Further Advice Response 21-8-26 – OPW Application (Council Ref. OPW24/0142) - Lakelands Resort, 396 Lake Cooroibah Road, Cooroibah

Subject: Our Ref. 676.2 - Further Advice Response  – OPW Application  (Council Ref. OPW24/0142) - Lakelands Resort, 396 Lake Cooroibah Road, Cooroibah QLD 4565 
From: Curtis McMillan
Date: 2026-08-21T05:18:49+00:00
To: Daniel Epps, Mailbox Council Mail

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Hi Daniel

Reference is made to the further advice email dated 17 October 2025 issued by Council. We have reviewed the items raised and provide the following for your further consideration:

Please find included within the one drive link below documentation to support our response, including:

Attachment 1 – Updated Engineering Plans
Attachment 2 – Site Distance Submission
Attachment 3 – Landscaping Plans
            Attachment 4 – Waste Management Plan

[​Folder icon] FAR Submission<https://aus01.safelinks.protection.outlook.com/?url=https%3A%2F%2Furl.au.m.mimecastprotect.com%2Fs%2FlmPtC91WM4imPN2GUofNQhqZ0U9%3Fdomain%3Dipsptyltd.sharepoint.com&data=05%7C02%7C[email protected]%7C717097ccde0b4d2b955408deff43bb2e%7C99d9dd67b90f4999a44ef2d3700133b2%7C0%7C0%7C639228863704772921%7CUnknown%7CTWFpbGZsb3d8eyJFbXB0eU1hcGkiOnRydWUsIlYiOiIwLjAuMDAwMCIsIlAiOiJXaW4zMiIsIkFOIjoiTWFpbCIsIldUIjoyfQ%3D%3D%7C0%7C%7C%7C&sdata=1OUe5HZJ2c9Mzfbxu3jOTfIATqt9K98EC7j%2BiMlPqqw%3D&reserved=0>

I have itemised our response to the individual items raised by Council as follows:

Issue – Development Staging
The justification for the amended staging is insufficient in demonstrating compliance with the higher order approval (51987.2966.05).

The proposed amended staging:
• Includes an additional ‘temporary’ access from Lot 0 (Common Property) to Stage 1A.
• Does not propose to construct the driveway crossover until Stage 1B.
• Does not propose to seal the driveway crossover or internal driveway until the final stage.

Advice Required
1. Lodge a Minor Change Application to the higher order approval to amend the staging layout of the development; or
2. Amend the staging layout of the development to comply with the higher order approval.

Comment: This OPW application now aligns with the higher order MCU approval (Council Reference TPC1903 and 51987.2966.05) which we understand Council now considers to be ‘generally in accordance’. We also note that formal GIA correspondence from Council confirming this should be forthcoming.

Issue – Earthworks Plan

An Earthworks Plan has not been submitted as part of the application material.
Council is unable to assess the “Earthworks” component of the Operational Works application against the Noosa Plan 2020 – Earthworks Code. Council considers the application material insufficient to satisfy Condition 3 of the higher order approval (51987.2966.05).

Advice Required

3. Submit an Earthworks Plan that satisfies the Noosa Plan 2020 – Earthworks Code, PSP6 – Engineering Design Standards and demonstrates the extent of earthworks required below the 3.0m contour to improve the existing drainage in the area. The Earthworks Plan must be prepared by a suitably qualified person (RPEQ).

Comment: Please see attached earthworks plan (which forms part of Attachment 1).

Issue – Stormwater Management Plan

A Stormwater Management Plan has not been submitted as part of the application material. Council is unable to assess the “Stormwater” and “Drainage work” components of the Operational Works application against the Noosa Plan 2020 – Water Quality and Drainage Code. Council considers the application material insufficient to satisfy Condition 4 of the higher order approval (51987.2966.05).

N.B. Council advises that Marshall Civil Engineering’s Stormwater Management Plan (SBSMP, Rev. B) dated 2 August 2021 is unlikely to satisfy the above because the report does not:
• consider an increase in impervious area from the sealing of the internal driveway;
• include an allowance for climate change when calculating the required detention volume; and
• include a ‘low-flow’ outlet to allow the detention tanks to empty between rainfall events.

Advice Required
4. Submit a Stormwater Management Plan that satisfies the Noosa Plan 2020 – Water Quality and Drainage Code, PSP6 – Engineering Design Standards and Condition 4 of the higher order approval (51987.2966.05). The Stormwater Management Plan must be prepared by a suitably qualified person (RPEQ).

Comment: Please see attached stormwater catchment plan/calculations (which forms part of Attachment 1).

Issue – Driveway Crossover

The proposed driveway crossover shown on SCG Consulting’s Proposed Driveway Crossover Plan (33140 – OW2.2) dated July 24 does not comply with Council’s standard drawing RS- 056 for the following reasons:
• a culvert, associated headwalls and stone pitching has not been proposed to support flow and prevent ponding in the existing verge.
• guideposts have not been proposed. Council considers that the proposed driveway crossover fails to satisfy Condition 5 of the higher order approval (51987.2966.05).

Advice Required

5. Provide additional detail demonstrating a compliant a sealed rural driveway crossover in accordance with Council’s standard drawings RS-056, RS-056.01 and any associated addendum. The additional detail must be prepared by a suitably qualified person
(RPEQ) and include, but not be limited to:
a. a 375mm dia. RCP culvert, associated concrete headwalls and stone pitching; and
b. guideposts.

Comment: Please refer to Attachment 1.

Issue – Sight Distance at Intersection

The Proposed Driveway Site Distances detail shown on SCG Consulting’s Proposed Driveway Crossover Plan (33140 – OW2.2) dated July 24 does not satisfy the required safe sight distance for a 60km/hr road as per Council’s standard drawing RS-056 (i.e., 123 metres). The drawing details a maximum sight distance of ~45m and ~55m to the west and north-east, respectively. Council considers that the proposed driveway crossover fails to satisfy Condition 5 of the higher order approval (51987.2966.05).

Advice Required

6. Provide additional detail demonstrating that 123 metres of unbroken sight distance is available in both directions at the proposed driveway crossover in accordance with Council’s standard drawing RS-056. The additional detail must be prepared by a suitably qualified person (RPEQ) and include any treatments to achieve the required sight distance.

Comment: Please refer to Attachment 2.

Issue – Carparking on Lot 2 & Internal Driveway on Lot 0

The proposed carparking layout shown on Ecolibrium’s Overall Site Plan (DD01, Rev. O) dated 11 September 2025:
• Proposes twenty-one (21) car parking spaces to service Lot 2 when twenty-two (22) is required.
• Does not include a sealed access to Lot 1 whereby Condition 11 reads “… for Lot 1, and access there to which are to be provided with a sealed pavement…”.
• The carparking layout plans have not been prepared by a suitably qualified person (RPEQ). Council considers that the proposed carparking layout fails to satisfy Condition 11 of the higher order approval (51987.2966.05).

Advice Required

7. Provide additional detail demonstrating compliance with Condition 11 of the higher order approval (51987.2966.05). The additional detail must be prepared by a suitably qualified person (RPEQ) and include, but not be limited to:

a. Twenty-two (22) car parking spaces contained entirely within Lot 2 and remain consistent with the approved staging of the higher order approval, i.e.-
i. Stage 1 – 8 total carparks (including 1 PWD)
ii. Stage 2 – 7 total carparks
iii. Stage 3 – 7 total carparks
b. A sealed internal access driveway extending from the front property boundary to the shared property boundary between Lot 0 (Common Property) and Lot 1 which must be provided as part of Stage 1.
c. Details of all associated drainage works, pavement details, road cross-sections,etc.

Comment: Please refer to Attachment 1.

Issue – Waste Management

A hosecock and hose(s) has not been provided in the vicinity of the refuse container as per Condition 15 of the higher order approval (51987.2966.05) Additionally, it is unclear how:
• a waste collection vehicle will service the bin storage area; and
• visitors/occupants will access the bin storage area.

Advice Required
8. Demonstrate compliance with Condition 15 of the higher approval (51987.2966.05).
9. Provide a Waste Management Plan in accordance with PSP9 Waste Management. The Waste Management Plan must demonstrate how a waste collection vehicle will service the site (including vehicle manoeuvring) and how visitors/occupants will access the bin storage area.

Comment: Please refer to Waste Management Plan detail provided at Attachment 4.

Issue – Bonds

The $10,000 bond called for as part of Condition 17 of the higher order approval has not been paid (51987.2966.05). Council is unable to issue an Operational Works approval until this condition has been satisfied.

Advice Required

10. Provide a receipt confirming the bond has been paid in accordance with Condition 17 of the higher order approval (51987.2966.05).

Comment: Evidence of payment is to be provided under separate cover, but this detail will be forthcoming and is to be provided as soon as practicable.

Issue - Vegetation removal

The operational works plans indicate that the proposed structures and activities will necessitate the removal of vegetation identified as having biodiversity significance.

Advice Required

11. Demonstrate how the existing vegetation on the site will be retained in accordance with Condition 12 of the higher order approval (51987.2966.05). Where vegetation removal is proposed, an arborist report prepared by a suitably qualified professional must be submitted. This report should include an assessment of all trees proposed for removal and provide sound arboricultural justification for their removal.

Comment: The subject site is largely cleared of vegetation, and the bulk earthworks plans (Attachment 1) confirm that only minimal site disturbance is proposed, largely confined to the fixed footprints of the approved buildings and associated improvements (including footpaths, amenities and the like). We also advise that the development will not necessitate any vegetation clearing.
Further, and respectfully, Condition 11 does not require explicit demonstration that existing vegetation is to be retained. Rather, it requires the existing vegetation to generally be retained unless otherwise unavoidable for the use itself and sound Arboricultural justification where vegetation is proposed to be removed. In this instance, the site is already largely cleared, the development footprint demonstrates that only minimal site disturbance will occur, and the proposed works generally align with the existing approved layout. It has also now been confirmed that no further vegetation clearing is necessary to facilitate completion of the development.
On this basis, it is submitted that the above information provides sufficient justification to demonstrate that the proposal is consistent with the intent of Condition 11 of the higher-order approval, without the need to incur the additional expense of undertaking a tree survey across the site.
Issue – Open Space landscape and revegetation

The Operational works landscape plans have not addressed the Planning Scheme Policy 2 – Landscaping or incorporated the requirements of condition 12 of the higher order approval (51987.2966.05).

Advice Required

12. Provide revised landscape plans that are in accordance with the higher order approval (51987.2966.05) development layout.

13. Provide detailed landscape plans that incorporate the requirements of the Riparian Zone Plans, prepared by Environmental Landscape Planning dated 02/2022.

14. Provide revised landscaping plans that substitute the use of Ravenala Rivularis for a mixture of native tree species found with the local Regional Ecosystem 12.2.5.

15. Provide revised landscape plans that demonstrate that suitable landscape buffering is provided to ensure the development is screened from neighbouring properties. This must include landscape buffering to all boundaries of Lot 2.

Comment: Please refer to attached landscaping plans (attachment 3).

I trust this information satisfactorily addresses Council’s concerns, enabling the OPW application to be finalised, but please don’t hesitate to contact me should you wish to discuss further.

Regards

Curtis McMillan
Senior Town Planner
Innovative Planning Solutions
P: 07 5452 5207 Mob: 0447 301 528
Email: [email protected]<mailto:[email protected]>
Mail: PO Box 1043 Maroochydore Q 4558
Office: Level 1, 9 First Avenue Maroochydore Q 4558
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