment Type a1-2b (& handed) November 2018
prepared by Smith + Tracey Architects
DA_131 Central Facilities & ILAs – E Elevation and Typical November 2018
Section prepared by Smith + Tracey Architects
DA_132 Central Facilities & ILAs – N Elevation & Typical Section November 2018
prepared by Smith + Tracey Architects
DA_133 Apartment Buildings – Basement Plan prepared by November 2018
Smith + Tracey Architects
DA_134 Apartment Buildings – Ground Floor Plan prepared by November 2018
Smith + Tracey Architects
DA_135 Apartment Buildings – First Floor Plan prepared by November 2018
Smith + Tracey Architects
DA_136 Apartment Type a2-2b & type a3-3b prepared by Smith + November 2018
Tracey Architects
DA_137 Apartment Buildings – E & W Elevations prepared by November 2018
Smith + Tracey Architects
DA_138 Apartment Buildings – Typical N Elevation & Section November 2018
prepared by Smith + Tracey Architects
DA_139 Apartment Building 4 / Roof Plan prepared by Smith + November 2018
Tracey Architects
DA_1340 Apartment Building 4 / Sections prepared by Smith + November 2018
Tracey Architects
DA_141 Apartment Building 3 / Roof Plan prepared by Smith + November 2018
Tracey Architects
DA_142 Apartment Building 3 / Sections prepared by Smith + November 2018
Tracey Architects
DA_143 Apartment Building 2 / Roof Plan prepared by Smith + November 2018
Tracey Architects
DA_144 Apartment Building 2 / Sections prepared by Smith + November 2018
Tracey Architects
DA_145 Apartment Building 1 / Roof Plan prepared by Smith + November 2018
Tracey Architects
DA_146 Apartment Building 1 / Sections prepared by Smith + November 2018
Tracey Architects
DA_147 Apartment Buildings – Photo Montage from National November 2018
Park prepared by Smith + Tracey Architects
DA_148 ILU Type C (2B-1G) prepared by Smith + Tracey November 2018
Architects
DA_149 ILU Type C (3B-2G) prepared by Smith + Tracey November 2018
Architects
DA_150 ILU Type D (3B-2G) prepared by Smith + Tracey November 2018
Architects
DA_151 ILU Type H1 (2B-1G) + K1 (3B-2G) prepared by Smith + November 2018
Tracey Architects
Page 13 of 116
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
DA_152 ILU Type H2 (2B-1G) + H2 (3B-2G) prepared by Smith + November 2018
Tracey Architects
DA_153 Independent Living Units – Roof Plans prepared by November 2018
Smith + Tracey Architects
DA_154 Independent Living Units – Elevation Sheet 1 prepared November 2018
by Smith + Tracey Architects
DA_155 Independent Living Units – Elevation Sheet 2 prepared November 2018
by Smith + Tracey Architects
DA_156 Independent Living Units – Typical Sections prepared by November 2018
Smith + Tracey Architects
DA_114 Masterplan / Carparking Layout prepared by Smith + November 2018
Tracey Architects
5. The approved development comprises the following:
Multiple Housing – Type 3 Retirement & Special Needs (122 independent living
units and apartments and 96 aged care beds)
Commercial Business – Type 2 Medical (as indicated on approved plans)
7. The development may be staged in accordance with the plan titled ‘Masterplan’
prepared by Smith and Tracey dated November 2018, Plan Ref: DA_106.
12. In conjunction with an application for operational works on the site for the first stage,
the applicant must submit an operational works application for Vegetation
Management for the development site. The Vegetation Management operational
works application must detail:
12.1. Identification of all active Glossy Black Cockatoo food trees within the
development footprint or in areas likely to be impacted upon by the operation or
construction of the development.
12.2. A Vegetation Clearing Offset program to be undertaken to re-establish the
habitat to be cleared from the site to a nearby location with similar soil
properties. A receiving site is to be identified and maintained for a specified
period (minimum 5 years) after the establishment of the receiving site.
12.3. The Vegetation Clearing Offset program must include the details of the transfer
methods to be engaged including:
12.3.1 The transfer of soil/seed bank media off the site to the designated
receiving site(s);
12.3.2 Methods of transfer including, inter alia, mastication of native
vegetative matter, tile transfer of live soil/plant matrix, peat locations
and extents, sexual and vegetative methods of revegetation of offset
receiving site and other deemed pertinent matters by a person with
industry experience in the successful establishment and/or re-
establishment of heathland vegetation;
12.3.3 Transfer of rare and threatened plant species (sexual and/or
vegetative);
12.3.4 Details of pre-treatment works prior to transfer of soil/seed bank media
off the site and methods of transplanting;
12.3.5 Details of seed collections times and estimated establishment
procedures and times;
Page 14 of 116
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
12.3.6 Details of the receiving site, including tenure, contractual details,
establishment, monitoring and maintenance details and suitability of
the site for the purpose;
12.3.7 All information must be prepared by a person with industry experience
in the successful establishment and/or re-establishment of heathland
vegetation. Industry and educational institution involvement is
recommended.
The establishment of the vegetation offsets must be completed prior to the
commencement of the use of the first stage.
14. The Vegetation Management operational works application must detail the location
and extent of vegetation disturbance on Lot 9 SP252905 and Lot 6 RP901384 must
be accurately marked on-site, including any setback requirements for bushfire
mitigation purposes, for Council officers to inspect prior to commencement of any
vegetation clearing.
18. Any lighting to the development is not to impact on the ecological values of the
adjacent National Park and the southern portion of Lot 9 SP 252905, i.e. lighting must
not be directed toward, and light spill must be minimised to, the adjacent National
Park or remnant vegetation to the south. Details of the design response to this
requirement must be submitted with the application for operational works.
27. Prior to the commencement of use of Stage 1 of the development, the applicant must
construct an eastern extension of Grasstree Court, incorporating kerb and channel on
both sides, to provide a direct connection to Ben Lexcen Drive. The intersection must
be a full intersection generally in accordance with the plan titled Conceptual
Intersection Details Ben Lexcen Drive and Grasstree Court Option 2 (Project No, 18-
001942 Drawing Number 3000-SK-005) prepared by Calibre and dated 15.01.19. The
centre of the intersection of the Grasstree Court extension with Ben Lexcen Drive
must be located in line with the common property boundary between 38 Ben Lexcen
Drive and 40 Ben Lexcen Drive. The Ben Lexcen Drive service road carriageway
must be realigned as necessary to intersect at a right angle with the Grasstree Court
extension. The roadworks and intersection must be of sufficient size to cater for large
vehicles, including Council’s articulated library vehicle, to access Grasstree Court, the
frontage of the local shops and the Lipton Street roundabout.
All associated and ancillary work including pavement correction to the existing
pavement, drainage works, modification of the footpath, and adjustments to the
existing infrastructure shall be undertaken to complete the roadworks.
In this regard a schedule of works, specifications and plans detailing this work shall
be prepared and submitted to Council for approval prior to obtaining a Development
Permit for Operational Works.
30.1 Remove the existing roadway and footpath connection between Ben Lexcen
Drive and the adjacent service road through the north-east corner of Lot 9 SP
252905 and across the Ben Lexcen Drive verge. Kerb must be re-instated on
the western side of Ben Lexcen Drive where the roadway connection currently
joins and a concrete footpath, at least 2 metres wide, must be constructed
along the western verge of Ben Lexcen Drive from this point up to the
intersection with the Grasstree Court extension,
33. Pedestrian crossings shall be provided in Grasstree Court generally as shown on
‘Masterplan’ prepared by Smith and Tracey dated November 2018, Plan Ref:
DA_106. The crossing shall include linemarking and suitable signage in accordance
with the MUTCD.
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35. Vehicular access driveways to service the development shall be constructed from the
Grasstree Court frontages of the site. The driveways shall be generally in accordance
with Council’s standard drawing SEQ R-051 and Masterplan’ prepared by Smith and
Tracey dated November 2018, Plan Ref: DA_106.
39. The vehicle access driveway to proposed carparking level in the apartment buildings
must be constructed prior to the commencement of the use of the apartment
buildings.
40.1 Generally in accordance with drawing number ‘Masterplan’ prepared by Smith
and Tracy dated November 2018, Plan Ref: DA_106,
41. Carparking shall be provided within the sites generally as shown on drawings
numbered DA_114 “Masterplan/Carpark Layout” prepared by Smith and Tracey
Architects dated November 2018 and DA_133 “Apartment Buildings – Basement”
prepared by Smith and Tracey Architects dated November 2018 and within the
“Independent Living Units” as shown the approved floor plans, except as modified
herein.
64. The works must be undertaken in accordance with an Operational Works approval
and the latest version of the Water Sensitive Urban Design Technical Design
Guidelines for South East Queensland, and must include in particular:
64.1 Stormwater quality treatment devices of a size and location generally in
accordance with those documented in the revised site SWMP required by the
above condition; and
64.2 Bioretention devices which:
64.2.1 Are designed generally in accordance with IPWEQA Standard Drawing
No. WSUD-001.
64.2.2 Incorporate a coarse sediment forebay (in addition to the required filter
media surface area), which is sized in accordance with the latest
version of the Water Sensitive Urban Design Technical Design
Guidelines for South East Queensland and designed generally in
accordance with IPWEQA Standard Drawing No. WSUD-005.
64.2.3 Have safe, unobstructed and all weather access from the road
frontage for maintenance purposes, particularly for the coarse
sediment forebay.
64.2.4 Are provided with a high flow bypass to ensure that flows which
exceed the treatment capacity of the device are bypassed in order to
avoid damaging of the filter media or subjecting the filter media to
excessive sediment loads.
64.2.5 Are provided with a free-draining outlet from the sub-soil drainage
system.
65. All stormwater quality treatment devices must be maintained in accordance with a
Maintenance Manual prepared for the development by a qualified person and
submitted to Council prior to the issue of any Development Permit for Operational
Works. The Maintenance Manual must include:
65.1 A plan showing the location of the individual components of the system
65.2 For proprietary products the manufacturer’s data and product information
sheets
65.2.1 For bioretention basins reference to the Water By Design Maintaining
Vegetated Stormwater Assets and Rectifying vegetated stormwater
assets
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65.4. Location of inspection and monitoring points shown clearly on the plan
65.5. A schedule or timetable for the proposed regular inspection, maintenance and
monitoring of the devices.
65.5 For proprietary products a maintenance contract of a minimum 10 years to
demonstrate that the proprietary product shall be maintained as per the
manufacturers specifications.
65.6 Details of the location and method for maintenance of any proprietary products
to demonstrate that collected pollutants and nutrients shall be disposed of in
accordance with relevant legislation.
Records of all maintenance activities undertaken must be kept and made
available to Council upon request.
72. The fire-fighting demand on Unitywater’s water supply system from the development
must comply with Unitywater requirements and industry standards.
C. Delete conditions 44, 45 and 80.
D. Include the following new condition
81. Any proprietary stormwater quality improvement device included to achieve the
required stormwater quality Management Objectives specified in Section 4 of the
Girraween Stormwater Management Plan, must demonstrate only be granted an
Operational Works Approval on the following provisions:
a. A suitably qualified and experienced professional must provide independent
verification that the parameters within the node for the device in MUSIC
modelling have been tested and verified as per Stormwater Australia (2018)
Stormwater Quality Improvement Device Evaluation Protocol. Version 1.2
December 2018 to achieve the predicted outcomes in the MUSIC model for the
development. For the purpose of this condition, the suitably qualified and
experienced professional must be able to demonstrate a minimum 10 years
urban stormwater testing and modelling experience and be verified in writing by
Stormwater Australia as having an appropriate reputation and track record
within the stormwater industry to provide such independent advice.
b. Where testing to achieve the certification of the proprietary stormwater quality
improvement device is from an area with rainfall intensities and patterns that
are statistically inconsistent with the region of the Noosa Shire that the device is
to be installed, and / or the size of the development the device has been tested
on is more than 2500m2 smaller than the development the device is proposed
to service, the following additional conditions apply:
i. The proprietary stormwater device treatment train must be tested and re-
verified in accordance with the Stormwater Australia (2018) Stormwater
Quality Improvement Device Evaluation Protocol. Version 1.2 December
2018. A suitably qualified and experienced professional, as verified by
Stormwater Australia must use the results from the onsite testing to re-run
the MUSIC node for the proprietary devices and confirm whether or not
the required pollutant reduction efficiencies of 80% reduction in Total
Suspended Solids, 60% reduction in Total Phosphorous and 45%
reduction in Total Nitrogen for the overall development are delivered.
ii. Where the field results and re-run MUSIC node demonstrate the required
pollution reduction efficiencies for the development are not met, the
applicant must implement additional measures to achieve the required
pollution reduction targets. The additional measures must include, in
order of priority, elevated maintenance, and then increased treatment
capacity of the stormwater quality improvement devices. Following
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application of additional measures, the system must be retested in
accordance with Stormwater Australia (2018) Stormwater Quality
Improvement Device Evaluation Protocol. Version 1.2 December 2018.
Where pollution reduction targets continue to not be demonstrated the
proprietary device must be removed and replaced with a bio-retention
device constructed in accordance with an Operational Works approval or
the applicant must enter into an agreement with Council to provide
improved water quality outcomes within the catchment area.
iii. A separate water quality performance bond must be provided prior to any
pre-start meeting for the development. The water quality performance
bond must be 150% of the cost of water quality monitoring required to
comply with Stormwater Australia (2018) Stormwater Quality
Improvement Device Evaluation Protocol. Version 1.2 December 2018.
The performance bond will be incrementally returned annually for the
value of monitoring works completed that year. The full value of the bond
shall be returned upon demonstration that the development delivers the
required pollution reduction targets.
E. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks approval to change an existing development approval. The approved
development comprises a residential aged care (RAC) facility, with 96 beds and ancillary uses
(medical, allied health, nursing and respite care) over two levels, and a retirement village which
comprises 4 independent living apartment (ILA) buildings with a total of 54 apartments over two
levels with basement car parking; 55 single level villa style independent living units (ILU’s) and a
central facilities building comprising 20 serviced ILA’s and a recreation centre for all ILU
residents.
The applicant has advised that:
The proposed minor change relates to the Material Change of Use component of the
development approval only. The reconfiguration of a lot approval was enacted in 2013
which has resulted in current Lot 9 on SP252905 and Lot 1 on SP239726 to the south
which was dedicated to Council for conservation / national park purposes.
Several minor changes are proposed to the development approval to bring the approved
product up to current market standards for retirement living and aged care and to reflect the
current preferred ‘care model’ for future residents of all product types.
The specific changes are detailed below:
Yield
The change seeks to amend the yield by:
Removing the 2 respite beds from the residential aged care facility;
Deleting the 20 serviced apartments and replacing them with 15 Independent Living
Apartments (ILA’s) thereby increasing the total number of (ILA’s) on the site from 54 to 69;
Reducing the number of Independent Living Units (ILU’s) from 54 to 53;
Reducing the gross floor area of the central facilities building from 1,017m2 to 973m2
(reduction of 44m2).
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Density
32 of the ILA and 36 of the ILU layouts have been amended internally to accommodate a third
bedroom in comparison to the two bedroom dwelling units which were approved. This results in
an increase of bedrooms from 245 to 312 bedrooms.
Floor Plates/Setbacks
The applicant advises that minor changes have been made to the floor plates for each product
type to bring the dwelling units up to current market standards.
Other changes
Changes to building heights.
Changes to the appearance of the buildings are proposed.
The existing approval allows for the development to be delivered in 2 stages. Three stages
are now proposed.
A reduction of 4 car parking spaces is proposed.
Amendment to the internal road network.
Resultant changes to landscaping.
2. BACKGROUND
The subject site was previously owned by Noosa Council. On 15 June 2006, Noosa Council
endorsed the Girraween Master Plan – June 2006. The Girraween Master Plan, determined
areas for community use and facilities and for conservation after consideration to community
needs, environmental values of the area and economic opportunities. The subject site is located
within the Girraween Master Plan study area and was designated for future community use with
the same zoning carried over to The Noosa Plan.
Blue Care contracted to purchase the land sometime around 2007/2008, with the contract being
subject to gaining a development approval.
A development application was lodged in 2008 and was subject to a protracted assessment
process including referral to state agencies due to the site’s vegetation, and amendments to the
Noosa Plan to address zoning anomalies. At the time the application was publicly notified, five
properly made submissions were received. The submitters were primarily concerned with
stormwater treatment and vegetation removal. Subsequent conditions were imposed to address
stormwater, bushfire and vegetation management. Ultimately that process resulted in the
application remaining dormant until May 2011 when the scheme amendments were adopted and
DERM issued their approval in June 2011. The scheme amendments included changes to the
planning scheme zone boundaries to reflect the proposed lot boundaries (as shown below).
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Noosa Plan Zone Mapping (2008)
Subject site
Noosa Plan Zone Mapping 2011
On the 19 December 2011 an approval was issued for the following uses:
A Development Permit for Multiple Housing – Type 3 Retirement & Special Needs;
Commercial Business – Type 2 Medical and Wellbeing – Type 1 Health; and
Development Permit for Reconfiguring a Lot (1 into 2 lots)
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At the time, the following grounds for approval were given despite the conflict with the scheme:
1. The development layout accords with the site’s zonings following amendments to The
Noosa Plan dated 11 May 2011 and master planning previously undertaken for the site,
which include significant dedication of land for environmental conservation.
2. The proposed medical use is ancillary and complementary to the development’s aged care
and residential uses.
3. The development addresses an identified need for aged care and retirement residential in
the area and is supported by adopted Council strategies for housing and the elderly.
4. The site is well located to provide future residents with access to local services and
transport.
A number of conditions were imposed on the approval to address the habitat loss including that:
Identification of all active Glossy black cockatoo food trees within the development footprint
or areas likely to be impacted;
A vegetation clearing offset program with a 5 year required maintenance period;
Re-location of rare and threatened plant species;
The offset program is required to include topsoil and mulched vegetation from the site to be
translocated to a degraded receiving site within the Girraween estate for rehabilitation
purposes and transfer of rare and threatened plant species;
Identified Glossy Black Food trees are to be propagated at a ratio of 8:1 from the parent
tree and replanted.
Blue Care enacted the subdivision component of the development approval and created the two
new lots from Grasstree Court, with the balance of the land dedicated as a nature refuge for
conservation purposes.
On 8 December 2017, Council by delegation agreed to an amended approval in response to an
application to extend the relevant period by 4 years. The amended approval included minor
changes to the master plan as a result of new bushfire requirements with the changes primarily
including increased setbacks to the southern and western boundaries. The amended plans also
resulted in consequential changes to a number of conditions and the inclusion of a new condition
requiring amended plans in accordance with the new Masterplan.
ASSESSMENT
2.1. Instruments for Statutory Assessment
The following codes from the Noosa Plan are applicable to this development:
Eastern Beaches Locality Code
Biodiversity Overlay Code – Environmental Protection Area
Natural Hazard Overlay Code - Bushfire and Acid Sulfate Soils
Residential Uses Code
Business Uses Code
Driveways and Car Parking Code
Landscaping Code
Engineering Works Code
2.2. Statutory Process
The applicant has requested to make a minor change to the development approval under s78 of
the Planning Act 2016. An application for a minor change to a development approval can only be
made in circumstances where a change would constitute a ‘minor change’.
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The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
the development would not result in substantially different development as the nature of the
proposed uses and form of the development remain generally consistent with the original
approval;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency
or cause a referral agency to have regard to new matters prescribed by regulation;
where the original application was code assessable, the change would not cause the
application to become impact assessable.
2.3. Statutory Instruments – Planning Scheme
Plans
The following images depict the site plans of the approved development and the proposed
changed development:
Figure 1 – Approved development layout
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Figure 2 – Proposed development layout
The changes to the footprint are considered to be minor and will be of no consequence to the
amenity of adjoining properties and streetscapes as the proposed location of the buildings is
generally consistent with the originally approved plans. The proposal maintains compliance with
site cover and gross floor area requirements. The setback to the residential aged care building
from the northern boundary has been increased by approximately 2.0 metres. The internal road
adjacent to the eastern boundary has been deleted and some of the independent living units are
proposed to be situated closer to the eastern boundary than previously approved. The setbacks
range from 7.05 metres to 7.46 metres and comply with the current requirements of the Noosa
Plan and provide for an approved amenity outcome in comparison to the previously approved
layout.
The proposed changes to the Central Facilities and ILA building and the ILA buildings are
generally consistent with the existing approved elevations and raise no issues. The changes to
the Residential Aged Care facility and the Independent Living Units are though more substantive
in appearance. These changes are detailed in the following images:
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Figure 3 - Approved northern and western elevations of Residential Aged Care Facility
Figure 4 - Proposed northern and western elevations of Residential Aged Care Facility
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Figure 5 – Approved Independent Living Unit Elevations
Figure 6 – Proposed Independent Living Unit Elevations
The primary change to the Residential Aged Care facility and the Independent Living Units
relates to the deletion of the skillion roofs which have been replaced with hip style roofs. Whilst it
is arguable that the skillion roofs provide for a light weight appearance it is noted that the
proposed built form accords with the Noosa Plan requirements for roof pitch and eaves, with the
minimum roof pitch being 10 degrees and overhangs of at least 600mm provided. An external
finishes schedule has been provided which provides for a palette of muted and earthy tones.
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Height and Storeys
Some changes are proposed to the height of the development as detailed the following tables:
Residential Aged Care (RAC):
Previous Approval Proposed change
Max height 9.10m 9.9m
Max. roof RL RL 38.800 RL 39.000
Central Facilities and Independent Living Apartments:
Previous Approval Proposed change
Max height 8.25m 10.40m
Max. roof RL RL 37.200 RL 37.600
Independent Living Apartment Buildings:
Previous Approval Proposed change
Apartment Building 1
Max height 7.25m 7.85m
Max. roof RL RL 35.800 RL 35.150
Apartment Building 2
Max height 9.13m 9.43m
Max. roof RL RL 35.900 RL 34.250
Apartment Building 3
Max height 9.65m 9.35m
Max. roof RL RL 34.550 RL 33.950
Apartment Building 4
Max height 9.61m 9.41m
Max. roof RL RL 35.300 RL 34.600
The proposed changes result in some increases to the maximum heights of the RAC, the Central
Facilities and ILA Building and ILA buildings 1 and 2.
The increased building height for the RAC relates to changes to the finished ground level to
facilitate the infiltration pit associated with the proprietary device and results in the north-western
corner of the building increasing in height from approximately 8.55 metres to 9.90 metres. The
provision of a basement car park has resulted in the increased height for the Central Facilities
and ILA building. This results in a significant 2.15 metre increase to the maximum height of the
building. It is proposed to increase the height of ILA’s buildings 1 and 2 by 600mm and 300mm
respectively.
Increases to the height of these buildings will not have a detrimental effect on surrounding
properties or the streetscape as they are situated internal to the site at the western edge of the
development and adjacent to the northern vegetated drainage reserve on the adjacent Council
owned land. The proposed changes to the heights of the RAC and the Central Facilities and ILA
building result in changes to the maximum RL of these buildings by 200mm to 400mm
respectively. Whilst the physical heights of ILA buildings 1 and 2 are proposed to be increased,
the maximum RL of these buildings is decreased and the height of these buildings is
approximately 4 metres lower than the highest part of the RAC facility and approximately 2.5
metres lower than the Central Facilities and ILA building. It is acknowledged that aged care
facilities are generally large buildings which require floor levels to be on a single plane and
therefore the stepping of floor levels in response to slope is not a practical solution and some
variation is warranted given the changing levels across the site.
A basement car park has been added to the Central Facilities and ILA building, and due to a fall
in the topography of the site the areas adjacent to the basement access appear as 3 storeys.
This variation is supported as it relates to a minor aspect of the western elevation, is situated
internal to the site and will not impact on the amenity of the surrounding land. The following
image details the aspect of the Central Facilities and ILA building that is 3 storeys.
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Figure 7: 3 storey component of Central Facilities and ILA building
Yield and Density
In terms of the deletion of the serviced apartments and the increase of the independent living
apartments the applicant advises:
…the 20 serviced apartments approved above the central community facility are proposed to be
reduced to a yield of 15 and converted to ILAs. This is as a result of a change in care model over
the past 10 years whereby serviced apartments are no longer required as a specific product as
per the following:
In-home care has replaced the need for serviced apartments. BlueCare (and other
providers) are able to deliver care to residents of the ILA’s in their home whereas
previously, residents that required a ‘low care option’, i.e. the serviced apartments, were
located in one area only. BlueCare can now effectively deliver that ‘low care’ option to all
residents throughout the retirement village. So whilst BlueCare are technically removing 20
serviced apartments it can be argued that we are in effect enabling up to 122 retirement
dwellings, with up to two residents in each unit the same level of service so the use is not
being lost or removed from the development, it is just being delivered via a different model.
Low care is provided on a user needs and provides service directly into their existing
accommodation allowing for couples to remain together and residents to age in place for
longer.
The RAC accommodation is soley for ‘High care’ wherein the average age upon entry is
currently 82 years old and residents are no longer able to look after themselves in their own
accommodation.
It is our opinion that the conversion of serviced apartments to ILAs constitutes a minor
change to the proposal as the ILU / ILA residents of the retirement can elect to have some
level of care / assistance provided or are able to request no assistance whatsoever– similar
to that of a serviced apartment 10 years ago. We also note that the number of dwellings
has not increased and that the changes are in the centre of site so no change to the
interface with neighbours will result as a consequence of this change.
The deletion of the serviced apartments and increase of the independent living apartments is
supported as it is reflective of the changed care model which BlueCare now provides. The
inclusion of the serviced apartments was not a requirement of the planning scheme when the
initial application was assessed. Notwithstanding, the current BlueCare model now allows for all
residents within the Multiple Housing Type 3 – Retirement and Special needs component of the
development to be provided with a level of ‘in-home’ care.
Whilst 2 respite beds are being removed from the Aged Care Facility the applicant advises that
all aged care beds within the facility will now be suitable for respite care. The development will
therefore continue to provide care options ranging from low care to high care.
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Some of the Independent Living Apartment and Independent Living Unit layouts have been
amended internally to accommodate a third bedroom, in comparison to the one and two bedroom
dwellings which were originally approved. This results in an increase of bedrooms from 245 to
312 bedrooms. Within the Community Services Zone the Noosa Plan permits a maximum
population density of 320 persons per hectare exclusively for the purposes of Residential Aged
Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing.
Population density within Retirement and Special Needs Housing is calculated as 1.5 persons
per unit regardless of the number of bedrooms within the dwelling unit. The proposed increase in
the number of bedrooms therefore remains consistent with the Noosa Plan requirements.
Car Parking
The amended plans include a change to the provision of car parking throughout the site and
results in a net loss of 4 car spaces.
The following table details the approved and proposed car parking throughout the site:
Use Existing approval Proposed Planning Complies
Scheme (Current
proposal)
RAC Staff: 54 Staff: 38 24 spaces
(96 beds) Visitor: 20 Visitor: 10
Emergency vehicle: 1 Emergency vehicle: 1
Service vehicle: 1 Service vehicle: 1
Total: 76 spaces Total: 50 car spaces
Central Staff: 5 Staff: 5 Staff: 0
facilities and Visitor: 16 Visitor: 14 Visitor: 5
ILA’s Residents: 7 Residents: 15 Residents: 15
(15 ILA’s) Emergency vehicle: 1 Emergency vehicle: 1 Emergency
vehicle: 1
Service vehicle: 1 Service vehicle: 1 Service vehicle:
0
ILA’s Residents: 65 Residents: 54 Residents: 53
(54) Visitors: 17 Visitors: 14 Visitors: 14
ILU’s Residents: 74 Residents: 81 Residents: 69
(53) Visitors: 30 Visitors: 53 Visitor: 18
TOTAL 292 288 199
Table 1: Car Parking Rates Comparison
The most significant reduction in car parking relates to the Residential Aged Care facility (RAC).
The existing approval provides car parking at a rate of 1 space per 1.32 beds. The proposed rate
is 1 space per 2 beds. The current Noosa Plan requires 1 space per 4 beds.
When the original application was assessed the planning scheme had a different method of
assessing the required number of car spaces for residential aged care. The number of car
spaces required was based on 1 space per 2 employees based on the maximum number of
employees engaged at any one time and 1 space per 5 beds or occupants of the premises and
resulted in a requirement for 29 car spaces for the RAC facility.
The proposed 1 space per 2 beds (48 spaces) exceeds the amount required by the Noosa Plan
at the time of the original approval and is double the amount required by the current planning
scheme.
It is noted that recent development approvals for aged care facilities have provided car parking
rates higher than required by the Noosa Plan. Specifically, Noosacare (Carramar) provided car
parking at a rate of 1 space per 1.1 beds and Arcare provided car parking at rate of 1 space per
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1.69 beds. The rate provided by Noosacare was considerably higher as administrative functions
for numerous Noosacare facilities operate from the site thereby increasing the staff parking
required. The proposed rate of 1 car space per 2 beds is supported.
The provision of car parking for residents and visitors associated with the Central Facilities and
ILA building, ILA’s and ILU’s complies with the minimum requirements of the Noosa Plan.
Circulation/Access/Egress/Refuse Collection
The amended plans alter the internal road network and result in the reduction of the amount of
road within the site. The remaining road network is wider than the current approved internal
roads and will facilitate safe access, egress and internal movements for commuter, service and
emergency vehicles.
Staging
The existing approval allows for the development to be delivered in 2 stages. Three stages are
now proposed. The increase from 2 to 3 stages raises no concern however it is recommended
that condition 12 which relates to the vegetation clearing offset program be amended to include a
requirement that the establishment of the vegetation offsets be completed prior to the
commencement of the use of the first stage of the development.
Environmental
Lot 6 (northern parcel) is fully vegetated with regrowth vegetation. It was cleared previously in the
early 1990’s. The site is not a mapped area under the Biodiversity Overlay of the Noosa Plan.
Vegetation is mainly Allocasuarina littoralis, with occasional Banksia, Bloodwood and limited
understorey vegetation. The vegetation assemblage is consistent with regrowth of cleared areas
on inland dune systems. The dominance of Allocasuarina littoralis on the site is characteristic of a
previously disturbed site and the absence of fire in this dune area. The recently submitted
Ecological Management Plan has identified the site as containing significant forage values for the
Glossy Black Cockatoo, a Vulnerable listed species pursuant to the Nature Conservation Act
1992. The Glossy Black Cockatoo has fidelity to specific individual Allocasuarina littoralis,
returning to feed on the same tree daily. Given the short-lived nature of the tree, it is problematic
to design developments to accommodate these pioneer, ruderal trees.
The loss of these forage values and the impact it will have on the local Glossy Black Cockatoo
population cannot be quantified as there is insufficient information regarding the overall
abundance of forage trees within the range of the local Glossy Black Cockatoo population. The
dedication of land previously zoned for development as Nature Refuge and the rehabilitation of
degraded lands has resulted in a net increase in habitat protected in perpetuity within the vicinity.
The footprint of the approved building location has not significantly changed when compared with
the proposed footprint. However design changes in the location of the water quality devices
located in the north eastern corner of the lot will result in the retention of a cluster of active feed
trees. These design changes have increased the number of trees to be retained and available for
Glossy Black Cockatoo.
Lot 9 (southern parcel) is a vegetated lot containing a mix “Of Concern” and “Least Concern”
remnant vegetation over 70% of the lot with the remaining 30% containing cleared areas and
regrowth vegetation. The site contains grass trees, bloodwoods, banksias, wattles and
Allocasuarina littoralis. Minor changes to the approved layout, including internal road networks,
will not materially alter previously approved areas to be cleared. The subsequent Ecological
Management Plan has identified the site as containing significant forage values for the Glossy
Black Cockatoo. There is potential to retain a few trees along the periphery of the lot and
landscaping works can include Glossy Black Cockatoo food trees. However, as is the case with
Lot 6, the dedication of previously development zoned lands as Nature Refuge and the
rehabilitation of degraded lands has resulted in a net increase in habitat protected in perpetuity
within the vicinity.
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Bushfire
The site is mapped as High Potential Bushfire Intensity in the Noosa Plan. The applicant has
previously provided a Bushfire report with the previous approved layout. The current proposed
layout does not materially impact on the bushfire setbacks required and can be conditioned to
comply with the previously approved bushfire provisions.
Water Quality
The applicant proposes to replace a bio-retention basin with an underground proprietary device.
This has been reviewed by Council’s Environment Officer who advises:
The changes application has resulted in the retention of 7 Glossy Black Cockatoo feed
trees. These trees are able to be retained via replacement of the already approved bio
retention basin in the northern portion of the site with treatment of that stormwater via an
underground proprietary product. Proprietary stormwater quality improvement products are
relatively new to the markets and are still being established to determine whether the inputs
to the MUSIC modelling which determines pollution reduction targets are accurate. The
applicant provided documentation that demonstrates the pollution reduction efficiencies of
the proposed proprietary product. The product has only been tested on a site that is ¼ the
size of this one, and also under rainfall conditions different to those Noosa receives. Given
that the installation of the proprietary product has potential to retain Glossy Black Cockatoo
feed trees, which are not otherwise protected by any legislation, it is considered acceptable
to consider the proprietary product in a trial scenario. This means that strict monitoring
conditions need to be applied to ensure that the water quality pollution reduction targets are
met and are equivalent or better than what the already approved bio retention basin would
have provided.
The applicant has proposed the use of a propriety storm water devices (cartridge and detention
tanks) to reduce the extent of the stormwater quality device footprint impacting of Glossy Black
Cockatoo food trees in the north eastern corner of Lot 6. The performance of these devices
within Noosa to meet the required pollution reduction targets has not yet been
demonstrated. The risk associated with conditional acceptance of the use of the propriety device
is relatively low considering the contribution of the Lot 6 to the catchment when compared to the
overall developed contributing catchment and the retention of the food trees.
Acceptance of the proprietary device requires amendment to conditions 64 and 65 and a new
condition to ensure the water quality outcomes from the proprietary products are adequately
proven and maintained in a Noosa rainfall context on a development of this scale. The new
condition details the testing regime required for the proprietary device and also requires the
replacement of the device with a bio-retention basin should reduction targets not be met.
Roadworks
A condition of the existing approval requires the construction of an eastern extension of
Grasstree Court. Concurrent to the assessment of this change application the applicant has also
lodged an application for Operational Works. Included within the plans for the Operational Works
application are plans for the roadworks associated with the construction of the eastern extension
to Grasstree Court. Assessment of these plans has identified that the intersection should be a full
intersection as opposed to a ‘left-in’ only intersection. Accordingly it is recommended that the
relevant condition be amended to include reference to these plans.
Draft Noosa Plan
The draft Noosa Plan is currently being publically notified and it is noted that the proposed zoning
is Community Facilities Zone (Type 3 – Residential Care Facility). The related Code prescribes
that the subject site is developed and retained as an integrated residential care and retirement
facilities. Assessment of a new application under the Draft Noosa Plan on the site would be code
assessable which is consistent with the level of assessment within the current scheme.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Conditions
The proposed changes to the plans result in consequential changes to a number of conditions.
These changes relate to the list of approved plans, details of the development, updated title
reference and conditions which make specific reference to plans which have now been amended.
The applicant also requests the following amendments to the conditions as detailed below:
Condition 72
72. The fire-fighting demand on Unitywater’s water supply system from the development must
not exceed 15 litres per second.
Applicant’s Request
The applicant seeks to amend condition 72 which relates to water flow to the site. The applicant
seeks to change the rate of flow from 15l/s to 30l/s. The applicant advises that this is required for
bushfire fighting purposes and that it is consistent with Unitywater’s current SEQ policy.
Assessment of Request
The applicant was requested to provide written advice from Unitywater confirming that the
change to the flow rate is required. The applicant has not been able to provide this advice. It is
acknowledged that changes may be required to the flow rate for the purpose of bushfire fighting
purposes. It is recommended that the condition be amended to provide the applicant with the
flexibility to provide a different flow rate without making specific reference to a standard of 30l/s.
Therefore it is recommended that condition 72 be amended to read:
72. The fire-fighting demand on Unitywater’s water supply system from the development must
comply with Unitywater requirements and industry standards.
Deletion of conditions 44, 45 and 80
44. One of the carspaces at the western end of the ground floor parking area of the
“Residential Aged Care’ shown on drawing number 0673_DA13/P1 shall be dedicated as
a turning / manoeuvring area.
45. One of the carspaces at the eastern end of the ground floor parking area of the
“Residential Aged Care’ shown on drawing number 0673_DA13/P1 shall be dedicated as
a turning / manoeuvring area.
80. Prior to the issue of any Development Permit for Operational Works amended plans for
the development must be submitted to and approved by Council, the amended plans
must be consistent with the ‘Masterplan’ prepared by RPS dated 18 October 2017, Plan
Ref: 132938-01D.
Applicant’s Request
The applicant requests the above conditions be deleted as the amended plans have resolved
and/or demonstrated compliance with the requirements of these conditions.
Assessment of Request
It is agreed that these conditions are no longer required as a consequence of the amended
plans.
3. SUBMISSIONS
The change application is not subject to notification requirements. If a new application were
lodged it would be code assessable and would also not be required to be publicly notified.
Notwithstanding, a number of written submissions have been received prior to the change
application being submitted and during the assessment of the application. The submissions
relate to the preservation of the Glossy Black Cockatoo habitat. The change application does not
propose significant changes to the footprint of the approved building. Change to the layout
provides the potential to retain a few trees along the periphery of lot 9. Design changes in the
Page 31 of 116
Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
location of the water quality devices located in the north eastern corner of lot 6 will also result in
the retention of a cluster of active feed trees. These design changes have increased the number
of trees to be retained and available for Glossy Black Cockatoo.
Furthermore, a consequence of the original approval, land previously zoned for development was
dedicated as Nature Refuge and the rehabilitation of degraded lands has resulted in a net
increase in habitat protected in perpetuity within the vicinity.
4. CONSULTATION
The application did not require referral to any agencies.
The application was reviewed internally by:
Development Engineer
Environment Officer – Biodiversity
Environment Officer – Water Quality
Infrastructure Services
Waste and Environmental Health
5. CONCLUSION & REASONS FOR DECISION
The application is for a change to the existing development approval for Multiple Housing – Type
3 Retirement & Special Needs; Commercial Business – Type 2 Medical and Wellbeing – Type 1
Health; and Development Permit for Reconfiguring a Lot (1 into 2 lots) at Grasstree Court and
Ben Lexcen Drive, Sunrise Beach. The change relates to the Material Change of Use component
of the development approval only. Specifically the changes relate to amendment of the
development footprint, elevations, building heights, yield, car parking layout and the number of
bedrooms within some of the units. Consequential changes to conditions are also required.
The proposed changes are generally consistent with the original development parameters of the
approval and the changes are considered to be supportable under the Planning Act provisions.
The intent of the existing approval was for residential care and retirement facilities and the
amended development will remain subject to the approved use type.
Departments/Sections Consulted:
Chief Executive Officer x Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
x Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture x Environmental Services Disaster Management
Strategic Land Use Planning x Infrastructure Planning,
Design and Delivery
Page 32 of 116
Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 33 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Attachment 1
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location plan
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D Set ID: 20744820 scale nts job no: 18030 date: november 2018 dwg nex DA_103
Version: 1, Version Date: 03/12/2018
Page 33 of 116Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 34 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Attchment 2
Masterplan on J C) ———— pron
cong Cues Cetra rsa hursin Hal aged care, a hos it iy cervices . / ») y (\
The site comprises two parcels of land separated by the Residential lied health, communi _—__ ———_—_— _
Lot 6 on RPQ01384 is 8, 607 m2 and is bounded on the 96 Beds (aged care) \ acant Land Wy
east by an existing shopping centre, to the north by vacant pyaegnia 7 Lot7 on RP 820047 |
Proposed o develo a? sore residential aged care home Spreader Channel \ — he ion | Bi i \
(RAC) of 96 beds on fs ste. The facility woud also house —ihannel area: 175m? \ Bane on retention
Blue Care, allied health. community nursing, respite and \ . = —~F Catchment area: 18250m?
Proposed ict 9 bing part ton SP17TEEQ is 4.68 ha \ r | 4 \ \ » |
to the east by existing residential to af. \
Saye Seer Aged person SJ L}—\ |
<< EN Zo, (\\
oem Sees - (ZA | GSH | i) \\ ;
apariments and 3 total of 108 indepen-dent living units in <) gaa ss t \ \ §
the form of either single storey semi-detached villas or four IN (LT \ |
2 storey apartment buildings within this site. Se <7] RESDEVTAL eo. | §
\ ae =
The roped developments stapes. = ns —_ | tae onfP ooraet
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Stage 1 . /, fo? X= i [Eo | ; oo)
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= oD OS eee tS ee
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; / ; thi! | =e Oa bs bi ie eT if Ub ys Part Lot fon SP 177850
Southern Detention / Bio-retention I) ; il a ‘ iS ———E——aeeaeeee \ \ nr weneosee
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~~ Function room & recreational faciities ~T a | Tort 1 (Tort
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NOOSA COUNCIL Ne \ loeb | i at Ee fs i A ett
Naa i | 1 bom — 770
ssoe0n. 112801 OS MOV 2017 oN | = i eae ea ae Se von
we TLE 1) 1 Loy | T= >| ot) aa c omnes 742
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75 x Tbed AA Wy A Se a) ee) pe ail joel wens / 768 Sy
Bt x2bed + sty ss PK \ 4 torn) | (poe) (oe. Tee wm) ) Me,
Legend RAN SS NSE | lhc tres | |e PS LX,
5 total PRET \ $ et | |! PT =i i Ra) FP dl
— BAL-FZ \\ ; ‘SS ~~ [eee ee | = 766 /y ___Independent living units
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em BAL 18 “Crate eet \ ye) “ore aS =e oH if | /| | / \
=== BAL-29 \\ *s S27 | eee lee cae eee eee | S| 51 total
Source Information: == —— : 764 | | I
Original information sourced from wows ft
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I i |
Scale 1: 1500 @ A3 Date: 18 October 2017 - is
aS | Coe thr cae Masterplan GW | Ss
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Version: 1, Version Date: 10/11/2017
Page 34 of 116Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 35 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
i Ravision P1/Nov 08
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et es ee see scale:1:400 @ AS Job no: 0673 date: may 2008 dwg no: O873_DA1I/Pt
Page 35 of 116Section 36
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Page 36 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
" Revision P1/Nov 08
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Document Set ID: 20451046 scale:1:400 @ AS job no: C673 date: may 2008 dwg no; 0673_DA12/P1
Page 36 of 116Section 37
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
ba . Revision P1/Nov 08
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Document Set ID: 20451046 scale: 1:400 @ AS job no: 0873 Gate: may 2008 wg no: 0673_DAI3/P1
Version: 1, Version Date: 10/11/2017
Page 37 of 116Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
]
| eats 6) es a |
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PLANS APPROVED
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| Date AYA tn. RPI,
residential aged care - N and W elevation
smith+tracey architects blue care sunrise beach @sluecare
scale: 1:400@ AS job no: 0673 date: may 2008 wg no: 0673_DA14
- . Page 38 of 116Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 39 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
| i "
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| REGIONAL COUNCIL
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residential aged care - S and E elevations |
smith+tracey architects blue care sunrise beach @BlueCare
a scale: 1:400 @ AS Job no: 0673 date: may 2008 dwg no: 0673_DA1S |
—_ . Page 39 of 116Section 40
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Revision P1/Nov 08
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smith+tracey architects blue care sunrise beach @BlueCare
scale: 1:400 @ AZ job no: 0873 date: may 2008 dwg no: 0673_DA 17/P1
Version 1, Verston Date: 10/11/2017 |
Page 40 of 116Section 41
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Page 41 of 116
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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smith+tracey architects blue care sunrise beach @Bluecare —
scale: 1:400 @ AS job no: 0673 date; may 2008 dwg no: 0673_DA 18/P1 |
nn Page 41 of 116Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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Version: 1, Version Date: 1071112017 — — —_ ee
Page 42 of 116Section 43
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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smith+tracey architects blue care sunrise beach @BlueCare
Versio 1, Version Dua: 907112047 marrow’ —_—_— ee
Page 43 of 116Section 44
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Revision P1/Nov 08
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~~ . Page 49 of 116Section 50
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
3 MCU16/0130.01 REQUEST TO CHANGE AN EXISTING APPROVAL FOR
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE OF PREMISES - RETAIL
BUSINESS TYPES 6 - HARDWARE AND RETAIL BUSINESS TYPE 7 - GARDEN
CENTRE AT 101 AND 105 EUMUNDI NOOSA ROAD NOOSAVILLE
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development
Index ECM Reference/MCU16/0130.01
Attachments 1. Proposal Plans (current)
2. Proposal Plans (superseded/original approval)
APPLICATION DETAILS
Application No. MCU16/0130.01
Development Approval Development Permit for Material Change of Use of Premises -
Retail business Types 6 - Hardware and Retail Business Type 7
– Garden Centre
Applicant Noosaville Medical & Professional Centre Pty Ltd
Request Received On 7 August 2018
PROPERTY DETAILS
Property Address 101 Eumundi Noosa Rd Noosaville Qld 4566
105 Eumundi Noosa Rd Noosaville Qld 4566
RP Description Lot 1 on RP230931 and Lot 1 RP 849431
Land Area 3736.37m2 and 1746.61m2
Existing Use of Land Site partially cleared with some buildings currently retained
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville Locality
Zone Attached Housing zone
Overlays Natural Hazards Overlay (Acid Sulfate Soils)
Assessment Type Minor Change to Development Approval
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 March 2019 regarding Application No. MCU16/0130.01 to make a
minor change to an existing approval MCU16/0130.01 situated at 101 and 105 Eumundi Noosa
Rd, Noosaville described as Lot 1 on RP230931 and Lot on RP849431 and:
A. Approve the change and amend conditions 2, 26, 28 and 31 to read as follows:
2 Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
001 3 General notes & drawing schedule - Epoch Architecture 14.01.2019
200 3 Proposed Site Plan - Epoch Architecture 14.01.2019
201 3 Proposed Floor Plan – Epoch Architecture 14.01.2019
202 3 Proposed Roof Plan - Epoch Architecture 14.01.2019
300 3 Proposed Elevation - Epoch Architecture 14.01.2019
301 3 Proposed Elevation - Epoch Architecture 14.01.2019
Frontage Works
26. Any necessary works for adjustment, reinstalment and repair to damaged concrete
pathway, grassed verge, kerb line and channel must be carried out in conjunction
with a Development Permit for Operational Works.
Car Parking
28. A minimum of 24 car parking spaces must be provided and marked on the site
including one parking space for people with disabilities and made available and
accessible at all times while the use is open for business. The works must be
undertaken in accordance with an Operational Works approval and must include in
particular:
a. pedestrian routes between the carparking area and the business use.
b. dimensions, crossfalls and gradients in accordance with Australian Standard
AS/NZS2890.1:2004: Parking Facilities.
Stormwater Drainage
31. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in accordance with an Operational
Works approval and be generally in accordance with drawings number 16789-C107
and 16789-C111 Revision C dated 14/12/ 2018 prepared by TOD Engineers and
Project Managers.
B. Correct the reference to the property address in the Decision Notice to read, 101 and 105
Eumundi Noosa Road, Noosaville.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks to change the existing approval for a Hardware and Garden Centre over the
site located at 101 and 105 Eumundi Noosa Road, Noosaville by correcting the property
description on the decision notice and changing the approved plans to include the following:
Alterations to the proposed building including the provision of a central walkway between
the two tenancies, changed siting of toilet facilities and changes to exterior of the building
associated with amended doors and windows;
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Alterations to the outdoor display area as a result of changes to the building form and
location;
Alterations to the carparking layout;
Relocation of the Storage shed to south of carpark; and
Provision of a stormwater detention basin for the two sites.
Attachment 1 provides a plan of the existing approval over the site whilst Attachment 2 includes
the current proposal plans.
The request to correct the property description on the decision notice is a result of a number of
changes that were made during the final assessment of the application. The original application
lodged with Council related to 101 Eumundi Noosa Road, however was later changed to include
both 101 and 105 Eumundi Noosa Road. Following several changes to the application and
representations to the decision notice the reference to 105 Eumundi Noosa Road was
inadvertently removed. The applicant seeks to include 105 Eumundi Noosa Road on the decision
notice.
2. BACKGROUND
On 23 May 1977, Council issued a Town Planning Consent (TPC 658) for “Renovations to an
existing building to permit hardware store/tyre & wheel alignment service, office, storage and
cabinet maker”.
On 27 August 2015, written advice was sought from a prospective purchaser requesting
clarification of existing approvals and use rights over the site in conjunction with whether the
existing pool shop (‘Poolside Noosa’) enjoys existing use rights under the TPC 658 approval.
Council provided written advice on 3 September 2015 (WA15/0036) stipulating that the only
relevant planning approval over the site comprises “Renovations to an existing building to permit
hardware store/tyre & wheel alignment service, office, storage and cabinet maker” (TPC 658).
Council further advised that, “From limited information on the file it would appear the pool shop
and associated pool display had been operating prior to 1993. There is no evidence of a change
to the original approval or an application to seek another use at any time and therefore the pool
shop has been operating in breach of the approval for many years. An application to seek
approval for the existing business would be required should the use intend to continue.”
On 7 October 2016 Council issued a Standard Planning and Development Certificate confirming
existing non-conforming use rights apply over the premises for hardware store/tyre & wheel
alignment service, office, storage and cabinet maker.
Building approval was issued on 21 September 1984 for the existing shed located in the north-
eastern corner of the site. Based on limited information on the file there is no evidence to suggest
the existing shed was part of the original approval however correspondence on the file suggests
the shed was permitted for use for storage purposes.
Application history
The development application has been changed several times by the applicant since its original
submission to Noosa Council in October 2016. A summary of key dates is listed below:
On 28 October 2016, a development application was lodged for Retail Business Type 6 –
Hardware, Retail Business Type 7 – Garden & Lifestyle Centre and Industrial Business Type 2 –
Production, Alteration, Repackaging and Repairing over 101 Eumundi Noosa Road. Existing
commercial building/use areas were being retained. Council officers expressed concern with the
extent and range of industrial uses based on sites residential zoning.
On 13 June 2017, the applicant submitted a change application REC17/0021 for a Preliminary
Approval to Reconfigure a Lot (Boundary Realignment) and MCU16/0130 for a Development
Permit for Material Change of Use for Retail Business Type 6 – Hardware, Retail Business Type
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
7 – Garden & Lifestyle Centre, Commercial Business Type 1 – Office, Industrial Business Type 2
– Production, Alteration, Repackaging and Repairing over 101 and 105 Eumundi Noosa Road.
The change was in response to a dilapidation report which revealed asbestos and that the
buildings were of poor condition. The change application proposed demolition of existing
commercial buildings and sheds and redevelopment of entire site.
On 5 October 2017, the application was amended in response to advice that the application was
not supported. The changed application referred to both 101 and 105 Eumundi Noosa Road and
removed reference to industrial uses and reconfiguration of a lot components.
On 21 December 2017, MCU16/0130 was approved for Material Change of Use of Premises -
Retail Business Type 6 (Hardware) & 7 (Garden & Lifestyle Centre) over 101 and 105 Eumundi
Noosa Road subject to conditions.
On 19 February 2018, representations were lodged requesting changes to the proposal plans
and conditions including operational aspects. Due to the extent of the changes proposed as part
of representations, the revised plans were not able to be considered however were noted as
being generally in accordance. It is noted that the Planning report only referred to 101 Eumundi
Noosa Road.
On 17 May 2018, Council issued a negotiated decision notice which supported a change to the
hours of operation, refused to delete the requirement for the coffee shop to be located wholly
within the building and deleted the condition relating to the provision of a Certificate of
Completion from Unitywater.
The pool shop building has now been demolished and planter boxes which were located at the
front of the site have been removed.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
The most applicable codes from the Noosa Plan include:
Noosaville Locality Code;
Business Uses Code;
Landscaping code;
Engineering Works Code.
3.2. Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of
the Planning Act 2016. An application for a minor change to a development approval can only be
made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
the development would not result in substantially different development as the building and
uses are of a similar size to that approved and have been considered generally in
accordance;
the change does not include prohibited development;
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
the change would not require the application to be referred to an additional referral agency
or cause a referral agency to have regard to new matters prescribed by regulation;
where the original application was code assessable, the change would not cause the
application to become impact assessable.
3.3. Assessment
Figures 1 and 2 below illustrate the existing approved plans and the proposed change plans with
table 1 providing a comparison of the areas.
Figure 1 – Existing plan considered to be Generally in Accordance
Figure 2 – proposed changes plan
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Table 1 – Comparison
Existing Approval Proposed Changes
New main building area 455m2 445m2
Outdoor display area 436m2 415m2
Area changed to extend further into
the site
Storage shed 74m2 75m2
Landscaping Tapered strip across frontage 3m strip across frontage
Carparking 24 carparking spaces 24 carparking spaces
Negotiated Decision Notice
The applicant seeks correction of the property description detailed on the Negotiated Decision
Notice issued by Council to include both 101 and 105 Eumundi Noosa Road. As detailed
previously, the documentation accompanying the application referred to both 101 and 105
Eumundi Road, however due to the changes and revised plans submitted by the applicant, 105
Eumundi Noosa Road was inadvertently not included on the final Negotiated Decision Notice.
As the forms and stormwater design related to both lots the request to correct the property
description is supported and considered a minor change.
Conditions
Condition 2
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
SK02-01 B Proposed Site Plan, prepared by Epoch Architecture 02/02/2017
SK02-02 B Proposed Floor Plan, prepared by Epoch Architecture 02/02/2017
SK02-03 B Elevations, prepared by Epoch Architecture 02/02/2017
Applicant’s Request
The applicant seeks to change the proposal plans which are detailed in Condition 2 of the
approval as well as providing a stormwater detention area across the two sites. The changes are
stated as providing a more efficient use of the site and appropriate way of dealing with
stormwater for both sites.
Assessment of Request
Plans
The applicant seeks to change the approval to enable the plans that have previously been
determined as ‘generally in accordance’ to be incorporated into the approval. The building form is
similar to that approved and the plans provide a more efficient use of the land with increased
landscaping along Eumundi Noosa Road as well as onsite stormwater detention for both lots.
The carparking is consistent with the existing ‘generally in accordance’ approval and in a similar
location. The changes to the siting and types of windows and doors is of no concern as it
provides improved articulation of the building.
Stormwater Disposal
The applicant has submitted an updated Stormwater Management Plan and a preliminary
General Arrangement Plan has been submitted as part of the Operational Works application
which has been lodged concurrent to the change application. The Stormwater Management Plan
demonstrates that the proposed stormwater drainage system (that includes treatment and
detention) will ensure a non-worsening for the downstream properties. The system discharges to
the existing easements in the adjoining properties.
The proposed changes are considered to be a minor change and are supported. The proposed
changes result in consequential changes to Conditions 28 and 31. It is recommended that
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Condition 26 be amended to reflect the changes which have occurred to the site frontage
resulting from the removal of the planter boxes.
4. DRAFT PLANNING SCHEME
The Draft Planning Scheme provides the site with the following:
Noosaville Local Plan Area
Medium Density Residential zone
Land Subject to Acid Sulfate Soils Overlay
Regional Infrastructure Overlay (Water Supply Pipeline)
The Draft Plan indicates that commercial uses on the site are required to follow an impact
assessable application.
5. CONSULTATION
The application was forwarded to the following internal Council specialists:
Development Engineering
Environment Officer – Water Quality and Quantity
6. CONCLUSION & REASONS FOR DECISION
The applicant seeks to change the approval by correcting an error relating to the property
description of the site and to include minor changes to plans that have been assessed by Council
as being ‘generally in accordance’ with the existing approval.
The revised proposal plans are considered to be appropriate and consistent with the current
approval and provide additional landscaping across the front of the site. The proposed amended
stormwater detention basin also provides a suitable outcome.
The changes application is considered minor and recommended for approval.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture x Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
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Section 57
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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Attachment 1
ABBREVIATION LEGEND
DRAWING SCHEDULE NOTES
ee eee ese uivir . GROUND LEVELS, FINISHED FLOOR LEVELS, SITE WORKS AND RETAINING ARE INDICATIVE ONLY AND ARE TO BE CONFIRMED ON
| * | TITLE REV. DATE wl AWNING TYPE? SITE PRIOR TO CONSTRUCTION. SITE PLANS ARE TO BE READ IN CONJUNCTION WITH AVAILABLE SURVEY/ENGINEERING PLANS
at eee eee oe 1 ALL DIMENSIONS ARE TO BE CHECKED WITH EXISTING AND PROPOSED SITE CONDITIONS.
[200 [PROPOSED SITE PLAN 14.01.19 ae RY Elise a - NO VARIATION MAY BE MADE TO THESE DRAWINGS WITHOUT THE PRIOR APPROVAL OF THE ARCHITECT
[202 _ [PROPOSED FLOOR PLAN PB [4019 CH CABINETRY HANDLE TYPE 1 . REFER TO ENGINEERS DESIGN, DOCUMENTATION AND CALCULATION FOR DETAILS ON SLAB, FOOTINGS, STRUCTURE, RETAINING
[202 [PROPOSED ROOF PLAN EB | 16.01.49 pee oe eR POWER OUTLET WALLS, FINISHED FLOOR LEVELS, SITEWORKS AND STORMWATER DETAILS.
500 — PROPOSED ELEVATION 5 ors eee eee ee cascia - THIS DRAWING IS TO BE READ IN CONJUNCTION WITH ALL OTHER DRAWINGS SHEETS, CONSULTANTS DRAWINGS, DOCUMENTS,
' SCHEDULES AND SPECIFICATIONS (AS APPLICABLE).
[302 _ |PROPOSED ELEVATION Er _fosazae FAL pasa TYPE 1
[nn Ne ee . THE BUILDER AND SUBCONTRACTOR SHALL ENSURE THAT ALL STORMWATER DRAINS, SEWER PIPES AND THE LIKE ARE LOCATED
fo ctasnine types AT A SUFFICIENT DISTANCE FROM ANY BUILDINGS FOOTING AND/OR SLAB EDGE BEAMS SO AS TO PREVENT GENERAL MOISTURE
[400 [SECTION + SINK DETAIL B 14.01.19 FSS FOLDING SHOWER SEAT PENETRATION, DAMPNESS, WEAKENING & UNDERMINING OF ANY BUILDING AND ITS FOOTING SYSTEM.
PO FW FLOOR WASTE
[TERRA ELEVATIONS Eons rue fore LOCATION OF ALL EXISTING ONSITE SERVICES TO BE CONFIRMED ONSITE PRIOR TO CONSTRUCTION
Mast Mee poor SHEETING TYPE - ALL TIMBER FRAMING, IN ACCORDANCE WITH AS1684 AND ENGINEERS REQUIREMENTS
eee eer ee TING TYPE? - ALL WET AREAS ARE TO BE WATERPROOF ED THROUGHOUT WITH A PROPRIETARY WATERPROOFING SYSTEM INSTALLED IN
eee ees ACCORDANCE WITH THE MANUFACTURERS RECOMMENDATIONS. PROVIDE INSULATION IN ACCORDANCE WITH PART 3.12 OF THE BCA.
eee era - BUILDING WORKS IN ACCORDANCE WITH BCA ENVIRONMENTAL GUIDELINES.
bee OLAS eR Bonny TYE? - WETAREAS . ALL GLAZING SHALL COMPLY WITH AS1288, (DOORS AND WINDOWS SUBJECT TO HUMAN IMPACT, GLAZING TYPE AND THICKNESS
see eebek tomes wieeenser 6.38MM GRADE A LAMINATED GLASS)
Pw PARTITION WALLS
Rol aehbenty pow -TBA~ TYPE. . THE PROVISION OF ENERGY EFFICIENT LIGHTING TO COMPLY WITH EITHER THE QUEENSLAND DEVELOPMENT CODE METHODOLOGY
peat benbenen peoee wore FOR 80% ENERGY EFFICIENT LIGHTING OR THE BCA METHODOLOGY BASED ON WATTS PER SQUARE METER.
Bey nehbeaee Finis TYPE 1 - ALL WORK MUST COMPLY WITH THE BUILDING CODE OF AUSTRALIA AND AUSTRALIAN STANDARDS, AND ALL OTHER RELEVANT BY
oe envees LAWS AND AUTHORITIES. NO WORK SHALL BE UNDERTAKEN PRIOR TO APPROVAL BY A REGISTERED CERTIFIER.
See eee eal TYPE 2 - NO FOOTING, OR WALL TO ENCROACH THE TITLE BOUNDARY.
eee RAMP - _ DOWNPIPES 90MM@ ZINCALUME U.N.0, ALLOW TO CONNECT TO IN-GROUND STORM WATER DRAINS 150MMO UPVC, OR 2/90MM DIA.
Se ae ae eee 1:100 MINIMUM GRADE WITH I.0'S AT EACH CHANGE OF DIRECTION AND 6000MM CENTRES. THE PROVISION OF WATER TANKS TO
eee eee eee seein TYPE 1 COMPLY WITH QUEENSLAND DEVELOPMENT CODE.
ea aeee e oeiMELINE CHAMPER BOARD PLUMBING TO BE CARRIED OUT BY A LICENSED PLUMBER AND IN ACCORDANCE WITH THE REQUIREMENT OF LOCAL AUTHORITIES.
Wet toe Syne THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND APPROVALS. ALL HOT WATER LINES SHALL BE FULLY INSULATED.
Woo tower tye > SANITARY PLUMBING SHALL BE CONNECTED TO EXISTING SYSTEM WITH MATERIALS APPROVED BY THE LOCAL AUTHORITY.
. TERMITE PROTECTION TO BE CARRIED OUT IN ACCORDANCE WITH AS3660 AND THE REQUIREMENTS OF THE BUILDING CODE OF
AUSTRALIA PART 3.1.3.
ALL DOMESTIC HOT WATER TO BASINS, SHOWERS AND BATHS TO HAVE MAXIMUM TEMPERATURE OF 50C.
ALLOW TO SUPPLY AND INSTALL TEMPERING VALVES WHERE REQUIRED, AS NOMINATED IN THE BCA AND RELEVANT STANDARDS.
. SUPPLY AND INSTALL APPROVED SMOKE DETECTORS IN ACCORDANCE WITH ‘NCC VOLUME TWO, PART 3.7.2 - SMOKE ALARMS" AND
ALL QFES REQUIREMENTS. ALARMS TO BE INTERCONNECTED TO ACTIVATE AT THE SAME TIME, SMOKE ALARMS MUST BE
HARDWIRED TO MAINS POWER WITH A SECONDARY POWER SOURCE
. FIRE EXTINGUISHERS TO BE PLACED AS PER BCA REQUIREMENTS - CLASS 6 BUILDING
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Page 62 of 116
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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Page 65 of 116Section 66
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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Page 66 of 116Section 67
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
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Page 67 of 116Section 68
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
4 MCU18/0102 REQUEST FOR NEGOTIATED DECISION NOTICE FOR VISITOR
ACCOMMODATION TYPE 4 CONVENTIONAL (122 BEDS) AT 14-16 MARY ST
NOOSAVILLE
DOCUMENT INFORM AT ION
Author Manager Development Assessment, Kerri Coyle
Environment and Sustainable Development
Index ECM/Application/MCU18/0102
Attachments Nil
APPLICATION DETAILS
Application No. MCU18/0102
Development Approval Material Change of Use - Visitor Accommodation - Type 4
Conventional
Applicant Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
Representations Received On 15 January 2019
Number of Submissions for 5
Original Application
PROPERTY DETAILS
Property Address 14-16 Mary St Noosaville Qld 4566
RP Description Lot 3 RP 122928
Lot 4 RP 122928
Land Area 1148m²
1148m²
Existing Use of Land Not for profit charity shop and Classic Malibu surf shop
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Business Zone – Mary Thomas Street Precinct
Overlays Natural Hazard Overlay – Flood Hazard and Acid Sulfate Soils
Assessment Type Representations made to original approval
Page 68 of 116
Section 69
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
RECOMMENDATION
That Council note the report by the Manager Development Assessment to the Planning &
Environment Committee Meeting dated 12 March 2019 regarding a request for a Negotiated
Decision Notice for Application No. MCU18/0102 for a development approval for Visitor
Accommodation - Type 4 Conventional situated at 14-16 Mary Street, Noosaville and:
A. Refuse to change conditions 3d and 36 for the following reasons:
1. Conditions 3d and 36 are required and warranted due to the site’s proximity to
residential properties.
2. Conditions 3d and 36 are required to mitigate noise for nearby residents and
complement and support other conditioned noise management strategies for the
backpackers.
3. Condition 36 still permits entertainers and/or speakers to be located internal to the
building.
B. Agree to change to condition 52 as follows:
52. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in accordance with an Operational
Works approval and must include in particular:
a. the works shown on drawing number 17699-SK101 Revision A prepared by
TOD Engineers and Project Managers dated 17 August 2018, with the inclusion
of the following:
i. The storage tank must have sufficient capacity to cater for the runoff from
the driveway in a 5 minute 1%AEP rain event as a minimum.
ii. The basement structures (walls, floors and surfacing) must be
constructed of materials suitable for the potential inundation and all
service connections must be located a minimum of 300mm above the
potential inundation level.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
1. BACKGROUND
A development approval for a backpackers with 122 beds was issued on 15 November 2018.
The applicant suspended the appeal period and made representations on 15 January 2019 to the
development approval conditions. The representations are detailed below but primarily relate to
required noise mitigation measures and managing stormwater for the basement car park.
At the time the application was publicly notified, 5 properly made submissions were received. The
submitters were primarily concerned with location of the backpackers opposite Dan Murphys,
vehicle noise associated with guest arrival, potential noise impacts for nearby residents, need for
the backpackers, car parking and building bulk and setback reductions.
Notably, the acoustic consultant (MWA Environmental) previously engaged by Council officers to
assist in the assessment of the application, was requested to review the representations made in
relation to the required noise mitigation measures and their comments form part of this report to
Council.
2. ASSESSMENT
An assessment in relation to each of the submitted representations is provided below:
Condition 3d – Acoustic Rating of Windows
3 Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed within this Decision Notice. The Approved Plans must be
Page 69 of 116
Section 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
amended to incorporate the amendments listed within this Decision Notice and resubmitted
to Council prior to the issue of any Development Permit for Operational Works*
a. A minimum 600mm eaves must be provided to the full extent of all buildings.
b. The northern elevation must include variation of colours and materials to provided
increased articulation.
c. The length of the 2.0 metre high acoustic fence on the western boundary must be
extended for the full length of the western boundary. A 2.0 metre high acoustic fence
must be installed for the full length of the northern boundary and the extent of the
eastern boundary adjacent to the residential property. All acoustic fencing must be
constructed to a minimum of 10kg/m2.
d. Windows to guest rooms on the upper level of the western and northern elevations
must achieve minimum acoustic rating Rw 32 and the rooms must be provided with
air conditioning/mechanical ventilation to allow internal amenity to be maintained
whilst windows are closed to contain noise.
e. All buildings must have a roof pitch of at least 5 degrees.
f. No retaining walls or planter beds are to be constructed in the road reserve.
Applicant’s Representation
An on-site 24 hour reception will be in place which is a proven operational model from other
Hostels that Bounce operate, with the primary focus to ensure responsible management of
operations in relation to behaviour and noise. It is prudent of the management to ensure their
own guests are not impacted prior to potential annoyance to adjoining properties. The condition
does not recognise that responsible management can maintain and control noise levels and it is
requested that this condition be deleted.
Assessment of Representation
Council’s acoustic consultant has advised the following:
“On the basis of our experience, the requirement to achieve a minimum acoustic rating of Rw32
is not particularly restrictive in an economic sense as compared to typical glazing.
Also the condition requires the specified rooms be provided with air conditioning or mechanical
ventilation, as such, fans and the like can be used instead of air conditioning to provide
appropriate ventilation when the windows are closed.
Considering the above, MWA Environmental recommend that condition 3d remain as part of the
development approval condition package.”
Overall, it is considered that the noise mitigation strategies are not particularly onerous and are
required and warranted due to the site’s proximity to residential properties.
Condition 36 – Entertainers and Speakers
36. Entertainers or speakers used to amplify noise must not be located in any outdoor area of
the site including recreational areas (pool, space sundeck, and sun lounges, multi-
purpose/flexible lounge/outside deck).
Applicant’s Representation
The condition is at odds with condition 10 which required “amplified music must not be audible at
or beyond the boundaries of the site between 10pm and 7am”. The requirement is also
prescriptive and prohibitive in the operation of the hostel and opportunity for social interaction. It
also has the potential to force the guests to utilise their rooms for playing of music with potential
for noise impacts from the rooms to adjoining properties.
Page 70 of 116
Section 71
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Detailed architectural design and strategic building placement ensures that music within the
internal outdoor areas will not impact onto adjoining residents. Council has also required 2m
acoustic fencing, noise monitoring, 24 hour onsite management and restriction in amplified music
between the hours of 10pm and 7am.
The applicant requests the condition be deleted.
Assessment of Representation
Council’s acoustic consultant has advised the following:
Firstly, a review of the development application noise assessment report prepared by Road Pro
Acoustics (dated 21 March 2018) provides the following key statement with respect to
entertainment on the site: ‘there will be no on-site entertainment or formal social events such as
parties’. Further to this, no assessment of amplified music at the venue was undertaken.
Secondly it should be noted that the site is located within the Mary/Thomas Street Precinct of
The Noosa Plan and that this precinct includes the following specific outcomes with respect to
amenity:
Considering the above, MWA Environmental recommend that condition 36 remain as part of the
development approval condition package.
It is considered that condition 36 complements condition 10 and still permits entertainers and/or
speakers to be located internal to the building, providing opportunities for guests to socialise in
the common areas with music and the like.
Condition 52 – Stormwater Drainage
52. The site must be provided with a stormwater drainage system connecting to a lawful point
of discharge. The works must be undertaken in accordance with an Operational Works
approval and must include in particular:
a. the works shown on drawing number 17699-SK101 Revision A prepared by TOD
Engineers and Project Managers dated 17 August 2018, with the inclusion of the
following:
i. The storage tank must have sufficient capacity to cater for the runoff from the
driveway in a 1%AEP rain event as a minimum.
i. A back up power system for the pump that is independent of the mains network.
Page 71 of 116
Section 72
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
Applicant’s Representation
The applicant’s engineer seeks clarification of the 1%AEP event referred to in the condition and
questions the need for a back-up power supply system for the pump that is independent of the
main supply. The engineer suggests that the tank size condition becomes irrelevant as the back-
up system would kick in in the event of a power failure. Notwithstanding, the applicant contends
that based on their calculations, the depth of water accumulating in the basement for a 1%AEP in
excess of 24 hours would be only 53mm, there is no need for backup power supply either.
In conclusion the applicant’s engineer submits that condition 52a i) and ii) are unreasonable
conditions and request they be deleted.
Assessment of Representation
The condition has been included to address the stormwater runoff from the exposed areas of the
access driveway that slope down into the basement. The impacts of regional flooding in the area
are addressed by the proposed barrier at the top of the driveway.
In regard to condition 52a (i) the 1%AEP event that was considered for the condition was the
short term event not the longer regional flood event and it is recommended that the Condition
52a (i) be amended to provide clarity.
In regard to Condition 52a (ii) the applicant’s engineer submits that in a larger event the expected
depth of runoff across the basement carpark floor is 53mm. On this basis given inundation is not
significant a back-up power system is not warranted. However it is recommended that the
basement be constructed of materials that can withstand some inundation and all service
connections are located above the potential inundation level. The applicant has advised that they
would be agreeable to changing condition 52a (ii) to include such a requirement for construction
of the basement.
3. COMMENTS RECEIVED FROM SUBMITTERS
Although there is no formal process for submitters to make comment on representations,
representations are able to be viewed on Councils website via on line planning. Comments have
been received from 2 submitters on the applicant’s representations which are summarised in the
table below.
Matters Raised Comments
Are disappointed that Council allowed a It is agreed that on site management while will
reduced rear setback but are reasonably assist in mitigating noise impacts for nearby
satisfied with the conditions intended to residents, conditions 3d and 36 are still
minimise noise and invasion of privacy. necessary to ensure noise levels for residents
Windows on the upper level will have a are minimised.
direct line of sight into living areas of our
home and adversely effect our enjoyment of
life in our home. At least condition 3d may
help lessen the impact. There is no
guarantee that management arrangements
will not change and the property fall under
the control of management with different
standards.
Use of outdoor speakers around the pool Agreed.
and surrounding area at any time is certain
to raise complaints and should not be
allowed under any circumstances
Page 72 of 116
Section 73
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
4. CONCLUSION & REASONS FOR DECISION
It is concluded that conditions 3d and 36 are required to assist in mitigating potential noise
impacts for nearby residents and will work in conjunction with other conditioned noise
management strategies for the backpackers.
It is concluded that conditions 52 a (i) and (ii) can be amended to provide the clarification sought
by the applicant and to address officers concerns with the potential inundation of the basement
floor level.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Director Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning, Design
and Delivery
Page 73 of 116
Section 74
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
5 KOALA CONSERVATION ACTION PLAN UPDATE
DOCUMENT INFORM AT ION
Author Principal Environment Officer, Peter Milne
Environment and Sustainable Development Department
Index ECM/Koala Conservation Plan
Attachments 1. Koala Conservation Action Plan-update
2. Koala Infrastructure Audit & Feasibility Report (139 page attachment
provided separately to this agenda)
EXECUTIVE SUMMARY
Not applicable
RECOMMENDATION
That Council note the report by the Principal Environment Officer to the Planning & Environment
Committee Meeting dated 12 March 2019 and:
A. Note the status of actions in the Noosa Koala Conservation Action Plan as outlined in
Attachment 1 to this report and continue to:
1. Focus efforts towards large scale koala habitat protection and restoration projects
such as the Yurol-Ringtail State Forests Conservation Project;
2. Support research into the abundance, distribution, movement and health of koalas in
Noosa Shire in partnership with University researchers and koala groups; and
3. Investigate the latest citizen science data collection applications, particularly for
recording fauna hit by vehicle, to help inform management actions; and
B. Note the outcomes of the Koala Infrastructure Audit & Feasibility Report as an action of the
Koala Conservation Plan and as a result of this audit, agree to:
1. Include existing koala road infrastructure such as fencing, underpasses, escape
poles and gates in Council’s asset management register in consultation with the
Asset Planning Manager to enable ongoing maintenance funding and renewal of
these assets;
2. Refer appropriate capital works such as extending fencing and installing two koala
signs at Eenie Creek Road (Monks Bridge to Links Drive section) and an additional
koala sign along Weyba Road-Noosa Drive, for consideration as part of the 2019/20
budget process;
3. Investigate through the Traffic Advisory & Speed Management Committee a speed
limit reduction to 50km/hr along Noosa Drive to Weyba Bridge;
4. Where possible, retain regrowth vegetation along fence lines at Walter Hay Drive and
Eenie Creek Road because of the scale and impact of maintenance clearing that
would be required;
5. Develop new koala infrastructure for the Council road network only under the
following circumstances:
When it is a requirement of a development application;
When it is a road/bridge renewal in a koala hotspot area as identified by the
Koala Infrastructure Audit & Feasibility Report; or
When data suggests that vehicle strike is the greatest threat to koalas in a
particular location and the new infrastructure will mitigate that threat.
Page 74 of 116
Section 75
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 MARCH 2019
REPORT
The Koala Conservation Plan was adopted by Council in April 2016. The purpose of this report is
to update Council on the delivery of the actions identified in the Plan. The Action Plan
(Attachment 1) provides a summary status of 27 actions. The more significant outcomes of the
Koala Action Plan are discussed below;
1. Objective 1. Conserve koala populations and habitat through statutory provisions
Action 1.1. Amend the Noosa Plan to include shire-wide individual tree protection provisions
outside the mapped Biodiversity Overlay
Individual tree protection provisions were introduced into The Noosa Plan in 2016 and any
applications for removal are assessed as ‘operational works for vegetation clearing’. This means
that any applications for vegetation clearing outside the Biodiversity Overlay mapped areas also
require a development application. There are certain exemptions that apply relating to building a
house, rural property maintenance work and disaster management.
In addition, the Noosa Plan now has specific provisions for developments that occur within the
Biodiversity Overlay and are mapped as koala habitat. These provisions are consistent with and
refer to the State Nature Conservation (Koala) Conservation Plan 2017 and Koala Sensitive
Design Guideline 2012.
Action 1.2 Identify Koala Habitat Areas based on local data and approach the State for inclusion
in SPP mapping
Local koala habitat mapping is updated as new data is supplied from the USC Koala Health
Mapping Project funded by the Noosa Biosphere® Reserve Foundation. The Noosa Shire
mapping methodology is consistent with State requirements and is currently being reviewed by
the State to include in State Planning Policy (SPP) mapping for development assessment
purposes.
2. Objective 2. Conserve koala populations and habitat through non-statutory means
Action 2.1 Secure koala habitat through land acquisition and rehabilitation
Recently Council entered into agreements with the Noosa Parks Association and the State
Government to secure 2,400ha of State Forest for conservation purposes. Not only will this help
protect existing koala habitat, 750ha of plantation license area is to be revegetated. The Yurol-
Ringtail State Forests Project is one of the largest conservation projects ever undertaken in
Noosa Shire and in South-east Queensland.
The Queensland Koala Crusaders and Noosa and District Landcare have been successful in
gaining $200,000 for vegetation rehabilitation works at Ringtail Creek State Forest, largely
through the Body Shop Bio-bridge Program.
Environment Services staff have also been in contact with the State Department of Environment
and Science Climate Change Unit in relation to further grant opportunities through the Land
Restoration Fund. The State is looking at innovative models to deliver carbon offsets through
revegetation works on public or private land. These discussions are still at early stages.
3. Objective 4. Map and monitor local koala populations
Action 4.2 Investigate latest methods for efficient and effective ground truthing of koala
presence/absence and health
The University of Sunshine Coast ‘Detection Dogs for Conservation Unit’ are continuing their
shire-wide research into koala presence/absence using koala ‘poo’ sniffing dogs and have
recently trained a koala detection dog which can detect the smell of koalas, not just their
droppings. Data collected is used to inform koala genetic and habitat mapping.
The Queensland University of Technology has approached SEQ Council’s to undertake broad
scale koala data collection using drones and thermal imagery technology. This could be a very
cost effective and innovative measure to gain a better understanding of koala population
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numbers across the shire. Potentially this research could be funded through a future grants
program.
4. Objective 5. Informed infrastructure decisions
Action 5.3. Conduct an audit of current koala infrastructure including land bridges, culverts, pipes,
road signs, climbing ladders, directional and exclusion fencing
One of the actions of the Koala Conservation Plan was to undertake an audit of koala hard and
soft road infrastructure. Generally hard road infrastructure aims to change fauna behaviour when
around roads. Examples include exclusion fences, underpasses and culverts, climbing ladders
and poles. Road bridges also act as an underpass for fauna when they are using creek lines as
movement corridors. Soft infrastructure aims to change driver behaviour and includes speed limit
controls, koala signs and improved lighting.
In 2017 consultants O2 Ecology were engaged to undertake an audit of existing infrastructure
and make recommendations on new infrastructure. The consultants undertook a literature review
to help inform the best approach for koala road infrastructure. The scope of the project was
towards road infrastructure and did not include other matters that may also influence the long
term sustainability of koala populations such as disease and dog attack. The audit findings are
summarised in this report and a full copy of this audit is provided at Attachment 2.
The consultants combined Noosa koala habitat maps with koala observation records to
determine overall risk of vehicle strike to koalas and have identified the following roads as being
‘hot spots’ areas of risk for koalas:
80-100km/hr speed zones:
Yurol Forest Drive, Pomona (Yurol)
Bruce Highway, north of Cooroy
McKinnon Drive, Cooroibah
Cooroy-Noosa Road, Tinbeerwah
Walter Hay Drive, Noosaville to Eumarella Rd
Eenie Creek Road, Noosa Heads
Louis Bazzo Drive, Pomona
Junction Road, Lake Flat Road and Cootharaba Road, Cootharaba
Cooroy Belli Creek Road, Ridgewood
Old Ceylon Road, Ridgewood
Eumundi Noosa Road, Doonan
Bruce Highway, north of Cooroy
40-60km/hr speed zones:
Park Road, Noosa Heads
Noosa Drive, Noosa Heads
Leslie Drive, Noosa Heads
Links Drive, Noosa Heads
Noosa Springs Drive, Noosa Heads
Cooyar Street, Noosa Heads
Sunshine Beach Road, Sunshine Beach
Solway Drive, Sunshine Beach
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The consultants also identified a number of streets that connect with some of the above roads
that are also risk areas for koalas. These are mainly concerned with the following localities:
Noosa Heads
Tewantin
Doonan
Marcus Beach
Peregian Beach
Map 1 shows the koala road ‘hotspots’ across the shire.
Map 1 Noosa Shire Koala ‘Hotspot’ Areas
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Map 2 above demonstrates that the highest risk areas are located on major roads in and around
Noosa Heads, Tewantin and Doonan. These localities are also the most populated (more
potential observers of koalas) and with the highest traffic volumes. Other areas in the shire
(Pomona, Ringtail Creek, Black Mountain etc.) also have a number of koala sightings, but not the
same number of records, potentially because it is less populated and there is less traffic (less
observers).
Council currently has the following koala road infrastructure (not including Qld Transport and
Main Roads (TMR) infrastructure):
Koala exclusion fencing and associated passageways installed when Walter Hay Drive and
Eenie Creek Road were constructed in 2006 and 2008 respectively.
Climbing poles and ladders at Leslie Drive, Grant Street and Edward Street.
Fauna road signs
General street lighting
Speed limit signs
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Consultants 02 Ecology inspected the existing infrastructure and the results are shown in
Table 1.
Infrastructure Condition Notes
Exclusion fencing and Poor Requires maintenance,
underpasses overgrown vegetation, breaks
and gaps in fencing
Climbing structures Adequate Poles and climbing ladders in
suitable condition
Koala signs Good Some signs obstructed by
vegetation or poorly placed
Street lighting Good Additional lighting recommended
in some areas
Speed limits Good condition but speed could May be reduced in some koala
be reduced in some areas hot spot areas but subject to
traffic regulations and policy
Table 1. Results of the audit of existing koala road infrastructure
Photo 1. Vehicle damage to Eenie Creek Road koala fence. This fence is currently being
repaired. Note the overhanging vegetation.
Consultants have inspected the identified koala road hotspot areas and made a number of
recommendations depending on site specific requirements. (More details are contained in the
audit report in Attachment 2):
Clear regrowth along fence lines
Collar mature trees close to the fence line with sheet metal to stop koalas scaling the tree
Repair damaged fences
Fill gaps under fences
Maintain/retrofit box culverts
Extend exclusion fence lines north and south in some locations
Install gates
Install refuge poles
Install high visibility wildlife signs
Increase roadside slashing frequency
Reduce speed limits in some areas
Install street lights at pinch points
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Consultants have provided a cost estimate of $2.45 million for these works in koala hotspot areas
across the shire. Further details on the audit and estimated costs can be found in Attachment 2.
Exclusion fencing and underpasses
Background
Structural fencing is designed to stop fauna accessing road ways and is often used in conjunction
with fauna underpasses or overpasses. Structural fencing is expensive both to build and maintain
and can restrict the natural movement and breeding behaviour of wildlife. If not properly designed
and maintained fences can act as a trap for fauna that wander onto the road. One-way escape
hatches can help mitigate this risk but would be required at regular intervals to be effective.
Fencing is more effective on long stretches of road. In residential areas it is impractical to fence
and gate roadways with many driveways, side road entry points and roundabouts. Small sections
can be fenced but koalas may walk around the end of the fence and can become trapped on the
roadway.
Some fauna fences are designed to direct koalas to underpasses beneath the road which are
ideally fitted with climbing poles and log crossings. Fauna will sometimes avoid culvert
underpasses that are excessively overgrown or have standing water.
Photo 2: An example of a fauna underpass with a log crossing
Consultant recommendations
Based on current best practice the consultants have recommended repairs, upgrades, and
extensions to existing koala fencing and vegetation clearing along fence lines at: Walter Hay
Drive and Eenie Creek Road and new fences and underpasses along Noosa Drive (near Weyba
Bridge), McKinnon Drive (TMR) and Noosa-Cooroy Road (TMR) near Tinbeerwah.
Council officer comments
Council officers have considered the consultant’s report and recommend that infrastructure works
be targeted in areas where there is a recent and concentrated record of koala activity. There are
some sections of road that have multiple koala observation records, while on other stretches
there has been very few sightings over the last 4 years. The sections of road recommended for
new/upgraded infrastructure by consultants and associated koala records are summarised in
Table 2 below.
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Road section (Map 5 below) Koala records
Walter Hay Drive Section A 1 koala strike record in last 4 years and 2 observations. Scats found
at one of the underpasses in 2017
Walter Hay Drive Section B 2 koala strike records pre-2012
Eenie Creek Road Section C 2 koala vehicle strike records pre-2014 and one observation at
Noosa Civic end
Eenie Creek Road Section D Multiple observations and koala strike records since 2014. Scats
found in 2017 and one male koala GPS tracked in 2017
Eenie Creek Road Section E One pre-2014 vehicle strike and in 2017 two observations near
roadway. Koala scats found in Girraween Nature Refuge 2016.
Eenie Creek Section F Isolated koala sightings near roadway and Sunrise Beach but no
recent vehicle strike or observations. 2 pre-2014 vehicle strikes on
nearby Healthland Drive
Noosa Drive near Weyba Bridge 2 koala car strikes pre-2010 on Weyba Bridge and a cluster of
observation records near the Noosa Drive/Leslie Drive roundabout
sicne 2014. Koalas are known to occur along the Weyba Creek
esplanade and scats have been found in Weyba Creek Bushland
Reserve North. Koalas were GPS tracked in the reserve in 2017
Cooroy-Noosa Road (TMR) 1 koala strike pre-2012 and 2 recorded observations along roadway
McKinnon Drive (TMR) 2 recent vehicle strikes and multiple observation records, mostly at
southern end
Table 2. Koala observation records for specific sections of road (Source: Koala Infrastructure
Audit and Feasibility Report and recent USC detection dog data). Roadways highlighted in grey
have recent multiple koala observation records.
In 2017, koalas that live near Noosa Drive and Eenie Creek Road were GPS tracked to help
understand their movements. GPS tracking is shown in Map 3 and Map 4.
Map 3. 2017 GPS tracking of a male koala at Noosa Springs and crossing Eenie Creek Road
(Source: Dr Jon Hanger)
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Map 4: 2017 GPS tracking movement of a female koalas near Settlers Cove, Weyba Bridge
(Source: Dr Jon Hanger)
Map 5 below shows the extent of the existing Council koala fences. Recent records indicate that
koalas are still occur in the vicinity of ‘D’ near Noosa Springs. Most of the fencing infrastructure is
in place but minor extensions are recommended. Fences are not continuous and unfortunately
some koalas may still travel around the end of fence lines.
Map 5. Existing koala fencing on Walter Hay Drive and Eenie Creek Road (shown in red).
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Photo 3. Shows pathway crossing the koala fence on Eenie Creek Road. For the fence to be
continuous an innovative overpass would need to be designed to stop koalas wandering on to
the roadway. A gate would not be practical for pathway users such as bike riders.
A 3m clearance of vegetation is required on the outside of fences to stop koalas jumping onto the
roadway. Trees in close proximity of fences need to be collared with sheet metal. Clearing of
regrowth vegetation along existing koala fences at Eenie Creek and Walter Hay Drive would
result in a loss of 9.3km or 2.78ha of advanced regrowth and potentially divert water flow and
increase soil erosion. An ecological assessment would need to be undertaken prior to any
clearing. At the eastern end of Eenie Creek Road it is likely that some Glossy-black Cockatoo
feed trees would need to be cleared.
Photo 4. A significant amount of regrowth vegetation would need to be cleared to meet a 3m
separation between trees and the fence line. Larger trees close to fence lines would need to be
collared with sheet metal to stop koalas scaling the trees.
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Council officer recommendations
As per the audit report continue to maintain the structural integrity of fences however it is
recommended that vegetation be retained along fence lines due to the scale of environmental
impact that would be incurred if it was cleared. Leaving vegetation along fence lines increases
the risk of koalas entering the roadway and is not best practice when it comes to fauna
infrastructure design. However, it will help koalas escape off the roadway and the existing fencing
will also present a barrier to certain other species such as wallabies.
Unless it is a requirement of a development application or a road/bridge renewal in an identified
koala ‘hotspot’ area, it is recommended that new koala infrastructure only be developed if data
suggests that vehicle strike is the greatest threat to koalas in a particular location and the new
infrastructure will mitigate that threat.
Climbing poles and ladders
Background
Climbing poles and lattice ladders are installed in areas where koalas could become trapped on a
roadway e.g. where there are gabion and revetment walls. Climbing poles and ladders were
installed previously in different parts of the shire between 2003 and 2006 and are a cost effective
measure compared with other infrastructure.
Photo 5: Example of a climbing poles Leslie Drive, Noosa Heads
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Photo 6. Example of climbing lattice David Low Way, Sunshine Beach
Consultant recommendations
The consultants have recommended continued maintenance of existing climbing structures and
install new climbing structures along Walter Hay Drive, Eenie Creek Road and Noosa Drive, near
Weyba Bridge.
Council officer comments
Existing climbing structures are currently being maintained by Council’s Infrastructure Services.
Vegetation along fence lines can also act as a means of escape or refuge for koalas similar to
built climbing structures. At the same time vegetation on the inside of a roadway fence can also
attract fauna and hide their presence from drivers.
Photo 7: Roadside regrowth in front of koala fencing may obscure fauna for drivers but
can also allow koalas to escape off the roadway.
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Council officer recommendations
As per the audit report continue to maintain koala climbing structures and refuge poles.
Where possible retain road side vegetation to allow koalas to escape off the roadway.
Unless a requirement of a development application or a road/bridge renewal in an identified koala
‘hotspot’ area, that new koala infrastructure only be developed if data suggests that vehicle strike
is the greatest threat to koalas in a particular location and the new infrastructure will mitigate that
threat.
Koala/wildlife signs
Background
There are currently more than 70 koala/wildlife road signs across the Shire. Some of these are
out of date and do not have the industry accepted RSPCA hotline 1300 ANIMAL (264 625) for
wildlife rescue. Most people have smart phones now and can access the RSPCA hotline through
their mobile.
Koala interest groups have recently been installing temporary and moveable corflute signs along
roadways to alert drivers during spring-summer peak season. Any road signs require approval
from TMR or Council.
Photo 8. An example of a temporary and moveable koala road sign
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Photo 9. An example of a semi-permanent koala road sign of an advisory nature. At this site there were three
koala road signs and no noticeable slowing of the traffic below the speed limit.
Consultant recommendations
The consultants have recommended that koala road signs be maintained and new signs be
installed in koala ‘hotspot’ area across the shire as shown in Map 1. They suggest that high
visibility signs would be more effective (see example Figure 1 below).
Figure 1. An example of a koala illumination warning signs with flashing lights
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The consultants have recommended high visibility koala signs (and more frequent roadside
slashing) for the following roads:
Walter Hay Drive
Eenie Creek Road
Weyba Road
Cooroy-Noosa Road
McKinnon Drive
Lake McDonald Drive
Noosa Drive and Grant Street (not slashing)
Solway Drive, Bryan Street, Heathland Drive, Edwards Street
Cooyar Street, Laguna Drive, Noosa Springs Drive (not slashing)
Lake Flat Road, Cootharaba Road, Junction Road (Cootharaba)
Pioneer Road, Pomona
Traveston Road, Coles Creek Road (Cooran)
Cooroy Belli Road/Ceylon Road
Wust/Beddington Road
Neusavale Road/Sister Tree Creek Road
Council officer comments
The long term effectiveness of standard koala road signs in slowing down traffic or alerting
drivers to fauna is questionable. Local drivers tend to notice new sign installations but become
accustomed to the signs quite quickly, particularly if there is a proliferation of signs. New visitors
such as tourists may notice the signs. Illuminated signs, similar to school zone signs that light up
when vehicles approach, are more noticeable to drivers. Given the possibility of koalas potentially
crossing roadways in various parts of the shire, a very large number of illumination signs would
be required to be effective.
The Council adopted Sign Policy encourages less sign clutter throughout the shire. One of the
key principles of the sign policy is:
‘Question the need for new signage and explore other emerging technologies for the delivery of
information other than through signage’.
Council officer recommendations
As per the audit report existing signs continue to be maintained, but no new signs be installed
unless all other infrastructure measures are explored and a concentration of recent koala records
supports localised action such as wildlife warning signs.
Speed limits
Background
A lowering of speed limits in some areas may help to provide drivers with a greater response
time to avoid fauna on the roadway. Seasonal speed limit reductions in relation to reducing koala
vehicle strike have been trialled elsewhere and there appeared to be no appreciable change in
driver behaviour and no improvement in reducing the incidence of koala car strike (Redland City
Council and QPWS 1995-1999).
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Consultant recommendations
The consultants have recommended that slower speed limits be extended in the following
locations:
Noosa Drive, near Weyba Bridge (east)
Eenie Creek Road near Monks Bridge (east)
Cooroy-Noosa Road, near Gyndier Drive, Noosa Parklands
McKinnon Drive, near Yellowwood Close, Tewantin
Council officer comments
On advice from Council’s Transport Infrastructure Management section it is unlikely that a speed
reduction will be achievable on most of the suggested roads. Speed is largely determined by the
class and function of the road and additionally how the road feels when driven. For example, if a
road feels like a 60km/h road most motorists would not travel at 40km/h even if sign posted with
a 40km/h speed limit sign.
Council’s Transport Infrastructure Management section advises that given the primary function of
the arterial road network of Noosa has been designed and built to carry traffic (generally at higher
speeds), lower speeds on such roads are counterintuitive and may alter the road network traffic
composition, as traffic may shift to alternative routes perceived to be quicker but perhaps with
greater urban impact to residents.
Table 3 provides a brief response from Councils Transport Infrastructure Management staff on
the proposed speed limit reductions as recommended by consultants.
Roadway Comments from Traffic Infrastructure Management
Noosa Drive near Weyba Bridge Sub-arterial road: controlled by NSC, currently 60km/h, reducing
speed limit unlikely to achieve motorists compliance and unlikely to
be supported by Traffic Advisory/ Speed Management Committee.
Eenie Creek near Monks Bridge Major arterial bypass road: currently 80km/h, reducing speed limit
unlikely to achieve motorists compliance and may lead to traffic
issues elsewhere on the road network.
Cooroy-Noosa Road near Gyndier Major Arterial road: west of Gyndier Dr controlled by TMR, east of
Road Gyndier Dr controlled by NSC, both 80km/h. Plans are already in
place to reduce the NSC section to 60km/h as part of
roadworks/corridor improvements.
McKinnon Drive near Yellowwood District collector road: subject section controlled by NSC, currently
Close, Tewantin 60km/h, reducing speed limit unlikely to achieve motorists
compliance and unlikely to be supported by Traffic Advisory/Speed
Management Committee.
Additional roads (not included
in audit)
McKinnon Drive North at District Collector road: controlled by TMR, currently 80km/h, but
Cooloothin Creek unlikely that TMR would support a lower speed limit.
Yurol Forest Drive, Pomona Sub-Arterial road: controlled by TMR, currently 100km/h, but
unlikely that TMR would support a lower speed limit.
Table 3. Council’s Transport Infrastructure Management comments on
proposed speed limit reductions
In recent discussions with TMR staff it is likely that sections of rural roads such as McKinnon
Drive and Yurol-Forest Drive will reduce from 100km/hr to 80km/hr over time.
The Noosa Council Traffic Advisory & Speed Management Committee provides advice to Council
on traffic safety issues. The committee consists of Council Infrastructure Services, TMR and Qld
Police. One of the known koala ‘hotspots’ is on Noosa Drive leading to Weyba Bridge.
Construction of hard infrastructure such as fencing is not feasible due to multiple side roads and
a roundabout. In this location installation of an additional koala sign and a lowering of the speed
limit are considered the only feasible options.
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Council officer recommendation
A recommendation of this report is to investigate the lowering of the speed limit along Noosa
Drive through consideration by the Traffic Advisory & Speed Management Committee.
Street lighting
Background
Better lighting can also help alert drivers to koalas on roadways. However koalas can occur on
roadways in various parts of the shire at any time and it is impractical to street light all roads,
particularly in rural areas. Street lights can also act as an attractant to other fauna such as micro-
bats and predatory birds which also suffer vehicle strike.
Photo 10. Solar street light, Noosa North Shore
Consultant recommendations
Consultants have recommended that street lights be installed at ‘pinch points’ where there are
multiple vehicle strike records.
Council officer comments
It is not practical to streetlight the large number of identified ‘hotspots’ across the shire,
particularly in rural areas. Based on koala observation and vehicle strike records there is no
recent evidence to suggest that there is a concentration of koalas towards pinch points such as
bridges. Older koala records are evenly distributed along roadways.
Council officer recommendations
No additional street lighting be installed unless there is recent and concentrated koala records in
a particular location.
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In summary of the audit note the following:
It is not possible to completely safeguard fauna including koalas from vehicle strike, the
role of fauna infrastructure is to mitigate risk, not eliminate risk.
In Noosa Shire there is 867kms of Council roadways where fauna vehicle strike can occur.
In addition vehicles on TMR roads, trains, watercraft can also strike fauna.
There are 313 bird species, 75 mammal species, 67 reptile species, 35 frog species, 78
butterfly species and other insects. These species may suffer vehicle strike at any time.
With a high diversity of species there is no ‘one size fits all’ when it comes to design of road
infrastructure.
Each year there are increasing frequency of traffic movements across the shire.
The consultants have recommended investment of $2.16m for Council roads to
improve/develop koala hard road infrastructure in ‘hotspot’ areas (this figure does not
include soft infrastructure costs). This represents 1.6% of the Council road network extent.
Fencing with underpasses can help mitigate vehicle strike to koalas on long stretches of
road but it is practically impossible to fence and gate local roads where there are multiple
intersections, roundabouts, side roads and driveways.
Existing koala fences (or added extensions) are not continuous. Koalas may use
underpasses but they can also travel up to 500m in a night and can walk around the end of
the fence lines.
Clearing of regrowth vegetation along existing koala fences at Eenie Creek and Walter Hay
Drive would result in a loss of 9.3km or 2.78ha of advanced regrowth and potentially divert
water flow and increase soil erosion. An ecological assessment would need to be
undertaken prior to any clearing. At the eastern end of Eenie Creek Road it is likely that
some Glossy-black Cockatoo feed trees would need to be cleared.
There are currently 70 koala/wildlife road signs throughout the shire but they have
questionable effectiveness in reducing fauna vehicle strike as regular drivers tend not to
notice the signs after a time, but new visitors may notice the signs. Similarly dog control
signs have questionable effectiveness. Greater resourcing for Council’s Regulatory
Services would assist with greater dog controls.
There is a lack of overall data to suggest that vehicle strike is the main cause of a decline
in koala populations in Noosa, although it is very likely to contribute. Other factors such as
dog attack and disease can cause a significant impact on koala populations.
Action 5.6. Monitor the effectiveness of new technology trials such as road reflectors to
discourage koalas and other wildlife from crossing roads, koala alert signs at crossing points and
improved lighting
Virtual fencing
Virtual fencing has been used extensively in Europe. The fence posts have headlight sensors
that trigger noise and flashing lights to deter wildlife away from the roadway as a vehicle
approaches. Virtual fences have been trialled in Tasmania which showed a 60-70% drop in fauna
vehicle strike. Consultants (The Analytical Edge Statistical Consulting 2015) concluded that
virtual fences help to reduce road kill and recommend that trials should continue elsewhere. The
advantage of virtual fencing is that when vehicles are not on the road, fauna can still move and
disperse across the landscape. Virtual fencing costs approximately $15,000 per km plus research
monitoring costs.
Koala experts advise that koalas are not as receptive to light and noise stimuli as other fauna and
the current virtual fencing technologies are unlikely to be effective for koalas.
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Photo 11: Virtual fencing road guide post in Tasmania
New car technologies
Car thermal image and radar technologies are designed to alert drivers to objects on the roadway
including fauna, people, and other vehicles. Because this technology influences driver behaviour
it has application anywhere in the shire i.e. not site specific like hard infrastructure. For this
reason thermal and radar technology is probably one of the most promising technologies to help
reduce wildlife strike. Some new cars are now fitted with thermal cameras and radar alerts as
standard accessories and like GPS will eventually become much cheaper and more common
over time. Some systems have docking stations for smart phones.
Figure 2. Thermal camera image.
Some aftermarket dash cams have Forward Collision Warning Systems (FCWS) and some
newer vehicles also have Auto Emergency Braking (AEB) to respond to animals and objects on
the roadway.
Objective 8. Increase community awareness and participation
Action 8.2 Review fauna rescue network signage and contact details
Fauna rescue signage is addressed in section 4 of this report.
In addition wildlife volunteers play a significant role in helping to conserve koala populations
through the rescue of sick and injured koalas. Unfortunately, Koalas are still being hit by vehicle
in various parts of the shire and a number are sick from infections. Last year Queensland Koala
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Crusaders was successful in gaining $7,577 in Council grant funding to conduct training
workshops in koala rescue and encourage the recruitment of more koala rescue volunteers.
Other matters-Queensland Koala Expert Panel
In 2015 the South East Queensland Koala Population Modelling Study demonstrated that SEQ
was experiencing dramatic population decline in SEQ. Between 1996 and 2014 there was an
80% decline in population densities in the Koala Coast (Redlands, Brisbane and Logan) and 54%
decline in Pine Rivers. The State Government established a Koala Expert Panel to examine the
issue and make recommendations on measures to reverse the decline. In 2017 the Koala Expert
Panel released their report and made six key recommendations. These recommendations are
summarised in Table 4:
Table 4. Recommendations from the Queensland Koala Expert Panel
In response the Queensland Government has outlined the next steps to implement the panel’s
recommendations, including:
developing options for enhancing and strengthening existing investment in koala
management and planning to align with the Panel’s recommendations;
appointing a Koala Advisory Council that includes representatives from relevant state and
local governments, community, NGOs and industry; and
developing a SEQ Koala Conservation Strategy which establishes targets for koala
conservation, maps a network of priority areas for conservation efforts and details actions
and a monitoring program that measures progress against targets.
A Koala Advisory Council has been appointed with representatives from RSPCA, Universities,
Zoos, UDIA, Wilderness Society, LGAQ, Healthy Land & Water, Traditional Land Owners, and
the Development and Timber Industry.
Previous Council Consideration
Ordinary Meeting Minutes, 17 August 2017, Page 6, Item 6
That Council note the report by the Principal Environment Officer to the Planning & Environment
Committee Meeting dated 8 August 2017 regarding the progress of the Koala Conservation Plan
2016.
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The text continues on section 94.