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SARA Information request - 2107-23530 SRA
Attached to the e-mail SARA information request - MCU21/0110.
GE33-N SARA reference: 2107-23530 SRA Council reference: MCU21/0110 6 August 2021 Noosa Springs Real Estate Pty Ltd c/-Adamson Town Planning Pty Ltd PO Box 894 COOROY QLD 4563 [email protected] Attention: Mr Phil Starkey Dear Mr Starkey SARA information request - 61 Noosa Springs Drive, Noosa Heads (Given under section 12 of the Development Assessment Rules) This notice has been issued because the State Assessment and Referral Agency (SARA) has identified that information necessary to assess your application against the relevant provisions of the State Development Assessment Provisions (SDAP) has not been provided. State-controlled road 1. Issue: The proposed resort complex consisting of 112 short term accommodation, bar, food and drink outlet, outdoor sport and recreation (3 x tennis courts) will generate increased demand for public passenger transport, specifically private buses, coaches, shuttles, mini- buses, taxi services and rideshares. Further information is required to address how public passenger transport infrastructure is to be provided to accommodate the demands of the proposed development. It is identified that the submitted material (The Site Plan (DA1.00) and Entry Link Level Plan (DA1.01), prepared by Marchese Partners, both dated 02/09/20, revision 7 Link Entry Plan and the Traffic Engineering Assessment, prepared by Traffic Transport Plus, dated 18 June 2021, reference 10553) has not demonstrated that the development's demand for private bus, coach, mini-bus, taxis and rideshare will be adequately addressed. The applicant is required to provide further details on setdown areas, lay-by areas, swept path design and bus circulation movements in accordance with specified standards. Darling Downs South West regional office 128 Margaret Street, Toowoomba PO Box 825, Toowoomba QLD 4350 Page 1 of 4
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2107-23530 SRA
Action:
It is requested that the applicant provide further information on Performance Outcomes
(PO)15-22 of State code 6: Protection of State transport networks (State code 6) of the
SDAP.
Provide revised proposal plans and a revised Traffic Engineering Assessment detailing the
following:
(i) Private buses/coaches/mini-buses and shuttles:
A dedicated bus setdown facility with adequate capacity (number of parking bays)
to cater for the demand generated by the development for private/chartered
coaches, buses, mini-buses, shuttles and the resort's own private shuttle services,
including potential events held by the resort complex
Bus lay-by parking commensurate with demand, namely, bus layover for resort
owned buses any events held at the resort complex
A bus setdown facility and bus lay-by parking designed for the maximum design
vehicle (single unit rigid bus of 14.5m in length), with the bus setdown facility
parallel to the kerb and at the entry to the development. Guidance on suitable
dimensions can be obtained from Chapter 5 – Bus Stop Infrastructure of the Public
Transport Infrastructure Manual 2015. Bus parking should comply with the
Disability Standards for Accessible Public Transport 2002 made under subsection
31(1) of the Disability Discrimination Act 1992
A Registered Professional Engineer of Queensland (RPEQ) certified swept path
analysis demonstrating:
o that the maximum design vehicle can manoeuvre into and out of the bus
setdown facility
o that buses parked in the bus setdown facility have independent movements
o that buses can circulate past buses parked in the bus setdown facility
o that buses can manoeuvre into and out of the bus lay-by parking without
causing conflict
A bus circulation allows an efficient and direct route between the entry and exit of
the development and should avoid carparking areas and aisles and circuitous
routes. All bus parking zones are separate from passenger loading zones for taxis,
rideshare, private vehicles and service vehicle loading zones to avoid vehicle
conflict and maximise safety and efficiency and bus parking capacity
A waiting area of adequate dimensions for the anticipated dwell time of passengers
at the bus setdown facility. Include shelter and seats as well as hardstand and
access for waiting, boarding and alighting passengers.
(ii) Taxis and rideshare:
A porte cochere that has a dedicated passenger loading zone with adequate
capacity (number of car parking bays) to accommodate the demand generated by
the development for taxis and rideshare and private vehicles
A porte cochere that can accommodate the parking of a taxi suitable for use by
people with a disability in accordance with the disability standards set out in PO22
of State Code 6 and Chapter 7 of the Public Transport Infrastructure Manual 2015
(http://translink.com.au/about-translink/reports-and-publications)
A RPEQ certified swept path analysis demonstrating that the maximum design
vehicle can circulate past parked vehicles (maximum design vehicle) in the porte
cochere. This will be necessary for independent vehicle movement in the porte
cochere
State Assessment and Referral Agency Page 2 of 4
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2107-23530 SRA
A porte cochere vehicle setdown adequately distinguished and separated from the
vehicle turnaround, short term car parking and the entry and exit of the existing
porte cochere. The design of the porte cochere and its vehicle exit should avoid
conflicts with cars manoeuvring into and out of the short-term car parking area and
entering the existing port cochere. Adequate queuing distance will need to be
provided.
(iii) Urban Bus Stops:
A safe, direct and convenient pedestrian pathway connecting the entry of the
development to existing footpath on Links Drive, immediately north of the site's
gated entrance.
Koala Habitat Areas
2. Issue:
The proposed resort complex consisting of 112 short term accommodation, bar, food and
drink outlet, outdoor sport and recreation (3 x tennis courts) has not reasonably avoided or
minimised the impacts of interfering with Koala Habitat Values.
The proposed development will impact Koala Habitat Areas with the inclusion of three (3)
proposed new tennis courts which will involve the removal of 19 Non-Juvenile Koala Habitat
Trees (NJKHT). It is noted that an offset is proposed by the applicant. However, the
proposed development has not taken into account avoidance and minimisation of Koala
Habitat Areas for bushfire management requirements. The proposed site is within a ‘high
potential bushfire intensity’ rating area and the remaining 41 NJKHT will be potentially
impacted by the proposed development. The submitted material does not promote
measures to improve connectivity to allow usage for koala habitat of the remaining NJKHT
on site or the impact to Matters of State Environmental Significance (MSES) by the removal
of the 19 NJKHT.
Further information is required to demonstrate that all reasonable avoidance, minimisation
and mitigation measures of development have been undertaken in order to ensure that the
proposed development will not impact koala habitat or MSES.
Action
It is requested that applicant provide further information on PO1 and PO5 of State code 25:
Development in South East Queensland koala habitat areas (State code 25) of the SDAP.
Provide a report prepared by an appropriately qualified ecologist that:
identifies the number of NJKHTs on site that are proposed to be impacted including
those that could be impacted from the future use of the site (e.g. infrastructure,
excavation or fill) and as exempted development (as defined in Schedule 24 of the
Planning Regulation 2017) which would apply as a natural and ordinary
consequence of the development.
More information on how to demonstrate compliance with this PO is provided in the
Guideline: State Code 25: Development in South East Queensland koala habitat areas
(https://environment.des.qld.gov.au/__data/assets/pdf_file/0020/102836/koala-state-
development-assessment-provisions-sdap-guideline.pdf
How to respond
You have three months to respond to this request and the due date to SARA is 5 November 2021.
State Assessment and Referral Agency Page 3 of 4
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2107-23530 SRA
You may respond by providing either: (a) all of the information requested; (b) part of the information
requested; or (c) a notice that none of the information will be provided. Further guidance on responding to
an information request is provided in section 13 of the Development Assessment Rules (DA Rules).
It is recommended that you provide all the information requested above. If you decide not to provide all
the information requested, your application will be assessed and decided based on the information
provided to date.
You are requested to upload your response and complete the relevant tasks in MyDAS2.
As SARA is a referral agency for this application, a copy of this information request will be provided to the
assessment manager in accordance with section 12.4 of the DA Rules.
If you require further information or have any questions about the above, please contact Maria Johnson,
Senior Planning Officer, on (07) 4616 7302 or via email [email protected] who will
be pleased to assist.
Yours sincerely
Darren Cooper
Manager - DDSW (Planning)
cc Noosa Shire Council, [email protected]
Development details
Description: Development permit Material Change of Use - Resort complex (112 units), Bar, Food and drink outlet,
Outdoor sport and recreation (3 x tennis courts).
SARA role: referral agency
SARA trigger: Schedule 10, Part 10, Division 3, Subdivision 3, Table 1, Item 1 (10.10.3.3.1.1) Koala habitat area in SEQ
region
Schedule 10, Part 9, Division 4, Subdivision 1, Table 1, Item 1 (10.9.4.1.1.1) Development Impacting on
State Transport Infrastructure
SARA reference: 2107-23530 SRA
Assessment criteria: SDAP –
State code 6: Protection of State transport networks
State code 25: Development in South East Queensland koala habitat areas
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