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2018-11-12 General Committee Meeting Agenda
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AGENDA
General Committee
Meeting
Monday, 12 November 2018
commencing at 10am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Frank Wilkie (Chair), Jess Glasgow, Ingrid Jackson,
Joe Jurisevic, Frank Pardon, Brian Stockwell, Tony Wellington
“Noosa Shire – different by nature”
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Full text of sections 2 to 71 (of 84)
Section 2
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
ITEMS REFERRED FROM PLANNING & ENVIRONMENT COMMITTEE -
1 MCU18 0102 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE
FOR VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL (122 BEDS) AT16
MARY STREET, NOOSAVILLE 2
(Planning & Environment Committee Agenda, 6 November 2018, Item 5, Page 40)
Reason for referral – significance of the issue.
ITEMS REFERRED FROM SERVICES & ORGANISATION COMMITTEE -
2 NOOSA SPIT SHORELINE EROSION INVESTIGATION - SHORELINE EROSION
MANAGEMENT PLAN 2
(Services & Organisation Committee Agenda, 6 November 2018, Item 2, Page 15)
Reason for referral – for further consideration.
3 REFUGEE WELCOME ZONE 2
(Services & Organisation Committee Agenda, 6 November 2018, Item 4, Page 24)
Reason for referral – significance of the issue.
4 ANNUAL REPORT 2
(Services & Organisation Committee Agenda, 6 November 2018, Item 5, Page 28)
Reason for referral – significance of the issue.
REPORTS DIRECT TO GENERAL COMMITTEE 3
5 FURTHER REPORT MCU18/0094 DEVELOPMENT APPLICATION FOR
MATERIAL CHANGE OF USE, MULTIPLE HOUSING TYPE 4 (4 DWELLING
UNITS), 15 GARNET STREET, COOROY 3
6 132007.2446.03 REQUEST TO CHANGE AN EXISTING APPROVAL FOR
MATERIAL CHANGE OF USE FOR VISITOR ACCOMMODATION TYPE 4
CONVENTIONAL (HOSTEL ACCOMMODATION) AT 102 AND 106 PACIFIC
AVENUE SUNSHINE BEACH 10
7 FINANCIAL PERFORMANCE REPORT - OCTOBER 2018 56
8 BUDGET REVIEW 2 (BR2) FOR THE 2018/19 FINANCIAL YEAR 66
CLOSED SESSION -
Page 2 of 84
Section 3
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
REPORTS DIRECT TO GENERAL COMMITTEE
5 FURTHER REPORT MCU18/0094 DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE, MULTIPLE HOUSING TYPE 4 (4 DWELLING UNITS), 15 GARNET
STREET, COOROY
DOCUMENT INFORM AT ION
Author Development Planner, Lisa Pienaar
Environment and Sustainable Development Department
Index ECM/Application/MCU18/0094
Attachments Nil
RECOMMENDATION
That Council note the further report by the Development Planner to the General Committee
Meeting dated 12 November 2018 regarding Application No. MCU18/0094 for a Development
Permit for Material Change of Use for Multiple Housing - Type 4 Conventional. (4 Dwelling Units)
situated at 15 Garnet St, Cooroy and approve the application in accordance with following the
conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior
to the use commencing, 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 Rev. Plan/Document Name Date
No.
A10 G Ground – Site Plan, drawn by Morriarchi Architecture 29 October 2018
A11 F Level 1 – Roof – Site Plan, drawn by Morriarchi Architecture 29 October 2018
A12 C Townhouse Type A (3 bed) – Floor Plans, drawn by 3 July 2018
Morriarchi Architecture
A13 C Townhouse Type B (2 bed) – Floor Plans, drawn by 3 July 2018
Morriarchi Architecture
A14 B Landscape Plan, drawn by Morriarchi Architecture 29 October 2018
A20 F Elevations, drawn by Morriarchi Architecture 30 October 2018
A30 F Sections, drawn by Morriarchi Architecture 29 October 2018
A80 G Perspective Images, drawn by Morriarchi Architecture 30 October 2018
A81 B Finishes 30 October 2018
Nature and Extent of Approved Use
3. This approval is for 1 x 3 bedroom unit and 3 x 2 bedroom units. The TV/Study room is not
permitted to be fully enclosed for use as a bedroom.
Page 3 of 84
Section 4
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Building Height
4. The maximum height of the development must not exceed 8 metres above the finished
ground level and the natural ground level.
Performance Bond
5. Security in the form of a cash bond or trading bank guarantee to the sum of $20,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to
pre-start meeting. 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. Council reserves the right to call upon the bond or
guaranteed sum to effect compliance with conditions.
Street Identification
6. The street address of the development must be clearly visible and discernible from the
primary frontage of the site by the provision of a street number and, where appropriate, the
building name.
Building Appearance
7. All air conditioning units or other mechanical equipment must be located at ground level, or
otherwise fully enclosed or screened such that they are not visible from the street frontages
nor adjoining properties.
Fencing and Walls
8. Any street fencing must be set back an average of 1 metre from the front property
boundary. Any fencing on the front boundary must either:
a. not exceed a maximum height of 1.2m
b. be of open construction.
9. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
Clothes Drying Areas
10. Each dwelling unit must be provided with access to an outdoor clothes line which is
screened from public view.
Protection of Privacy
11. To ensure privacy is protected between adjoining properties, the windows located on the
upper western building face of the building must either:
a. have a minimum window sill height or 1.5 metres above floor level;
b. be fitted with translucent glazing;
c. be fitted with a fixed external screen.
12. Any proposed Community Management Statement required for the development pursuant
to the Body Corporate and Community Management Act 1997 must be submitted to
Council for endorsement at the same time as submission of the Building Format Plan (or
similar) to Council for compliance assessment.
13. All clauses and by-laws of the proposed Community Management Statement must accord
with the requirements of this Decision Notice.
Retention of mango tree
14. The existing mango tree located in the north eastern corner on the site must be retained.
Page 4 of 84
Section 5
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
15. An Arborist Report (or part thereof) prepared by a qualified person* and endorsed through
an Operational Works approval must provide recommendations for the design of civil
works, including retaining walls, to accommodate the retention of the Mango tree.
16. The Mango tree identified for retention in the conditions of this approval must be
maintained in good health during construction and operational use for the expected life of
the tree.
*(Refer to Advisory Note)
Landscaping Works
17. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan Planning Scheme Policy PSP 3 –
Landscaping Plants and Guidelines and must include in particular:
a. The works shown on the approved Landscape Concept Plan using predominately
local native species;
b. The provision of 6 x 100L local native street trees to the road frontages suitable for
the location and sight lines.
c. Retention of the mango tree within the north eastern corner of the lot within a
mulched garden setting.
18. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
19. All landscape works must be maintained generally in accordance with the approved design
for the life of the development.
ENGINEERING
External Works
67. A 2.0m wide concrete footpath must be provided within the road verge for the entire length
of the frontage of the site to Wattle Street. The path must generally match with the existing
grassed verge without causing a trip hazard. The works must be undertaken in accordance
with an Operational Works approval and must include/address the following:
a. Be in compliance with IPWEAQ standard drawing SEQ R-065 Concrete Pathway
Construction Details;
b. Be extended to smoothly tapered and join with the existing path along Garnet Street.
Reinstatement Works
68. Any redundant driveway and/or kerb layback must be removed, and the kerb line and verge
area reinstated and landscaped to match the existing kerb and/or verge treatments.
Grassed verge areas to be reinstated must be provided with 100 mm topsoil and turf, and
must be maintained by the developer until established.
69. Any redundant private pathway to the property must be removed, and verge area
reinstated and landscaped to match the verge treatments.
70. Any damaged kerb and channel along the frontage of the site must be repaired to the
reasonable satisfaction of Council’s representative.
Site Access and Driveways
71. A sealed access driveway must be provided from Garnet Street to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance with
an Operational Works approval and must include in particular:
Page 5 of 84
Section 6
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
a. Driveway crossovers in accordance with IPWEAQ standard drawings R-049 and R-
050 to grades prevent vehicles from scraping and/or bottoming whilst also allowing
for compliant grades for the footpath and pedestrians movements along the footpath
and the grassed verge without any step or trip hazard.
Car Parking
72. Car parking must be provided within the site generally as shown on the approved plans.
The works must be undertaken in accordance with an Operational Works approval and
must be in compliance with the provisions of AS/NZS 2890.1-2004 with allowance for
standard vehicle to enter and leave the site in a forward gear and with a minimum head
clearance (headroom) at any point of 2.2m.
73. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and manoeuvring and kept in a tidy and safe condition at all times.
Stormwater Drainage
74. The site must be provided with a stormwater drainage system connecting to a lawful point/s
of discharge in Garnet Street and/or Wattle Street. The works must be undertaken in
accordance with an Operational Works approval in compliance with the relevant sections of
Queensland Urban Drainage Manual and supported by a detailed stormwater drainage
design prepared and certified by a suitably qualified and experienced Registered
Professional Civil Engineer (RPEQ).
75. The development of the site must not worsen existing drainage conditions on other
properties by diverting stormwater runoff or cause additional stormwater ponding on any
other property.
76. Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property.
Earthworks and Retaining Walls
77. All earthworks must be carried out in compliance with an Operational Works Development
Permit.
78. All earthworks and associated batters/retaining walls must be contained entirely within the
subject site unless written permission from the respective landowner(s) is provided to
Council.
79. All earthworks must be undertaken in accordance with the provisions of Australian
Standard AS3798: Guidelines on Earthworks for Commercial and Residential
Developments, Council’s codes and relevant government regulations and guidelines.
Certification must be provided by an RPEQ and submitted to Council prior to the issue of
the Certificate of Classification for the building.
80. The development works must not adversely impact on the stability of the subject site, any
other property or private/ public structure and the long term health of the existing mango
tree as shown on the landscape plan A14 Rev B.
81. Earthworks and development works carried out on site must not affect the structural
integrity of any of the existing fences or structures that border the site. Fences that are
affected shall be replaced prior to the Building Certifier issuing the Certificate of
Classification.
Telecommunication Services
82. Unless otherwise stipulated by telecommunications legislation at the time of construction,
the development must be provided with all necessary conduits, pits and pipes to
accommodate the future connection of optic fibre technology telecommunications.
Page 6 of 84
Section 7
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
REPORT
A report on this application was considered by the General Committee on 15 October 2018, and
was subsequently referred to the Ordinary Meeting on 18 October 2018 for further discussion. At
this meeting, it was decided to defer the decision until the November round of meetings to enable
Council officers to enter into discussion with the applicant regarding design options that better
reflect Cooroy’s character and alternative access options relating to the development. The
resolution from the 18 October Ordinary Meeting is as follows:
That Council note the report by the Development Planner to the General Committee Meeting
dated 15 October 2018 regarding Application No. MCU18/0094 for a Development Permit for
Material Change of Use for Multiple Housing - Type 4 Conventional. (4 Dwelling Units) situated at
15 Garnet St, Cooroy and defer the application to a future Council meeting to allow staff to
negotiate with the applicant solutions relating to the character of the built development and the
vehicle access and bring a further report back to Council with the outcome of those negotiations.
Council officers met with the applicant’s consultant and architect on 23 October 2018 to discuss
solutions relating to building design and access arrangements. The applicant’s consultant
indicated that they are supportive of moving the vehicular access point from Garnet Street to
Wattle Street and that they are willing to retain the mango tree. Council’s engineering officer had
initially indicated support for access to Wattle Street due to its status as the lower order road and
the fact that Garnet Street is utilised as a heavy vehicle bypass. However, on review of the
altered access it is considered that changing the access to Garnet Street will not result in any
significant impact on the traffic condition in Garnet Street.
With regard to building design, following discussions the applicant agreed to make some design
amendments to the building and amended plans have since been provided to Council officers.
The amendments to the proposal plans are summarised as follows:
Figure 1 – Access to Garnet St shows the access now from Garnet Street. The area within the
site which was previously associated with the access from Wattle Street is now private open
space area. The plan shows that the mango tree will be retained. Conditions will be included to
address this.
Figure 1 – Access to Garnet St
Figure 2 - Elevations depicts new elevations, particularly to Wattle Street. The amended
elevations show the addition of window hoods on the upper levels (eastern elevation) and a
skillion style roof to provide eaves to the lower levels. The vertical planes to the eastern and
western elevations have been removed.
The development proposes and has been conditioned to provide for landscaping within the site,
including the Wattle and Garnet Street frontages and provide for street trees in the road reserve.
Page 7 of 84
Section 8
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Figure 2 - Elevations
The applicant’s architect also prepared a building material palette sheet. Refer to Figure 3 –
Material Palette sheet. The Palette sheet will be included as an endorsed plan in the approval.
Figure 3 – Material Palette Sheet
Page 8 of 84
Section 9
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
The amended plans are supported as the changes soften the built form particularly to Wattle
Street and better reflect Cooroy’s character. Changing the access from Wattle to Garnet Street
will retain the mango tree, assisting in preserving Wattle Street streetscape character. Whilst the
original proposal accessed via Wattle Street, further assessment has occurred and it is
considered acceptable for the development to gain access from Garnet Street, given there is
minimal traffic generation associated with the development. The proposed changes do not vary
the existing proposed setback, site cover or height provisions as originally presented to Council.
As a result of the amended plans, new conditions are proposed. These changes are summarised
as follows:
1. Amendment to Condition 2 (approved plans table) to include the new revised drawings and
include a building material palette sheet.
2. New Conditions, 14, 15 and 16 with regard to the retention and long term health of the
mango tree and consequential amendment to Condition 33.
3. Amendment to Condition 24 to change vehicular access from Wattle Street to Garnet
Street and consequential amendment to Condition 22.
CONCLUSION
Amended plans have been provided in response to Council concerns with the design of the
development, the proposed access and the proposed removal of the existing mango tree. The
amended plans provide for the retention of the mango tree, access from Garnet Street rather
than Wattle Street and improved built form. The proposed changes are supported as it is
considered that the improved design provides for the preservation of streetscape character to
Wattle Street.
Departments/Sections Consulted:
Community Services X Planning & Infrastructure
Disaster Management & Public Order x Building & Plumbing Services
Waste & Environmental Health x DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities x Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 9 of 84
Section 10
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
6 132007.2446.03 REQUEST TO CHANGE AN EXISTING APPROVAL FOR MATERIAL
CHANGE OF USE FOR VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL
(HOSTEL ACCOMMODATION) AT 102 AND 106 PACIFIC AVENUE SUNSHINE BEACH
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development
Index ECM/Application 132007.2446.03
Attachments 1. Approved Plans
2. Proposal Plans
APPLICATION DETAILS
Applicant Tamobrojo P/L
Proposal Request to change an existing approval for Material Change of
Use for Visitor Accommodation Type 4 Conventional (Hostel
Accommodation) - additional 21 beds
Properly Made Date 23 May 2018
Information Request Date 19 June 2018
Information Response Date 17 July 2018
Decision Due Date 7 November 2018
Number of Submissions 5 properly made submissions objecting to the development
2 not properly made submissions supporting the development
PROPERTY DETAILS
Property Address 102 and 106 Pacific Ave Sunshine Beach 4567
RP Description Lot 163 RP 897370
Lot 164 RP 94566
Land Area 1012m2
506.6m2
Existing Use of Land Hostel
Dwelling units
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches
Zone Detached Housing
Overlays Natural Hazards Overlay: Bushfire Hazard
Assessment Type Other Change to Development Approval
Page 10 of 84
Section 11
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
RECOMMENDATION
That Council note the report by the Coordinator Planning to the General Committee Meeting
dated 12 November 2018 regarding Application No. 132007.2446.03 to make a change to an
existing approval for Material Change of Use for Visitor Accommodation Type 4 Conventional
(Hostel Accommodation) - additional 21 beds situated at 102 and 106 Pacific Ave, Sunshine
Beach and:
A. Approve the change.
B. Include the following additional conditions:
When Conditions must be Complied With
64. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
65. 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
18101-01 P Site Plan, by PJ concepts and design 09.07.2018
18101-02 P Landscape Plan, by PJ concepts and design 09.07.2018
18101-03 P Floor Plan – Lot 106, by PJ concepts and design 09.07.2018
18101-04 P Elevations –Sheet 1, by PJ concepts and design 09.07.2018
Noise barrier plan
Nature and Extent of Approved Use
66. An additional 21 beds are approved for the Visitor Accommodation Type 4 –
Conventional (visitor hostel). The total number of beds approved are 69 and one
manager’s unit.
67. The approved accommodation units must be used for short term visitors only. The
approved units must not be occupied by persons for the purpose of permanent
accommodation.
68. Amplified music must not be audible at the boundaries of the site between 10pm and
7am.
Landscaping
69. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval, the Planning Scheme Policy 3
Landscaping Plants and Guidelines for Sunshine Beach and must include in
particular:
a. the works generally shown on the approved site plan including:
i. A minimum 1.0 metre wide landscaping strip along the northern side
boundary of the subject site, exclusive of the access driveway, generally
uncompromised by infrastructure items designed such that vegetated
screening will be provided within 3 years of the plantings occurring.
ii. A minimum 2.0 metre wide landscaping strip along the full extent of the
eastern boundary designed such that vegetated screening will be
provided within 3 years of the plantings occurring.
iii. Vegetated screening of any electrical transformers, bin storage areas and
the like from the road frontage
Page 11 of 84
Section 12
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
iv. Provision of 1 street tree within the road reserve for every 8 metres of
road frontage including landscaping to the crossover works
v. Trees on the northern boundary must be retained to provide visual
screening of the development. Where civil works impact on the capacity
to retain the tree, the tree may be removed and replaced with a tree of a
minimum pot sized 100 litres.
70. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed to
grow to full form and be refurbished when its life expectancy is reached.
Performance Bond
71. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works. 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. Council reserves the right to call upon the bond or guaranteed sum to
effect compliance with conditions.
Water & Sewer Connections
72. 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).
73. 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.
Building Appearance
74. All air conditioning units or other mechanical equipment must be located at ground
level, or otherwise fully enclosed or screened such that they are not visible from the
street frontages nor adjoining properties.
75. All deck and balcony areas above ground floor must not be enclosed by permanent
fixtures such as shutters, louvres, glass panelling or the like, except where required
to satisfy any privacy condition of this Decision Notice.
Advertising Devices
76. Advertising devices must comply with the requirements of the Advertising Devices
Code.
77. Construction signage, including that on hoardings, shade cloth and cranes but not
including statutory safety signage, shall not exceed a total of 4m2 to each of the site’s
street frontages.
Fencing and Walls
78. Any street fencing must be setback an average of 1 metre from the front property
boundary. Any fencing on the front boundary must either:
a. not exceed a maximum height of 1.2m
b. be of open construction.
79. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
Page 12 of 84
Section 13
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Clothes Drying Areas
80. Each rooming unit must be provided with access to an outdoor clothes line which is
screened from public view.
Protection of Privacy
81. To ensure privacy is protected between adjoining properties, any window/s, deck or
the like that overlooks or has the potential to overlook the private open space or
habitable room windows of neighbouring properties must either:
a. have a minimum window sill height or 1.5 metres above floor level
b. be fitted with translucent glazing
c. be fitted with a fixed external screen
Communal Recreation Areas
82. Communal recreation area/s must be provided as shown on the approved plans.
Amalgamation of Lots
83. Lot 164 on RP 94566 and Lot 163 on RP 897370 must be amalgamated prior to the
commencement of use.
ENVIRONMENTAL HEALTH
Amenity
84. 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
excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or
odours) nuisance or any other emissions in accordance with the nuisance provisions
of the Environmental Protection Act 1994.
Noise Nuisance
85. Noise emission from mechanical equipment shall comply with the following
requirements:
a. Air-conditioning and Refrigeration
i. 7am to 10pm: Maximum background + 5dB(A)
ii. 10pm to 7am: Maximum background + 3dB(A)
b. Pumps
i. 7am to 7pm: Maximum background + 5dB(A)
ii. 7pm to 10pm: Maximum background + 3dB(A)
iii. 10pm to 7am: No audible noise.
86. Submission of written certification from a suitably qualified person confirming that the
noise levels from all mechanical equipment comply when measured at either the
residential boundary or outside the most exposed part of an affected building,
whichever is the closest to the equipment.
The assessment and certification is required immediately after installation of the
equipment and prior to any occupation of the building, and in a format approved by
Council. All equipment should be operating at the same time to test the overall noise
level created.
87. Entertainers or speakers used to amplify noise must not be located in any of the
outdoor recreational areas.
Page 13 of 84
Section 14
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
88. Prior to the use of the building situated at 106 Pacific Avenue for the purpose of
visitor accommodation noise barrier fencing must be erected in accordance with the
approved Noise barrier plan
89. Between the hours of 9pm to midnight the night manager must have the reception
phone with them. From midnight the phone must be diverted to a security team
response number.
90. The courtyard of the manager’s unit situated at 106 Pacific Avenue must not be used
between the hours of 9.00pm and 6.00am.
91. The pool and associated deck area must not be used between the hours of 9.00pm
and 7.00am.
Outdoor Lighting Devices
92. Lighting associated with the use must be designed, sited, installed and tested to
comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the
obtrusive effects of outdoor lighting” using a control level of 1.
93. Certification must be submitted to Council from a qualified person which certifies that
all outdoor lighting devices comply with the requirements of this Decision Notice at
the time of commissioning.
For the purpose of certifying outdoor lighting devices for the development, a qualified
person is:
a. Registered Professional Engineer of Queensland;
b. an environmental or electrical design consultant with a minimum of 3 years
current experience in the field of outdoor lighting.
WASTE
94. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy No. 9 "Waste Management Multi-Dwellings and Commercial
and Industrial Premises". The facilities must include an external impervious area
correctly sized for all refuse and recycling containers and suitably screened from
public places and neighbouring properties. A bin wash area is required with a cold-
water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain
outlet must be designed to prevent storm water entry to the sewerage system. This
can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max
0.5m2) , or alternatively the waste area can be roofed, or any other design approved
by Council.
95. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
96. Bins must be provided throughout the site to reduce littering. All bins provided must
be for refuse and recycling and be decanted into the bulk bins by the site operators.
ENGINEERING
Site Access and Driveways
97. A sealed access driveway must be provided from Pacific Avenue to all parking and
manoeuvring areas of the development. The new works proposed to access No 106
must be undertaken in accordance with an Operational Works approval and must
include in particular:
a. a driveway crossover generally in accordance with Council’s Standard
Drawings RS-051 and the associated addendum
Page 14 of 84
Section 15
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
b. the works must match neatly with existing road and verge/footpath features.
Additional works beyond the driveway may be required to provide an
acceptable transition to existing road and verge/footpath profiles
Car Parking
98. A minimum of an additional 2 car parking spaces must be provided and marked on
the site. The works must include dimensions, crossfalls and gradients in accordance
with Australian Standard AS2890: Parking Facilities for the relevant user class
99. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
100. Directional signage must be provided to direct visitors and customers to the car
parking spaces provided on site.
Pedestrian and Bicycle Facilities
101. Pedestrian and bicycle facilities must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and must
include in particular the replacement of the existing bitumen sealed path in the
frontage of No. 106 Pacific Avenue with a concrete path and must extend to the
existing driveway in the frontage of 108 Pacific Avenue. The new path must be the
same width as the existing path.
Stormwater Drainage
102. Stormwater runoff from the development must be connected to the existing
stormwater drainage systems within the sites.
Damage to Services and Assets
103. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
C. 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 for Material Change of
Use for Visitor Accommodation Type 4 Conventional. The application seeks an additional 21
beds which are to be located within the existing 3 dwelling unit complex situated on the adjoining
site to the existing backpackers situated at 102 Pacific Avenue, Sunshine Beach. Two of the
units within the building are to be converted into dormitories and the third unit will be converted to
a manager’s residence. The applicant has requested that the room arrangement be flexible
across both buildings, with the approval allowing for an additional 21 beds. The following images
detail the Locality Plan and plans of the proposed development.
Proposal plans are detailed in Attachment 1.
The current approval and plans are detailed in Attachment 2.
Page 15 of 84
Section 16
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Figure 1: Locality Plan
Figure 2: Subject site
Page 16 of 84
Section 17
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Figure 3: Floor Plan
Figure 4: Elevations
2. SITE DETAILS
2.1. Background
102 Pacific Avenue
On 28 November 2007 an application was received for visitor Accommodation Type 4
Conventional at 102 Pacific Avenue Sunshine Beach. The land was zoned Detached Housing
with the use to be a consistent use, particularly specified for the site, the application was Impact
Assessable. Two properly made submissions were received. The application included the
following features:
Page 17 of 84
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
A two-storey ‘L’ shaped design incorporating the existing building on-site that focuses the
dormitory rooms internally around the landscaped spa pool area.
14 hostel rooms (including 1 x 2 beds, 8 x 3 beds, 4 x 4 beds & 1 x 6 beds) sleeping a total
of 48 people;
3 clusters of 4 individual bathrooms established around dormitory rooms, while two of the
dormitory rooms include their own separate ensuite (total of 14 bathrooms);
Communal laundry, kitchen, recreation and dining rooms;
Office and reception area;
1 bedroom managers unit with ensuite; and
On-site parking for 5 cars and 1 mini bus.
A development approval for a Material Change of Use - Visitor Accommodation Type 4 –
Conventional (Visitor Hostel) was issued on 17 August 2009.
On 17 December 2009 a change to the existing approval was issued to allow for the staging of
the development and the removal of a koala habitat tree, this resulted in changed and additional
conditions.
106 Pacific Avenue
3 x 1 bedroom dwelling units are situated on the site, it appears that they were constructed in the
early 1970’s. The building is a single storey masonry block building.
2.2. Site Description
102 Pacific Avenue
The site is located approximately 1km from both Noosa Junction and Sunshine Beach
commercial precinct. The lot is 1,014m2 in size, rectangular in shape and has a western aspect
that gently slopes to the street. Noosa Flashpackers currently operates from a 2 storey building,
a pool, recreation area and managers unit are also situated on the site.
The site has direct frontage to the Major Road Network, with Pacific Avenue being a dual
carriageway running north-south connecting Sunshine Beach with Noosa Heads. Scattered
vegetation consisting of native and exotic species is spread throughout the site.
106 Pacific Avenue
The lot is 506m2 in size and is similar to the adjoining lot being rectangular in shape with a
western aspect that slopes to the street. An existing concrete apron which extends from Pacific
Avenue provides access to the site providing direct access to a 3 bay open carport which faces
the front of the site.
2.3. Surrounding Land Uses
The zonings of the surrounding area are a mixture of Detached & Semi Attached Housing that
encompass the following uses:
The adjoining allotments to the east consist of residential detached houses;
Located directly opposite the subject site along Pacific Avenue are 28 multiple
dwelling/motel units (Chez Noosa);
To the north-west of the site on the corner of Pacific Avenue and Solway Drive is a
veterinary practice; and
To the north-east of the site located along Nebula Street are several duplexes.
Page 18 of 84
Section 19
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
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 proposed development.
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 application must be assessed against the whole of the Noosa Plan to the extent the
provisions are relevant to the development.
Locality Provisions
The Noosa Plan specifically identifies that the site at 106 Pacific Avenue for the purpose of
Visitor Accommodation - Type 4 Conventional as a consistent use. In drafting the Noosa Plan it
was recognised that there were a limited number of backpackers in Noosa so a number of sites
were identified in the Noosa Plan to accommodate future development for backpackers. It is the
only site within the Eastern Beaches locality that is specifically identified for Visitor
Accommodation Type 4. The use supports Noosa’s tourism industry and provides a choice of
visitor accommodation, specifically low cost accommodation.
102 Pacific Avenue is located in the Eastern Beaches Locality and is zoned Detached Housing.
The proposed use is defined as inconsistent use with the zone and is required to follow an impact
assessable application process. The relevant Overall and Specific Outcomes include:
7.7.2 The overall outcomes sought for the Eastern Beaches Locality are the following—
a. New uses and works are located, designed and managed to—
i. be compatible with other uses and works;…
iii. avoid significant adverse impacts on the amenity enjoyed by users of
other premises, including acoustic and visual qualities;
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Section 20
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
e. The Eastern Beaches Locality retains its primary role as a residential area,
though continues to provide some visitor accommodation and a range of local
retail and commercial functions at Sunshine Beach, Sunrise Beach and
Peregian Beach;
i. Emphasis is placed on the protection and retention of low cost
accommodation consistent with maintaining a diversity of accommodation
types for visitors to the locality;
kk) For the Detached Housing Zone—single detached housing prevails that
maintains—
i. a low impact, low density development form of domestic scale;
ii. a high level of residential amenity and design quality;
iii. a coastal building style that integrates with the landscape and topography
and respects the local climatic conditions; and
iv. landscaping amongst buildings, retaining trees and vegetation wherever
practical;
The proposed extension of the existing hostel at 106 Pacific Avenue is considered to be
generally consistent with the above outcomes. The proposal allows for the use of an existing
residential building and facilitates diversity of accommodation type via an expansion of the
existing low cost accommodation facility. The existing building is low scale and the proposed
cosmetic alterations will improve the appearance of the building from the streetscape whilst
maintaining its residential scale.
It is proposed that the exterior of the existing built form at 106 Pacific Avenue will require
cosmetic upgrades and as such is generally consistent with the Overall Outcomes, Specific
Outcomes and Probable Solutions of the locality.
In March 2017 Briggs and Mortar prepared a housing needs assessment for Noosa Council. The
assessment identified that should growth in the tourist market continue as it has been on average
over the preceding decade that there would be ongoing demand for visitor and tourist
accommodation of all types. The report noted that future demand may be filled by further use of
residential stock. The need to provide additional low cost visitor accommodation creates tension
with the planning scheme insofar as the availability of suitably sized and zoned land is limited. As
such, the expansion of existing facilities provides a possible alternative to resolving the demand
for low cost visitor accommodation so long as amenity impacts on surrounding properties is
mitigated. It is noted that the adjoining property to the north-west is used for commercial
purposes (vet clinic). An assessment of the amenity impacts of the proposed development is
detailed later in this report.
Further to the stated outcomes for the locality there are performance based criteria for the
development is assessed against. The table below details the proposal’s compliance with the key
development provisions of The Noosa Plan:
Criteria Planning Scheme Proposal Complies
Population density 1 Detached House per lot (21 x 0.6 + 1 manager) = 13.6 X
Gross Floor Area N/A Additional 154m2
Total 697m2
Site cover 40% Existing = 41.5% No
Proposed = 41.5% change
Roof form >5 degree roof pitches Existing flat roof
Boundary setbacks:
Frontage 6 metres min 6.0 metres to front wall
4.5metres to open carport X
Side 1.5 metres up to 4.5 metres in 3 metres
height
Rear 6 metres min 5 metres to facade X
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Criteria Planning Scheme Proposal Complies
Building height
- in storeys 2 Storeys max 1 Storeys
- in metres 8 metres max 4.50 metres
Kitchen and dining 5% of GFA (34.85m 2) min 78m2
Common rooms 7% of GFA (48.79m2) min 38m2 X
Communal sitting 8% of GFA (55.76m 2) min 58m2 +
areas
Reception area 12m2 min 26m2
Laundry 3% of GFA (20.91m2) min 9m2 X
Car parking 1 per 10 beds @20 beds = 2 2 additional spaces provided
The development demonstrates general compliance with the development provisions within the
Noosa Plan with the exception of density, front and rear setback and required areas for laundry
and common rooms.
Density
The Noosa Plan has a density requirement of 1 detached house per lot for the Detached Housing
Zone. The plan does not prescribe a person/hectare density for the Detached Housing Zone as
per other zones however 1 detached house generally contains 3 or more bedrooms which
equates to a density of 3.3 persons. The site has been developed for 3 x 1 bedroom units and
therefore currently exceeds the permissible density requirement, the units equate to a density of
5.1 persons. The adjoining property at 102 Pacific Avenue has a permissible density of 320
persons per hectare exclusively for the purpose of a visitor hostel. All sites identified within the
Noosa Plan for the purpose of visitor hostels are permitted a density of 320 persons per hectare.
The existing facility has been developed to a density of 293 persons per hectare and the
proposed density on the adjoining site of 13.6 persons equates to 268.8 persons per hectare
across both site. In light of the density permitted for a visitor hostel, when a consistent use, the
proposed density is considered to be reasonable.
Common rooms
The application is slightly deficient in common areas however the reading and recreation area
are located adjacent to a large dining area which can be used as a common area outside of meal
times. The combined area is significantly larger than the minimum required area. An additional
sitting area is also located adjacent to the reception.
Laundry Area
The proposed laundry area is capable of accommodating two washing machines, dryers and
bench space. The area provided is adequate for the scale and nature of the use on-site and
meets the Specific Outcome of the code.
Setbacks
There is no proposed change to the setbacks to the existing building, whilst modifications are
occurring to the carport there is no proposed change to the setback.
Amenity Impacts
The amenity of the surrounding residential properties is a key aspect to be considered when
assessing the application. Amenity was the primary issue raised in submissions received.
In response to amenity concerns raised in submissions the applicant has advised:
The main area of complaints relates to the use of the rear courtyard of the three units by
the residents of the units. The applicant advises that the existing three units are lawfully
established on site with each unit currently rented out as a self-contained dwelling unit by
related groups of people. The rear unit is generally rented by people who work both in town
as well as the adjoining backpackers and is not part of Noosa Flashpackers.
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
… the units are currently being used as standard rental units it is difficult to enforce
restrictions on how the units can be used by any tenants… .The applicant has however
advised that they have asked the tenants to be mindful of the neighbours and restrict any
noise after 9pm.
The applicant also stresses that the application will involve the relocation of all common
outdoor areas to the front of the site away from neighbours to a covered and walled area.
… a recent discussion (17 August 2018) between the applicant and the neighbour of U1/25
Nebula Street has seen a trial move of a smoking area on the existing Flashpackers site,
away from the rear of the hostel site which has resulted in a decrease in night time ambient
noise. The applicant advises that as a result of further feedback from the neighbour the
private downstairs rooms with outside courtyards of the hostel have now been designed
non-smoking (removing ashtrays) and no music areas, with signs installed in each room to
reinforce the need to respect neighbours and quiet areas after 9pm.
Many of the complaints that are made in the submissions relate to the tenants of the units
being noisy in their chatter and behaviour between 7pm and midnight since November
2016… . The applicant advises… based on the police logs, police have attended the site
on 13 occasions however have only once found any noise to be excessive.
The applicant advises that there is strict adherence to no music (amplified or not) after
9pm. This is strictly enforced. As detailed above most complaints relate to the tenants of
the units talking quietly in the back courtyard.
The applicant however accepts that guests talking outside whilst at the rear of the hostel
has potential to create a low level of disruptive noise. The applicant has reacted
immediately to endeavour to improve this potential by moving the night-time smoking area
and chairs away from the neighbouring property boundary. Furthermore, the applicant
reiterates the proposed plans to have all night-time use areas at the street front away from
all adjoining properties which will achieve the best result for all. The Applicant also advises
an immediate change to on-site night lighting and has reduced night time security lights to
turn off earlier at 10pm, again encouraging the idea of a quiet, respectful attitude and use
which is already displayed on signs around the hostel.
It is noted that the proposal seeks to utilise an existing building which contains dwelling units.
The existing rear unit is situated within close proximity of the rear boundary and therefore the
adjoining properties could reasonably expect to occasionally hear noise from music and social
occasions associated with the use of this dwelling unit. The proposal seeks to located the
manager’s unit in the existing rear unit and therefore the noise from this unit is expected to be
consistent with its existing approved use
The applicant has provided a noise report which included noise monitoring undertaken at the site
for a 7-day period. The report recommends the installation of an acoustic barrier to the northern
and part of the western boundary of 106 Pacific Avenue. The proposed barrier is detailed in red
on the following image:
Page 22 of 84
Section 23
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Acoustic fence recommended by applicant’s acoustic consultant
The acoustic report has been peer reviewed by Council’s external acoustic consultant who
identifies that the primary noise amenity impacts relate to on-site vehicle noise, servicing noise,
noise of guests in outdoor areas and within the building confines, and noise from plant and
equipment i.e. air-conditioning.
The existing approved backpackers at 102 Pacific Avenue was not considered as part of the
submitted acoustic report however, as submissions raised concern with the use of this area the
peer review addressed the use of this area.
The peer review identified that there is potential for increased noise attributed to:
The car parking bays at the southern end of the site;
At the pool deck area as a result of the development, given that the total number of beds
increases from 48 to 69 and hence a greater number of persons will be using this area; and
From plant and equipment noise.
In conclusion the peer review notes:
It would appear that the noise predictions undertaken consider that the receptors to the
northeast (house) are single storey i.e. at ground level. My review of available imagery
suggests that the house to the northeast is two storey and on this basis, the effect of the
1.8 metre high acoustic barrier proposed would likely be less than adopted in the DMA
(submitted) report.
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Section 24
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Further, as the proposal will likely intensify the use in outdoor areas of the adjacent existing
backpackers, it is my opinion that additional physical screening (noise barrier) between this
area and the residence/s to the northeast would be appropriate.
It is thus my advice that the proposed development can achieve acceptable noise amenity
outcomes but with an increased height and length of acoustic barrier to the northern
boundary .A 1.8 metre barrier along the western boundary and a 2.4 metre high barrier
along part of the northern boundary are recommended.
The acoustic treatment as recommended by the peer review is detailed in the following image:
Acoustic fence recommended by acoustic peer review
In response to submissions which raised amenity concerns that applicant advised that they were
willing to implement the following measures:
1. Night manager to have the Reception phone on them to answer from 9pm to midnight.
From midnight it will be diverted to a Security team response number.
104. No night time use of Courtyard area at the rear unit of 106 Pacific Avenue. This can only be
adopted with an approval, otherwise we have little authority over people using their
backyards. With the proposal to use the units as part of the hostel the following will give
substantial improvements in amenity to the neighbours. The night use area will be under
the existing carport area which will be further partially enclosed to funnel any talking toward
the main street. The use of the units enables a U-shaped complex which again directs
noise to the street away from neighbouring rear properties. The staff room will become
under the control of the hostel and subject to strict Management conditions. The owners
will now be able to place more control over staff and any night time activities which will no
longer happen at the rear of the site. From reading the submissions it is apparent that the
bulk of the noise issues relate to this staff area - not the existing hostel in recent times.
105. We are open to discussion around a night ‘security’ type person between 9pm and
midnight.
It is recommended that points 1 and 2 be included as conditions. It is reasonable that the
provision of a night security person between 9pm and midnight be at the discretion of the
applicant, the applicant advises that such a person has already been engaged.
Page 24 of 84
Section 25
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
It is also recommended that a condition be included to limit the hours which the existing pool and
associated deck area. The night time finishing hours will be consistent with the 9.00pm time
frame which is when the applicant has stated they are seeking to reduce noise.
In accordance with the requirements of the Visitor Accommodation Code, common rooms and
recreational, with the exception of the new communal area to the front of the site, are not located
within 10 metres from land in a residential zone. The communal area to the front of the site is
situated approximately 7.5 metres from the common boundary. It is considered that this
communal area will not result in impact amenity as a driveway is situated on the opposite side of
the property, the driveway provides access for the veterinary business which operates on the
premise.
Overlays
The Natural Hazard Overlay applies to the site, Bushfire Hazard (Impact Buffer). Any issues
relating to bushfire will be addressed through a Building approval and by the private building
certifier.
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:
Code Discussion
Visitor Accommodation The proposed development is generally in accordance with the code, while the
Code following further comments are made in regard to the compliance with the
Overall and Specific Outcomes:
The laundry and common room areas do not satisfy the minimum area
requirement. The facility has an existing laundry which contains
adequate facilities to meet the needs of guests. A large dining area will
be able to accommodate guests out of meals times and it is noted that
substantial outside areas are provided which exceed the minimum
requirements of the code.
Conditions are recommended to control noise emanating from the visitor
hostel by way of mechanical equipment and/or guests. In addition, a
condition restricting the use of amplified music on-site is to be applied.
Driveways & The applicant has provided carparking which complies with the Probable
carparking Code Solution and Specific Outcomes of the code for an additional 21 guests. The
rate is consistent with the rate which was used for the existing facility.
The existing approval includes a requirement for bicycle parking spaces.
4. CONSULTATION
4.1. Referral Agencies
The application was not required to be referred to any external Referral Agencies.
4.2. Other Referrals
The application was forwarded to the following internal Council officers:
Coordinator, Operational Works
Environment Officer
Environmental Health and external Acoustic Consultant
Council’s Coordinator, Operational Works, notes that the stormwater runoff can be connected to
the existing on-site systems and ultimately discharge into Council’s infrastructure in Pacific
Avenue. The changes to the existing unit building (from 3 spaces to 2 spaces) will result in a
lesser number of traffic movements and the applicant is proposing to reconstruct this driveway for
which an operational works application will be required.
Page 25 of 84
Section 26
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. 5 properly made and 2 not properly made submissions were received. The following table
provides a summary and assessment of the issues raised by submitters.
Matters Raised Comments
Amenity impacts The concerns regarding amenity form an
Regularly woken up at night by partying noise at important part of the consideration of the
existing facility. application. The applicant has provided an
No-one currently managing noise concerns as they acoustic report which has been peer reviewed
occur. by council’s consultant acoustic expert. The
Noise from existing hostel disturbs/wakes young peer review included consideration of the noise
children. from the outside common pool deck area. As a
Loud celebrations and use of pool to 3am on days result of this review it is recommended that an
such as Australia Day and Anzac Day. acoustic fence be constructed to the northern
Backpackers currently park in Nebula Street and live and western boundary, the size and extent of
‘half in and out’ of their cars the wall being greater than originally
Proposed increase is significant and will result in recommended by the applicant. It is also
additional noise issues. recommended that a condition be included to
Outdoor common space would be within 20 metres of manage the hours the pool and outside
habitable residential rooms. common deck can be used.
Backpackers like to party which results in noise.
Will result in car parking in Nebula Street
Proximity to local school is not suitable The existing approved backpackers is located in
similar proximity to the local school. There are
no required separation distances for a
backpackers from a school
Wil have a detrimental effect on security of The proposal is for an increase of an existing
residential properties backpackers. There are no known security
issues associated with the existing
backpackers.
Will have a detrimental effect on property values Property values within the area have increased
whilst the existing approved backpackers has
been in operation.
Use is currently occurring at the proposed The concerns regarding recent noise appear to
location and causing amenity concerns relate to the occupation of the rear dwelling unit,
this unit is proposed to be used as the
manager’s unit. An acoustic fence is proposed
to be constructed to the western and northern
boundaries adjacent to this unit and it is also
recommended that conditions be included to
address the night time use of the outside area
associated with the managers unit.
Dangerous location to access the hostel The access to the site has been reviewed by
Council’s Operational Works officers who are
satisfied with the proposed access. It is noted
that the access is similar to the existing access
which services the 3 dwelling units.
5. CONCLUSION & REASONS FOR DECISION
The application seeks to extend an existing approved backpackers situated at 102 Pacific
Avenue Sunshine Beach onto 106 Pacific Avenue. The use is defined as Visitor Accommodation
Type 4 - Conventional (visitor hostel) and is identified within The Noosa Plan as an inconsistent
use for the site. The application seeks to convert 3 existing dwelling units into 2 dormitory rooms
and a manager’s unit. Whilst the use is inconsistent it provides for an expansion of an existing
facility to provide for low cost visitor accommodation which is an important component of the local
tourism market.
Page 26 of 84
Section 27
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
The impact of the proposed use on the amenity of the surrounding area forms an important part
of the assessment and accordingly the applicant’s acoustic report has been peer reviewed by
Council’s consultant acoustic engineer. Conditions are proposed to address amenity concerns
and therefore it is considered that the use can operate whilst preserving the amenity of the
surrounding area.
The application does not raise any other significant planning issues and is recommended for
approval, subject to conditions.
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 Environment & Sustainable Development Infrastructure Services
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 27 of 84
Section 28
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 28 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 30 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
: a 9900 ¥ 19200 4 4500 y
20)
. —— 7 HP Om
3] ito, 1500 1000 1,600 1000 ~ -
T : _ ] EXISTING DOORS & WINDOWS TO BE
0 REMOVED. REPLACE WITH NEW WINDOWS >) MANAGER'S UNIT ¢
(il 7 TO REMAIN UNCHANGED 3
5 | PARKING 1— j 3
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/ MANAGER'S
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g } / } HOSTEL FACILITIES \ = ek A
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: BATHROOM BATHROOM : EXISTING BATHROOM
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FLOOR PLAN ROOFED COMMUNAL AREA = 30.24m2
SCALE 1: 100
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NOT POR CONSTRUCTION
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5 1 1 1 46 1 155 2177 35 31 41 OSSection 39
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 39 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Officer Jack Lewis
Direct Telepnone: (07) 54495183
Response Address: Locked Bag 72
Sunshine Coast Mall Centre QLD 4560
Email: Jack [email protected]
Our Reference: 2007/2446
Your Reference:
21 December 2009
Tamobrojo Pty Ltd
CARE Warick Paul Redwood
4 Wildflower Street
SUNSHINE BEACH QLD 4567
Dear Sir
Change to an Existing Approval
Integrated Planning Act 1997
| refer to your request to make a change to an existing approval. On 17 December 2009 Council
decided your requested changes.
Details of the decision with the consolidated conditions are as follows:
41 APPLICATION DETAILS
Application No: 2007/2446
Street address: 102 Pacific Avenue, Sunshine Beach
Real property description: Lot 163 RP 897370
Planning Scheme: The Noosa Plan
2 DECISION DETAILS
Council on 17 August 2009 decided to issue the following type of approval:-
+ Development Permit for Material Change of Use - Visitor Accommodation Type 4 -
Conventional (Visitor Hostel)
In relation to the request to make a change to the existing approval, Council on 17 December 2009
decided to:
A. Approve a change to the development approval with changes to Conditions 1, 16.3, 46 and
Advisory Note 2.
B. Include additional conditions 60, 61, 62 & 63.
Cc. Issue a Change to an Existing Approval.
3 RELEVANT PERIOD OF APPROVAL
The relevant period for this Development Approval is identified in the Assessment Manager
conditions.
Page 1 of 17
Page 39 of 84Section 40
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 40 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
4 ASSESSMENT MANAGER CONDITIONS
General
1. 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 and
may be amended by these conditions.
Plan No. Rev. Plan / Document Name Date
09-801-P7-S1 G Site Plan (2 Stages) -— Garry 11/11/2009
Wilbraham Designs
07-011 -P4.10 B Rendered Views -— Garry Wilbraham 17/09/2008
Designs
O7-011-P4.11 B Rendered Views — Garry Wilbraham 17/09/2008
Designs
09-801-P2-S3 G Upper Floor Plan — Garry Wilbraham 10/11/2009
Designs
09-801-P2-S2 G Lower Floor Plan — Garry Wilbraham 10/11/2009
Designs
o7-011-P3-S1 B Elevations — Elevation 1 -— Garry 11/09/2008
Wilbraham Designs
Oo7-011-P3-S2 c Elevations — Elevation 2 -— Garry 11/06/2009
Wilbraham Designs
o7-011-P1-S2 c Site Parking -— Garry Wilbraham 16/04/2009
Designs
2. 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 excessive noise,
lighting nuisance or other emissions.
3. The premises are to be identified by the provision of a street number in a prominent location
to ensure it is identifiable to all persons, particularly emergency services personnel.
4. Alcohol shall not be sold on the premises.
5. Amplified music must not be audible at the boundaries of the site between 10pm and 7am.
6. The developer must obtain all of the other Development Permits referred to in the Decision
Notice, prior to obtaining a Development Permit for Building Works.
Building Design
7. External lighting associated with the use shall be designed, installed, operated and
maintained in accordance with Section 3 of AS4282 Contro/ of the Obtrusive Effects of
Outdoor Lighting.
8. Additional timber screening shall be incorporated across the northwestern section of the
Block A patio to a minimum height of 1.8m high in order to reduce overlooking to the
neighbouring property to the north.
Page 2 of 17
Page 40 of 84Section 41
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 41 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
Energy Efficiency
2. All hot water systems installed shall be either solar systems; electric heat pump systems; or
gas systems (LPG or natural).
10. All new kitchen, laundry and bathroom fittings shall comply with the AAA Water Conservation
Rating System as defined by the AS/NZS 6400 (Water Efficient Products - Rating and
Labeling 2003) and AS/NZS 3500 (National Plumbing and Drainage Standard Part 1), with
toilets to comply with the AAA Water Conservation Rating System. All new tap ware and
shower roses shall not exceed a maximum flow of 9 litres per min. Dishwashers and
washing machines are excluded from this requirement.
End of Trip Facilities
11. Secure bicycle racks shall be provided on site to accommodate a minimum of 12 bicycles.
The proposed bicycle racks shall be identified on the landscaping plans and shall be located
to the reasonable satisfaction of Council.
Advertising Signage
12. Any advertising sign or device is to comply with Council's policies on advertising.
13. All signage and entrance statements are to be located entirely within privately owned land.
Fenci
14. All fencing shall be setback at least 1 metre from the front property boundary, with at least
half of the fencing setback 2 metres. The area of land between the fence and the front
property boundary shall be densely landscaped to screen any fencing from the street.
15. Any fencing shall be of timber construction or, where metal, concrete or masonry materials
are used, shall include timber koala poles of at least 200mm diameter at minimum centres of
10m to allow for the movement of koalas across the site.
Landscaping
16. The open space and setback areas are to be landscaped in accordance with Council's
Policy on Landscaping Guidelines and a properly prepared landscape plan. Such
landscaping is to be completed prior to the premises being occupied and maintained at all
times thereafter. The Landscape Plan shall include at a minimum:
16.1. Dense screening vegetation is to be provided within the front setback which will be
suitable for planting under power lines in coastal areas.
16.2. Native screening vegetation a minimum of 1m in width, shall be provided between
buildings as well as along the side and rear boundaries.
16.3. Existing koala habitat trees located along the southern property boundary are to be
retained, where practical. If the retention of any of the subject trees is not possible,
the applicant is to replant 2 x 45 litre trees along the southern boundary of either
Angophora, Corymbia, Eucalyptus, Lophostemon and/or Melaleuca species.
16.4. Cleared vegetation is to be suitably processed by one of the following methods and
removed from the site:
16.4.1. Processing through a woodchipper or shredder. The resulting mulch is to
be stockpiled loose in heaps of less than 1000 cubic metres, less than 2.5
metres high with a minimum of 10 metres between edges of heaps.
16.4.2. Disposal for firewood.
16.4.3. Disposal for landscaping purposes.
Page 3 of 17
Page 41 of 84Section 42
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 42 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
16.4.4. Transport to alternative site for breaking down materials provided that all
necessary permits have been obtained to allow the alternate site to be
used for this purpose.
16.4.5. The disposal method for clearing works is to be submitted in conjunction
with an application for a Development Permit for Operational Work. The
Applicant is advised that other methods may be considered provided full
details of the method are submitted.
The Applicant is advised that burning off is an unacceptable method of disposal.
Security Bond
17. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must be
submitted, to secure performance of all conditions of this approval, prior to the issue of a
Development Permit for operational works. The cash bond or trading bank guarantee will be
retumed on performance of the conditions of approval less any costs incurred by Council in
respect of enforcing performance of this permit.
18. 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.
Relevant Period
19. The Development Permit for a material change of use of premises lapses if the use has not
happened by 17 August 2013, unless an application to extend the relevant period is
approved by Council.
Frontage Works
20. Footpath improvements such as topsoiling, grassing, and tree planting are required to the
frontage of the site in accordance with Planning Scheme Policy PSP03 Landscaping Plants
& Guidelines. Grass shall be couch, free of weeds.
21. The applicant shall be responsible for providing an edge-of-road yellow line marking
between the proposed Entry and Exit driveways from the site to indicate “No Parking” area.
The line marking shall be provided in accordance with Manual of Uniform Traffic Control
Devices (MUTCD) Part 3 and shall be indicated on the plans submitted for Development
Permit for Operational Works.
22. All paths, 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.
23. All redundant vehicular crossings to the site shall be removed and replaced by kerb &
channel, footpath paving and landscaping such as trees and grasses in accordance with
Council's Standard specifications prior to commencement of the use permitted by this
permit.
24. The applicant shall replace the existing length of the kerb line between the proposed
driveways (Entry and Exit).
Page 4 of 17
Page 42 of 84Section 43
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 43 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
Roof Water & Stormwater Drainage
25. Roof runoff from any new building shall be directed to a rainwater storage system or tank
that is installed to ensure water from the rainwater storage system or tank is used for
external uses (such as watering gardens, irrigation, ornamental ponds, water features,
topping-up swimming pools, outdoor cleaning, etc) and for internal (ground floor) use in
washing machine cold taps and toilet cisterns. All rainwater tanks are to be designed and
installed in accordance with the Queensland Development Code (QDC) current at the time of
building approval, and shall be part of the plumbing application for approval. The location
and capacity of the tanks shall be clearly shown on the plans submitted for Building Works
and Operational Works approval and any overflow shall be directed to the road frontage/the
stormwater drainage system/etc located in Pacific Avenue.
26. All stormwater drainage (including roof water overflow from the rainwater storage system)
shall be collected and discharged so there is no net increase in stormwater runoff from the
site. Stormwater drainage permitted to drain from the site shall be discharged into Council's
existing drainage structure (drainage pit at the frontage of the site in Pacific Avenue). Plans
of the drainage design shall be prepared by a Registered Professional Civil Engineer and
submitted to Council prior to obtaining a Development Permit for Operational Works.
27. The applicant shall ensure that the development will not adversely impact on the drainage
conditions on other properties. As the there will be significant filling and a potential for
obstruction to the natural stormwater runoff from adjoining properties, where applicable
appropriate stormwater drainage pipes shall be installed within the site to collect and
discharge stormwater runoff from adjoining properties to prevent additional ponding/flooding
on other properties or diversion of stormwater runoff onto other properties. A Development
Permit for Operational Works shall be required.
28. To ensure that polluted run-off does not enter Council's stormwater drainage system,
stormwater run-off from the carparking areas and the driveways shall have the first flush (the
first 12 mm of rainfall or hose-down) collected in a grease/oil arrestor/gross pollutant trap
provided on site prior to being permitted to discharge into Council's drainage system.
All other clean stormwater, such as roof water, can be collected on site and discharged
through a single underground drain line directly into the existing drainage system, bypassing
the grease/oil arrestor/gross pollutant trap. To this end, a detailed maintenance plan shall be
prepared for the proposed grease/oil arrestors/gross pollutant trap, which shall be submitted
to the Council for approval prior to obtaining a Development Permit for Operational Works.
The approved maintenance plan shall be incorporated in the on going maintenance scheme
for the development and a copy of this shall be provided for Council's records prior to
commencement of the approved Use. A Development Permit for Building Works shall not be
granted until a Development Permit for Operational Works has been issued in regard to the
drainage scheme.
29. All site stormwater drainage shall be by means of a gravity system.
Sewer Mains
30. The site shall be connected to Council's existing sewerage reticulation systems and be
constructed in accordance with Council's standards and requirements at no cost to Council.
31. The existing sewer main that traverses the site and the sewer main that runs in the adjoining
property at the rear of the site and the ‘zone of influence’ (taken as the area within a 45-
degree angle measured from the invert of the sewer main to the finished surface level) shall
be accurately located and determined by a licensed Surveyor and shown on all plans
submitted for Operational Works approval.
Page 5 of 17
Page 43 of 84Section 44
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 44 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
To ensure Council's sewer main is accessible for maintenance purposes and is protected
from risk of damage no structures requiring a building permit (eg. buildings, swimming pools,
retaining walls exceeding 1m in height, raised terraces, etc) shall be constructed within this
‘zone of influence’ or within 1.5m of the centreline of the sewer main, whichever is the
greater. As such the applicant shall amend Operational Works plans including Building
plans to ensure compliance.
Service Easements (Sewer)
32. A registered easement shall be created over the zone of influence of all sewers within the
subject site and over those parts of the subject site that are impacted upon by sewers on any
adjoining sites. The easements shall generally be parallel to and centred over the sewer
main and be equivalent in width to twice the depth to invert level of the sewer at the deepest
point within the allotment (measured from the finished surface) and be no less than 3.0m
wide overall. In this regard a licensed surveyor shall accurately locate all sewer mains and
determine the necessary width of the easement, which shall be shown on any plans
submitted for Operational Works / Building Works approval. To this extent the surveyor shall
certify that the sewer and the zone of influence is wholly contained within the easement to be
created.
In addition to this the Applicant's Solicitor shall give Council's Solicitor an appropriate
undertaking in writing that the Title Deed and the easement documents will be lodged at the
Land Titles Office and any additional Titles Office forms or requisitions requiring the consent
of Council will be attended to promptly.
A duly executed copy of the easement shall be submitted to Council for perusal prior to the
use commencing. Any changes required by Councils Solicitor must be corrected
immediately.
33. No building or other structure shall be constructed or encroach over an easement.
Town Water Supply
34. The site shall be connected to Council's existing town water supply and be constructed in
accordance with Council's standards and requirements at no cost to Council.
35. Each individual water connection to the water reticulation system shall extend to the property
boundary and be metered. All fees for the supply of water meters shall be paid to the
Council.
36. All water meters must be located outside the property boundary and in an easily assessable
location to facilitate unhindered reading by Council and/or Council's contracted water meter
readers, and not behind fences or locked gates. In this regard approval of the water meter
configuration and location must be obtained from Council's Water & Sewerage Capital
Works Manager prior to lodgement and approval of hydraulic drawings.
Earthworks
37. Any filling works required on site shall be carried out in accordance with Council's Planning
Scheme Policy PSP5 — Engineering Design Standards, so as not to cause the additional
ponding of water on any adjoining lands or the blockage of, or interference with, any natural
stormwater runoff.
38. Earthworks carried out on site shall not affect the structural integrity of any of the existing
fences or structures that border the development site. Fences that are affected shall be
replaced prior to the Building Certifier issuing the Certificate of Classification. In this regard
any fences to be replaced shall be clearly shown on the plans submitted for Operational
Works approval.
Page 6 of 17
Page 44 of 84Section 45
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Page 45 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2007/2446
Erosion and Sediment Control
39. 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.
Vehicle Access and Car Parking
40. A vehicular access driveway and carparking on the site shall be constructed generally in
accordance with plan titled Site-Parking numbered P1 Sheet S2 issue C dated 16/04/09 and
as amended by Council in red. A Development Permit for Operational Works shall be
requir ed.
41. The driveway 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. Should any driveways
be constructed to grades that do not comply with AS/NZS 28980.1-2004 and AS 2890.2-1989,
Council will require that the driveway be removed and reconstructed to levels that do
comply.
Please note, a step between the driveway and the footpath must be avoided, as it is
preferred to have the footpath continue at a constant grade to minimise the potential for
pedestrians to trip or fall.
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 2890.1, section 3.2.4.
The applicant shall demonstrate compliance by illustrating these sight lines on the plans
submitted for both Operational Works approval and Building Works approval.
43. All vehicles shall enter and leave the site in a forward direction.
440 The carparking area shall be designed to comply with the provisions of AS/NZS 2890.1-2004
for user class 2 with allowance for vehicles to enter and leave the site in a forward gear and
with a minimum head clearance (headroom) at any point of 2.3m.
465. All carparking shall be kept, maintained and line-marked in a condition fit for use.
Contributions Towards Council Infrastructure
46. Monetary contributions shall be paid to Council towards the cost of providing and/or
upgrading vanous infrastructure at the rates applicable at the time of payment. An estimate
only of the contribution amounts are outlined in the table below:
[ContributionRequved For «di Stage Stove
PSP12—Publio Open Space Contributions |sia.ses | si0ae5
PSP 16 - Sewerage Headworks Contributions $17,505 $18,973
PSP 17 - Water Supply Headworks Contributions | $28,507
PSP 20 - Pathway Trunk Network Contributions
TOTAL Contribution Amount = $70,635
Please note, that these amounts are all subject to variations in the Consumer Price
index, All Groups Brisbane from September 2009 until the date of payment
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All contributions must be paid prior to commencement of the use.
General
47. A Construction Management Plan for 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 Construction Management Plan shall
include but not be limited to:
47.1. Traffic control measures to ensure safety and traffic flow is maintained in Pacific
Avenue;
47.2. Limiting the routes for the heavy vehicles to the major road network and prohibit the
use of the local roads:
47.3. Maintaining pedestrian access and safety along the frontage of the site;
47.4. Indicate provision for on-site and off-site parking for the required workforce;
47.5. Indicate the location of loading and unloading areas,
47.6. Indicate the location of any “holding” areas for heavy vehicles:
47.7. Operating hours and
47.8. Strategy to protect Council's existing infrastructures.
48. Any damage caused to any public utility (eg pipelines, drainage pits, pathways, roads etc)
during the course of construction shall be repaired to Council's standards and at no cost to
Council.
49. 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.
50. 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.
Refuse
51. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial and
industrial Premises”, including an external imperviously paved area correctly sized for all
refuse and recycling containers and suitably screened from public places and neighbouring
properties. A bin wash area is required with a cold-water tap, hose and drain outlet
connected to sewer, via a bucket trap. The drain outlet is to be designed to prevent storm
water entry to the sewerage system and this can be achieved with a nib wall 50mm high and
up to 700mm «x 700mm wide (max 0.5m), or alternatively the waste area can be roofed, or
any other design approved by Council.
52. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
53. A Waste Management Plan (Operational) in accordance with Planning Scheme Policy No. 9
“Waste Management Multi-Dwellings and Commercial and Industrial Premises”, must be
submitted for the day-to-day operation of the development and approved by Council's 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
explaining exactly how to predict waste quantities and design waste areas is available from
Council and the web. The Plan shall include the following information: -
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e 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.
e Description of procedures for getting all waste to the bins; the storage of bins and the
collection of bins by the contractor.
e 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.
e Adescription of types and volume of waste storage containers to be used.
* The waste and recycling storage area shall include the provision of containers for all
waste and recycling materials including putresable matter, non-recycling waste, paper/
cardboard, glass, aluminum/steel cans, waste oil, styrofoam boxes, etc, and bin
washing facilities connected to sewer.
e 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.
54. 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 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. (Refer to
Noosa Council Waste Management Code)
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.
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MATERIALS ON-SITE DESTINATION
Expected waste | Estimated | On-site Off-site “specify
materials volume “specify proposed | “specify contractor and
(m7) re-use or on-site | contractor and | landfill site or
recycling recycling outlet other disposal
methods site
a TE
material
[Greenwaste {|
[Bricks |
[Concrete |
ye | TT
Plasterboard a Bs ee
Sey | |
Oe ai
EE
De =
Note * If a demolition contractor is undertaking works, then the Waste Management table is to
be completed by the demolition contractor.
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.
Noise
55. Noise emission from mechanical equipment (air conditioners, refrigeration equipment or pool
pumps etc) shall comply with the following requirements:
The equipment shall be installed and located in a manner that prevents excessive noise in
accordance with Council's Local Law No. 12 - Control of Nuisances. Infringement Notices
(on-the-spot fines) may apply for offences.
A person must not use equipment on any day if it makes or causes noise to be made - From
10pm to 7am: More than the lower of either —
e 40 dB(A)
* 3dB(A) above the background noise level
* No audible noise for pool pumps apply during these hours.
From 7am to 7pm: More than the lower of either —
* 50 dB(A)
* 5 dB(A) above the background noise level
From 7pm to 10pm: More than 3 dB(A) above the background noise level.
56. Submission of written certification from a suitably qualified person confirming that the noise
levels from all mechanical equipment comply with the cause above when measured at either
the residential boundary or outside the most exposed part of an affected building, whichever
is the closest to the equipment.
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The assessment and certification is required immediately after installation of the equipment
and prior to any occupation of the building, and in a format approved by Council. This
assessment must take into account noise from any other fixed equipment on the property
€.g. swimming pool pump, heating/cooling equipment, etc that may increase the overall
noise level emitted.
Advice: It is highly recommended that the person you engage to certify the installation Is
involved at the plan development stage so they can recommend where this equipment is
best located. They can also advise about noise enclosures and can make other suggestions
to avoid noise problems. It is a lot more costly to try and deal with noise problems after
everything is built.
57. All noise controlled measures set out in the Environmental Noise Level Study for Proposed
Residential Budget Accommodation — Development, 102 Pacific Avenue, Sunshine Beach
(Report No: RO9043/02260/Rev.0/23.04.09) shall be incorporated into the development.
Written certification shall be submitted from an Acoustic Consultant after completion of works
confirming that these noise control measures have been incorporated into the development.
58. All external facing windows to the south east and north east elevations of the buildings shall
be double glazed (or equivalent sound suppressant construction approved by Council), so as
to minimise the impacts of sound emanating from the development.
59. Noise from building works associated with residential development shall comply with the
following —
59.1. Limited to between 7:00am to 6:30pm Monday to Saturday.
59.2. All reasonable measures are taken to minimise noise emissions.
58.3. Not permitted on Sunday or public holidays
Additional Conditions
60. Prior to the commencement of the use of each stage of development, the required
contributions shall be paid to Council.
61. All access, carparking, stormwater, landscaping, frontage works, water and sewer works are
to be constructed prior to the commencement of the use of stage 1.
62. Stage 2 is to be constructed within 4 years of the use of stage 1 commencing.
63. Suitable dense screening vegetation is to be provided around the building pad of stage 2. A
temporary landscaping plan is to be submitted and approved by Council prior to the
commencement of the use of stage 1.
5 REFERRAL AGENCY CONDITIONS
The referral agencies applicable to this application are:
Referral Trigger Referral Status Referral Agency Referral Address
Nil
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6 APPROVED PLANS/DOCUMENTS
The approved plans and / or documents for this development approval are listed in the following
table:
Plan /DocumentNo. Rev. Plan/ Document Name Date
09-801-P7-Si G Site Plan (2 Stages) - Garry 11/11/2009
Wilbraham Designs
07-011 -P4.10 B Rendered Views -— Garry Wilbraham 17/09/2008
Designs
07-011-P4.11 B Rendered Views -— Garry Wilbraham 17/09/2008
Designs
09-801-P2-S3 G Upper Floor Plan — Garry Wilbraham 10/11/2009
Designs
09-801-P2-S2 G Lower Floor Plan — Garry Wilbraham 10/11/2009
Designs
07-011-P3-Si1 B Elevations -— Elevation 1 -— Garry 11/09/2008
Wilbraham Designs
07-011-P3-S2 c Elevations -— Elevation 2 -— Garry 11/06/2009
Wilbraham Designs
o7-011-P1-S2 Cc Site Parking - Garry Wilbraham 16/04/2009
Designs
7 ADVISORY NOTES
The following Advisory Notes are for information purposes only and do not form conditions of
approvak
1. The applicant is advised that development contributions and infrastructure charges
applicable to this development approval have been based on the following Uses Class/ Uses
and applicable quantities:-
Fa CH [eamnscuy [GME CH epmes cy |
/Use Use Q
Visitor 48 beds + 1x 1
Detached House 1 Dwelling Accommodation - | Bedroom Manager
Type 4 - Hostel Unit
2. The applicant is informed that approval of this development application will trigger an
Infrastructure Charge in accordance with the Coastal Major Road Network Infrastructure
Charges Plan and is subject to variations in the Consumer Price Index, All Groups Brisbane
from September 2009 until the date of payment. An Infrastructure Charge Notice will be
issued in accordance with Chapter 5 of the Integrated Planning Act 1997. An estimate only is
outlined in the table below:
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Fite
Coastal Major Road Network ICP fsosee [sos
3. The applicant is informed that payment via credit card transaction will not be an acceptable
method of payment for development contributions conditioned in this permit or for
infrastructure charge notices issued separately.
4. The applicant is advised that a Compliance Permit for all plumbing and drainage works
within the boundaries of the development site shall be obtained from Council's Plumbing
Services Section prior to obtaining a Development Permit for Building Works.
5. The applicant is advised that this development may require the provision of fire hydrants and
a@ booster pump in accordance with the Building Code of Australia, and consultation may
also be needed with Queensland Fire Services to ensure suitable fire fighting infrastructure
is provided. To this end any necessary fire hydrants shall be clearly shown on the plans
submitted for both Operational Works and Building Works approval and if a booster pump is
deemed necessary, the plans shall indicate where the fire truck is to be accommodated in
order to provide boosting to the water supply.
6. Where any food premises is included in a development, the following is required:
6.1. A separate Material Change of Use Application.
6.2. Plans and application is to be made to Council's Environmental Health Section for
approval prior to any building approval, fitting out or use of the premises.
6.3. A statement indicating the purpose of the food premises, type of food sold, proposed
menu and maximum number of patrons at any time, is to accompany the application
for plan approval.
6.4. Construction and use of the food premises should comply with Council's Food
Premises Policy and the Food Safety Standards. (Both available from Council)
6.5. Toilets for customers and staff to be provided in accordance with Building Code of
Australia. Obtain advice from a building certifier on numbers and standards,
including disable access.
6.6. Plans and approval is required for any mechanical exhaust ventilation system, which
should comply with AS1668. A certificate from the installer certifying the system
complies with the Standard must be obtained and lodged with Council prior to
commencement of trade.
6.7. Any Licensable Food Business, as defined in Chapter 3 of the Food Act 2006, must
obtain a Food License from Council, prior to use of those premises.
7. The development should be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the neighbourhood by reason of the creation of
excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or
odours) nuisance or any other emissions in accordance with the nuisance provisions of the
Environmental Protection Regulation 1998 or Council's Local Law No. 12 — Control of
Nuisances.
8. In accordance with the Environmental Protection (Water) Policy 1997, all sand, silt, mud,
paint, cement, concrete, builder's waste or rubbish should not be permitted to enter or be
placed where it could reasonably be expected to move into a roadside gutter, storm water
drain or a watercourse. On the spot fines apply for such offences.
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
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The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries
out an activity must take all reasonable and practicable measures to ensure the activity does not
harm Abonginal cultural heritage”. |t is an offence to fail to comply with the duty of care. Substantial
monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions
may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act
can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural
heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Co-ordination Unit on O07 3238 3838 to discuss any
obligations under the ACH Act.
8 PROPERTY NOTES
Not applicable
3 PRELIMINARY APPROVAL OVERRIDING SCHEME
Not applicable.
10 FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit required Subject of the required Development Permit
Development Permit for Building Works All Building Works
Development Permit for Operational Landscaping, car parking & access, frontage works,
Works stormwater drainage, and erosion & sediment control
41 SELF ASSESSABLE CODES
The developer must comply with the following codes for self-assessable development related to the
development approved under this Decision Notice:
Advertising Devices Code
12 SUBMISSIONS
There were (2) properly made submissions about the application. In accordance with Integrated
Planning Act 1997, the name and address of the principal submitter for each properly made
submission is provided and attached.
13 REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME
Not applicable
14 RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Integrated Planning Act 1997 is attached.
15 OTHER DETAILS
Please note that an Infrastructure Charge in accordance with the Coastal Major Road Network
Infrastructure Charges Plan has been triggered by the approval of this development application. An
Infrastructure Charge Notice is attached in compliance with Chapter 5 of the Integrated Planning Act
1997.
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Should you wish to obtain more information about Council's decision electronic copies are available
on line at www.sunshinecoast.gid_gov.au, or at Council Offices.
Decision Notice History
17 August 2009 Original Decision Notice.
17 December 2009 Approved change to
Conditions 1, 16.3, 46 and
Advisory Note 2. Include
Additional Conditions 60,
61,62 & 63
Yours faithfully,
Denis Wallace
Senior Development Planner
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GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
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| Sunshine Coast | Appeal Rights
Regional Council INTEGRATED PLANNING ACT 1997 & 19098 REGULATION
The following i extract from the Integrafed (6) If an application involves assessment against a
Planning Act (Chapter 4), concurrence agency code, appeal nghts for submitters
ee 2 - o . = for the application are not available against the part of
Division Appeals court relating the approval that represents the concurrence agency's
development applications response for the code.
Appeals by applicants Appeals by advice agency submitters
4.1.27.(1) An applicant for a development application 4.1.29.(1) An advice agency may, within the limits of its
may appeal to the court against any of the following- jumedoton, appeal to the court about the giing of a
(a) the refusal, or the refusal in part, of a development development approval for a development application if-
application. (a) the development application involves impact
(b) 2 matter ‘stated in 2 development approval, inching assessment; and
any .
Srnstoatn of oode under secon ST () he aoe apeney_ tat the spricat 2nd he
(c) the decision to give a preliminary approval when a application as a submission for an appeal.
development permit was applied for; {2} The appeal must be started within 20 business
(d) the length of a relevant period; days after the day the decision notce or negotiated
(e) a deemed refusal. decision notice is given to the advice agency a5 a
An appeal under subsection (1)(a) to (d) must be : a .
stael wih 20 business days (he snpbcm te appeal Appeals for matters arising after approval given
period”) after the day the decision notice or negotiated (co-respondents)
decision notice is given to the applicant. 4130(1} For a development approval given 2
(3) An appeal under subsection (1)(e) may be started evelopment application, a person to whom any
ae ee er es a eg es a following Ge dacial een given may appeal
i es notices have been to the
Appeals by submitters (a) a notice giving a decision on a request for extension
. . of the relevanrt period for an approval;
4.1.28 (1) A submitter for a development application may (b) a not wing a decision on a to make a
minor change to an approval.
(a) the giving of a development approval, including any . -
conditions conditions isi The appeal must be started within 20 business
cite aprdsor ) or other provisions days ate he day thence ofthe Geoson gen 1
. person.
Oy ne 3 must be ithin 20 . {3) Subsection (1)(a) does not apply if the approval
the length of a relevant period for the approval.
days (he “submiters appeal period”) afer the day ne -eauled fom ceweopment sppleaton superseded
decision notice or negotiated decision notice is given to = -
the : application under a superseded planning scheme.
: _ (4) Also, a person who has made a request
(3) If a person withdraws a submission before the es : .
lication is decided, the may not I the mentioned in) subsection (1) may appeal to the cout
oo - An appeal under subsection (4 be started at
=~ ee ee oe ary ieee ae the last day fe dettion in te maer
available only for the pat of the appication involving a
impact assessment. Division 3 - Appeals to court about other matters
(5) & an application is processed under section Appeals for matters arising after approval given
6.1.28(2), appeal rights for submitters for the application (no co-respondents)
are available only for the aspects of the development that 4.1.31.(1) A person to whom any of the following notices
would have required public notification under the have been given may appeal to the court against the
repealed Act. decision in the notice-
(a) @ notice giving a decision on a request to change or
a cancel a condition of a development approval.
' Section 3.1.6 (Preliminary approval may override local
planning instrument)
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(b) a notice under section 6.1.44° giving a decision to (c) the decision to give a preliminary approval when a
change or cancel a condition of a development development permit was applied for:
approval. (d) the length of a period mentioned in section 3.5.21
(2) The appeal must be started within 20 business relevant period;
Gays er the day the notice of the decision is (e) a deemed refusal.
given to the person. |
(3) Also, @ person who has made a request stared eather 20 business daye (he “onphioats appeal
An appeal under subsection (1)(a) to be
mentioned in subsection (1)(a) may appeal to the period”) after the day the decision notice or negotiated
court against a deemed refusal of the request. decision notice is given to the applicant.
(0 ne anette lnel day be Cun on be (3) An appeal under subsection (1}(e) may be started
ay have been decssion at any time after the last day 3 decision on the matter
Appeals against decisions to change approval conditions The Registrar for the Building and Development
118A) & percon who dissatisfied with a decision hte now locale oau, '
made on an applica6on to change the conditions nie aon
attached to an approval given under section 2.18(3)or For Infrastructure Charges Only
section 4.4 of the repealed Act may appeal to the court 4.1.36 Appeals about particular infrastructure
against- charges
(a) the decision; or (1) This section applies to a person who has been
(b) a deemed refusal of the application. given, and is dissatisfied with, an infrastructure charges
(2) An appeal under subsection (1)(3) must be Notice or a regulated State infrastructure charges notice.
started within 20 business days after the day notice of (2) The person may appeal to the court against the
the decision is to be given to the person. notice.
(3) An appeal under subsection (1)(b) may be started (3) The appeal must be started within 20 business days
at any time after the last day a decision on the matter after-
should have been made. (a) if the notice is given because of a development
Appeals against local laws approval or master plan approval-the day the
4.1.33B.{1) An applicant who is dissatisfied with a applicant is given notice of the decssion about the
decision of a local goverment or the conditions applied approval, or a
under a local law about the use of premises or the (b) otherwise-the day the notice is given to the person.
erection of a building or other structure permitted by the (4) An appeal under this section may only be about-
planning Scheme may apped’ to the court against the (a) whether a charge in the notice is so unreasonable
or appied. that no reasonable relevant local government, State
(2) The appeal must be started within 20 business infrastructure provider or coordinating agency could
days after the day notice of the decision is given to the have imposed it; or
applicant. (b) an error in the calculation of the charge.
For Building Works Only (5) To remove any doubt, it is declared that an appeal
Rights of appeal conferred by Section 4.2.9 of the under this section can not be about the methodology
Integrated Planning Act 1997 as follows: used to establish the charge in Oe elevant nfastructre
Division 3 - Appeals to tribunals rejating to charges schedule or regulated infrastructure
development applications charges schedule.
Appeals by applicants
42.3(1) An applicant for a development application may
appeal to the Building and Development Tribunal against
any of the following-
(a) the refusal, or the refusal in part, of a development
application:
(b) a matter stated im a development approval, including
any condition applying to the development. and the
identification of a code under section 3.1.6:°
? Section 6.1.44 (Conditions may be changed or
cancelled by assessment manager or concurrence
agency in certain circumstances)
* Section 3.1.6 (Preliminary approval may override local
Planning insttument)
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7 FINANCIAL PERFORMANCE REPORT - OCTOBER 2018
DOCUMENT INFORM AT ION
Author Manager Financial Services, Trent Grauf
Corporate Services Department
Index ECM/ Subject/ 22.09 – Monthly Financial Performance Report
Attachments 1. Statement of Income and Expenditure (Profit & Loss and Capital)
2. Statement of Financial Position
3. Statement of Cash Flows
EXECUTIVE SUMMARY
Actual year to date operating financial performance aligns with YTD budget.
Budget review 2 (BR2), which is also included in the General Committee agenda includes
identified budget adjustments, and once adopted will be reflected in the November 2018 financial
performance report.
YTD Financial Performance Summary
Budget Actual Variance Variance Status
$m $m $m %
Operating Revenue $43.4 $44.5 $1.0 2.4% On Track
Operating Expense $30.6 $29.8 $0.8 2.6% On Track
Operating Position $12.8 $14.7 $1.8 14.3%
Capital Revenue $1.2 $1.3 $0.1 6.5% On Track
Capital Expenditure* $13.3 $10.3 $3.0 22.3% Below Budget
* Reflects constructed assets and intangibles only (excludes contributed)
Financial statements including Statement of Operating Profit & Loss, Summary of Capital
Financial Performance, Statement of Financial Position (balance sheet), and Statement of Cash
Flows are included as attachments for information of Council.
Figure 1: Actual Performance Compared to Budget
$50
YTD Budget ($m)
$45
YTD Actual ($m)
$40
$35
$30
$25
$20
$15
$10
$5
$-
Operating Revenue Operating Expenditure
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Section 57
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
RECOMMENDATION
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 12 November 2018 outlining October 2018 year to date financial performance
against budget.
REPORT
Operating Revenue (YTD Benchmark 33.3%)
Council has received 46% ($44.5 million) of its operating revenue budget ($95.7 million).
Commentary on each revenue category is provided below.
Category Summary Comments
Rates and Levies $33.2 million (50%) of the Overall, rates and levies earned are in line with
annual budget of $66.6 budget expectations
million has been earned
Fees and $2.7 million (49%) of the $5.5 Development related fees $165k above YTD
Charges million annual budget has budget (48% or $544k of $1.1m budget
been earned earned)
Building application and search fees $96k
above YTD budget (51% or $274k of $534k
budget earned)
Local laws registration fees and infringements
$40k above YTD budget (90% or $436k of
$485k budget earned)
Cemetery fees $21k above YTD budget (43%
or $96k of $221k budget earned)
Sale of Goods $3.0 million (35%) of the $8.7 Eumundi Landfill disposal charges and
and Services million budget has been recyclable sales $63k above YTD budget (33%
received or $1.0m of $3.0m budget earned)
Holiday parks $99k above YTD budget (34% or
$1.0m of $2.9m budget earned)
Noosa Aquatic Centre $23k above YTD budget
(32% or $544k of the $1.7m budget earned)
Noosa Leisure Centre $26k above YTD budget
(39% or $209k of $536k budget earned)
Interest $2.0 million (48%) of the $4.3 Investment revenue $184k above YTD budget
Received million annual budget has (48% or $601k of $1.25m budget earned)
been earned Interest on overdue rates and charges $39k
above YTD budget (43% of $172k of $400k
budget earned)
Dividend and On track Nil
Tax
Other Revenue $1.1 million (48%) of the $2.4 Works operations internal recoveries for works
million budget has been and quarry material $343k (no budget)
earned Waste Management internal recoveries for
landfill disposal $25k above YTD budget
(156% or $31k of $20k budget earned)
Local laws SPER penalty recoveries $21k over
budget (52% or $58k of $112k budget earned)
Page 57 of 84
Section 58
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Category Summary Comments
Operating $1.8 million (36%) of the $5.2 Operating grants are in line with budget
Grants, million budget has been expectations at this stage.
Subsidies received 50% or $1 million of the financial assistance
grant was prepaid in June 2018 and may
impact on Council’s 2018/19 final operating
position (if the prepayment approach is
discontinued by the Australian government).
Figure 2: Operating Revenue Position by Type (Excluding Rates)
$3.5
YTD Budget ($m)
$3.0
YTD Actual ($m)
$2.5
$2.0
$1.5
$1.0
$0.5
$0.0
Income
Other
Charges
Grants
Goods &
Dividend
Services
Sales of
Rental
Interest
Fees &
& Tax
Operating Expenditure (YTD Benchmark 33.3%)
Actual operating expenditure is currently 31% ($29.8 million) of full year budget ($95.7 million).
Detailed commentary for each expenditure category is provided below.
Category Summary Comments
Employee Costs $9.3 million (29%) of the Under expenditure for permanent staff salaries
annual budget of $32.3 and wages ($476k) partially offset by additional
million has been expended spend on casual staff and external labour hire
($285k)
Staff training underspend of $93k (7% or $25k
of $363k budget expended)
Materials and $13.2 million (32%) of the Civil operations contract services $226k below
Services $41.2 million annual budget YTD budget (28% or $1.5m of $5.4m budget
has been expended. spent)
Lease management for maintenance of
Council properties $75k below YTD budget
(27% or $559k of $2.1 million budget spent)
Council fleet and plant operating costs $28k
below YTD budget (33% or $469k of $1.4
million budget spent)
Development assessment legal appeals costs
$190k above YTD budget (66% or $374k of
$568k budget spent)
Asset management consultancy fees $125k
above YTD budget (110% or $155k of $142k
budget spent)
Page 58 of 84
Section 59
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Category Summary Comments
Finance Costs On track Nil
Depreciation On track Nil
Other Expenses On track Nil
Figure 3: Operating Expenditure Position by Type
$16
YTD Budget ($m)
$14
YTD Actual ($m)
$12
$10
$8
$6
$4
$2
$0
Finance Costs
Materials
Depreciation
Employees
Other
Capital Revenue
YTD capital revenue of $1.3 million received comprises cash contributions from developers
($336k) and capital grants ($946k). Note that the timing of capital grant receipts are generally
dependent on the timing of grant conditions and also capital delivery performance, and that the
timing of the receipt of developer contributions (both cash and contributed) is unpredictable.
Figure 4: Capital Revenue by Type
$1.0
$0.9 YTD Budget ($m)
$0.8 YTD Actual ($m)
$0.7
$0.6
$0.5
$0.4
$0.3
$0.2
$0.1
$0.0
Subsidies
Contributions
Contributed
Grants /
Assets
Cash
Page 59 of 84
Section 60
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Capital Expenditure Program
Actual capital expenditure (excluding commitments) is $10.3 million (YTD budget $13.3 million).
Detailed discussion of progress in the delivery of the capital works program is provided through a
separate report by the Infrastructure Services Department.
Figure 5: Capital Program Delivery Performance
$14.0
YTD Budget ($m)
$12.0 YTD Actual ($m)
$10.0
$8.0
$6.0
$4.0
$2.0
$0.0
Capital works Other capital
Cash Management and Investment Performance
Total cash on hand at the end of October was $66 million. Included in this balance are funds held
in trust and for restricted purposes (e.g. unexpended levy and grant funds).
The pie charts following present the mix of cash held at October 2018 by agency (graph on the
left) and by credit risk rating (graph on the right). All funds have been invested in accordance with
the Investment Policy and in consideration of the principles of ethical investment, preservation of
capital, return on investment and counterparty thresholds.
Figure 6: Closing Cash Held by Agency and Credit Rating
Bendigo A3
6% (Bendigo)
6%
Suncorp A1
14% (Suncorp)
14%
A1 +
NAB A1 + (QTC)
12% QTC
61% (CBA + NAB + 61%
Wpac)…
CBA
7%
The following chart monitors the year-to-date trend on total cash and the agencies invested.
During October, a $2 million term deposit held with NAB bank matured which will be reinvested in
Page 60 of 84
Section 61
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
November. In addition, $5 million was withdrawn from QTC short-term cash fund investment to
cover working capital requirements.
Figure 7: Year to Date Trend of Cash Invested by Agency
100,000,000.00
90,000,000.00
80,000,000.00
70,000,000.00
60,000,000.00
50,000,000.00
40,000,000.00
30,000,000.00
20,000,000.00
10,000,000.00
-
Nov-17 Dec-17 Jan-18 Feb-18 Mar-18 Apr-18 May-18 Jun-18 Jul-18 Aug-18 Sep-18 Oct-18
QTC Bendigo Westpac NAB Suncorp CBA
Actual interest revenue for October was $150k with a weighted average yield of 2.6%, which
reflects a positive return compared to the industry benchmark (Bloomberg AusBond Bank Bill
Index) of 2.1%.
Previous Council Consideration
Nil.
Finance
As above.
Risks & Opportunities
Council’s risk register includes a number of risks that could impact on ongoing financial
sustainability. Effective budget management and reporting is an important risk mitigation tool.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
All areas of Council are consulted as part of the regular monitoring of budget performance.
Page 61 of 84
Section 62
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Departments/Sections Consulted:
x Chief Executive Officer x Community Services X Corporate Services
Executive Officer Director x Director
Executive Support Community Development x Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
x Executive Services x Environment & Sustainable Development x Infrastructure Services
Director Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 62 of 84
Section 63
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Attachment 1
Page 63 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
TO Attachment 1
Noosa Council
Statement of Income and Expenditure
For the Year Ended 30 June 2019
As at 31 October 2018
Current Current
Budget Budget Actual Variance Annual
2019 YTD YTD YTD Budget
($'000) ($000) ($'000) ($000) %
Profit and Loss Statement
Revenue
Recurrent Revenue
Rates, levies and charges 66,553 33,276 33,195 (82) 50%
Fees and charges 5,542 2,313 2,707 394 49%
Dividend income 1,600 - - - 0%
Interest received 4,250 1,805 2,028 223 48%
Tax equivalents 1,450 523 523 - 36%
Sale of Goods and major services 8,731 2,836 3,022 186 35%
Sale of contract and recoverable works 16 - 1 1 5%
Rental & lease income 1,546 582 552 (30) 36%
Other income 811 339 588 248 72%
Grants, subsidies, contributions and donations 5,225 1,771 1,856 85 36%
95,724 43,447 44,473 1,026 46%
Expenses
Recurrent Expenses
Employee benefits 32,273 9,924 9,328 (596) 29%
Materials and services 41,439 13,422 13,217 (205) 32%
Finance costs 2,579 800 792 (9) 31%
Depreciation and amortisation 19,264 6,421 6,421 - 33%
Other expenses 154 63 68 6 44%
95,709 30,630 29,826 (804) 31%
Operating Result 14 12,817 14,647 1,830
Summary of Capital Revenue and Expenditure
Capital Revenue
Capital contributions and donations 4,043 258 336 78 8%
Grants, subsidies, contributions and donations 3,375 946 946 - 28%
Other capital revenue - - - -
Total Capital Revenue 7,419 1,204 1,282 78
Capital Expenditure
Contributed assets 2,000 - - - 0%
Constructed assets 31,240 13,254 10,756 (2,498) 34%
Other capital expenses - - 165 165
Total Capital Expenditure 33,240 13,254 10,921 (2,333)
Page 63 of 84Section 64
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Attachment 2
Page 64 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Attachment 2
Noosa Council
Statement of Financial Position
For the Year Ended 30 June 2019
As at 31 October 2018
Current Actual Actual
Budget YTD Full Year
2019 2019 2018
($'000) ($'000) ($'000)
Current Assets
Cash and cash equivalents 46,127 65,826 64,193
Trade and other receivables 8,943 8,083 6,979
Inventories 330 226 225
Other current assets 490 4,997 4,115
55,890 79,132 75,512
Non Current Assets held for sale x : :
Total Current Assets 55,890 79,132 75,512
Non Current Assets
Trade and other receivables 49,218 49,218 49,218
Other non current Assets - - -
Investments 73,332 60,978 60,978
Investment property 4,405 4,167 4,167
Property, plant and equipment 978,029 870,406 866,604
Intangible assets 7,156 5,295 5,048
Total Non Current Assets 1,112,140 990,065 986,014
Total Assets 1,168,030 1,069,197 1,061,526
Current Liabilities
Trade and other payables 4,705 7,045 11,679
Borrowings 3,715 2,009 3,969
Provisions 4,282 2,834 4,648
Other 665 891 697
Total Current Liabilities 13,368 12,779 20,993
Non Current Liabilities
Trade and other payables - - -
Borrowings 34,040 32,171 32,171
Provisions 10,328 9,858 9,738
Total Non Current Liabilities 44,367 42,029 41,909
Total Liabilities 57,736 54,808 62,902
Net Community Assets 1,110,294 1,014,388 998,624
Community Equity
Asset Revaluation Surplus 67,090 41,740 41,740
Retained Surplus / (Defeciency) - - -
Shire Capital 1,043,204 956,885 961,335
Current Year Net Earnings : 15,764 (4,450)
Total Community Equity 1,110,294 1,014,388 998,624
Page 64 of 84Section 65
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Attachment 3
Page 65 of 84
as Attachment 3
Noosa Council
Statement of Cash Flows
For the Year Ended 30 June 2019
As at 31 October 2018
Current Budget Actual Actual
2019 2019 2018
($'000) ($'000) ($'000)
Cash flows from operating activities
Cash Flows from Operating Activities
Receipts from Customers 81,362 42,277 87,075
Payments to Suppliers and Employees (74,275) (33,488) (77,033)
7,087 8,789 10,042
Receipts:
Investment and Interest Revenue Received 4,250 2,028 4,701
Rental Income 1,541 552 1,301
Non Capital Grants and Contributions 5,211 1,856 6,052
Income Tax Equivalent Received 1,200 523 3,067
Income from Equity Investments 1,850 - 30
Payments:
Borrowing Costs - - -
Interest Expense (11) (113) (131)
Net Cash Inflow/(Outflow) from Operating Activities 21,128 13,636 25,062
Cash Flows from Investing Activities
Receipts:
Proceeds of Sale of Property, Plant and Equipment 10 - 154
Grants, Subsidies, Contributions and Donations 5,419 1,282 6,369
Payments:
Payments of Property, Plant and Equipment (28,916) (10,238) (26,981)
Payments for Intangible Assets (2,325) (408) (1,874)
Net Cash Inflow/(Outflow) from Investing Activities (25,812) (9,365) (22,332)
Cash Flows from Financing Activities
Receipts:
Proceeds from Borrowings 4,875 - 1,165
Payments:
Repayment of Borrowings (5,300) (2,639) (5,165)
Net Cash Inflow/(Outflow) from Financing Activities (425) (2,639) (4,000)
Net Increase/(Decrease) in Cash and Cash Equivalents held (5,109) 1,633 (1,270)
Cash and Cash Equivalents at the beginning of the reporting period 531,236 64,193 65,463
Cash and Cash Equivalents at the end of the reporting period 46,127 65,826 64,193
Page 65 of 84Section 66
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
8 BUDGET REVIEW 2 (BR2) FOR THE 2018/19 FINANCIAL YEAR
DOCUMENT INFORM AT ION
Author Manager Financial Services, Trent Grauf
Corporate Services Department
Index ECM/ Subject/ 7.20 – 2018-2019 Budget
Attachments 1. Proposed Operating Budget Submissions
2. Proposed Capital Budget Submissions
3. Revised Capital Program
4. Revised Statement of Income and Expenditure
5. Revised Budget Financial Statements
EXECUTIVE SUMMARY
The Local Government Act 2009 and Local Government Regulation 2012 require Council to
undertake regular reviews of the adopted budget to ensure it remains reflective of planned
activities to be funded through the financial year. This second budget review for the 2018/19
financial year (BR2) incorporates any new or emergent actions arising from Council resolutions,
Executive Team or Capital Works Executive Committee actions, reallocation of funds or realised
revenue variance since the adoption of the current BR1 budget in August 2018.
In summary the budget review is proposing a marginal increase of $3k to Council’s operating
position resulting in a revised operating surplus of $17k. The revised capital expenditure program
equates to $29.8m.
Item Current Budget Proposed Revised Budget
(BR1) Adjustments (BR2)
($’000) ($’000) ($’000)
Operating Revenue $95,724 $255 $95,978
Operating Expenditure $95,709 $252 $95,961
Operating Result $14 $3 $17
Capital Grants and Contributions Revenue $3,375 $- $3,375
Capital Works Expenditure $31,241 -$1,426 $29,815
RECOMMENDATION
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 12 November 2018 and approve the proposed changes to the budget for the
2018/19 financial year as outlined in the Revised Budget Financial Statements attached to the
report.
REPORT
Section 170(3) of the Local Government Regulation 2012 allows Council, by resolution, to amend
the budget at any time before the end of the financial year. Consequently, formal budget reviews
are scheduled to occur during August, November and April using the latest financial information
available as the basis to revise the budget forecast.
The key criteria for budget reviews include:
1. Council must maintain an operating surplus in the original budget year and ensure financial
sustainability targets continue to be met.
Page 66 of 84
Section 67
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
2. The eligible capital or operating project must be delivery-ready with a commitment to
complete the project during the year.
3. Capital submissions will be reviewed and authorised by the Capital Works Executive group
before inclusion as a budget review submission, where the group will consider justification
for the request, deliverability as well as organisational and community priorities before
endorsing any capital works.
4. All operating and capital submissions for additional spend, reallocation of savings or
additional revenue will be confirmed by the Executive Team based on business risk
assessment.
The revised statement of comprehensive income, included as Attachment 4, identifies the
financial statement line items that have been affected by the proposed budget adjustments. The
budget financial statements, included in Attachment 5, also identify the impact of the proposed
budget adjustments to Council’s financial sustainability indicators.
1. Proposed Operating Budget Adjustments
The proposed operational budget adjustments will result in a $3k increase to the operating
surplus. The following table summarises the 42 operational submissions by department and
branch, with a detailed list contained in Attachment 1. The financial statements in Attachments 4
and 5 outline the revised budget position as a result of these carryovers.
Department Branch Revenue Expense
CEO's Office Chief Executive Office -3,814 -3,814
Executive Support 359
Community Services Community Development 21,000 4,500
Community Facilities -16,000
Libraries and Galleries 18,659 46,404
Waste and Environmental Health 40,000 -177,233
Corporate Services Director Corporate Services 29,995
Financial Services 156,000
Information Communication 50,188
Technology
Property and Facilities 2,470 60,524
Environment and Director Environment and Sustainable 29,995
Sustainable Development
Development Economic Development 4,000
Environmental Services 1,530
Executive Services Customer Service 17,481
Infrastructure Services Asset Management 5,119 24,454
Civil Operations 40,960 42,456
Council Buildings and Facilities 31,728
Infrastructure Planning, Design and 98,981
Delivery
Grand Total 264,395 261,547
2. Proposed Capital Budget Adjustments
A total of 40 budget review submissions were received for capital works projects with a proposed
reduction of $1.4 million to the 2018/19 capital works program. All capital submissions have been
reviewed by the Capital Works Executive.
Page 67 of 84
Section 68
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
The table below summarises the budget submissions by program and categorised as:
Emergent Request: New items, acceptance of tender, change in scope or reallocation of
funds
Identified Saving: Actual cost will be under budget
Timing Adjustment: Commencement of construction has been delayed and works will
straddle two financial years into 2019/20
The full list of submissions is contained in Attachment 2.
Program Emergent Identified Timing Grand Total
Request Saving Adjustment
to 2019/20
Capital Works
Bridges 142,400 -28,000 114,400
Coastal Canals and Waterways -243,024 -243,024
Commercial Land & Property 20,000 20,000
Community Facilities 276,200 -334,000 -57,800
Corporate Buildings 120,000 120,000
Gravel Road Network 189,000 189,000
Holiday Parks -1,809,110 -1,809,110
Libraries & Galleries 846,925 846,925
Parks & Playgrounds 90,000 90,000
Pathways & Boardwalks 169,690 -543,505 -373,815
Public Amenities -227,091 -227,091
Sealed Roads Network -307,591 -500,000 -807,591
Stormwater Drainage 294,000 294,000
Transport and Infrastructure Management 496,591 496,591
Other Works
Fleet - Plant Replacement 41,363 41,363
Asset Management -120,000 -120,000
Grand Total 2,258,578 -543,505 -3,141,225 -1,426,152
The following table summarises the proposed revised 2018/19 capital budget, outlining the
proposed overall reduction from $31.2 million to $29.8 million.
Total Capital Budget Amount
($'000)
Original Budget 29,061
BR1 Submissions 2,180
Current Capital Expenditure Budget 31,241
Proposed BR2 Adjustments -1,426
Revised BR2 Capital Expenditure Budget 29,815
The following table summarises the proposed revised 2018/19 capital budget by program, with
the full program contained in Attachment 3.
Item Original Budget BR1 Proposed BR2
Adjustments
Page 68 of 84
Section 69
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Item Original Budget BR1 Proposed BR2
Adjustments
Capital Works 25,103,000 25,866,592 -1,347,515 24,519,077
Bridges 2,539,000 2,748,222 114,400 2,862,622
Car Parks 150,000 150,000 150,000
Cemeteries 27,000 27,000 27,000
Coastal Canals and 364,000 363,024 -243,024 120,000
Waterways
Commercial Land & Property 224,182 20,000 244,182
Community Facilities 792,000 898,748 -57,800 840,948
Corporate Buildings 780,000 867,037 120,000 987,037
Gravel Road Network 801,000 957,015 189,000 1,146,015
Holiday Parks 3,276,000 3,310,497 -1,809,110 1,501,387
Libraries & Galleries 860,000 641,964 846,925 1,488,889
Parks & Playgrounds 1,735,000 1,676,580 90,000 1,766,580
Pathways & Boardwalks 5,893,000 5,803,816 -373,815 5,430,001
Public Amenities 350,000 377,091 -227,091 150,000
Public Transport Infrastructure 518,000 518,000 518,000
Sealed Roads Network 4,210,000 4,544,714 -807,591 3,737,123
Stormwater Drainage 141,988 294,000 435,988
Streetscapes and Road 156,000 156,000 156,000
Corridors
Transport and Infrastructure 2,538,000 2,346,713 496,591 2,843,304
Management
Waste Management 114,000 114,000 114,000
Other Capital 3,958,000 5,374,163 -78,637 5,295,526
Asset Management 840,000 1,050,517 -120,000 930,517
Fleet - Plant Replacement 1,098,000 1,998,878 41,363 2,040,241
Information Technology 770,000 848,371 848,371
Planning Scheme 1,250,000 1,476,397 1,476,397
Grand Total 29,061,000 31,240,755 -1,426,152 29,814,603
Previous Council Consideration
The 2018/19 original budget was adopted by Council resolution on 6 July 2018 (Ref. Special
Meeting Minutes, 6 July 2018, Item 3, Page 3).
The 2018/19 budget review 1 was adopted by Council resolution on 16 August 2018 (Ref.
Ordinary Meeting Minutes, 16 August 2018, Item 6, Page 12)
Finance
Council’s 2018/19 budgeted financial sustainability ratios will all remain within the benchmark
ranges as per the table below.
Ratio Target Original Budget BR1 BR2
Operating Surplus 0 – 10% 0.2% 0.0% 0.0%
Net Financial Liabilities < 60% (0.4%) 1.9% (7.4%)
Asset Sustainability > 90% 114.6% 120.7% 119.9%
Page 69 of 84
Section 70
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Risks & Opportunities
Council’s risk register includes a number of risks that could impact on ongoing financial
sustainability. Effective budget management and reporting is an important risk mitigation tool.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
Financial Services have been in contact with all Council branches. Directors of each department
have reviewed endorsed all submissions received. The Executive Team has also reviewed and
endorsed all submissions received.
Departments/Sections Consulted:
x Chief Executive Officer x Community Services x Corporate Services
Executive Officer Community Development x Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
x Executive Services x Environment & Sustainable Development x Infrastructure Services
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 70 of 84
Section 71
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
Attachment 1
Page 71 of 84
GENERAL COMMITTEE MEETING AGENDA 12 NOVEMBER 2018
TO Attachment 1
Noosa Shire Council
2018/19 Budget Review 2 - Operating Submissions
For the period ending 30 June
Function PY-V FTE TLC) rR
AdditionalRevenue orSavings 8888448,
Financial Services __Inlerest Revenue from investments above budget expectations =| 156,000,
Ringtail Quarry __Intemal charges and recoveries YTD for sale of remaining Ringtail Quarry product «30,670,
Waste Management Sales for recovered metal at landfill above budget estimates 40,000,
BaseBudgetRevisions 88,287
Holiday Parks Boren Point Holiday Park commission expenses omitted from original budget (84,480
Libraries and Galleries _|Looking Forward to Peace Grant Program carryover amountnotincludedinBR1 | 15,245 |
peer ltardbaget eee | ||
original budget
berate ers eearesrenssnmctes [ey
original budget
Security Costs Security patrol costs omitted fom original budget TO
Waste Management Landfill restoration provision duplicated in original budget «ATO,
EmergentRequest(LevyFunded) AT
Management nn Pmiestenvons etter
Management
Emergent Request (part funded from revenue/savings) BN
cathodic protection partially funded through staff vacancies and additional revenue
EmergentRequest(unfunded) 600024, 259
Magen eee fT
Management
Pen een’? [pomanentpartine.ctd wapoabiliee evewed ereswingaan |||
permanent part time, and responsibilities reviewed for existing staff.
Elected Members New couneillr allowance for WPS disaster management mobile coverage 85,
ICT Inereased Technology One licence fees forrenewalofcontract, 105,210
er teenies | |
increase not possible
a li ahd ad
sites
costs incurred to remove asbestos from illegal dumping and on Council land) _*12,000
“General Organisational position reviews and reclassifications OBIT.
EmergentRequest(FullyFunded) 000,000
| Looking Forward to Peace Grant Program allocation of additional grant funds | 5,082 | 5,082 |
Maker Magic Grant Program allocation of additional grantfunds 8,000 3,000
entice ernie Dene Pies ation ina srisiinenes |e
PS Public Library Grant increase for 2018/19 and utilised for collection purchases |= 2,040| 2,940 |
Total rly. Teh:] 251,761
Page 71 of 84The text continues on section 72.