MCU24/0084 Material Change Of Use - Function Facility – 658 Louis Bazzo Drive, Ringtail Creek · Attachment 2 - (MCU24 0084) - Planning Officer'S Report

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                              10 DECEMBER 2024


The acoustic report demonstrates that the proposed facility will comply with the relevant noise
criteria, subject to its recommendation that an acoustic barrier is provided between the access
driveway and nearby residences. This barrier is to be 30m long, 1.8m high, and constructed
adjacent to the eastern residence at 642 Louis Bazzo Drive.
It is noted that that the nearest dwelling, which is located at 35 Hessen Place, Ringtail Creek, is
located approximately 725m from the proposed location of the Function Facility. The existing
driveway is located approximately 40m from the neighbouring dwelling at 642 Louis Bazzo Drive.
Acoustic measures and treatments, including the recommended acoustic barrier with the
nominated construction Weighted Sound Reduction Index (RW) must be incorporated into the
development in accordance with the Environmental Noise Impact report and maintained onsite.
It is recommended that the development be conditioned, in accordance with the recommendations
of Council’s consulting noise expert, to manage noise to ensure that the amenity of nearby
residents is maintained. These include conditions recommended to limit the nature and extent of
the proposed use, the hours of operation, amplified music, the submission of a Noise Management
Plan and construction of the acoustic barrier as details above.
An Operational Management Plan has also been provided, the plan includes a comprehensive
overview of how the events will be managed particularly regarding operating hours, noise
requirements patron behaviour management and complaint procedures.
To address the issue of dust causing a nuisance, it is recommended that a condition be included
requiring the access/driveway be sealed. The driveway will be signed to be a low-speed
environment that is restricted to 20km/h.
The sealing of the driveway will also reduce the noise caused by vehicles and buses while
traversing the driveway.
Traffic
Access into the subject site is taken from Louis Bazzo Drive, a state-controlled road.
The number of car parking spaces (50) provided in the car parking area is more than the minimum
amount (47) required.
The proposed development is supported by a Traffic Engineering report that is RPEQ certified.
The report confirms that the anticipated number of vehicles will not adversely impact on the
operational performance of the surrounding road network.
The layout of the carpark is generally compliant with the relevant Australian standard. A set of
vehicle turn paths demonstrating the coaches are able to manoeuvre on site has been provided.
The carpark includes a fire egress road that crosses a dam outlet. Further assessment of the
interface between the existing outlet and fire egress road is to be undertaken as part of the
Operational Works phase.
The application was referred to SARA due to Louis Bazzo Drive being a State controlled road.
Accordingly, the Department of Transport and Main Roads has reviewed the application requiring
conditions to be included on any approval regarding road access works. These works include turn
treatments for a Basic Right Turn and Basic Left Turn are to be carried out in accordance with
DTMR requirements. As the responsible authority, SARA has deemed the revised access
arrangement suitable.
Waste servicing is to occur via the proposed carpark. Vehicle turn paths for the waste collection
vehicle have been provided, demonstrating the vehicle can service the bins and manoeuvre the
site to exit in a forward gear.
Environmental Impacts
The proposal has addressed the potential impacts on biodiversity, ecosystem health, ecological
processes, soil, air and water quality through the submission of an Ecological Report and
Stormwater Management Plan.