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2016-07-18 General Committee Meeting Notes
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RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
GENERAL COMMITTEE MEETING - LIVE RECORD MEETING NOTES
18 JULY 2016 - Crs Frank Wilkie (Chair), Ingrid Jackson, Joe Jurisevic, Brian Stockwell
and Tony Wellington
Apologies: Cr Glasgow, Cr Pardon
1 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR MULTIPLE
HOUSING TYPE 3 RETIREMENT & SPECIAL NEEDS (56 ADDITIONAL RETIREMENT
DWELLINGS) AND RECONFIGURING A LOT (4 INTO 3 LOTS) (MCU15/0111 &
REC15/0031)
Motion
Moved: Cr Stockwell
Seconded: Cr Jurisevic
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding Application Nos. MCU15/0111 and
REC15/0031 for a Development Permit for a Material Change of Use of Premises - Multiple
housing Type 3 - Retirement & Special Needs (56 Additional Retirement Dwellings); and
Reconfiguring a Lot – 4 Lots into 3 Lots situated at 2 & 4 Lamonts Road and 19 & 20
Trading Post Road, Cooroy and defer consideration of the applications to a future Council
Meeting to allow staff and the developer to more fully consider, investigate and respond to
the following provisions in order to achieve compliance with the overall and specific
outcomes for the Cooroy and Lake Macdonald Locality:
Uses and works are located, designed and managed to —
i. be compatible with other uses and avoid significant adverse impacts on the amenity
and visual qualities of the local area
ii. avoid significant adverse effects on the natural environment, including native habitat
removal, fragmentation and attrition;
iii. ensure that conservation of good quality agricultural land for agricultural purposes;
Specifically:
1. The vistas offered from the major road corridors are protected and add to the
attraction of the locality for visitors and residents;
2. The riparian corridors of Six Mile Creek and its tributaries are protected;
3. Areas of native remnant or regrowth vegetation, including their biodiversity and
habitat values are protected;
4. The natural characteristics of the site are analysed to ensure the development has a
low site impact to enhance the opportunity to maintain natural site characteristics
such as native vegetation and natural landforms
5. Review architectural and urban design to:
a. preserve the visual and acoustic privacy of adjoining and nearby properties;
b. maintain the visual continuity and pattern of buildings and landscape elements
within the street,
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Section 2
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
c. present a building scale that is compatible with surrounding development that
does not present an appearance of bulk to adjacent properties, roads or other
areas in the vicinity of the site;
d. maximise the retention of existing vegetation and allow for soft landscaping
between buildings
e. include roof forms that contribute positively to the local skyline; complement the
low rise character of the locality; and use simple traditional roof designs, such
as hipped, gabled or skillion;
6. To ensure there are no significant adverse effects on biodiversity, natural vegetation,
native fauna habitat, landscape quality, water quality or cultural heritage values,
including those related to -
a. changes to natural drainage;
b. disturbance to any of the wetland systems;
c. changes to fauna habitat and behaviour;
7. Maintain arrival to Cooroy via natural settings, retain and build upon existing
significant road reserve vegetation on approaches and use species that present
appropriate character. Maintain character provided by existing mature trees.
8. Ensure Cooroy scale and character is not lost with the proposed amalgamation of
sites.
Further, that the grounds to support inconsistent uses within the Rural Zone be reviewed in
light of the above.
Lost.
Committee Recommendation
Moved: Cr Wellington
Seconded: Cr Jackson
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding Applications No. MCU15/0111 and
REC15/0031 for a Development Permit for a Material Change of Use of Premises - Multiple
housing Type 3 - Retirement & Special Needs (56 Additional Retirement Dwellings); and
Reconfiguring a Lot – 4 Lots into 3 Lots situated at 2 & 4 Lamonts Road and 19 & 20
Trading Post Road, Cooroy and:
A. Approve the Material Change of Use application (MCU15/0111) in accordance with
the following conditions:
Material Change of Use Conditions for Multiple Housing – Type 3 Retirement &
Special Needs MCU15/0111
Approved Plans
1. Development shall be undertaken in accordance with this approval and must
generally comply with the approved plans of development. The approved plans
are titled and numbered: -
Plan Title Drawing Revision Date Prepared by
Reference No.
Overall Site Plan CO-000-2014 H 13/11/2015 Palm Lake Works
Page 2 of 19
Section 3
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
sheet 1 of 2
Staging Plan CO-000-2014 H 13/11/2015 Palm Lake Works
As annotated by Council sheet 2 of 2
Site Plan [Aged Care] 01.1 - 21/08/2015 Interworks
Elevations [Aged Care] 02.1 - 21/08/2015 Interworks
Clubhouse Cover Sheet CC000 A 15/10/2015 PAA Design
Clubhouse Site Plan CC101 B 15/10/2015 PAA Design
Clubhouse Floor Plan CC102 B 15/10/2015 PAA Design
Clubhouse Roof plan CC103 B 15/10/2015 PAA Design
Clubhouse Elevations CC105 B 15/10/2015 PAA Design
Bowls Green floor plan CO-BG-2015 A 23/11/15 Palm Lake Works
Sheet 1 of 3
Bowls Green Elevations 1 CO-BG-2015 A 23/11/15 Palm Lake Works
Sheet 2 of 2
Bowls Green Elevations 2 CO-BG-2015 A 23/11/15 Palm Lake Works
Sheet 3 of 3
Golf & Workshop CO-GC-2015 A 23/11/15 Palm Lake Works
Sheet 1 of 1
and as may be amended by these conditions.
Nature and Extent of Approved Use
2. The approved development comprises the following:
220 Independent Living Units (each having a maximum of 2 bedrooms +
study), associated common facilities and 1 caretaker’s residence; and
120 Bed Aged Care Facility.
General
3. Security in the form of a cash bond or trading bank guarantee to the sum of
$100,000 must be submitted, to secure performance of all conditions of this
approval, prior to the commencement of Stage 1 of the development. The cash
bond or trading bank guarantee will be returned on performance of the
conditions of approval less any costs incurred by Council in respect of enforcing
performance of this permit.
4. The requirements of this development approval are to be effected, prior to the
use of the premises. Council reserves the right to call upon the bond or
guaranteed sum referred to in this approval to effect compliance with
conditions.
5. The development must be undertaken and operated in a manner that causes
no detrimental effect upon the amenity of the neighbourhood by reason of the
creation of off-site parking impacts, excessive noise, lighting nuisance or other
emissions.
Page 3 of 19
Section 4
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
6. The requirements for the associated Reconfiguration of a Lot approval included
in this permit must be completed and Endorsement of the Plan of Survey by
Council must be obtained prior to any commencement of any use approved by
this Development Permit.
7. The Development Permit for a material change of use lapses if the use has not
commenced by 21 July 2020. The uncompleted aspects of this development
approval lapse if the whole of the approved use has not happened by 21 July
2024.
Staging
8. The development may be staged in accordance with the approved plan titled
“Staging Plan” CO-000-2014 Sheet 02/02 Revision H dated 13 November 2015
(as annotated by Council) and as follows:-
8.1. The following works shall be undertaken and completed prior to the
commencement of use of Stage 1a:
8.1.1. All roadworks on the Main Road of Cooroy Connection Road (Elm
Street) including the upgrading works for the road intersections with
Pearsons Road, linemarking and pedestrian refuge crossing, as
required by conditions of this approval.
8.1.2. All frontage works including footpaths and landscaping for Trading
Post Road, Pearson Road and Elm Street as required by conditions
of this approval.
8.1.3. A Bus stop and shelter on the eastern side of Elm Street as
required by conditions of this approval.
8.1.4. A Bus stop and shelter on the western side of Elm Street as
required by conditions of this approval.
8.1.5. A pedestrian refuge crossing and lighting associated with the bus
stop pair on Elm Street.
8.1.6. All fencing to Trading Post Road and Pearson Road, and all
acoustic fencing to Elm Street as required by the approved Acoustic
Report.
8.1.7. Landscaping treatments to open space areas associated with Stage
1a including the establishment and rehabilitation of all detention
basins, the establishment of landscaping buffers to site boundaries
and adjoining residential properties and street trees.
8.2. The following works shall be undertaken and completed prior to the
commencement of use of Stage 4:
8.2.1. All roadworks, access and frontage works and landscaping for
Lamonts Road as required by conditions of this approval.
8.2.2. All fencing to Lamonts Road.
Page 4 of 19
Section 5
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
Landscaping
9. A Landscape Plan shall be prepared by a suitably qualified Landscape Architect
or Horticulturalist and shall be in accordance with Council’s Landscaping Code
of The Noosa Plan and Planning Scheme Policy PSP3 Landscaping Plants and
Guidelines. The Landscaping Plan shall be submitted and approved as part of
an application for Operational Works. The Landscaping Plan shall address
landscaping treatments for the development including internal streetscapes and
open space areas, adjoining road network and properties.
The detailed Landscaping Plans shall identify and/or address the following:-
9.1. Street tree planting to Pearsons Road and Trading Post Road to allow
good shade canopy once fully mature;
9.2. Existing vegetation to be removed, with this vegetation clearly identified
on site for inspection by Council;
9.3. Existing vegetation to be retained and measures employed to ensure
vegetation retention;
9.4. Landscaping treatments to internal road network and between buildings;
9.5. Landscaping treatments to open space areas, including any rehabilitation
and planting enhancement requirements around the drainage basins
within the site;
9.6. Landscaping buffers and fencing to Elm Street, Pearsons Road, Trading
Post Road and Lamonts Road;
9.7. Landscape buffers and fencing to adjoining properties;
9.8. The location of pedestrian pathways and seating within the site and on
the road reserve adjoining the site.
Such landscaping is to be completed in accordance with the approved
landscaping plan prior to acceptance of the development on maintenance.
10. Existing trees on the site and within road reserves are to be retained, except
where required to be removed due to building operations or the conduct of the
approved use.
11. All underground services, drainage, footpaths, bike paths, roads and other site
works shall be located to minimise adverse impacts on retained vegetation,
particularly their root systems.
Public Open Space
12. Communal recreational facilities shall be located a minimum of 15 metres from
bedrooms of Independent Living Units and Aged Care Residence.
13. Seating shall be provided in communal areas and along pedestrian pathways
within the site.
Acoustics
14. The site is to be developed generally in accordance with the recommendations
of the Noise Impact Assessment as prepared by ASK Consulting Engineers
(Project 7617R01V02 dated 10 February 2016).
Page 5 of 19
Section 6
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
15. On completion of the development, the developer must submit to Council
written certification from an Acoustic Engineer confirming the proposed noise
barriers meet the noise limits for each adjoining residence as outlined in the
approved Acoustic Report.
Fencing
16. Fencing shall be erected to all boundaries of the site and shall have a minimum
height of 1.5 metres Trading Post Road and Pearsons Road and 1.8 metres on
all other boundaries (Note: fences may be required to have a greater height for
the purpose of meeting acoustic requirements, as further detailed in these
conditions).
17. All fencing to road frontages of the site shall be setback a minimum of 1 metre
with an average of 2 metres and be screened with landscaping, or alternatively,
be of open construction (ie. minimum 50% transparent) (provided it is not a
required acoustic fence).
18. Any new fencing along the northern boundaries of existing Lot 4 RP 215922
adjoining Prospect Park (Lot 101 SP 208264) must be flood compatible e.g.
three strand plain wire fencing.
Building Setbacks
19. All buildings shall be setback a minimum of 6 metres to Elm Street, Pearsons
Road, Lamonts Road and Trading Post Road, with the exception of the
northern corner of the aged care facility shown at 5.5m from Trading Post Lane.
20. All buildings shall be setback a minimum distance of 2 metres to adjoining
properties.
Built Form
21. Buildings shall be varied in their architectural style, construction materials,
colours and finishes.
22. Transformers, waste storage areas and the like shall be screened to reduce
their visual intrusiveness.
External Road/Frontage Works on Main Roads
23. Roadworks required on Cooroy Connection Road (Elm Street) at its intersection
with Pearsons Road including two Bus Stops with shelters, a pedestrian refuge
and upgrade to existing kerb line and linemarking must be undertaken in Stage
1a of development in accordance with a Development Permit for Operational
Works. The works shall be generally as shown on drawing titled External
Works Functional Layout Plan Pearsons Road Intersection, prepared by Calibre
Consulting dated 08/01/2016, referenced 15-001261-RF02 Issue B and in
compliance with Department of Transport and Main Roads (DTMR) standards,
and subject to Council’s and DTMR’s approvals.
24. Roadworks required on Cooroy Connection Road (Elm Street) at its intersection
with Lamonts Road must be undertaken in Stage 4 in accordance with a
Development Permit for Operational Works of development. The works shall
be generally as shown on drawing titled External Works Functional Layout Plan
Lamonts Road Intersection, prepared by Calibre Consulting dated 08/01/2016,
referenced 15-001261-RF01 Issue B and in compliance with Department of
Transport and Main Roads standards, and subject to Council’s and DTMR’s
approvals.
Page 6 of 19
Section 7
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
25. A 2m wide path on Elm Street shall be constructed from the pedestrian access
point that fronts Elm Street (Gatehouse). The path shall be in accordance with
Council’s design standards and to an alignment that protects any significant
vegetation and above and underground services. The works shall be included
in Stage 1a and be in accordance with a Development Permit for Operational
Works. This condition is imposed pursuant to s665 of the Sustainable Planning
Act 2009 being non-trunk infrastructure.
Bus Stops
26. The applicant shall design and construct a bus stop and shelter on Elm Street
to the frontage of Lot 135 MCH 978 (north of 156 Elm Street) at approximately
70m south of the center line of Pearson Road intersection (or an alternative
location as may be required by TransLink or DTMR). The works shall be
included in Stage 1a and be in accordance with a Development Permit for
Operational Works. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.
27. The applicant shall design and construct a bus stop and shelter on western side
of Elm Street to be located generally opposite the other required new bus stop
on the eastern side of Elm Street. The works shall be included in Stage 1a and
be in accordance with a Development Permit for Operational Works. This
condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
28. The proposed bus stops are to be “Indented” and be in accordance with the
current TransLink Public Transport Infrastructure Manual. The bus stop must
contain all Mandatory and Preferred components as stated in the manual for
‘intermediate stop’, and be constructed in accordance with the new Noosa
Council Custom Design Rural Bus Shelter.
29. A pedestrian refuge island must be constructed on Elm Road in Stage 1a to
provide pedestrian access connection to the new bus stop shelter on the
western side of Elm Street. The works shall also include any necessary
pathway on western side Elm Street to provide the required connection. This
refuge island must be included in the design and the construction of the
intersection of Pearsons Road with Elm Street and must include all the
mandatory requirement (e.g. lighting) in compliance with the relevant standards.
This condition is imposed pursuant to s665 of the Sustainable Planning Act
2009 being non-trunk infrastructure.
External Road/Frontage Works to Council Roads
30. The applicant must design and construct kerb and channelling along the
western side of Pearsons Road with any associated road widening and
drainage works to achieve Local Road standard for urban area (8m Kerb to
Kerb) in accordance with Council’s Planning Scheme Policy 5 - Engineering
Design Standards – Roads, Drainage and Earthworks. The works shall be
included in Stage 1a and be in accordance with a Development Permit for
Operational Works. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.
Page 7 of 19
Section 8
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
31. The applicant must construct a cul-de-sac head at the end of Trading Post
Road in accordance with Section 3.12 of Council’s Planning Scheme Policy 5 -
Engineering Design Standards – Roads, Drainage and Earthworks. The works
shall be included in Stage 1a and be in accordance with a Development Permit
for Operational Works. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.
32. The applicant must design, construct and seal Lamonts Road from Elm Street
to a minimum distance of 10m beyond the tangent point of the access driveway
to the development site with 7m wide seal and flush kerb be provided on both
sides of the seal in accordance with Council’s Planning Scheme Policy 5 -
Engineering Design Standards – Roads, Drainage and Earthworks. The works
shall be included in Stage 4 and be in accordance with a Development Permit
for Operational Works. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.
33. The site shall have only four (4) main vehicular accesses to Council’s road
network as shown on the approved plans (2 being driveway accesses to the
aged care facility from Pearsons Road). There shall be no other vehicular
accesses directly to Council’s roads.
34. The access crossings shall be designed and constructed to Council’s design
standards and to grades that prevent vehicles from scraping and/or bottoming
whilst also allowing pedestrians movements along the footpath without any step
or level difference. All access driveways must comply with AS/NZS
2890.1:2004 and AS 2890.2:2002. A Development Permit for Operational
Works is required.
Pathways and Frontage Works
35. Footpath improvements such as topsoiling, grassing, and tree planting are
required to the all road frontages of the site in accordance with Planning
Scheme Policy PSP03 Landscaping Plants & Guidelines. Grass shall be
couch, free of weeds.
36. A new 2m wide concrete path shall be constructed along the Trading Post Road
frontage of the site in accordance with Council’s design standards and to an
alignment that protects any significant vegetation and above and underground
services. The path shall extend around the cul-de-sac and join to the existing
path on the opposite side of Trading Post Road and connect to new pathway
along Pearsons Road. The works shall be included in Stage 1a and be in
accordance with a Development Permit for Operational Works. This condition is
imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-
trunk infrastructure.
37. A new 2m wide concrete path shall be constructed along the Pearsons Road
frontage of the site and be extended along Elm Street to connect to the required
bus stop on Elm Street. This condition is imposed pursuant to s665 of the
Sustainable Planning Act 2009 being non-trunk infrastructure.
38. A pedestrian refuge island shall be constructed on Pearsons Road near its
intersection with Elm Street to provide connection with the proposed new
pathway in Elm Street and with the existing pathway on the opposite side of
Pearsons Road (eastern side). The works shall be included in Stage 1a and be
in accordance with a Development Permit for Operational Works.
Page 8 of 19
Section 9
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
39. Pram ramps shall be installed at road intersections and wherever needed to
direct pedestrians across the road. All pram ramps must be constructed in
accordance with Council’s design standards.
40. All paths, pram ramps, driveways and parking areas shall be designed and
constructed to ensure pedestrian safety using non-slip materials, to produce an
evenly graded surface finish, and to be in accordance with the Disability
Discrimination Act 1992 and Australian Standard 1428.1 Design for Access &
Mobility.
41. Where applicable, all redundant road pavement and/or vehicular crossings to
the site shall be removed, reinstated or replaced by kerb and channel and
footpath paving or landscaping in accordance with Council’s Standard prior to
the commencement of the use for Stage 1a.
42. To ensure pedestrian safety between vehicles exiting the site and pedestrians
on the footpath, the driveway and any associated fencing or vegetation near the
driveway shall comply with the minimum sight line requirements as defined in
AS/NZS 2890.1:2004, section 3.2.4.
Internal Driveways and Parking
43. The internal roads shall be concrete or bitumen sealed driveway of a minimum
width of 6m for Primary Roads and 5.5m for Secondary roads and must comply
with AS 2890.2-2002. A Development Permit for Operational Works shall be
required.
44. All parking areas and garages must be in compliance with the requirement of
the current Australian standards applicable to their use (AS/NZS 2890.1-2004
and/or AS 2890.2-2002) with a minimum head clearance (headroom) at any
point of 2.3m.
45. Car parking shall be provided within the site generally in accordance with that
shown on drawing CO-000-2014 Sheet 01/02 Revision H dated
13 November 2015 and titled Overall Site Plan prepared by Palm Lake Works.
46. Carparking shall be provided at a minimum rate of 1 space per independent
living unit for resident parking and 1 space per 4 independent living units for
visitor parking; and 1 space per 2 employees based on the maximum number of
employees engaged at any one time at the aged care residence and 1 space
per 5 beds or occupants of the aged care residence.
47. A minimum of two clearly defined disabled car spaces shall be provided to
service the aged care residence and village community centre.
48. The pick-up/drop-off parking area associated with the proposed Aged Care
Development must be designed and constructed to be capable of
accommodating at least one taxi suitable for use by people with disabilities in
accordance with the relevant and applicable standards.
49. All staff carpark spaces shall be clearly defined by line marking each space with
the words “Staff Parking Only” and by sign posting each space with a similar
wording.
50. All carparking shall be kept maintained and line-marked in a condition fit for
use.
51. An emergency parking bay shall be available at all times in front of the
community village centre and the aged care residence.
Page 9 of 19
Section 10
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
52. Visitor car parking shall be conveniently located to all independent living units,
village community centre and the aged care residence. Directional signage
must be provided to direct visitors and customers to the car parking spaces
provided on site.
Earthworks
53. All earthworks must be carried out in accordance with a Geotechnical Report
(or part thereof) prepared by a qualified person* and endorsed through a
Development Permit for Operational Works approval. *(Refer to Advisory
Note)
54. All earthworks shall be undertaken in accordance with the provisions of AS
3798 Guidelines on Earthworks for Commercial and Residential Development,
with geotechnical testing undertaken in accordance with Section 8 of the
Standard, and to a minimum of ‘Level 1’ as defined in Appendix B. Test results
as required by AS 3798, and a certificate of quality and uniformity of fill shall be
provided by a RPEQ and submitted to Council prior to final inspection/s of
works.
55. A registered practicing Geotechnical Engineer shall test the existing ground
conditions for suitability of placing additional fill, prior to such fill being placed.
56. Filling works shall be restricted to the subject site itself, and the finished fill
levels are to taper to the existing levels on the property. Batters shall be at a
maximum grade of 1:4 unless retained by an engineer-designed wall or
approved retention method.
57. Any fill imported to the site may only be from a site licensed with The
Environmental Protection Agency or from a site for which a Development
Permit for Operational Works has been issued approving the export of fill.
58. Following completion of the filling works for each Stage, the registered
practicing Geotechnical Engineer supervising the works shall submit
compaction tests across the entire filled areas and make recommendations if
special foundations requirements will apply.
59. Buildings floor levels and bulk earthworks finish levels must take into
consideration any building Minimum Floor Level required by the planning
scheme at the time of construction.
60. Earthworks carried out on site must not adversely affect the drainage conditions
on any other properties or existing roads, and/or the patterns and severity of
flooding in the area particularly on downstream properties. Filling works
required on site shall not cause additional ponding of water on any adjoining
lands or the blockage of, or interference with, any natural watercourses.
Detailed site surveys indicating natural surface levels and contours of any
potentially affected properties must be provided with any application for a
Development Permit for Operational Works for earthworks and/or stormwater
drainage works.
This may require the design and construction of drainage pipes and/or an
overland flow-path within the development site to cater for drainage from the
adjoining sites for a 1% AEP design storm.
Page 10 of 19
Section 11
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
Stormwater Drainage (Quantity & Quality)
61. A suitably qualified Registered Professional Engineer, specialising in hydraulics
shall prepare engineering drawings and specifications for stormwater designs
and shall be submitted in conjunction with an application for a Development
Permit for Operational Works.
62. Stormwater pipelines within the site shall cater for 10% AEP storm event and
secondary flow paths shall be provided within the site to cater for 1% AEP
storm event.
63. The development must not adversely impact on the existing drainage conditions
on other properties. The applicant must demonstrate that all stormwater runoffs
from the fully developed site must be maintained at predevelopment rates for all
storm events up and including 1% AEP storm event.
64. Stormwater runoff generated from the development must be treated to achieve
the Water Quality Objectives as specified under Healthy Waterways Water
Sensitive Urban Design – Technical Guidelines for South East Queensland
(2006) as well as the State Planning Policy 2014 (SPP 2014) prior to release off
site. For the purpose of this condition, treatment of waters from catchments B1
and C1 as shown on Drawing B14158.W-SK100 A by Calbre Consulting, dated
050/2/16 shall be considered as part of the development to determine mitigation
requirements and load reduction targets.
If detailed design demonstrates insufficient footprint is available for the water
quality treatment devices to achieve the pollutant reduction targets of 80%
reduction in Total Suspended Solids, 60% reduction in Total Phosphorous, and
45% reduction in Total Nitrogen compared to an unmitigated development, the
applicant must increase available space to ensure the water quality objectives
can be achieved.
65. Stormwater Quality Treatment must be designed in accordance with the Water
by Design MUSIC modelling Guidelines. Any deviation away from the
recommendations of the Water by Design guidelines may only be approved
where:
65.1. letters signed by the authors of the Water by Design MUSIC modelling
guidelines and/or eWater MUSIC modelling program are provided to
confirm that the modelled design is expected to meet the required water
quality outcomes at the discharge point of the site; and
65.2. a contingency plan to monitor for and to remove cyanobacterial and algal
outbreaks from waterbodies, including costs, is provided for approval with
the Operational Works application and the approved version is
implemented throughout the lifetime of the development. All stormwater
runoff treatment must be undertaken within the development areas of the
site. Stormwater likely to contain grease and oil (i.e. from all roads and
car parking areas) shall be managed via grease and oil arrestors prior to
treatment within bioretention basins, wetlands and water quality control
ponds.
Page 11 of 19
Section 12
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 18 JULY 2016
66. Wetlands, bioretention basins and other water quality treatment devices shall
be designed and constructed in accordance with Healthy Waterways Water
Sensitive Urban Design – Technical Guidelines for South East Queensland
2006, Water by Design Bioretention Technical Design Guidelines 2014, Healthy
Waterways Water by Design Construction and Establishment Guidelines:
Swales, Bioretention Systems and Wetlands February 2009. In the case of any
inconsistencies between these documents, the most recent document shall
prevail.
67. Stormwater treatment strategy must be designed and maintained to achieve
compliance with the approved version of B14158.W.07L.AMcP.ag.docx dated 8
October for the Stormwater Management Construction and Maintenance Plan
Framework.
68. The detailed Stormwater Management Construction and Maintenance Plan
(SMCMP) must be designed and implemented in accordance with the
framework detailed in the approved version of B14158.W.07L.AMcP.ag.docx
dated 8 October and approved by the Council prior to issue of operational
works approval:
69. The owner of the development is responsible for all costs associated with the
construction and ongoing maintenance and repair of the treatment of
stormwater on the site and for all catchments that enter the site.
70. The Operational Works Application must include calculations in accordance
with the Queensland Urban Drainage Manual to demonstrate that the
confluence of stormwater at the drainage easement will not cause scour and
that any required dissipater/erosion control can be contained wholly within the
applicant’s property.
71. Any waters captured on site must be plumbed to be available for all external
uses including gardening, irrigation, filling swimming pools and outdoor
cleaning, as well as all ground floor toilet cisterns and washing machine cold
taps.
72. Operational Works Application must demonstrate that the peak 1-year ARI
event discharge off site is limited to the pre-development peak 1-year ARI event
discharge flow.
73. Prior to commencement of use, the applicant must provide Council with a
performance bond to the value of 150% of the value of monitoring and
maintenance of the water bodies for the first 5 years of full operation. The
bonds shall be incrementally released annually following completion of the
development and upon demonstration to the satisfaction of Council Officers that
all aspects of the approved version of the detailed Stormwater Management
Construction and Maintenance Plan required by this approval have been
implemented to effectively prevent or reduce likelihood of cyanobacteria
outbreaks for the site for the preceding year.
Water & Sewer Connections
74. An underground connection to reticulated water and sewerage must be
provided to the development site in accordance with the standards and
requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
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GENERAL COMMITTEE MEETING 18 JULY 2016
75. A Certificate of Completion from the Northern SEQ Distributor–Retailer
Authority (Unitywater) must be submitted to Council that certifies an
underground connection to reticulated water and sewerage has been provided
to the development site.
Power Supply
76. An underground electricity service shall be provided to the site if not already
provided. In this regard, an approved ENERGEX Electrical Design Consultant
shall work in conjunction with Council’s Manager - Works Support to prepare
detailed designs of the electrical proposal.
The detailed designs shall then be submitted to ENERGEX for approval and a
copy of their approval submitted to Council in conjunction with a “Certificate of
Electricity Supply for Proposed Subdivisions” (prepared by an approved
ENERGEX Electrical Design Consultant) prior to Council endorsing the Plan of
Survey.
Any agreement with ENERGEX or an approved ENERGEX Electrical Design
Consultant shall be wholly at the applicant’s expense and shall not entail a
financial encumbrance on future purchasers of the proposed lots.
77. The requirements of ENERGEX shall be satisfied in relation to any existing
services traversing the site. Written confirmation by ENERGEX that satisfactory
arrangements have been made to formalise any required easements and/or
existing informal services shall be submitted prior to Council endorsing the Plan
of Survey.
78. Streets lighting and pathways lighting throughout the development site must be
provided in accordance with Australian Standards.
79. Street lighting shall be provided along Pearsons Road frontage of the site in
accordance with Australian standards.
Telecommunication
80. The requirements for TELECOMMUNICATION services shall be satisfied in
relation to the provision of new telephone services to the developed site. In this
regard written confirmation from an approved telecommunication agency shall
be submitted to the Council prior to Council endorsing the Plan of Survey.
Erosion and Sediment Control
81. Any person acting on this permit shall prevent erosion and sediment export
from leaving the site. Site control measures such as silt fencing, controlled
gravel access to the site and controlled disposal of waste, will be necessary.
In this regard plans detailing the methods of controlling erosion and sediment
are required to be submitted to the Council for approval prior to obtaining a
Development Permit for Operational Works.
General
82. A suitably qualified Registered Professional Engineer shall prepare engineering
drawings and specifications for all engineering works that will become Council
infrastructure, which shall be submitted in conjunction with an application for a
Development Permit for Operational Works. In this regard a DXF/DWG file on
GDA94 zone 56 grid of the proposed cadastre layout is to be submitted in
conjunction with any application for Operational Works.
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GENERAL COMMITTEE MEETING 18 JULY 2016
83. Digital detailed designs including drawings, calculations, specifications and a
schedule of works, shall be submitted with any application for a Development
Permit for Operational Works in respect of roadworks and stormwater drainage
works. The design shall be in accordance with Council’s Planning Scheme
Policy PSP05 – Engineering Design Standards – Roads, Drainage and
Earthworks. To avoid conflict with underground pipes or services, all existing
and proposed services required by the development shall be shown on the
plans.
84. To facilitate production of As Constructed drawings it is suggested that all
design drawings are submitted in the Asset Design and As Constructed (ADAC)
digital format. (Guidelines on the use of ADAC are available at
www.adac.com.au).
85. A construction management plan/strategy shall be prepared by a suitably
qualified Registered Professional Engineer and submitted to Council in
conjunction with any application for Operational Works. The construction
management plan shall ensure no damage occurs to Council services and that
any adverse impact on the local area due to the construction works is within the
acceptable limit and properly managed to the satisfaction of Council.
86. A Traffic Management Plan for the each separate demolition and construction
phase of the development shall be submitted to and approved by Council at
least 5 working days prior to the commencement of any Demolition or Building
works or at least 5 working days prior to the pre-start meeting for Operational
Works. The Traffic Management Plan shall include but not be limited to:
86.1. Mitigate any adverse impact and disturbance on the local residential area
and on the traffic in the local and main roads to acceptable limits
86.2. Mitigate dust disturbance caused by vehicles and machinery movements
86.3. Limit the routes for the heavy vehicles to the major road network and limit
the use of the local roads within residential area as access to the site
86.4. Indicate provision for on-site and off-site parking for the required
workforce
86.5. Indicate the location of loading and unloading areas
86.6. Indicate the location of any “holding” areas for heavy vehicles
86.7. Operating hours.
Note - the Elm Street frontage of site shall not be used for access, parking or
loading and unloading during construction (and post construction) phase unless
a specific written permit obtained from the Department of Main Roads.
87. Any damage caused to any public utility during the course of construction shall
be repaired to Council’s standards and at no cost to Council.
88. Any alteration of any public utility or other facilities necessitated by the
development of the land or associated construction works external to the site
shall be at no cost to Council.
89. The transportation of all materials to and from the site shall be undertaken in a
manner such that no particle matter escapes onto a public road. All vehicles
carrying materials either to or from the site shall be covered to prevent
materials including dust being windblown from the vehicle.
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GENERAL COMMITTEE MEETING 18 JULY 2016
90. As Constructed drawings and data shall be certified by a qualified experienced
Civil Engineer for design intent, and a Licensed Surveyor shall certify the
cadastre and the location, level and type of all services and structures. All of
which shall be submitted to Council for checking and for Council’s records.
The data must fully detail levels for all engineering works including but not
limited to roadworks, pathway, sewer main, water supply main, finished ground
levels and pavement surface levels and drainage structures that will become
Council asset. The data shall be submitted in the Asset Design and As
Constructed (ADAC) digital format. (Guidelines on the use of ADAC are
available at www.adac.com.au).
Approval of works shall not be granted until all As Constructed information has
been supplied and accepted by Council.
Waste Management
91. A Waste Management Plan (construction and demolition) shall be submitted
prior to demolition, removal or relocation of any building other than a shed.
Waste Management Plan (construction and demolition) is also required for
construction of 15 or more dwelling units or for any business use of greater than
500m².
Waste Management Plans (construction and demolition) are required to be
submitted in accordance with Planning Scheme Policy 11, Waste Management
Plans see table below. Waste storage areas are to provide for adequate
separation of all reusable, recyclable and waste materials. These shall be
located so that they are convenient and safe to use. The Plan shall contain the
following information:
The site area for the storage and separation of waste is to be shown on the
plan drawings accompanying the application.
A waste management table as indicated below is to be completed showing how
waste material is to be segregated - recycled – reused or disposed.
MATERIALS ON-SITE DESTINATION
Re-use and Recycling Disposal
Expected waste Estimated On-site Off-site *specify
materials volume *specify proposed *specify contractor and
(m³) re-use or on-site contractor and landfill site or
recycling methods recycling outlet other disposal
site
Excavation material
Green waste
Bricks
Concrete
Timber-please
specify
Plasterboard
Metals - please
specify
Asbestos
Other - please
specify
Note * If a demolition contractor is undertaking works, then the Waste Management table is to
be completed by the demolition contractor.
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GENERAL COMMITTEE MEETING 18 JULY 2016
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the
effective reuse and recycling of such materials. Additionally, Council rewards those who
segregate waste by significantly reducing disposal fees at the landfill some items are free.
Higher gate fees are charged for loads of mixed waste.
Mosquito Protection
92. A Management Plan must be submitted for the control of mosquitos from the
three large water basins, including form of construction of basins, vegetation in
and along the shoreline, on-going monitoring and eradication treatments. Plan
is to be approved by Council’s Environmental Health Section.
Noise Management
93. The location and operational hours of mechanical plant equipment including
domestic air conditioning units, is not to create a noise nuisance to occupiers.
94. Noise from building works associated with residential development must comply
with the following–
94.1. Limited to between 7:00am to 6:30pm Monday to Saturday.
94.2. All reasonable measures are taken to minimise noise emissions.
94.3. Not permitted on Sunday or public holidays.
Waste Management
95. A Waste Management Plan (Operational) in accordance with Planning Scheme
Policy No. 9 Waste Management must be submitted for the day-to-day
operation of the development and approved by Council’s Waste and Health
Section prior to issue of development permit for operational works.
It is critical that waste areas are properly planned. A copy of Planning Scheme
Policy No. 9 Waste Management explaining exactly how to predict waste
quantities and design waste areas is available from Council and online. The
Plan shall include the following information:
The types of waste that will be generated from the activities approved
within the development.
Estimated volumes or tonnage of both recyclables and waste generated.
Methods to be used for dealing with garden waste.
Initiatives to minimize waste either by waste prevention, reduction, re-use
or recycling.
Description of procedures for getting all waste to the bins; the storage of
bins and the collection of bins by the contractor.
A description of the design details of waste storage and recycling areas
including size, location, elevation and floor plan, methods of bin washing
and system to prevent storm water getting into sewer via the bin wash.
A description of types and volume of waste storage containers to be
used.
The waste and recycling storage areas shall include the provision of
containers for all waste and recycling materials including putrescible
matter, non-recycling waste, paper/cardboard, glass, aluminium/steel
cans, waste oil, styrofoam boxes, etc, and bin washing facilities
connected to sewer at each storage area.
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GENERAL COMMITTEE MEETING 18 JULY 2016
A detailed description of vehicular access to collect waste. Where
collection is off street, access must allow vehicles to enter and leave the
site in a forward direction.
96. The waste storage area for independent living units and clubhouse must:
96.1. Be located with direct access off Trading Post Road.
96.2. Have a turning area suitable for a 12.5m length HRV.
96.3. Be completed in time to accommodate the occupation of any stage 1A
units.
96.4. Be provided with additional waste and recycling receptacles as further
stages are completed.
97. The waste storage area for the aged care facility must be located directly
adjacent to the loading bay driveway.
B. Approve the Reconfiguring a Lot application (REC15/0031) in accordance with the
following conditions
Reconfiguring a Lot Conditions for 4 Lots into 3 – REC15/0031
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by these conditions must be
completed prior to submission of the subdivision plan to Council for compliance
assessment.
Approved Plan
2. Development, including staging of the development, shall be undertaken in
accordance with this approval and must generally comply with the approved
plans of development. The approved plans are titled and numbered:
Plan Title Drawing Reference Revision Date Prepared by
Plan of Proposed CO-ROL-2015 A 11/09/2015 Palm Lake Works
Reconfiguration
and as may be amended by these conditions.
Lot Amalgamation and Road Dedication
3. The Plan of Survey must include any road reserve dedications for any
necessary road widening for the proposed roadworks, electrical transformers
and truncation at the intersection of Pearsons Road with Elm Street to ensure
the existing power lines crossing this corner of the site are located within road
reserve. The new boundary line setback from the power line shall be in
accordance with ENERGEX’s requirements and adequate to accommodate any
proposed or future roadworks and pathway at this corner of the site.
4. Pursuant to s342 of the Sustainable Planning Act 2009, the Development
Permit for Reconfiguring a Lot lapses if the subdivision plan has not been
registered by the relevant titles authority commenced by 21 July 2020.
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GENERAL COMMITTEE MEETING 18 JULY 2016
C. Find the following are sufficient grounds to justify the decision despite the conflict with
the Planning Scheme:
1. The development provides a logical extension of the approved retirement use
on adjacent land and will support the retirement housing needs of Cooroy.
2. The rural zoned allotment does not support any significant rural activities or
agricultural values and the development will not affect Cooroy’s rural production
capacity.
3. The development will not adversely impact on existing residential and rural
uses in the area.
Carried.
2 APPOINTMENT OF EXTERNAL MEMBERS TO COUNCIL’S AUDIT & RISK
COMMITTEE
Motion
Moved: Cr Jackson
Seconded: Cr Jurisevic
That Council note the report by the Governance Advisor to the Services & Organisation
Committee Meeting dated 12 July 2016 and re-appoint the current external members of the
Audit & Risk Committee, Scott Williams and Cameron Jaggers for a further term of two
years from August 2016 to August 2018 call for expressions of interest for two external
members of the Audit and Risk Committee with those external members to be appointed
for a two year term.
Lost.
Committee Recommendation
Moved: Cr Jurisevic
Seconded: Cr Wellington
That Council note the report by the Governance Advisor to the Services & Organisation
Committee Meeting dated 12 July 2016 and re-appoint the current external members of the
Audit & Risk Committee, Scott Williams and Cameron Jaggers for a further term of two
years from August 2016 to August 2018.
Carried.
3 FLOOD MANAGEMENT PLAN
Committee Recommendation
Moved: Cr Wellington
Seconded: Cr Jurisevic
That Council note the report by the Principal Strategic Planner to the General Committee
Meeting dated 18 July 2016 and adopt the Noosa Council Flood Management Plan and
Implementation Plan for the purpose of directing flood management actions with the aim to
improve resilience to flood risks across the community with minor typographical
corrections.
Carried.
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GENERAL COMMITTEE MEETING 18 JULY 2016
4 JUNE 2016 INTERIM FINANCIAL PERFORMANCE REPORT
Committee Recommendation
Moved: Cr Wellington
Seconded: Cr Jackson
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 18 July 2016 providing the interim 2015/16 financial performance report.
Carried.
5 OPERATIONAL PLAN PROGRESS REPORT - 4TH QUARTER 2015-16
Committee Recommendation
Moved: Cr Stockwell
Seconded: Cr Jurisevic
That Council note the report by the Chief Executive Officer to the General Committee
Meeting dated 18 July 2016 providing an update on progress with the implementation of
the Operational Plan to 30 June 2016 and details of Council’s Key Performance Indicators.
Carried.
6 YEAR IN REVIEW - 2015/16
Committee Recommendation
Moved: Cr Jackson
Seconded: Cr Wilkie
That Council note the report by the Chief Executive Officer to the General Committee
Meeting dated 18 July 2016, providing a review of Council’s progress in the 2015/16
financial year towards achieving the seven key priorities set out in the Council’s Corporate
Plan.
Carried.
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