8. APP C. Prelodgement Meeting Minutes

Page 2

                                                     PRE-LODGEMENT NOTES
                                                     PRELODGEMENT ADVICE SERVICES
                                                     PLANNING ASSESSMENT BRANCH




 1. PLM DETAILS
 Date                09/10/2014                           Application No                PLM14/0028
 Applicant           DFS GROUP
 Applicant           Name                                 Title/Organisation
 Attendees           MICHAEL O’CONNOR                     EMPERICA
                     PETER VOLK                           EMPERICA
                     MATT VOLK                            EMPIRICA
                     LEN POWE                             ARCHITECT
                     GRAEME COLES                         HYDER ENGINEERING
                     GARY DILON                           DFS
                     MICHAEL VOLKENSON                    DFS
                     LOU MAJER                            OFFICEWORKS
                     NOEL WESTAWAY                        OWNER
 Council             Name                                 Title/Branch
 Attendees           KERRI COYLE                          MANAGER PLANNING & ENVIRONMENT
                     DENIS WALLACE                        PLANNING
                     MONKEITH KHADUM                      CIVIL ENGINEERING


 2. PLANNING SCHEME INFORMATION
Development Type                                 OPW                   ROL          X        MCU                      BA
Level of Assessment                                         Code                    X                   Impact
Planning Locality                        Noosaville
 Zone                                    Industry
 Overlays                                Low Potential Acid Sulphate Soils Area

 3. PLM PROPOSAL
 Street Address                           139 EUMUNDI NOOSA RD NOOSAVILLE QLD 4566
 Real Property Description                LOT 4 SP 159610
                                          LOT 31 SP 170751
 Proposal Details                         MATERIAL CHANGE OF USE - SERVICE STATION, FAST
                                          FOOD/CAFE, TYRE & MECHANICAL, SHOWROOM
 (Use Type, Number of Units/Lots,
 Retail GFA, Car Parking, etc)




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 1 of 5

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 PLM                              Document(s)/Plan(s)                          Title
 Supporting                       SK06A                                        NEW SHOWROOMS + FUEL
 Information                                                                   NOOSAVILLE SITE STUDY 5

 (Provided by Applicant)




 4. ADVICE & INFORMATION
 Planning                                   Officer Name - Denis Wallace

 The site is zoned Industry and some of the proposed uses are not identified as consistent
 uses within the zone under The Noosa Plan, as follows:
  Use description         Planning Scheme Definition                    Consistent Use?
  Tyre & Mechanical       Industrial Business – Type 2 Production,            Yes
                          Alteration, Repackaging & Repairing
  Service Station         Retail Business – Type 5 Vehicle Uses               Yes
  Shop Component          Retail Business – Type 2 Shop & Salon                No
  Fast Food / Café        Entertainment & Dining Business – Type 1             No
                          Food & Beverages
  Showroom                Retail Business – Type 4 Showroom                    No

  The proposed inconsistent uses within the industrial zone raise significant planning
  concerns and must demonstrate sufficient grounds to overcome the conflict with the
  planning scheme in accordance with S326 of the Sustainable Planning Act.

  In particular, the grounds should establish that sufficient need exists for the uses proposed
  out-of-zone and that they would provide significant community benefit.

  The grounds for relocating Officeworks to the site were discussed at length. Council staff
  advise that the grounds do not appear strong and the showroom use is unlikely to be
  supported. The intent of the zoning is to preserve land for industrial uses. While the
  business would relocate, it would not free up its existing site for industry uses, with the
  showroom approval continuing on that site.

  Concern is also raised at the size of the retail shop component of service station, at up to
  200m2, and the proposed entertainment and dining use. Staff consider it unlikely that a
  strong need for out-of-zone development for these uses exists and that it can be
  demonstrated they cannot be adequately accommodated within suitably zoned areas of
  Noosa.

  Due to the level of planning conflict proposed, a report on the development application
  would be made to a full Council meeting for its decision.

 Specialist reports will be required for Economic Impact & Need, Traffic and Stormwater.

 The development should meet the minimum required landscaping area of 15% of the site.
 Further landscaped setback requirements at frontages are detailed in the Landscaping Code
 of The Noosa Plan.

 An attractive presentation to the road frontages should be presented. In particular, screening
 vegetation to the rear of the tyre and mechanical building, stepping of retaining structures
 where possible and plantings to boundary setbacks.

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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 Civil Engineering                          Officer Name - Monkeith Kadhum
 The following issues raise concerns and/or require further assessment:
  Stormwater Drainage: The submitted layout plan does not show area for stormwater
    quality treatment. A drainage strategy for the site addressing stormwater collection,
    detention, treatment and disposal into the Council’s drainage system is required.
  Stormwater Treatment: The submitted Site Layout plan does not show area for
    stormwater quality treatment, this needs to be shown as it may impact on the proposed
    parking and landscaping areas.
    Where proprietary devices are to be considered:
    o The application should demonstrate that a standard WSUD treatment train (i.e.
         biobasin/wetland/swales, etc.) cannot practically be achieved.
    o Any propriety device must demonstrate it can achieve the pollutant reduction targets
         over the lifetime of the development. This must be demonstrated in the form of
         MUSIC modelling and the input data must be acceptable and consistent with Healthy
         Waterways Water by Design guidelines & recommendations.
    o A maintenance plan (including cost forecasts) must be provided and demonstrate how
         this will be implemented throughout the life of the development.
  Existing Services and Easements: Council’s mapping shows an existing sewer line
    located along the dividing boundary line of the subject lots. This sewer line appears to run
    beneath the proposed building/s. The status of this line needs to be clarified and
    confirmed by Unitywater (refer to Important Note below). Also, the applicant needs to
    advise of any registered easement on site that will need to be cancelled and relinquished
    due to the development proposal.
  Access and Traffic Issues: A detailed traffic report, by RPEQ specialised in this field,
    assessing the impact of the development onto the traffic conditions in Eumundi Noosa
    Road and Lionel Donavan Drive is required. The traffic assessment should include:
    o Assessment of the sight distance/s and the impact of the proposed (existing) north
         entry access on the flow of southbound traffic from the roundabout (intersection of
         Eumundi Noosa Drive and Walter Hay Drive). Currently, it is difficult to enter this
         access driveway without obstructing or slowing down southbound traffic from the
         roundabout. It is particularly difficult for vehicles coming from the south on Eumundi
         Noosa Road making a U-turn at the roundabout and change lanes to enter the site.
         The intensity of the proposed development is likely to worsen the situation. The
         current driveway is likely has existed prior to the construction of the roundabout. This
         issue is a primary engineering concern and consideration should be given to any
         feasible option to relocate (southward) or delete this driveway.
    o In the submitted site layout, deliveries and service vehicles to the Beaurepaires
         garage need to drive through the customers parking areas, improvement to layout is
         required to remove this traffic conflict.
    o Consider potential traffic conflicts at the access to Lionel Donovan Drive associated
         with vehicles queuing and/or entering the Fast Food drive through.
    o Specify the types of vehicles expected to be used for deliveries to the proposed
         buildings and demonstrate adequate turning and manoeuvring areas are available to
         manage impact on traffic movement on the site.
    o Plan/s to demonstrate the fuel delivery trucks movement and manoeuvring within the
         site, entry to and exit from the site. Also, provide assessment of the impact on traffic
         during fuelling of the fuel storage tanks on the traffic circulation and vehicles’ entry to
         the site.
  Earthworks:          Provide information regarding the anticipated earthworks on the
    development site including any retention walls. It should be noted that filling along the
    north boundary of site may need to include filling and adjustment to the finished levels of
    the grass verge along Walter Hay Drive.



This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 3 of 5

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 ENVIRONMENTAL HEALTH                               Officer Name – Terry Steer
 The service station use must be assessed against the general environmental duty under the
 Environmental Protection Act 1994 and state interests under the Development Code for
 Hazardous Industries and Chemicals. The following information is required:
 Manifest Quantity Workplace (MQW)
     Service station design details in accordance with the Code for the design and
        operation of the site i.e. plan details of how the site will comply with State interests
        (Workplace Health and Safety Queensland)
 Environmental Protection Act
     Suitable service station design details that prevent or minimise environmental harm,
        including (but not limited to) -
    1. detailed drawings showing the proposed design of service station including
        underground and/or above ground storage capacity of flammable and combustible
        liquids on site
    2. maximum storage volume of storage tanks and type of fuel
    3. the type of storage tanks (e.g. double containment FRP etc.)
    4. location of tanks & distances to protected works, including site plan etc.
    5. leak detection methods proposed (e.g. statistical inventory analysis, automatic tank
        gauging, electronic line leak detection, safe suction etc) - at least 2 methods capable
        of detecting a leak at a rate of 0.76 litres per hour or more with at least 95% accuracy
        and a probability of false detection of 0.05 or less
    6. ground water monitoring wells and location
    7. vapour recovery design proposed (Type 1and/or Type 2)
    8. the description of the forecourt spillage containment system and drip line using
        drawings and contours etc (i.e the system to capture all spilt fuels and other
        contaminants as a result of the dispenser pumps operation and bulk delivery filling of
        the underground/above ground tanks)
    9. the capacity of forecourt containment vessel (i.e. minimum 10,000L sump/tank with no
        connections to stormwater and with/without connections to sewer).
    10. any sewer pre-treatment devices/options (if any) consistent with Unitywater’s Trade
        Waste Policy and/or advice
    11. regulated waste removal and disposal options
    12. designs that comply with relevant Australian Standards

 IMPORTANT NOTE – Distribution Retailers

 The State Government recently introduced legislation changing the way Distributor Retailers
 such as Unitywater are involved in development related matters from 1 July 2014. The
 changes include:
    (a) In most instances, applicants will make separate applications to Unitywater for a
        Water Approval for any aspect of their development relating to water and sewerage
        matters.
    (b) Importantly, applicants will be responsible for the coordination of the various aspects
        of their project including any differences between the Council’s development approval
        and a Unitywater approval.
    (c) Noosa Council will only be issuing an Infrastructure Charges Notice for infrastructure
        networks controlled by Noosa Council, with Unitywater issuing a separate
        Infrastructure Charges Notice for water and sewerage infrastructure.
    (d) Infrastructure contributions, fees, bonds, easement documents in favour of Unitywater
        and the like will need to be paid/lodged at Unitywater and not at Noosa Council.
    (e) Where there are any issues associated with water or sewerage matters, it is
        recommended Applicants consult with Unitywater and if necessary seek a ‘Services
        Advice Notice’ from Unitywater. This is equivalent to the Council’s Prelodgement
        meeting service.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 4 of 5

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 5. INFRASTRUCTURE CHARGES
 A request for written advice for an Infrastructure Contributions Estimate relevant to your
 proposal may be obtained for a fee of $211.

 6. FURTHER ADVICE TO BE SOUGHT
      You are advised to contact Unitywater and any relevant Queensland Government
      Agencies for their specific requirements in respect of your proposal.

 7. FOLLOW UP MEETING
 Confirmation Email Sent                                                    YES                X                NO
 (Highlight Applicable)


 8. PLM NOTES
 Council Project Director




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 5 of 5