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2017-01-16 General Committee Meeting Notes
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RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL GENERAL COMMITTEE MEETING 16 JANUARY 2017 GENERAL COMMITTEE MEETING - LIVE RECORD MEETING NOTES 16 JANUARY 2017 – Crs. Frank Wilkie (Chair), Jess Glasgow, Ingrid Jackson, Joe Jurisevic, Frank Pardon, Brian Stockwell and Tony Wellington. 1 MCU16/0079 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR EXTENSION TO NOOSA TEWANTIN RSL CLUB AT 5 MEMORIAL AVE, TEWANTIN Cr Pardon declared a perceived conflict of interest in this matter (as defined in section 173 of the Local Government Act 2009) due to his life membership of the RSL Club. Cr Pardon left the meeting room for the debate and decision on this matter. Committee Recommendation Moved: Cr Wellington Seconded: Cr Stockwell That Council note the report by the Manager Planning & Environment to the General Committee Meeting dated 16 January 2017 regarding Application No. MCU16/0079 for a Development Permit for Material Change of Use of Premises for extensions to RSL Club situated at 5 Memorial Avenue, Tewantin, described as Lot 3 on T16319 and Lot 10 on SP 273411 and approve defer the application to a future round of meetings in order that a peer review from a Council chosen architect may occur and further consideration given to the driveway placements, the setbacks on Pelican Street and overall aesthetic appearance. in accordance with the conditions contained in the General Committee Agenda dated 16 January 2017. Carried. Cr Pardon re-joined the meeting. 2 MCU16/0112 & OPW16/0209 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A BREWERY, ANCILLARY TASTING AREA & OPERATIONAL WORKS AT 85 RENE STREET, NOOSAVILLE Committee Recommendation Moved: Cr Stockwell Seconded: Cr Jackson That Council note the report by the Development Planner to the General Committee Meeting dated 16 January 2017 regarding Application No. MCU16/0112 & OPW16/0209 for a Development Permit for Material Change of Use of Premises - Industrial Business Type 2 & Entertainment & Dining Business Type 1 & Operational Works for stormwater, landscaping, access and car parking situated at 85 Rene, Street, Noosaville and: A. Approve the application in accordance with the following conditions: MATERIAL CHANGE OF USE - MCU16/0112 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. Page 1 of 52
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Section 2
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
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 No. Rev. Plan/Document Name Date
02 of 04 K Ground /Site Floor Plan, prepared by Ace Space 25.10.16
Design
03 of 04 K Mezzanine Floor Plan, prepared by Ace Space 25.10.16
Design
04 of 04 K Elevations, prepared by Ace Space Design 25.10.16
Nature and Extent of Approved Use
3. The Industrial Business Type 2 may operate 24 hours.
4. The Entertainment and Dining Business must not operate outside the hours of
10am to 12 midnight.
5. Any display and retail sale of goods must remain an ancillary component to the
approved use and must not exceed 20% of the gross floor area.
Building Height
6. The maximum height of the development must not exceed 10 metres above the
finished ground level and the natural ground level.
Performance Bond
7. Security in the form of a cash bond or trading bank guarantee to the sum of
$15,000 must be submitted to Council, to secure performance of all conditions of
this approval, prior to arranging the 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.
Building Design
8. All air conditioning units or other mechanical equipment must be fully enclosed
or screened such that they are not visible from the street frontages.
9. To improve street appearance the masonry wall to the northern side of the east
elevation must incorporate a mix of materials to provide depth and interest to the
façade. Amended plans must be to the satisfaction of the Chief Executive Officer
and submitted to Council prior to the pre-start meeting for operational works.
Water & Sewer Connections
10. 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).
Page 2 of 52
Section 3
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
11. 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.
ENGINEERING
12. A minimum of 26 car parking spaces and 2 motor cycle spaces must be provided
on the site which includes 1 disabled space.
13. Bicycle parking spaces and end of trip facilities must be provided in accordance
with the approved plans.
14. All car parking areas and access driveways must be line marked and maintained
exclusively for vehicle parking and manoeuvring and kept in a tidy and safe
condition at all times.
15. Any awnings and/or other structures must not obstruct or impact on the function
of the loading zone.
Stormwater Drainage
16. Stormwater runoff from the development must be disposed of on-site generally
in accordance with the approved engineering plans without causing scour or
damage to the subject site or any adjoining property.
Electricity and Telecommunication Services
17. 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.
Landscaping Works
18. The development site must be landscaped. The works must be undertaken in
accordance with the approved landscape plans and Planning Scheme Policy
PSP 3 Landscaping Plants and Guidelines.
19. 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.
ENVIRONMENTAL HEALTH
Noise
20. Mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc. must be situated within the building or suitably provided
with noise reduction measures and located as to prevent a noise nuisance
beyond the boundary of the site and not exceed the levels specified in Table 1.
Table 1
NOISE LIMITS AT A SENSITIVE RECEPTOR
(Excludes On-Site Ancillary Dwelling Unit – Caretakers Unit)
PERIOD Noise level at noise sensitive place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 5 dB(A)
Page 3 of 52
Section 4
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
6pm – 10pm Background noise level plus 5 dB(A)
10pm – 7am Inaudible
NOISE LEVELS AT COMMERCIAL PLACE
PERIOD Noise level at a commercial place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 10 dB(A)
6pm – 10pm Background noise level plus10 dB(A)
10pm – 7am Background noise level plus 8 dB(A)
21. When requested by Noosa Council, a Noise Impact Assessment Report (NIAR)
showing monitoring and recording of noise levels must be undertaken to
investigate any non-vexatious complaint caused by noise emissions from
operations at the premises. Such monitoring must be undertaken and completed
within a reasonable and practicable timeframe as nominated by council and be
performed by a suitably qualified and experienced person.
The NIAR must be submitted to Council detailing the results of such monitoring
and recommendations for any measures to achieve compliance with limits
outlined in Table 1 of this Decision Notice.
22. Measurement of sound pressure levels (adjusted for tonality and impulse) must
be in accordance with Australian Standard AS1055.1 “Acoustics – Description
and measurement of environmental noise – General procedures”.
For the purpose of measuring and certifying relevant noise conditions and
reporting (eg. mechanical plant and equipment, a/c units, motors, refrigeration
equipment, compressors, pumps etc ), a suitably qualified person is either:
a. a Registered Professional Engineer of Queensland, or
b. an environmental consultant with a minimum of 3 years current experience
in the field of acoustics.
Outdoor Lighting Devices
23. 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.
24. 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. 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.
Odour
25. Odour emissions must be managed in accordance with the Noise and Odour
Assessment Noosa Micro Brewery prepared by GHD Pty Ltd and dated 17
August 2016.
Page 4 of 52
Section 5
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
Waste Disposal
26. 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.
27. 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.
OPERATIONAL WORKS – OPW16/0209
Approved Plans
1. Development undertaken in accordance with this operational works 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
02 of 04 - K Ground/Site Plan, prepared by Ace Space Design 25.10.16
Project No:
15.253
26232 – Operational Works: Earthworks & Retaining Wall Plan, Aug 2016
0W3 prepared by SCG Consulting Engineers
26232 – Operational Works: Driveway & Access Plan, prepared Aug 2016
0W4 by SCG Consulting Engineers
LD 1 A Specifications, prepared by Anembo Consultants 8.9.16
LD 2 A Details, prepared by Anembo Consultants 8.9.16
LD 3 A Schedules & Legend, prepared by Anembo 8.9.16
Consultants
LP 1 A Landscape Plan, prepared by Anembo Consultants 8.9.16
LP 5 A Landscape Plan, prepared by Anembo Consultants 8.9.16
Landscaping Works
2. Four (4) suitable native trees with a pot size of 45 litres must be planted evenly
spaced to the garden adjoining the front boundary (between the entry and exit
points).
3. All landscape works must be constructed and undertaken generally in
accordance with the approved plans and conditions detailed in this Decision
Notice.
Page 5 of 52
Section 6
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
4. Turfed areas within the Rene Street road reserve must:
a. Join smoothly and level with adjoining surfaces.
b. Be free of disease, pest, weeds, rock and debris.
5. Landscape works must:
a. In accordance with Planning Scheme Policy PSP 3 Landscaping Plants
and Guidelines.
b. Take all measures to prevent Fire Ants (or any stages of the fire ant life
cycle) entering the work site.
c. Take all measures to prevent Myrtle Rust infection.
d. Not obstruct overland flow paths and must include adequate drainage to
minimise ponding. Mulch or any floatable material must not be located in
swales, overland flow paths or around grated drains.
e. Not encroach onto kerb and channel, footpaths, pedestrian or vehicular/
circulation areas.
f. Not restrict access to service meters.
g. Delineate all garden to grassed area interfaces with a hard edge.
h. Ensure sales signage and ancillary infrastructure is not installed within the
road reserve.
i. Ensure permanent irrigation is not installed within the road reserve.
j. Ensure all weeds and debris are removed from planting areas prior to
planting.
k. Ensure mulch is aged, comprised of leaf and limb material of varying sizes,
free of foreign matter including anthropogenic waste, rock, soil / sediment
contamination and is applied to ensure a minimum 100mm depth once
settled.
6. Soil provided for landscaping must provide for the site specific vegetation
performance objectives.
7. All landscape works must be completed prior to the commencement of use.
PRIOR TO COMMMENCENT OF WORKS
Engineering
8. At least 5 working days prior to any works commencing, written advice must be
provided to Council detailing:
a. The name, contact details and ACN for the supervising Registered
Professional Engineer of Queensland (RPEQ) and Principal Contractor.
b. Proposed dates for commencement and completion of construction.
9. The principal contractor must have all the appropriate insurance and public
liability documentation to carry out the works. The principal contractor is also
responsible to ensure that any subcontractors also have the appropriate
insurance and public liability documentation. Certificates demonstrating currency
of public liability insurance and works insurance covering the works must be
submitted to Council prior to the prestart meeting.
Page 6 of 52
Section 7
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
10. Council must be contacted at least 5 working days prior to any works
commencing to organise a prestart meeting*. The contact number to arrange a
prestart meeting is 5329 6291. The prestart meeting must include the relevant
parties for the following aspects of the works:
a. Civil engineering works.
b. Landscape works.
c. Erosion and sediment control works.
* (Refer to Advisory Note)
11. Copies of the approved plans duly signed by the consultant Registered
Professional Engineer of Queensland (RPEQ) must be provided to Council’s
Engineering Officer Construction at the “prestart” meeting.
12. A detailed condition report including photographs of the frontage of the site and
the access driveway for construction must be completed and submitted to
Council prior to the prestart meeting.
13. A condition report including photographs of all fences and retaining walls
bordering the site and any buildings, structures, pathways, landscaping features
etc on adjoining properties that could potentially be impacted on by the proposed
earthworks and construction works must be completed and submitted to Council
prior to the prestart meeting.
14. A Construction Management Plan must be submitted to Council for approval prior
to the prestart meeting and must specifically include/address the following:
a. Traffic Management during all aspects of the construct phase including:
i. A Traffic Management Control Plan in accordance with Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary
signage and traffic control measures to be installed prior to
construction.
ii. Fencing to the work site during the construction phase to ensure the
safety of the public and the road users.
iii. Sufficient parking arrangements for trucks, machineries and
construction workers without adversely impacting on traffic
movements on the shared driveway on the access easement and/or
the public road.
b. Maintenance and protection of water quality and existing drainage lines
through the construction site through the implementation of appropriate
erosion and sediment control measures.
c. Works programme identifying key components of the works and their
respective durations.
d. The proposed dates for the commencement and the completion of the
works.
e. Effective procedures and measures to minimise adverse environmental
impact on other properties and roads users including noise and dust
emission.
Page 7 of 52
Section 8
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
f. Establishment of a communication protocol with the adjoining owners
(particularly the users of the shared access driveway) and any other
affected parties to advise of construction times, impacts on traffic and
services and any other relevant issues.
g. Identification of communication and complaint management procedures
including:
i. Contact details for the on-site manager.
ii. Dispute resolution procedures.
15. Any changes to the details associated with the supervising RPEQ or Principal
Contractor during construction, must be notified to council in writing within five
business days of the change occurring.
16. Any alteration to existing services or conflict between the development and an
existing or proposed service must be referred to the relevant service authority for
determination prior to commencement of works.
General
17. The developer must meet any costs to repair damage to any Council asset during
construction, where damage is a result of the development works. Damage to
assets must be repaired immediately where it creates a hazard to the community.
In circumstances where the damage does not create a hazard to the community,
it must be repaired immediately on completion of the works associated with the
development.
18. All works must be supervised by a Registered Professional Engineer of
Queensland (RPEQ) who is independent of the Developer and Principal
Contractor, and they must certify that all works conform to the Operational Works
permit. Where municipal works are involved, such confirmation must be
submitted for the respective hold points prior to any site inspection by Council
Officers.
19. All works must be constructed and work procedure undertaken in accordance
with:
a. The approved plans and conditions detailed in this Decision Notice.
b. All relevant Noosa Council Planning Scheme Policies, standard drawings,
standard specifications and guidelines, particularly PSP 5 – Engineering
Design Standards – Roads, Drainage and Earthworks.
c. The latest version of the Healthy Waterways document “Water Sensitive
Urban Design Technical Design Guidelines for South East Queensland” for
all water quality devices to be constructed on site.
DURING CONSTRUCTION
Driveways and parking
20. The following must be complied with during the construction of the required
driveways and parking areas:
a. The driveway must be constructed so as not to concentrate stormwater
runoff or ponding onto other properties and/or the road verge.
b. Parking areas must be line marked in accordance with the approved plans
Page 8 of 52
Section 9
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
c. For public safety, the finish levels of crossover must ensure smooth
transition to existing surfaces such as the grassed verge and existing
concrete driveway.
d. Where applicable, underground service conduits for water supply,
electricity and any other services must be provided as part of the access
driveway works.
e. Have a minimum clearance of 500mm from any Unitywater/Telstra asset,
unless a written approval is obtained from Unitywater/Telstra and submitted
to Council.
21. Pavement design for privately owned works must be undertaken in accordance
with the relevant standards and be designed and constructed to comply with the
Disability Discrimination Act (DDA), Access to Premises Standard and relevant
sections of AS1428 Design for access and mobility. Structural integrity of the
driveway and car park areas will remain the responsibility of the property
owner/developer and must be certified by an RPEQ.
Earthworks
22. All earthworks associated must be undertaken in accordance with the provisions
of AS 3798 Guidelines on Earthworks for Commercial and Residential
Development, with geotechnical supervision and testing undertaken in
accordance with Section 8 of the Standard, and to a minimum of ‘Level 2’ as
defined in Appendix B and the approved plans.
23. All Earthworks and construction works must be carried out taking into
consideration the protection of any existing above and below surface services,
and the stability and protection of fences and any buildings and structures on the
adjoining properties.
Damage to Services and Assets
24. Any damage caused to existing services, streetscape and assets (including kerb
and footpath) 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.
Erosion & Sediment Control
25. A construction hold point must be established with a council delegate and
supervising RPEQ prior to commencement of cut to fill earthworks for each stage
of the development. The hold point must be held as soon as reasonably practical
and prior to the first rain event forecast following initial tree clearing or removal
of soil stabilising material for each stage. At the hold point inspection, all required
sediment basins, drains and bunds to divert waters away from disturbed soil or
soils about to become exposed through cut to fill activities must be installed. All
areas that will not require earthworks in the imminent cut to fill operation must be
stabilised to prevent entrainment of sediments into receiving waters.
Page 9 of 52
Section 10
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
26. Cut to fill earthworks must not commence until after the Supervising RPEQ has
certified that all installed erosion and sediment controls required by this approval
are sized in accordance with conditions of the approval and the written
acceptance of the certification is provided to the supervising RPEQ by Council
officers.
27. Offsite run-off must be diverted around exposed soils on the site without
entraining additional sediments. Discharge from measures to divert the offsite
water must not cause run-off impacts to other properties. Measures installed to
divert the upstream water must be designed and certified by the supervising
RPEQ and installed prior to commencement of bulk earthworks.
28. Any temporary drainage works to manage stormwater flows during the
construction phase of development must be designed by the supervising RPEQ
to provide a 150mm freeboard and convey the following flow capacities without
resulting in visible scour within flow paths:
a. 1 in 2 year event where disturbed area open for less than 12 months
b. 1 in 5 year event where disturbed area open for 12-24 months
c. 1 in 10-year ARI event where disturbed area open for 24 months
d. Minimum 1 in 1 year ARI Hydraulic capacity for temporary culvert crossings
29. E&SC measures must be installed and maintained to ensure any waters
discharged from the site up to and including a 85%ile 5 day rain event (or 46mm
rainfall event) contain less than 50mg Total Suspended Solids per litre. All
relevant measures detailed in the International Erosion and Sediment Control
Book 2008 or Sunshine Coast Manual for Erosion and Sediment Control must be
installed to minimise the amount of sediment leaving the site in rainfall events
that exceed 85%ile 5 day or 46mm.
30. Peak 1-year ARI event discharge from the construction phase of development
must be equivalent to the pre-development peak 1-year ARI event discharge.
Measures included in calculations to achieve management of peak flows must
be incorporated into the development in a manner that is consistent with the
Noosa Plan, all conditions of the approval and does not interfere with adjoining
properties.
31. Prior to the completion of the development, all site surfaces must be effectively
stabilised. For the purpose of this condition, an effectively stabilised surface is
defined as one that does not, or is not likely to result in visible evidence of soil
loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to
water contamination.
Water Sensitive Design
32. All hardstand areas must drain to a bioretention basin with active filter media area
sized to be 2.2% of the contributing catchment. Active filter media area is the
area of the bioretention basin surface that is not covered by any impermeable
structure such as a sediment forebay, inlet pipe riser, etc.
33. Amended drawings must be provided to Council for approval prior to arranging a
pre-start meeting. The amended stormwater drawings must:
a. demonstrate that each catchment on site drains to a bio retention basin
sized to 2.2% of the catchment area. The bioretention basins must be
constructed in accordance with those drawings.
Page 10 of 52
Section 11
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
b. demonstrate that appropriate detention is provided to not increase peak
flow runoff from the site in a Q1, 5, 50 and 100 year event. The appropriate
detention infrastructure must be installed in accordance with those
drawings.
34. Prior to the commencement of use, the supervising RPEQ must certify that all
hardstand areas of the development drain to necessary detention tanks as well
as a bioretention device designed and constructed in accordance with all relevant
conditions of this approval, the Water by Design Bioretention Technical Design
Guidelines, relevant aspects of the IPWEAQ Standard Drawing WSUD-drawing
series and Construction and Establishment Guidelines: Swales, Bioretention
Systems and Wetlands (Water by Design, 2009).
35. During construction and establishment of the bioretention devices, the
supervising RPEQ must certify forms contained in section 3.15 of the
Construction and Establishment Guidelines: Swales, Bioretention Systems and
Wetlands (Water by Design, 2009). These forms and certification must be
submitted to council prior to the sealing of the survey plan.
36. A construction hold point must be established with a council delegate once the
bioretention device underdrainage pipe work is installed. At the time of
inspection, a sample of the drainage layer, transition layer, and filtration media
materials must be stockpiled onsite accompanied by laboratory results that
demonstrate that the media complies with the specifications contained in the
latest version of the Guidelines for Soil Filter Media in Bioretention Systems
(Facility for Advancing Water Biofiltration) and that the minimum hydraulic
conductivity of 180mm/hr or as specified on the approved engineering plans will
be achieved. The drainage layer, transition layer, and filtration media materials
shall not be installed until the catchment draining to the bioretention device has
80% groundcover as determined by council’s delegate.
37. Eighty per cent (80%) of the catchment flowing to the bioretention basin must be
effectively stabilised prior to the construction hold point for the Bioretention
device.
38. Following the commencement of use, the bioretention devices must be regularly
maintained in accordance with the Water By Design Maintain Vegetated Assets
Guideline. Records of all maintenance activities must be retained on site for 5
years and made available to Council Officers on request.
Bioretention Devices - Landscaping
39. Landscaping must include a mixture of at least five of the following species for
planting in the bioretention basin extended detention surface at a minimum
density of 8 plants/m²:
a. Carex appressa
b. Carex fascicularis
c. Ficinia nodosa
d. Juncus usitatis
e. Lomandra longifolia
f. Ghania sieberiana
Page 11 of 52
Section 12
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
40. Landscaping for the areas surrounding the bioretention basin filter media
footprint must be arranged to minimise shading to the filter media footprint are.
Suitable plants include the following:
a. Carex appressa
b. Carex fascicularis
c. Ficinia nodosa
d. Juncus usitatis
e. Lomandra longifolia
f. Ghania sieberiana
g. Banksia robur
h. Dianella brevipendunculata
i. Themada triandra
j. Cymbopogan refractus
k. Melaleuca thymifolia
41. Where landscaping/garden beds are proposed adjacent to the bioretention basin,
or where the basin is located adjacent to naturally forested areas, a 900mm deep
root barrier must be installed to the interface between the
landscape/garden/forest area and the bioretention basin to prevent root intrusion
to the biobasin infrastructure.
42. Where required, mulch within the batters of bioretention basins must be installed
in a manner that it will not escape into receiving stormwater drainage
infrastructure or water courses.
Bioretention Devices - Education
43. The development must provide approved permanent signage to educate the
public on the function of the bioretention basin. The wording for the signage for
each bioretention basin is to include: “BIORETENTION BASIN - This bioretention
basin reduces the pollution of our waterways by reducing the amount of heavy
metals, litter, suspended solids, and nutrients discharged to Eenie Creek”.
FOLLOWING CONSTRUCTION
Certification
44. Upon completion of the work and prior to the final inspection a certificate must
be issued by an RPEQ certifying that the works have been constructed in
accordance with the Operational Works permit and applicable engineering
standards.
45. A final inspection and approval of the completed works by Council’s Inspector is
required. Please contact Council on 5329 6291 to arrange for the inspection.
B. Find that the tasting room and associated kitchen and preparation area is ancillary and
complementary to the primary industrial use on-site and will not cause any reverse
amenity issues and therefore is sufficient grounds to justify the decision despite the
conflict with the Planning Scheme.
Carried.
Page 12 of 52
Section 13
RECOMMENDATIONS ONLY – NOT THE FINAL DECISION OF COUNCIL
GENERAL COMMITTEE MEETING 16 JANUARY 2017
3 FURTHER REPORT MCU16/0066 & OPW16/0133 APPLICATION FOR SERVICE
STATION, CONVENIENCE SHOP & FOOD OUTLET & SIGNAGE AT 6 TAYLOR COURT,
COOROY
Motion
Moved: Cr Jackson
Seconded: Cr Jurisevic
That Council note the report by the Development Planner to the Planning and Environment
Committee dated 6 December 2016 and the Further Reports to the General Committee
Meetings dated 12 December 2016 and 16 January 2017, and refuse regarding Application
No. MCU16/0066 & OPW16/0133 for a Development Permit for Material Change of Use of
Premises - Retail Business Type 2 Shop & Type 5 Vehicle Uses, Entertainment & Dining
Business Type 1 - Food & Beverages and Operational Works for Signage, situated at 6
Taylor Court, Cooroy for the following reasonsand:
1. The development raises conflicts with The Noosa Plan and its current and future land
use intent for the subject site and water supply catchment area.
2. The proposal is not conveniently located or readily accessible for the local community
and will not provide a significant benefit to that community.
3. The development will adversely impact on the local villages and towns by reducing
patronage to these centres and therefore will not improve community wellbeing.
4. The proposal is contrary to the SEQ Regional Plan’s Regional Policy 11.5.1 to identify
and protect existing and potential drinking water catchments from inappropriate land
use as the development would pose an unacceptable risk to water quality.
5. The proposal is contrary to the Environmental Protection (Water) Policy for Mary River
Environmental Values and Water Quality Objectives as the proposed surface water
quality exceeds these objectives in relation to Total Nitrogen and Total Phosphorous
and the applicant has not addressed the impact the in-ground storage of fuel will have
on ground water.
6. The proposal fails to meet the Plan of Development for the site, including the provision
of a 10 metre landscape buffer to visually screen the development from the Bruce
Highway.
7. The proposed illumination of the advertising devices is contrary to the Advertising
Devices Code and the intent of the Plan of Development for the site.
A. Approve the application in accordance with the following 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 No. Rev. Plan/Document Name Date
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DA-02 P5 Site Plan, prepared by Red Dog Architects 19/10/2016
DA-05 P5 North Elevation, prepared by Red Dog Architects 19/10/2016
DA-06 P5 South Elevation, prepared by Red Dog Architects 19/10/2016
DA-07 P5 East & West Elevations, prepared by Red Dog 19/10/2016
Architects
3. The Approved Plans must be amended to incorporate the amendments listed
within this Decision Notice and resubmitted to Council prior to the issue of
Development Permit for Operational Works for any civil works.
Built form
4. The building design must be amended to include architectural design features
that reflect the hinterland/village character of the locality. Design outcomes such
as traditional roof form, timber framed windows, eaves and the like must be
included.
5. The development must include a tourist kiosk which includes but is not limited to
an interpretive map promoting the opportunities in Cooroy, Pomona, Cooran and
Kin Kin localities, the Noosa Country Drive and Recreational Vehicle Stop over
locations. The kiosk must have a minimum floor area of 10m². The content and
design of the kiosk must be submitted to Council prior to the issue of an
operational works approval for any civil works.
Nature and Extent of Approved Use
6. The approved Gross Floor Area of the Service Station and Convenience Shop is
195m².
7. The approved Use Area of the Entertainment and Dining Business is 255m²
including the outdoor dining area.
8. The development may operate 24 hours.
9. The development must include an electric charge station.
Building Height
10. The maximum height of the development must not exceed 8 metres above the
finished ground level and the natural ground level.
11. Certification must be submitted to Council from a Licensed Surveyor which
certifies that the buildings do not exceed the maximum height requirement of this
Decision Notice.
Performance Bond
12. Security in the form of a cash bond or trading bank guarantee to the sum of
$15,000 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
for any civil works (or landscaping). 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.
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Landscaping
13. The development must be landscaped generally in accordance with the approved
site plan, Planning Scheme Policy PSP3 - Landscaping Plants and Guidelines
and an Operational Works approval and must include in particular:
a. the 5m wide garden and associated larger corner gardens along the Holts
Road frontage must be densely landscaped with suitable low to medium
height plantings
b. the 5m wide garden along the northern and western boundaries must be
densely landscaped to help mitigate light emanating from the site at night.
The planted vegetation must have a minimum pot size of 45 litres and
consist of native, endemic species with a mature height of not less than 10
metres and a maximum spacing of 4 metre centres.
c. five (5) x 45 litre street trees evenly spaced in the Taylor Court road reserve
fronting the site.
Earthworks
14. All earthworks, associated batters and retaining walls must be undertaken in
accordance with an Operational Works approval, and must in particular:
a. be carried out in accordance with a site-specific Geotechnical Investigation
Report prepared by a suitably qualified person*
b. be undertaken in compliance with the provisions of Australian Standard
AS3798: Guidelines on Earthworks for Commercial and Residential
Developments
c. all fill and associated batters must be contained entirely within the subject
site unless written permission from the respective landowner(s) is provided
to Council.
15. All Earthworks and construction works must be carried out taking into
consideration the protection of any existing above and below surface services,
and the stability and protection of fences and any buildings and structures on the
adjoining properties.
Site Access and Driveways
16. Sealed access driveways must be provided from Taylor Court to all parking and
manoeuvring areas of the development generally in accordance with the
approved plans. The works must be undertaken in compliance with an
Operational Works approval and must include in particular:
a. a driveway crossover generally in accordance with the approved plans and
standard drawing SEQ R-051 with a width not exceeding 9.0m at the
boundary line
b. traffic restriction signage to identify Exit Only and Entry Only requirement
in accordance with approved plans
c. grades and configuration that demonstrate smooth maneuvering and
adequate ground clearance (no bottoming down) for for all vehicles and
particularly for fuel tankers, articulated vehicles, heavy rigid vehicles along
the vehicles traveling paths
d. finished levels and grades to match the existing concrete pathway along
the frontage of the site
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e. any landscaping, retaining walls, fences and fixtures near the access entry
point must comply with AS 2890.1 requirements for sight visibility for
pedestrians and cyclists at driveways
f. adjustment to any affected utility services in accordance with the
requirements of the relevant service provider.
Car Parking
17. A minimum of 33 car parking spaces and 4 motor cycle spaces must be provided
and marked on the site generally in accordance with the approved plans and in
compliance with Australian Standard AS2890: Parking Facilities for User Class
3A Table1.1. The works must be undertaken in accordance with an Operational
Works approval and must include in one (1) disabled parking space within the
total.
18. 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.
19. Prior to the submission of any Operational Works Application, the applicant must
provide a Traffic Management Plan for the refueling procedure that demonstrates
no adverse impact on traffic movements in Taylor Court or on the internal traffic
within the site. The plan should include any necessary time restrictions to be
implemented on refueling operation schedules to address the potential of
adverse impact on traffic.
20. All driveways, cars, motor cycles and bicycles parking areas must be line marked
in accordance with approved plan/s.
External Works Frontage Reinstatement Works
21. Frontage and external works be undertaken in accordance with an Operational
Works approval and must include in particular:
a. an extension to the existing concrete footpath to a new pram ramp facing
south direction at the intersection of Taylor Court and Holt Road in
compliance with current engineering standard drawings
b. all redundant driveways to the site must be removed and the kerb, footpath
and verge area are reinstated to match the balance of the site frontage,
including the provision of topsoil and turf where the existing verge is
grassed
c. replacement of any removed street trees
d. all necessary linemarking and other traffic measures in Taylor Court and
its intersection with Holts Road to improve traffic safety and address any
potential adverse traffic impacts caused by the increase in traffic generated
by the development.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
Pedestrian and Bicycle Facilities
22. 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:
a. signage and lighting at strategic locations to direct people to building
entries.
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b. any required pedestrian refuge areas within the carpark to ensure safe and
convenient pedestrians movements within the site.
c. a total of 9 bicycle parking spaces and 5 end of trip lockers.
Electricity and Telecommunication Services
23. 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.
24. Any requirement by a service provider to alter, upgrade or encase an existing
service within the work site must be carried out at the applicant’s expense.
25. Certification must be submitted to Council from all relevant service providers
which certifies that the development has met the requirements of this Decision
Notice and all applicable legislation at the time of construction.
Damage to Services and Assets
26. Any damage caused to existing services and assets above or below the ground
must be repaired:
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.
Stormwater Drainage
27. The site must be provided with a stormwater drainage system connecting to a
lawful point of discharge. The works must be undertaken in accordance with an
Operational Works approval and the Queensland Urban Drainage Manual, and
must include in particular:
a. No adverse impact on other properties and the road’s footpath and grassed
verge (e.g. by diverting flows and/or blocking flows and causing additional
ponding)
b. The use of gravity stormwater drainage only and not surcharge pits or
pumps.
c. collection and discharge of stormwater to Taylor Court.
d. A stormwater detention system to manage peak flows for all storms up to
and including 1 in 100 years storm event
e. A stormwater quality treatment system. The stormwater treatment must
generally be in accordance with the Stormwater Management Plan For
Highway Service Centre Cooroy, project number 161968 by Covey
Associates, dated October 2016 except where alteration to impervious area
and water quality treatment dimensions are necessary to achieve the
following objectives as predicted in MUSIC modelling in accordance with
the Water by Design MUSIC modelling guidelines.
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State Planning Environmental Approved Plan of
Policy Protection Water Development
Policy Water Water Quality
Quality Objectives Criteria
Total 90% reduction <6mg/L 90th%ile 15mg/L
Suspended compared to an
Solids unmitigated
development
Total 60% reduction Maximum 50ug/L Maximum 0.03mg/L
Phosphorous compared to an
unmitigated
development
Total 45% reduction Maximum 500 ug/L Maximum 0.3mg/L
Nitrogen compared to an
unmitigated
development
f. The development must include bins with educational signage material to
encourage patrons who purchase items that generate gross pollutants to
dispose of such items appropriately, and not where they may enter
stormwater systems.
g. Stormwater quality treatment devices must be routinely checked, serviced
and cleaned in accordance with the manufacturer’s recommendations or
Water by Design maintaining vegetated stormwater assets guidelines.
Records of all maintenance activities undertaken must be kept and made
available to Council upon request. Where replacement cartridges or other
necessary components for the system become unavailable, an alternative
system is required to be retrofitted into the development to achieve an
equivalent pollutant reduction outcome.
h. All primary stormwater quality treatment devices must be routinely
checked, serviced and cleaned in accordance with the manufacturer’s
recommendations. Records of all maintenance activities undertaken must
be kept for 5 years and made available to Council upon request.
i. The ongoing maintenance plan for the development must include the
operations and maintenance manual for the water quality device/s and
must include the full cost of maintaining the system. This maintenance plan
must be provided as part of the subsequent operational works
j. The development must not cause an increase in peak flow runoff in 1, 5,
50 or 100 ARI events. The subsequent application for operational works
must include calculations and designs to demonstrate how this condition is
achieved.
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Stormwater Harvesting
28. Operating rainwater collection tanks must be provided as identified in section 4.2
of the Stormwater Management Plan For Highway Service Centre Cooroy,
project number 161968 by Covey Associates, dated October 2016. The tanks
must be provided in accordance with a Building Works approval for above ground
tanks, or operational works approval for below ground tanks and provide for re-
use of harvested rainwater for internal non-potable uses and outdoor uses.
29. Prior to commencement of use, certification must be submitted to Council from a
qualified person* which certifies that the rainwater collection tank/s and
associated reticulation has/have been installed in accordance with the
requirements of this Decision Notice.
*(Refer to Advisory Note)
ENVIRONMENTAL HEALTH
Development Code – Hazardous Industry
30. The design, specifications and construction of the Manifest Quantity Workplace
(MQW) storage and dispensing of petroleum products (Service Station) is to
comply in all respects with the Model Development Code for Hazardous
Industries and Chemicals - Workplace Health and Safety Queensland(WHSQ)
31. Certification must be provided to Council from a suitably qualified person* which
certifies that the design, construction, operation and safety of the MQW
(specifically including the design and operation of the stormwater quality
improvement device: treatment tank/Stormwater 360 pods filter cartridges &
detention tank) complies in all respects with the WHSQ Code prior to
commissioning the site.
A suitably qualified person* is a Registered Professional Engineer of Queensland
with experience and knowledge in the design and operation of the storage and
dispensing of petroleum products.
Environmental Protection – General Environmental Duty S319
32. A copy of this decision notice must be kept on site in a location readily accessible
to personnel carrying out this activity.
33. Notwithstanding any other condition of this decision notice, this notice does not
authorize any release of contaminants that cause or is likely to cause an
environmental nuisance beyond the boundary of the property.
Underground Tanks
34. The underground petroleum storage system (UPSS) must be designed by a
suitably qualified person** with relevant industry experience, and a copy of the
design certification must be provided to Council prior to issue of development
permit for operational works.
35. Underground tanks must be non-corrodible and be constructed of either:
a. fibre-reinforced thermosetting resin (fibreglass) that is compatible with the
product; or
b. a steel inner wall and a fibre-reinforced thermosetting resin composite
(fibreglass) outer wall with an interstitial space between the 2 walls.
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36. Underground tanks must be double walled and have an interstitial space between
the two (2) walls of the tanks that is capable of being monitored for any breach
of either the inner or outer wall of the tank.
37. All tanks are to meet the requirements of UL 1316 Glass fibre reinforced
underground storage tanks for petroleum products, alcohols and alcohol gasoline
mixtures or the equivalent.
38. A Certificate of Compliance must be provided by the manufacturer of the tanks
to Council prior to the commissioning of the tanks for service.
39. An overfill protection valve must be installed in the drop tube of the tank and
calibrated to prevent the tank from being filled in excess of 90% of its capacity.
An overfill alarm must be installed to visually and audibly alert persons in the
vicinity of the tank.
Leak Detection UPSS
40. The leak detection system of the UPSS must:
a. detect a leak from any portion of the underground storage system
b. use equipment that has been installed, calibrated and commissioned in
accordance with the manufacturer's instructions
c. be capable of detecting a leak at a rate of 0.76L per hour or more with at
least 95% accuracy and a probability of false detection of 0.05 or less
(United States Environmental Protection Agency (USEPA)
d. be certified by an independent third party, consistent with the current
USEPA protocols and system of verification (USEPA 1990, 40 Code of
Federal Regulation Part 280, Subpart D)
41. A Certificate of Compliance must be provided by the independent third party that
the UPSS leak detection system is consistent with the current USEPA protocols
and system of verification and be provided to Council prior to the commissioning
the UPSS.
Leak Detection System for Underground Tanks
42. The following leak detection systems must be used for the underground tanks:
a. statistical inventory reconciliation (SIR) that includes a software-based
system where daily tank dip readings, delivery records and sales records
are entered onto a proprietary software package; or
b. automatic tank gauging (ATG) that includes an automatic system using an
arrangement of sensor probes and other devices that monitor the
underground petroleum storage system and provide inventory information
and leak testing;
c. a tank pit observation well at the lowest point of each tank excavation pit.
43. Leak detection systems for the underground pipework must include:
a. electronic line leak detection (ELLD) for pressure piping; or
b. safe suction for suction piping;
c. for remote fill lines, a statistical inventory reconciliation system to monitor
leaks in the fill lines.
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44. All underground pipework must be made of approved, non-corrodible materials
which include either:
a. fibre-reinforced thermosetting resin composite (fibreglass) compatible with
the product to be transferred; or
b. flexible plastic meeting the requirements of UL971 Standard for non-
metallic underground piping for flammable liquids.
45. All product piping must have secondary containment consisting of double-walled
piping with an interstitial space.
46. A Certificate of Compliance must be provided by the manufacturer certifying that
the pipework meets the Standard and be provided to Council prior to the
commissioning the UPSS.
Fill/Vapour Recovery Points
47. Each tank fill point must be:
a. clearly labelled and identified in compliance with AS 4977-2008 Petroleum
products - Pipeline, road tanker compartment and underground tank
identification
b. fitted with a camlock type or other liquid-tight connection
c. provided with spill containment of at least 15L capacity per spill point.
48. All fill and vapour recovery points must be earthed in compliance with AS 1020-
1984 The control of undesirable static electricity and AS 3000-2007 Electrical
installations.
Monitoring
49. Monitoring of the interstitial space of the double walled tanks or product piping
must be capable of detecting a release through either wall of the tank or product
piping. A 6-monthly inspection program conducted by a suitably qualified and
experienced person is required to monitor the following:
a. the system is active;
b. leak detection measurements (e.g. liquid levels or pressure levels) are
within manufacturer’s tolerances;
c. leak detection measurements are recorded;
d. any loses outside the manufacturer’s leak detection tolerances are to be
reported to council in writing and the tank owner immediately.
Fuel Dispensing Area (FDA)
50. The FDA must be covered and designed and constructed to ensure that no
vehicle may be refuelled outside the delineated area.
51. The FDA must be designed and constructed so as to prevent the entry of
watershed from overland stormwater flows entering the fuel dispensing forecourt.
52. All ground surfaces within the FDA must be constructed of impermeable
materials free of gaps and/or cracks. Suitable materials include waterproofed,
reinforced concrete or an approved equivalent.
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53. The FDA must be clearly demarcated from the outer forecourt area, access
roads, general parking bays and all other areas to clearly delineate the higher
contamination risk area from lower risk areas. Acceptable demarcation methods
include a painted line on the ground, roll-over bunds, drainage lines or different
coloured impermeable material.
54. The canopy installed over FDA must be designed to minimise the amount of rain
entering the dispensing area and must overhang by a horizontal distance of at
least one-quarter of the roof height out from the vertical above the boundary of
the demarcated fuel dispensing area as per drawing B16239-CSK01.
55. Stormwater from roofed areas must be directed away from the FDA catchment.
56. The area within the FDA must be graded and drained to a containment vessel
(or collection sump) with no connection to stormwater or sewer or above ground
detention tank (i.e. a ‘blind sump’). Acceptable materials of construction include
precast concrete with a minimum certified design life of 50 years, designed in
accordance with AS 3600-2009 Concrete structures. Other materials of
construction may be used where approved by Council.
57. The containment vessel must have a capacity to hold a volume equivalent to at
least that of the largest tanker compartment likely to be delivering fuel to the site
plus an allowance for windblown rain (i.e. no less than 10,000litre capacity).
Windblown rain allowance in m3 (Vr) can be calculated using the following
equation: Vr = 0.005 x 3 x Po where Po is the total length of the open perimeter
of the canopy in metres.
58. Signage indicating the rate of flow must be provided for drainage inlets in the
FDA. Examples include 'Flows to blind sump', or 'Flows to containment facility'.
Signage is to be painted or otherwise indicated around the drain inlets.
59. Where fuel deliveries are intended within the FDA, the standing area must be
clearly demarcated and graded to the FDA containment vessel as per drawing
B16239-CSK01.
60. A liquid-tight dispenser sump must be installed under each dispensing unit. It is
to be designed to house all pipework joins and fittings and to collect and contain
any leak from contaminating the surrounding soil/groundwater.
Uncovered Forecourt Area (UFA)
61. All ground surfaces of UFA liable to contamination from vehicular activities must
be constructed of impermeable materials, free of gaps or cracks. Suitable
materials include asphalt, waterproofed, reinforced concrete or an approved
equivalent.
62. Signage indicating the rate of flow must be provided for drainage inlets in the
UFA. Examples may include 'flows to stormwater treatment system' or 'flows to
creek'. Signage is to be painted or otherwise indicated around the drain inlets.
63. Road tanker delivery stands located within the UFA must be clearly demarcated
and sited away from buildings, traffic areas, dispensing areas and emergency
escape routes. The road tanker delivery stand is to be normally drained to the
UFA stormwater quality improvement device (SQUID), however, diversion valves
are to be engaged during fuel delivery operations to divert drainage to the FDA
containment system (blind sump).
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Stormwater Quality Improvement Device (SQUID)
64. All stormwater from UFAs must be captured and drained to the approved SQUID.
65. The SQUID (treatment tank/ Stormwater 360 pods filter cartridges & detention
tank) intended to be installed as part of the stormwater drainage system for the
UFA, must incorporate the following design measures as a minimum:
a. steel bars or trash gates with at least 20mm spacing;
b. filtration devices such as sand filters or gross pollutant traps capable of
removing litter (diameter greater than 5mm) and at least 70% of fine
sediments (>125µm).
c. a wastewater treatment device, such as an oil and hydrocarbon separator,
triple interceptor or equivalent, capable of removing droplets larger than
60µm (i.e. corresponding to outlet discharge of approximately 15mg/L) and
to a point where there is no visible sheen or odour on stormwater. This
device is to be able to meet these requirements during a storm up to the 2
year ARI-6 minute design rainfall event without surcharging or backing up
the drainage system.
d. flow cut-off valves are to be installed at the outlet from the separator to use
in case of an emergency or cleaning operations.
e. be maintained in accordance with the manufacturers recommendations.
f. be engineered to ventilate any likely hazchem vapour and make a safe
working environment in accordance with the Model Development Code for
Hazardous Industries and Chemicals - Workplace Health and Safety
Queensland.
Equipment Integrity Test (EIT) of UPSS
66. An EIT of the UPSS is to be conducted by a duly qualified person in accordance
with the manufacturer’s written instructions specific to the UPSS.
67. The EIT must be capable of detecting a leak of 0.38 litres per hour, with a
probability of detection of at least 95% and of false detection of 5% or less in
accordance with AS 4897–2008 – The design, installation and operation of
underground petroleum storage systems.
68. The EIT must be a nationally approved and certified method of testing that meets,
at a minimum, the requirements or certification standards of the United States
Environmental Protection Agency (USEPA 1990).
69. The EIT of the UPSS must be undertaken at the following times :
a. immediately before commissioning the new UPSS
b. immediately following any modification to the UPSS
c. immediately following installation of re-used equipment
d. immediately following any equipment retrofit
e. immediately following any repair to UPSS equipment
f. where the leak detection systems indicate failure
g. where there is only one method of leak detection system in use
h. where there is evidence of a leak
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GENERAL COMMITTEE MEETING 16 JANUARY 2017
i. when requested by Council
70. The results of any EIT must be provided to Council upon commissioning the
UPSS and as requested by Council and must provide as a minimum the following
information:
a. equipment identification number
b. location and date of test
c. results of test and test method
d. certification by and details of testing company or individual
e. discussion, conclusion and any remedial actions proposed, implemented
and timetable for compliance.
Stage 1 Vapour Recovery
71. Each underground storage tank is to have:
a. vapour return lines that return all vapour displaced from the storage tank to
the delivery tanker;
b. vapour-tight couplings on the vapour line that close automatically when
disconnected;
c. liquid-tight couplings on the liquid transfer hoses;
d. incompatible liquid and vapour couplings;
e. spill containment enclosures for the storage tank fill connection point;
f. secure seals on tank filling pipes and vapour return pipes that minimise
vapour leaks when the pipes are not in use;
g. submerged fill pipes, so they terminate below the suction inlet used for
pumping petrol out of the storage tank;
h. overfill protection devices (float vent valves) fitted to shut off the petrol flow
at the level advised by the tank manufacturer;
i. overfill prevention devices (mechanical or electronic) that slow delivery of
petrol into the storage tank as the level in the storage tank approaches the
design fill level – the devices should be positioned to stop the petrol flow
before the float vent valve operates;
j. secure seals on any dip hatch openings;
k. a pressure vacuum valve and a 10-millimetre orifice in parallel fitted to the
storage tank vent pipe. Similar devices are permitted, but will only be
accepted by Council where they are shown by an independent certifier to
perform the same duty.
Ground Water Monitoring Well
72. At least two (2) ground water monitoring wells must be installed on site for the
purposes of monitoring ground water for the presence of contaminants.
73. The design and installation of ground water monitoring wells must be by a
suitably qualified person experienced in designing and/or installing groundwater
monitoring wells.
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74. The location of the ground water monitoring wells must be installed to maximize
the likelihood that the wells will intercept contaminated ground water whatever
the ground water flow conditions.
75. The ground water monitoring wells must be:
a. installed and operational before use of the UPSS commences
b. sealed to exclude surface water, clearly marked to indicate their presence
and properly secured
76. The ground water in the monitoring wells must be tested for petroleum
contaminants immediately after either:
a. the discovery whether by routine test or otherwise that ground water may
be contaminated by petroleum originating from the property
b. the discovery whether pursuant to the loss monitoring procedure for the
system or otherwise that the system has a leak
c. when requested by Council
De-commissioning of the UPSS
77. Where more than 2 years lapses since a tank were decommissioned, the UPSS
must be permanently removed in accordance with the relevant Australian
Standards and Workplace Health and Safety Qld requirements.
78. Certification must be provided to Council confirming the UPSS de-commissioning
was conducted by a suitably qualified and experienced person, and that removal,
transportation and disposal was in accordance with the Standards and
legislation.
79. At the time of abandonment of any UPSS the site must be investigated for
contamination. An assessment report must be prepared by a suitably qualified
and experienced person (as required under the Environmental Protection Act
1994) to verify the site has either met remediation criteria or is suitable for
continued and future use. The assessment report must be submitted to Council
no later than 60 days of either the:
a. decommissioning of an UPSS if no soil or ground water remediation is
required
b. completion of any remediation associated with the decommissioning of an
UPSS if remediation is required.
80. All records associated with the decommissioning of UPSS must be maintained
for a period of 7 years after removal of the UPSS. These records must be
provided to future owners/operators of the service station and property, as part
of ensuring all practicable measures have been implemented to prevent site
contamination.
Noise
81. Mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc. on site must be located within the building or suitably
provided with noise reduction measures and located to prevent a noise nuisance
beyond the boundary of the site and to not exceed the levels specified in Table
1.
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GENERAL COMMITTEE MEETING 16 JANUARY 2017
Table 1
NOISE LIMITS AT A SENSITIVE RECEPTOR
PERIOD Noise level at noise sensitive place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 5 dB(A)
6pm – 10pm Background noise level plus 5 dB(A)
10pm – 7am Inaudible
NOISE LEVELS AT COMMERCIAL PLACE
PERIOD Noise level at a commercial place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 10 dB(A)
6pm – 10pm Background noise level plus10 dB(A)
10pm – 7am Background noise level plus 8 dB(A)
82. When requested by Council, a Noise Impact Assessment Report (NIAR) showing
monitoring and recording of noise levels must be undertaken to investigate any
complaint (other than a frivolous or vexatious complaint) caused by noise
emissions from operations at the premises.
83. Such monitoring must be undertaken within a reasonable and practicable
timeframe nominated by Council and be performed by a suitably qualified person
in accordance with accepted guidelines and standards. The report is to be
submitted to Council detailing the results of such monitoring and
recommendations for any measures to achieve compliance with limits outlined in
Table 1 of this Decision Notice.
For the purpose of measuring and certifying relevant noise conditions and
reporting (e.g. mechanical plant and equipment, a/c units, motors, refrigeration
equipment, compressors, pumps, rooftop plant and equipment. etc.) a suitably
qualified person is either:
a. a Registered Professional Engineer of Queensland, or
b. an environmental consultant with a minimum of three (3) years current
experience in the field of acoustics.
Rainwater/Detention Tanks
84. In accordance with the Public Health Act 2005, rainwater tanks (including the
detention tank) must be constructed with mosquito proof screens (made from
either brass, copper, aluminium or stainless steel), and constructed with a mesh
size of no more than 1mm, and must be installed in a way that does not
accelerate corrosion. Tanks that contain flap valves must be installed so that
when closed, mosquitoes cannot pass through the valve.
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85. Where it is intended to use rainwater for drinking purposes, a suitable treatment
system is required to be installed to disinfect or treat the water to microbiological
and physical standards as described in the current Australian Drinking Water
Guidelines to make it fit for drinking purposes.
Compliance Certification Required for UPSS
86. Notwithstanding any other condition of this Decision Notice, a Certificate of
Compliance issued by a suitably qualified person* must be provided to Council
prior to commissioning the operation of the UPSS, that certifies the design,
installation, construction and operation of the underground petroleum storage
system (Service Station) complies in all respects with the conditions of this
Decision Notice and any relevant Australian Standards, Standard Test
Procedures and Codes referred to herein.
* A suitably qualified person is a Registered Professional Engineer of
Queensland with experience and knowledge in the design and operation of
the storage and dispensing of petroleum products and underground
petroleum storage systems.
Air
87. Offensive odours, dust, smoke, fumes, particulates, or other contaminants likely
to cause a nuisance must not be emitted beyond the boundaries of the premises.
88. Incineration or open burning is not permitted on the premises.
89. Offensive odours, dust, smoke, fumes, particulates, or other contaminants likely
to cause a nuisance must not be emitted beyond the boundaries of the premises.
90. When requested by Council, an Air Quality Assessment Report (AQAR)
characterising, monitoring and recording of nuisance emissions must be
undertaken to investigate any complaint (other than a frivolous or vexatious
complaint) caused by odours, dust, smoke, fumes, particulates or other
contaminants from operations at the premises.
91. Such monitoring must be undertaken within a reasonable and practicable
timeframe nominated by Council and be performed by a suitably qualified person
in accordance with relevant guidelines and Standards. The report must be
submitted to Council detailing the results of such monitoring and
recommendations for control measures to eliminate nuisance air emissions from
the operation of the premises.
Outdoor Lighting
92. Lighting associated with the use must be designed, sited, installed and tested to
comply with the Rubidium Light Cooroy Highway Service Station Lighting Plan
Environmental Mitigation report of 13 October 2016 and conditions of this
Decision Notice.
93. Certification must be submitted to Council from a qualified person which certifies
that all outdoor lighting devices comply with the report at the time of
commissioning.
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WASTE
Waste Disposal
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. Public bins must be provided throughout the car park to reduce littering. Bins
provided must be for refuse and recycling and be decanted into the bulk bins by
the site operators.
OPERATIONAL WORKS FOR SIGNAGE – OPW16/0209
Nature and Extent of Approved Development
1. This approval authorises the following signs as defined by the planning scheme
and shown on the Approved Plans:
a. 2 pylon signs
b. 2 wall signs (building signs)
c. 2 awning face signs (fuel canopy signs)
2. The approved signs must not be used for the advertisement of goods and/or
services not sold or conducted on the site (i.e. third party advertising).
3. The approved signs must not exceed the dimensions and sign areas as shown
on the Approved Plans. In this regard the pylon sign indicated as S1 on the
approved plans must be reduced to a maximum sign face area of 4m².
4. The approved signs must be positioned wholly within the property boundaries of
the subject site, and must not be located within or across any easements.
Illumination
5. The approved signs must not be illuminated in any way except for 1 wall sign
(building sign) and the pylon signs which may be illuminated.
6. The approved illuminated signs must not incorporate flashing lights nor involve
illumination by any means other than:
a. an internal light source
b. a down light, if externally lit.
7. Illumination resulting from direct, reflected or other incidental light emanating
from the approved signs must not exceed a luminance of 300 candelas per
square metre.
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8. All conduits, wiring, switches or other electrical apparatus installed on an
advertising device must be concealed from general view.
Movement
9. The approved signs must not revolve, move, contain moving parts, change its
message, flash, have a moving or flashing border, or give the impression of
movement in any way.
Maintenance
10. The approved signs must be properly maintained by the owner of the property to
ensure the signs continue to comply with the Approved Plans and conditions of
this Decision Notice.
B. Find the following are sufficient grounds to justify the decision despite the conflict with
the Planning Scheme:
1. The proposal will fill a gap in highway based service centres and service the
needs of the travelling public including assisting with driver fatigue
management.
2. The site is located on the periphery of the Lake Macdonald catchment and is
currently committed for some industrial development under The Noosa Plan.
3. The proposal will incorporate best practice water quality management to reduce
the potential impact on water quality in the Lake Macdonald catchment.
Amendment No. 1
Moved: Cr Pardon
Seconded: Cr Glasgow
That the motion be amended to include an additional condition to read as follows:
That no franchised fast food outlets be included in the development.
Carried.
Amendment No. 2
Moved: Cr Wellington
Seconded: Cr Jurisevic
That the motion be amended to include an additional item k under condition 27 to read as
follows:
k. That water quality objectives are met in keeping with the Environmental Protection
(Water) Policy 2009 for Mary River Environmental Values and Water Quality
Objectives.
Carried.
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Committee Recommendation
Moved: Cr Jackson
Seconded: Cr Jurisevic
That Council note the report by the Development Planner to the Planning and Environment
Committee dated 6 December 2016 and the Further Reports to the General Committee
Meetings dated 12 December 2016 and 16 January 2017, regarding Application No.
MCU16/0066 & OPW16/0133 for a Development Permit for Material Change of Use of
Premises - Retail Business Type 2 Shop & Type 5 Vehicle Uses, Entertainment & Dining
Business Type 1 - Food & Beverages and Operational Works for Signage, situated at 6
Taylor Court, Cooroy and:
A. Approve the application in accordance with the following 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 No. Rev. Plan/Document Name Date
DA-02 P5 Site Plan, prepared by Red Dog Architects 19/10/2016
DA-05 P5 North Elevation, prepared by Red Dog Architects 19/10/2016
DA-06 P5 South Elevation, prepared by Red Dog Architects 19/10/2016
DA-07 P5 East & West Elevations, prepared by Red Dog 19/10/2016
Architects
3. The Approved Plans must be amended to incorporate the amendments listed
within this Decision Notice and resubmitted to Council prior to the issue of
Development Permit for Operational Works for any civil works.
Built form
4. The building design must be amended to include architectural design features
that reflect the hinterland/village character of the locality. Design outcomes such
as traditional roof form, timber framed windows, eaves and the like must be
included.
5. The development must include a tourist kiosk which includes but is not limited to
an interpretive map promoting the opportunities in Cooroy, Pomona, Cooran and
Kin Kin localities, the Noosa Country Drive and Recreational Vehicle Stop over
locations. The kiosk must have a minimum floor area of 10m². The content and
design of the kiosk must be submitted to Council prior to the issue of an
operational works approval for any civil works.
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Nature and Extent of Approved Use
6. The approved Gross Floor Area of the Service Station and Convenience Shop is
195m².
7. The approved Use Area of the Entertainment and Dining Business is 255m²
including the outdoor dining area.
8. The development may operate 24 hours.
9. The development must include an electric charge station.
Building Height
10. The maximum height of the development must not exceed 8 metres above the
finished ground level and the natural ground level.
11. Certification must be submitted to Council from a Licensed Surveyor which
certifies that the buildings do not exceed the maximum height requirement of this
Decision Notice.
Performance Bond
12. Security in the form of a cash bond or trading bank guarantee to the sum of
$15,000 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
for any civil works (or landscaping). 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.
Landscaping
13. The development must be landscaped generally in accordance with the approved
site plan, Planning Scheme Policy PSP3 - Landscaping Plants and Guidelines
and an Operational Works approval and must include in particular:
a. the 5m wide garden and associated larger corner gardens along the Holts
Road frontage must be densely landscaped with suitable low to medium
height plantings
b. the 5m wide garden along the northern and western boundaries must be
densely landscaped to help mitigate light emanating from the site at night.
The planted vegetation must have a minimum pot size of 45 litres and
consist of native, endemic species with a mature height of not less than 10
metres and a maximum spacing of 4 metre centres.
c. five (5) x 45 litre street trees evenly spaced in the Taylor Court road reserve
fronting the site.
Earthworks
14. All earthworks, associated batters and retaining walls must be undertaken in
accordance with an Operational Works approval, and must in particular:
a. be carried out in accordance with a site-specific Geotechnical Investigation
Report prepared by a suitably qualified person*
b. be undertaken in compliance with the provisions of Australian Standard
AS3798: Guidelines on Earthworks for Commercial and Residential
Developments
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c. all fill and associated batters must be contained entirely within the subject
site unless written permission from the respective landowner(s) is provided
to Council.
15. All Earthworks and construction works must be carried out taking into
consideration the protection of any existing above and below surface services,
and the stability and protection of fences and any buildings and structures on the
adjoining properties.
Site Access and Driveways
16. Sealed access driveways must be provided from Taylor Court to all parking and
manoeuvring areas of the development generally in accordance with the
approved plans. The works must be undertaken in compliance with an
Operational Works approval and must include in particular:
a. a driveway crossover generally in accordance with the approved plans and
standard drawing SEQ R-051 with a width not exceeding 9.0m at the
boundary line
b. traffic restriction signage to identify Exit Only and Entry Only requirement
in accordance with approved plans
c. grades and configuration that demonstrate smooth maneuvering and
adequate ground clearance (no bottoming down) for for all vehicles and
particularly for fuel tankers, articulated vehicles, heavy rigid vehicles along
the vehicles traveling paths
d. finished levels and grades to match the existing concrete pathway along
the frontage of the site
e. any landscaping, retaining walls, fences and fixtures near the access entry
point must comply with AS 2890.1 requirements for sight visibility for
pedestrians and cyclists at driveways
f. adjustment to any affected utility services in accordance with the
requirements of the relevant service provider.
Car Parking
17. A minimum of 33 car parking spaces and 4 motor cycle spaces must be provided
and marked on the site generally in accordance with the approved plans and in
compliance with Australian Standard AS2890: Parking Facilities for User Class
3A Table1.1. The works must be undertaken in accordance with an Operational
Works approval and must include in one (1) disabled parking space within the
total.
18. 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.
19. Prior to the submission of any Operational Works Application, the applicant must
provide a Traffic Management Plan for the refueling procedure that demonstrates
no adverse impact on traffic movements in Taylor Court or on the internal traffic
within the site. The plan should include any necessary time restrictions to be
implemented on refueling operation schedules to address the potential of
adverse impact on traffic.
20. All driveways, cars, motor cycles and bicycles parking areas must be line marked
in accordance with approved plan/s.
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External Works Frontage Reinstatement Works
21. Frontage and external works be undertaken in accordance with an Operational
Works approval and must include in particular:
a. an extension to the existing concrete footpath to a new pram ramp facing
south direction at the intersection of Taylor Court and Holt Road in
compliance with current engineering standard drawings
b. all redundant driveways to the site must be removed and the kerb, footpath
and verge area are reinstated to match the balance of the site frontage,
including the provision of topsoil and turf where the existing verge is
grassed
c. replacement of any removed street trees
d. all necessary linemarking and other traffic measures in Taylor Court and
its intersection with Holts Road to improve traffic safety and address any
potential adverse traffic impacts caused by the increase in traffic generated
by the development.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
Pedestrian and Bicycle Facilities
22. 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:
a. signage and lighting at strategic locations to direct people to building
entries.
b. any required pedestrian refuge areas within the carpark to ensure safe and
convenient pedestrians movements within the site.
c. a total of 9 bicycle parking spaces and 5 end of trip lockers.
Electricity and Telecommunication Services
23. 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.
24. Any requirement by a service provider to alter, upgrade or encase an existing
service within the work site must be carried out at the applicant’s expense.
25. Certification must be submitted to Council from all relevant service providers
which certifies that the development has met the requirements of this Decision
Notice and all applicable legislation at the time of construction.
Damage to Services and Assets
26. Any damage caused to existing services and assets above or below the ground
must be repaired:
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.
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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.
Stormwater Drainage
27. The site must be provided with a stormwater drainage system connecting to a
lawful point of discharge. The works must be undertaken in accordance with an
Operational Works approval and the Queensland Urban Drainage Manual, and
must include in particular:
a. No adverse impact on other properties and the road’s footpath and grassed
verge (e.g. by diverting flows and/or blocking flows and causing additional
ponding)
b. The use of gravity stormwater drainage only and not surcharge pits or
pumps.
c. collection and discharge of stormwater to Taylor Court.
d. A stormwater detention system to manage peak flows for all storms up to
and including 1 in 100 years storm event
e. A stormwater quality treatment system. The stormwater treatment must
generally be in accordance with the Stormwater Management Plan For
Highway Service Centre Cooroy, project number 161968 by Covey
Associates, dated October 2016 except where alteration to impervious area
and water quality treatment dimensions are necessary to achieve the
following objectives as predicted in MUSIC modelling in accordance with
the Water by Design MUSIC modelling guidelines.
State Planning Environmental Approved Plan of
Policy Protection Water Development
Policy Water Water Quality
Quality Objectives Criteria
Total 90% reduction <6mg/L 90th%ile 15mg/L
Suspended compared to an
Solids unmitigated
development
Total 60% reduction Maximum 50ug/L Maximum 0.03mg/L
Phosphorous compared to an
unmitigated
development
Total 45% reduction Maximum 500 ug/L Maximum 0.3mg/L
Nitrogen compared to an
unmitigated
development
f. The development must include bins with educational signage material to
encourage patrons who purchase items that generate gross pollutants to
dispose of such items appropriately, and not where they may enter
stormwater systems.
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g. Stormwater quality treatment devices must be routinely checked, serviced
and cleaned in accordance with the manufacturer’s recommendations or
Water by Design maintaining vegetated stormwater assets guidelines.
Records of all maintenance activities undertaken must be kept and made
available to Council upon request. Where replacement cartridges or other
necessary components for the system become unavailable, an alternative
system is required to be retrofitted into the development to achieve an
equivalent pollutant reduction outcome.
h. All primary stormwater quality treatment devices must be routinely
checked, serviced and cleaned in accordance with the manufacturer’s
recommendations. Records of all maintenance activities undertaken must
be kept for 5 years and made available to Council upon request.
i. The ongoing maintenance plan for the development must include the
operations and maintenance manual for the water quality device/s and
must include the full cost of maintaining the system. This maintenance plan
must be provided as part of the subsequent operational works
j. The development must not cause an increase in peak flow runoff in 1, 5,
50 or 100 ARI events. The subsequent application for operational works
must include calculations and designs to demonstrate how this condition is
achieved.
k. That water quality objectives are met in keeping with the Environmental
Protection (Water) Policy 2009 for Mary River Environmental Values and
Water Quality Objectives.
Stormwater Harvesting
28. Operating rainwater collection tanks must be provided as identified in section 4.2
of the Stormwater Management Plan For Highway Service Centre Cooroy,
project number 161968 by Covey Associates, dated October 2016. The tanks
must be provided in accordance with a Building Works approval for above ground
tanks, or operational works approval for below ground tanks and provide for re-
use of harvested rainwater for internal non-potable uses and outdoor uses.
29. Prior to commencement of use, certification must be submitted to Council from a
qualified person* which certifies that the rainwater collection tank/s and
associated reticulation has/have been installed in accordance with the
requirements of this Decision Notice.
*(Refer to Advisory Note)
ENVIRONMENTAL HEALTH
Development Code – Hazardous Industry
30. The design, specifications and construction of the Manifest Quantity Workplace
(MQW) storage and dispensing of petroleum products (Service Station) is to
comply in all respects with the Model Development Code for Hazardous
Industries and Chemicals - Workplace Health and Safety Queensland(WHSQ)
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31. Certification must be provided to Council from a suitably qualified person* which
certifies that the design, construction, operation and safety of the MQW
(specifically including the design and operation of the stormwater quality
improvement device: treatment tank/Stormwater 360 pods filter cartridges &
detention tank) complies in all respects with the WHSQ Code prior to
commissioning the site.
A suitably qualified person* is a Registered Professional Engineer of Queensland
with experience and knowledge in the design and operation of the storage and
dispensing of petroleum products.
Environmental Protection – General Environmental Duty S319
32. A copy of this decision notice must be kept on site in a location readily accessible
to personnel carrying out this activity.
33. Notwithstanding any other condition of this decision notice, this notice does not
authorize any release of contaminants that cause or is likely to cause an
environmental nuisance beyond the boundary of the property.
Underground Tanks
34. The underground petroleum storage system (UPSS) must be designed by a
suitably qualified person** with relevant industry experience, and a copy of the
design certification must be provided to Council prior to issue of development
permit for operational works.
35. Underground tanks must be non-corrodible and be constructed of either:
a. fibre-reinforced thermosetting resin (fibreglass) that is compatible with the
product; or
b. a steel inner wall and a fibre-reinforced thermosetting resin composite
(fibreglass) outer wall with an interstitial space between the 2 walls.
36. Underground tanks must be double walled and have an interstitial space between
the two (2) walls of the tanks that is capable of being monitored for any breach
of either the inner or outer wall of the tank.
37. All tanks are to meet the requirements of UL 1316 Glass fibre reinforced
underground storage tanks for petroleum products, alcohols and alcohol gasoline
mixtures or the equivalent.
38. A Certificate of Compliance must be provided by the manufacturer of the tanks
to Council prior to the commissioning of the tanks for service.
39. An overfill protection valve must be installed in the drop tube of the tank and
calibrated to prevent the tank from being filled in excess of 90% of its capacity.
An overfill alarm must be installed to visually and audibly alert persons in the
vicinity of the tank.
Leak Detection UPSS
40. The leak detection system of the UPSS must:
a. detect a leak from any portion of the underground storage system
b. use equipment that has been installed, calibrated and commissioned in
accordance with the manufacturer's instructions
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c. be capable of detecting a leak at a rate of 0.76L per hour or more with at
least 95% accuracy and a probability of false detection of 0.05 or less
(United States Environmental Protection Agency (USEPA)
d. be certified by an independent third party, consistent with the current
USEPA protocols and system of verification (USEPA 1990, 40 Code of
Federal Regulation Part 280, Subpart D)
41. A Certificate of Compliance must be provided by the independent third party that
the UPSS leak detection system is consistent with the current USEPA protocols
and system of verification and be provided to Council prior to the commissioning
the UPSS.
Leak Detection System for Underground Tanks
42. The following leak detection systems must be used for the underground tanks:
a. statistical inventory reconciliation (SIR) that includes a software-based
system where daily tank dip readings, delivery records and sales records
are entered onto a proprietary software package; or
b. automatic tank gauging (ATG) that includes an automatic system using an
arrangement of sensor probes and other devices that monitor the
underground petroleum storage system and provide inventory information
and leak testing;
c. a tank pit observation well at the lowest point of each tank excavation pit.
43. Leak detection systems for the underground pipework must include:
a. electronic line leak detection (ELLD) for pressure piping; or
b. safe suction for suction piping;
c. for remote fill lines, a statistical inventory reconciliation system to monitor
leaks in the fill lines.
44. All underground pipework must be made of approved, non-corrodible materials
which include either:
a. fibre-reinforced thermosetting resin composite (fibreglass) compatible with
the product to be transferred; or
b. flexible plastic meeting the requirements of UL971 Standard for non-
metallic underground piping for flammable liquids.
45. All product piping must have secondary containment consisting of double-walled
piping with an interstitial space.
46. A Certificate of Compliance must be provided by the manufacturer certifying that
the pipework meets the Standard and be provided to Council prior to the
commissioning the UPSS.
Fill/Vapour Recovery Points
47. Each tank fill point must be:
a. clearly labelled and identified in compliance with AS 4977-2008 Petroleum
products - Pipeline, road tanker compartment and underground tank
identification
b. fitted with a camlock type or other liquid-tight connection
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c. provided with spill containment of at least 15L capacity per spill point.
48. All fill and vapour recovery points must be earthed in compliance with AS 1020-
1984 The control of undesirable static electricity and AS 3000-2007 Electrical
installations.
Monitoring
49. Monitoring of the interstitial space of the double walled tanks or product piping
must be capable of detecting a release through either wall of the tank or product
piping. A 6-monthly inspection program conducted by a suitably qualified and
experienced person is required to monitor the following:
a. the system is active;
b. leak detection measurements (e.g. liquid levels or pressure levels) are
within manufacturer’s tolerances;
c. leak detection measurements are recorded;
d. any loses outside the manufacturer’s leak detection tolerances are to be
reported to council in writing and the tank owner immediately.
Fuel Dispensing Area (FDA)
50. The FDA must be covered and designed and constructed to ensure that no
vehicle may be refuelled outside the delineated area.
51. The FDA must be designed and constructed so as to prevent the entry of
watershed from overland stormwater flows entering the fuel dispensing forecourt.
52. All ground surfaces within the FDA must be constructed of impermeable
materials free of gaps and/or cracks. Suitable materials include waterproofed,
reinforced concrete or an approved equivalent.
53. The FDA must be clearly demarcated from the outer forecourt area, access
roads, general parking bays and all other areas to clearly delineate the higher
contamination risk area from lower risk areas. Acceptable demarcation methods
include a painted line on the ground, roll-over bunds, drainage lines or different
coloured impermeable material.
54. The canopy installed over FDA must be designed to minimise the amount of rain
entering the dispensing area and must overhang by a horizontal distance of at
least one-quarter of the roof height out from the vertical above the boundary of
the demarcated fuel dispensing area as per drawing B16239-CSK01.
55. Stormwater from roofed areas must be directed away from the FDA catchment.
56. The area within the FDA must be graded and drained to a containment vessel
(or collection sump) with no connection to stormwater or sewer or above ground
detention tank (i.e. a ‘blind sump’). Acceptable materials of construction include
precast concrete with a minimum certified design life of 50 years, designed in
accordance with AS 3600-2009 Concrete structures. Other materials of
construction may be used where approved by Council.
57. The containment vessel must have a capacity to hold a volume equivalent to at
least that of the largest tanker compartment likely to be delivering fuel to the site
plus an allowance for windblown rain (i.e. no less than 10,000litre capacity).
Windblown rain allowance in m3 (Vr) can be calculated using the following
equation: Vr = 0.005 x 3 x Po where Po is the total length of the open perimeter
of the canopy in metres.
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58. Signage indicating the rate of flow must be provided for drainage inlets in the
FDA. Examples include 'Flows to blind sump', or 'Flows to containment facility'.
Signage is to be painted or otherwise indicated around the drain inlets.
59. Where fuel deliveries are intended within the FDA, the standing area must be
clearly demarcated and graded to the FDA containment vessel as per drawing
B16239-CSK01.
60. A liquid-tight dispenser sump must be installed under each dispensing unit. It is
to be designed to house all pipework joins and fittings and to collect and contain
any leak from contaminating the surrounding soil/groundwater.
Uncovered Forecourt Area (UFA)
61. All ground surfaces of UFA liable to contamination from vehicular activities must
be constructed of impermeable materials, free of gaps or cracks. Suitable
materials include asphalt, waterproofed, reinforced concrete or an approved
equivalent.
62. Signage indicating the rate of flow must be provided for drainage inlets in the
UFA. Examples may include 'flows to stormwater treatment system' or 'flows to
creek'. Signage is to be painted or otherwise indicated around the drain inlets.
63. Road tanker delivery stands located within the UFA must be clearly demarcated
and sited away from buildings, traffic areas, dispensing areas and emergency
escape routes. The road tanker delivery stand is to be normally drained to the
UFA stormwater quality improvement device (SQUID), however, diversion valves
are to be engaged during fuel delivery operations to divert drainage to the FDA
containment system (blind sump).
Stormwater Quality Improvement Device (SQUID)
64. All stormwater from UFAs must be captured and drained to the approved SQUID.
65. The SQUID (treatment tank/ Stormwater 360 pods filter cartridges & detention
tank) intended to be installed as part of the stormwater drainage system for the
UFA, must incorporate the following design measures as a minimum:
a. steel bars or trash gates with at least 20mm spacing;
b. filtration devices such as sand filters or gross pollutant traps capable of
removing litter (diameter greater than 5mm) and at least 70% of fine
sediments (>125µm).
c. a wastewater treatment device, such as an oil and hydrocarbon separator,
triple interceptor or equivalent, capable of removing droplets larger than
60µm (i.e. corresponding to outlet discharge of approximately 15mg/L) and
to a point where there is no visible sheen or odour on stormwater. This
device is to be able to meet these requirements during a storm up to the 2
year ARI-6 minute design rainfall event without surcharging or backing up
the drainage system.
d. flow cut-off valves are to be installed at the outlet from the separator to use
in case of an emergency or cleaning operations.
e. be maintained in accordance with the manufacturers recommendations.
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f. be engineered to ventilate any likely hazchem vapour and make a safe
working environment in accordance with the Model Development Code for
Hazardous Industries and Chemicals - Workplace Health and Safety
Queensland.
Equipment Integrity Test (EIT) of UPSS
66. An EIT of the UPSS is to be conducted by a duly qualified person in accordance
with the manufacturer’s written instructions specific to the UPSS.
67. The EIT must be capable of detecting a leak of 0.38 litres per hour, with a
probability of detection of at least 95% and of false detection of 5% or less in
accordance with AS 4897–2008 – The design, installation and operation of
underground petroleum storage systems.
68. The EIT must be a nationally approved and certified method of testing that meets,
at a minimum, the requirements or certification standards of the United States
Environmental Protection Agency (USEPA 1990).
69. The EIT of the UPSS must be undertaken at the following times :
a. immediately before commissioning the new UPSS
b. immediately following any modification to the UPSS
c. immediately following installation of re-used equipment
d. immediately following any equipment retrofit
e. immediately following any repair to UPSS equipment
f. where the leak detection systems indicate failure
g. where there is only one method of leak detection system in use
h. where there is evidence of a leak
i. when requested by Council
70. The results of any EIT must be provided to Council upon commissioning the
UPSS and as requested by Council and must provide as a minimum the following
information:
a. equipment identification number
b. location and date of test
c. results of test and test method
d. certification by and details of testing company or individual
e. discussion, conclusion and any remedial actions proposed, implemented
and timetable for compliance.
Stage 1 Vapour Recovery
71. Each underground storage tank is to have:
a. vapour return lines that return all vapour displaced from the storage tank to
the delivery tanker;
b. vapour-tight couplings on the vapour line that close automatically when
disconnected;
c. liquid-tight couplings on the liquid transfer hoses;
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d. incompatible liquid and vapour couplings;
e. spill containment enclosures for the storage tank fill connection point;
f. secure seals on tank filling pipes and vapour return pipes that minimise
vapour leaks when the pipes are not in use;
g. submerged fill pipes, so they terminate below the suction inlet used for
pumping petrol out of the storage tank;
h. overfill protection devices (float vent valves) fitted to shut off the petrol flow
at the level advised by the tank manufacturer;
i. overfill prevention devices (mechanical or electronic) that slow delivery of
petrol into the storage tank as the level in the storage tank approaches the
design fill level – the devices should be positioned to stop the petrol flow
before the float vent valve operates;
j. secure seals on any dip hatch openings;
k. a pressure vacuum valve and a 10-millimetre orifice in parallel fitted to the
storage tank vent pipe. Similar devices are permitted, but will only be
accepted by Council where they are shown by an independent certifier to
perform the same duty.
Ground Water Monitoring Well
72. At least two (2) ground water monitoring wells must be installed on site for the
purposes of monitoring ground water for the presence of contaminants.
73. The design and installation of ground water monitoring wells must be by a
suitably qualified person experienced in designing and/or installing groundwater
monitoring wells.
74. The location of the ground water monitoring wells must be installed to maximize
the likelihood that the wells will intercept contaminated ground water whatever
the ground water flow conditions.
75. The ground water monitoring wells must be:
a. installed and operational before use of the UPSS commences
b. sealed to exclude surface water, clearly marked to indicate their presence
and properly secured
76. The ground water in the monitoring wells must be tested for petroleum
contaminants immediately after either:
a. the discovery whether by routine test or otherwise that ground water may
be contaminated by petroleum originating from the property
b. the discovery whether pursuant to the loss monitoring procedure for the
system or otherwise that the system has a leak
c. when requested by Council
De-commissioning of the UPSS
77. Where more than 2 years lapses since a tank were decommissioned, the UPSS
must be permanently removed in accordance with the relevant Australian
Standards and Workplace Health and Safety Qld requirements.
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78. Certification must be provided to Council confirming the UPSS de-commissioning
was conducted by a suitably qualified and experienced person, and that removal,
transportation and disposal was in accordance with the Standards and
legislation.
79. At the time of abandonment of any UPSS the site must be investigated for
contamination. An assessment report must be prepared by a suitably qualified
and experienced person (as required under the Environmental Protection Act
1994) to verify the site has either met remediation criteria or is suitable for
continued and future use. The assessment report must be submitted to Council
no later than 60 days of either the:
a. decommissioning of an UPSS if no soil or ground water remediation is
required
b. completion of any remediation associated with the decommissioning of an
UPSS if remediation is required.
80. All records associated with the decommissioning of UPSS must be maintained
for a period of 7 years after removal of the UPSS. These records must be
provided to future owners/operators of the service station and property, as part
of ensuring all practicable measures have been implemented to prevent site
contamination.
Noise
81. Mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc. on site must be located within the building or suitably
provided with noise reduction measures and located to prevent a noise nuisance
beyond the boundary of the site and to not exceed the levels specified in Table
1.
Table 1
NOISE LIMITS AT A SENSITIVE RECEPTOR
PERIOD Noise level at noise sensitive place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 5 dB(A)
6pm – 10pm Background noise level plus 5 dB(A)
10pm – 7am Inaudible
NOISE LEVELS AT COMMERCIAL PLACE
PERIOD Noise level at a commercial place measured as the
adjusted maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 10 dB(A)
6pm – 10pm Background noise level plus10 dB(A)
10pm – 7am Background noise level plus 8 dB(A)
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82. When requested by Council, a Noise Impact Assessment Report (NIAR) showing
monitoring and recording of noise levels must be undertaken to investigate any
complaint (other than a frivolous or vexatious complaint) caused by noise
emissions from operations at the premises.
83. Such monitoring must be undertaken within a reasonable and practicable
timeframe nominated by Council and be performed by a suitably qualified person
in accordance with accepted guidelines and standards. The report is to be
submitted to Council detailing the results of such monitoring and
recommendations for any measures to achieve compliance with limits outlined in
Table 1 of this Decision Notice.
For the purpose of measuring and certifying relevant noise conditions and
reporting (e.g. mechanical plant and equipment, a/c units, motors, refrigeration
equipment, compressors, pumps, rooftop plant and equipment. etc.) a suitably
qualified person is either:
a. a Registered Professional Engineer of Queensland, or
b. an environmental consultant with a minimum of three (3) years current
experience in the field of acoustics.
Rainwater/Detention Tanks
84. In accordance with the Public Health Act 2005, rainwater tanks (including the
detention tank) must be constructed with mosquito proof screens (made from
either brass, copper, aluminium or stainless steel), and constructed with a mesh
size of no more than 1mm, and must be installed in a way that does not
accelerate corrosion. Tanks that contain flap valves must be installed so that
when closed, mosquitoes cannot pass through the valve.
85. Where it is intended to use rainwater for drinking purposes, a suitable treatment
system is required to be installed to disinfect or treat the water to microbiological
and physical standards as described in the current Australian Drinking Water
Guidelines to make it fit for drinking purposes.
Compliance Certification Required for UPSS
86. Notwithstanding any other condition of this Decision Notice, a Certificate of
Compliance issued by a suitably qualified person* must be provided to Council
prior to commissioning the operation of the UPSS, that certifies the design,
installation, construction and operation of the underground petroleum storage
system (Service Station) complies in all respects with the conditions of this
Decision Notice and any relevant Australian Standards, Standard Test
Procedures and Codes referred to herein.
* A suitably qualified person is a Registered Professional Engineer of
Queensland with experience and knowledge in the design and operation of
the storage and dispensing of petroleum products and underground
petroleum storage systems.
Air
87. Offensive odours, dust, smoke, fumes, particulates, or other contaminants likely
to cause a nuisance must not be emitted beyond the boundaries of the premises.
88. Incineration or open burning is not permitted on the premises.
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89. Offensive odours, dust, smoke, fumes, particulates, or other contaminants likely
to cause a nuisance must not be emitted beyond the boundaries of the premises.
90. When requested by Council, an Air Quality Assessment Report (AQAR)
characterising, monitoring and recording of nuisance emissions must be
undertaken to investigate any complaint (other than a frivolous or vexatious
complaint) caused by odours, dust, smoke, fumes, particulates or other
contaminants from operations at the premises.
91. Such monitoring must be undertaken within a reasonable and practicable
timeframe nominated by Council and be performed by a suitably qualified person
in accordance with relevant guidelines and Standards. The report must be
submitted to Council detailing the results of such monitoring and
recommendations for control measures to eliminate nuisance air emissions from
the operation of the premises.
Outdoor Lighting
92. Lighting associated with the use must be designed, sited, installed and tested to
comply with the Rubidium Light Cooroy Highway Service Station Lighting Plan
Environmental Mitigation report of 13 October 2016 and conditions of this
Decision Notice.
93. Certification must be submitted to Council from a qualified person which certifies
that all outdoor lighting devices comply with the report at the time of
commissioning.
WASTE
Waste Disposal
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. Public bins must be provided throughout the car park to reduce littering. Bins
provided must be for refuse and recycling and be decanted into the bulk bins by
the site operators.
97. That no franchised fast food outlets be included in the development.
OPERATIONAL WORKS FOR SIGNAGE – OPW16/0209
Nature and Extent of Approved Development
1. This approval authorises the following signs as defined by the planning scheme
and shown on the Approved Plans:
a. 2 pylon signs
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b. 2 wall signs (building signs)
c. 2 awning face signs (fuel canopy signs)
2. The approved signs must not be used for the advertisement of goods and/or
services not sold or conducted on the site (i.e. third party advertising).
3. The approved signs must not exceed the dimensions and sign areas as shown
on the Approved Plans. In this regard the pylon sign indicated as S1 on the
approved plans must be reduced to a maximum sign face area of 4m².
4. The approved signs must be positioned wholly within the property boundaries of
the subject site, and must not be located within or across any easements.
Illumination
5. The approved signs must not be illuminated in any way except for 1 wall sign
(building sign) and the pylon signs which may be illuminated.
6. The approved illuminated signs must not incorporate flashing lights nor involve
illumination by any means other than:
a. an internal light source
b. a down light, if externally lit.
7. Illumination resulting from direct, reflected or other incidental light emanating
from the approved signs must not exceed a luminance of 300 candelas per
square metre.
8. All conduits, wiring, switches or other electrical apparatus installed on an
advertising device must be concealed from general view.
Movement
9. The approved signs must not revolve, move, contain moving parts, change its
message, flash, have a moving or flashing border, or give the impression of
movement in any way.
Maintenance
10. The approved signs must be properly maintained by the owner of the property to
ensure the signs continue to comply with the Approved Plans and conditions of
this Decision Notice.
B. Find the following are sufficient grounds to justify the decision despite the conflict with
the Planning Scheme:
1. The proposal will fill a gap in highway based service centres and service the
needs of the travelling public including assisting with driver fatigue
management.
2. The site is located on the periphery of the Lake Macdonald catchment and is
currently committed for some industrial development under The Noosa Plan.
3. The proposal will incorporate best practice water quality management to reduce
the potential impact on water quality in the Lake Macdonald catchment.
Carried.
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4 132004.240098.7 (23798 DA) PERMISSIBLE CHANGE TO AN EXISTING
DEVELOPMENT APPROVAL TO EXPAND ON THE APPROVED USE AREA
ASSOCIATED TO TENANCY 3 ON THE TERRACE 3/231 GYMPIE TERRACE,
NOOSAVILLE
Committee Recommendation
Moved: Cr Glasgow
Seconded: Cr Jackson
That Council note the report by the Development Planner to the General Committee Meeting
dated 16 January 2017 regarding Application No. 132004.240098.7 for a Permissible
Change to an Existing Development Approval for the expansion of the use area of Tenancy
3 situated at 3/231 Gympie Terrace Noosaville and approve the application in accordance
with the following:
A. Amend Conditions 1. 82 and 91 to read as follows:
Approved Plans
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 unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
May 2016
1.1 - Floor Plan, drawn by And + Design May, 2016
November 2005
2.0903.0D - North Elevation, drawn by Andrew Mckellar 16/11/2005
Design
2.0903.1D - Ground Floor Plan 1, drawn by Andrew Mckellar 16/11/2005
Design
2.0903.2D - Ground Floor Plan 2, drawn by Andrew Mckellar 16/11/2005
Design
2.0903.3D - First Floor Plan 1, drawn by Andrew Mckellar 16/11/2005
Design
2.0903.4D - First Floor Plan 2, drawn by Andrew Mckellar 16/11/2005
Design
2.903.5D - Roof Plan, drawn by Andrew Mckellar Design 16/11/2005
2.903.6D - Block A, drawn by Andrew Mckellar Design 16/11/2005
2.903.7D - Block B, drawn by Andrew Mckellar Design 16/11/2005
2.903.8D - Cross Section Block A & B, drawn by Andrew 16/11/2005
Mckellar Design
2.903.9D - Long Section Block A, drawn by Andrew Mckellar 16/11/2005
Design
2.903.10D - Long Section Block B, drawn by Andrew Mckellar 16/11/2005
Design
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82. 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, dust or odour nuisance or any other
emissions in accordance with the nuisance provisions of the Environmental
Protection Regulation 1998. On the spot fines apply for such offences. External
speakers, microphones or amplified music are not permitted.
91. The approved Use Area of Lot 3 must not exceed 32m² for Entertainment and
Dining Business Type 1 Food and Beverages and the outdoor dining associated
with the entertainment and dining business must not exceed 20m².
B. Include an additional condition to read as follows:
Additional condition
The proposed portable cooking bench and associated 4.8m2 of use area must be
located wholly within the title of tenancy 3 or the designated exclusive use area of
tenancy 3.
Carried.
5 PLANNING AND ENVIRONMENT COURT APPEAL 5023 OF 2016 DEVELOPMENT
PERMIT FOR MATERIAL CHANGE OF USE FOR RETAIL BUSINESS TYPE 2
SUPERMARKET AT 5 GARNET STREET, COOROY
Motion
Moved: Cr Stockwell
Seconded: Cr Jackson
That the item be held over to be considered during the confidential session.
Lost.
Committee Recommendation
Moved: Cr Jurisevic
Seconded: Cr Jackson
That Council note the report by the Development Planner to the General Committee Meeting
dated 16 January 2017 regarding Planning and Environment Court Appeal 5023 of 2016 and
agree to defend the appeal.
Carried.
6 DRAFT STATE PLANNING POLICY
Committee Recommendation
Moved: Cr Stockwell
Seconded: Cr Jurisevic
That Council note the report by the Planning Scheme Project Manager to the General
Committee Meeting dated 16 January 2017 and authorise the Chief Executive Officer to
make a submission to the State Government on the draft State Planning Policy dated
November 2016, that:
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A. Offers general support to the broad policy initiatives contained in the revised State
Planning Policy; and
B. Seeks a re-write of the introduction to the State Interest – Development and
Construction to offer clearer support to the long-established planning principle of a
defined hierarchy of business centres.
C. Seeks to provide greater clarity around the State Planning Policy on Agriculture to
ensure the policy protects sustainable agriculture in the right location, not simply
protect all forms of agriculture on agricultural land regardless of their impacts including
reinstating the existing principle of “facilitating growth in agricultural production and a
strong agriculture industry” by:
1. Considering the value and suitability of land for current or potential agricultural
uses when making land use decisions; and
2. Including a new item 10 to read:
10. Ensure visual amenity, environmental impacts and broader rural economic
uses including tourism are not diminished by inadequate planning controls
on agricultural land uses that have the potential to degrade environmental,
natural resource and community values.
Carried.
7 DISCOVERY GROUP REQUEST FOR A NEW PUBLIC/COMMERCIAL JETTY AT
ELANDA POINT EDUCATION AND ADVENTURE PARK
Cr Pardon declared a perceived conflict of interest in this matter (as defined in section 173 of the Local
Government Act 2009) as he had made initial inquiries about purchasing the site adjoining the
proposed jetty but did not proceed any further with that approach. Cr Pardon advised that he has no
current or future personal interests in the site. Cr Pardon believed he could consider this item
impartially and in the public interest and therefore remained in the meeting room for the debate and
decision on this matter.
Committee Recommendation
Moved: Cr Wellington
Seconded: Cr Jurisevic
That Council note the report by the Property Advisor to the General Committee Meeting dated
16 January 2017 and refuse the Discovery Group’s request for Council to be the applicant
for construction of a new public/commercial jetty at the Elanda Point Education and
Adventure Park, and note that other State agencies may be more appropriate as the
applicant.
Carried.
Cr Pardon voted in favour of the motion.
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8 QUEENSLAND GOVERNMENT ANNOUNCES SINGLE USE PLASTIC BAG BAN
Committee Recommendation
Moved: Cr Jurisevic
Seconded: Cr Wellington
That Council note the report by the Coordinator Waste to the General Committee Meeting
dated 16 January 2017 and:
A. Support the Queensland Government’s proposed ban on lightweight plastic shopping
bags; and
B. Submit a letter supporting the ban to the Department of Environment and Heritage
Protection during the public consultation phase of the process.
Carried.
9 NOOSA RIVER MANAGEMENT
Committee Recommendation
Moved: Cr Stockwell
Seconded: Cr Jackson
That Council note the report by the Environment Officer (Rivers and Coast) to the General
Committee Meeting dated 16 January 2017 and agree to the proposal to review and update
the Noosa River Plan under a whole-of-catchment management framework as generally
outlined in the report with staff to undertake stakeholder analysis to determine the appropriate
way forward in terms of community engagement.
Carried.
10 BOREEN POINT CAMPGROUND MANAGEMENT CONTRACT 1314T001- PROPOSED
OPTION
Committee Recommendation
Moved: Cr Pardon
Seconded: Cr Glasgow
That Council note the report by the Property Officer to the General Committee Meeting dated
16 January 2017 and authorise the CEO to exercise the option to extend the current
management agreement for the Boreen Point Campground to Crimmins Enterprises Pty Ltd
aft The Crimmins Trust for a further one (1) twelve month period commencing 7 April 2017.
Carried.
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11 NOOSA HOLIDAY PARKS - FEES AND CHARGES
Committee Recommendation
Moved: Cr Pardon
Seconded: Cr Wilkie
That Council note the report by the Property Officer to the General Committee Meeting dated
16 January 2016 and:
A. Set fees and charges for the Noosa Holiday Parks to align with the cessation of the
July 2018 Queensland school holidays; and
B. Adopt the Proposed General Cost Recovery Fees and Commercial Charges schedule
for Noosa Holiday Parks for the period ending 16 July 2018 as detailed in the tables
contained within the report.
Carried.
12 ECONOMIC DEVELOPMENT GRANT PROGRAM 2016-17
Committee Recommendation
Moved: Cr Glasgow
Seconded: Cr Pardon
That Council note the report by the Senior Economic Development Officer to the General
Committee Meeting dated 16 January 2017 and approve the 2016/2017 Economic
Development Grant Program recommendations provided at Attachment 1 to the report.
Carried.
13 CORPORATE PLAN 2017 TO 2037
Committee Recommendation
Moved: Cr Glasgow
Seconded: Cr Pardon
That Council note the report by the Chief Executive Officer to the General Committee Meeting
dated 16 January 2017 and:
A. Adopt the Corporate Plan 2017 to 2037 provided at Attachment 1 to the report;
B. Use the new Corporate Plan to inform the development of the 2017/18 Operational
Plan and Budget;
C. Request the CEO to provide feedback and thanks to those who provided comment on
the draft Corporate Plan; and
D. Authorise the CEO to make any minor grammatical and format changes to the
Corporate Plan if required including a change to page 5 to replace the words “the
population cap” with “a population carrying capacity”.
Carried.
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14 1516T009 REGISTER OF PREQUALIFIED SUPPLIERS FOR SUPPLY OF ASPHALT,
BITUMINOUS AND QUARRY MATERIALS
Committee Recommendation
Moved: Cr Wellington
Seconded: Cr Jurisevic
That Council note the report by the Civil Operations Manager to the General Committee
Meeting dated 16 January 2017 and
A. Approve the addition and updated information of prequalified suppliers (RPQS) to the
existing register for a period of 2 years expiring 24 November 2018 for the supply of
asphalt, bituminous and quarry materials which includes the following suppliers:
1. Tropic Asphalts Pty Ltd;
2. Downer EDI Works Pty Ltd t/as Downer Infrastructure Services;
3. Allens Asphalt Pty Ltd;
4. Boral Resources (QLD) Pty. Limited t/as Boral Construction Materials & Cement;
5. The Trustee for Gilmore Family Unit Trust t/as Kenilworth River Sand;
6. Neilsens Quality Gravels Pty Ltd; and
7. The Trustee for The Allen-Co Quarries Trust (Allen Co Quarries Pty Ltd).
B. Subject to satisfactory performance by the suppliers, authorise the CEO to approve
options to extend the RPQS at the expiry of the first 3 year term and annually thereafter,
for a further term of 12 months, up to a maximum of 2 x twelve month extensions ending
19 November 2020.
Carried.
15 1516T013 REGISTER OF PREQUALIFIED SUPPLIERS FOR SUPPLY AND DELIVERY
OF PRE MIX CONCRETE
Committee Recommendation
Moved: Cr Glasgow
Seconded: Cr Pardon
That Council note the report by the Civil Operations Manager to the General Committee
Meeting dated 16 January 2017 and:
A. Approve the addition or updated information of prequalified suppliers (RPQS) to the
existing register for a period of 2 years expiring 2 December 2018 for the supply and
delivery of premix concrete which includes the following suppliers:
1. Ailort Pty Ltd as trustee for the Cordwell Family Trust t/as Cordwells Concrete
and Boral Resources (QLD) Pty Ltd t/as Boral Construction Materials & Cement
for Part A and Part B; and
2. I.T. Finzel & S.G. Finzel t/as Noosa Minimix for Part B only; and
B. Subject to satisfactory performance by the suppliers, authorise the CEO to approve
options to extend the RPQS at the expiry of the first 3 year term and annually thereafter,
for a further term of 12 months, up to a maximum of 2 x twelve month extensions ending
19 November 2020.
Carried.
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16 FINANCIAL PERFORMANCE REPORT - DECEMBER 2016
Committee Recommendation
Moved: Cr Pardon
Seconded: Cr Stockwell
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 16 January 2017 providing the December YTD monthly financial performance
report for the 2016/17 financial year.
Carried.
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