Nandroya Planning Report

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DISTRIBUTION AND ISSUE STATUS

Leddy Sergiacomi & Associates Pty Ltd
ACN 010 855 697

This document remains the property of Leddy Sergiacomi & Associates and may only be used for the purposes for
which it was commissioned. No unauthorised use of this document is permitted.

 

Document Status

 

Document Alteration Rev. Author Approval for Release

 

 

 

Number Type’ No. Reviewer Name | Signatufe Date
45-021 First Edition - PWiTB/DW GBJ GBJ al « I os”,
7. f

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leddy Sergiacomi & Associates Pty Ltd

 

Alteration Type *

A: Contract Review

B: Specification Review

C: Design Review

D: Implementation Review

E: Review due to faults in document
F: Review complies with contract

G: Review requires contractual review

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LSA Ref: 45-021
TABLE OF CONTENTS
1.0 INTRODUCTION. ..............ccccssssseeesssssesenessceesessssenensessnseensaseneneneeessees re
11 GENERAL ........ccsccsssccssesccssecsenserscsssscesseccesussossssencnssessesssecessnseceesasenssesaneseessasoesasssenensasenassoenesanentias 1
1.2 PROPERTY DETAILS. ..........ccssscessesccnsescersecccaseseessscentaseceetaseceecaneocecauseceeartseceetaeeseetaeasastenerstecastate 41
1.3 APPROVALS PROCESS ...........ccscsceessseseesseeesenersesenenseseceraesenersesavaeaesacaeoeseusaenansenentaneneateeoesanensenes 1
2.0 SITE DESCRIPTION.............. seseeseceeeeeeeessensesesasese sea veseresenseerenes seseeenseeenene 3
2.1 SITE DESCRIPTION & SURROUNDING LAND USES... cssetscentnessentnescenseseeveseenneetaneounse 3
2.2 TOPOGRAPHY
2.3 GEOLOGY AND SOILS.
2.3.1 General
2.3.2 — Soil Classification ..............:ssssccessssscsssssessssenssenrensacseseeecsaneceesansacacensecauesensnssseanseeanenonaness 5
2.3.3  GrOUNAWALEL ......ccessecrersetssssotessescsersccneresersenssessvensonsnsensestessursnsteneneesensesseneusuenesarenstereateees §

2.3.4 Field Permeability
2.3.5 Laboratory Testing...

 

 

 

2.3.6 Development Constraints.

 

 

 

 

 

 

 

 
 
 
 
 

 

 

2.3.7 Summary of Soil Investigation... ccc sss secseunseseusesseressnnseseesssenenenenenseaeas 7
2.4 HYDROLOGY & DRAINAGE .......ccscsccsssscessssseesecsssrsnsseesensessnsesarsuscencsssserensuseccunsssceuenenessenenssesnsseeens 7
2.5 VEGETATION
2.5.1 General Description ..
2.5.2 Description of Vegetation Communities..
2.5.3. Commonwealth Government Requirements ..........ccussecscsssessessnessnscceetneceensarereneanene 12
2.5.4 State Government Requirement ..........ceccsccsssscscessnrecsectrsesesteseerseesereseaneaeererserteanieee 13
2.5.5 Local Government Requirements.
2.6
2.6.1 General Description..
2.6.2 Description Of Fauna... csesccssessersscscssssneessescscensasesseteseeestensneesenonsseeeeseannnegsnnens
2.6.3 Commonwealth Government Requirements
2.6.4 State Government Requirements.
2.7 BUSHFIRE HAZARD
2.7.1 General
2.7.2 The Site
2.7.3 Vegetation
2.7.4 Topography..
2.7.5
2.7.6 — SUIMIMATY oc sescecessecseeseseesssnnssscnensnseccsnnesecarsncousrsncersenacseontatecentastenenseveoussnronesteenenaeossaneee 22
2.7.7 Fire HIStOTY .......cccsessesseneeeseseesecseesessccsssecocsusesossusesersesueccecursesenssseassasensatsesotarenentasrosaneceed 22
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Y
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28

2.9

2.10

2.11

2.7.8 Fire Hazard Management Provisions
CULTURAL HERITAGE
2.8.1 General
2.8.2 Database Search .......c ccc cceccscsecsssecsssseeeesesseeessensacsesasenssssensenesessoceaseseeeasesedsceecerenerssere 24
2.8.3 Aboriginal Cultural Heritage Register .............ccccssssssssseecseeseeceetseteeetseeeeetseseetaeanssees 24
2.8.4 The Draft Noosa Plan 2005.
INFRASTRUCTURE
2.9.1 Transport...

 

  
 

 

 

 

2.9.2 Electricity and Telecommunications..........ccccsssscsssccenssseneeessnennersseesessenenetenennnsenes 25
2.9.3 Drainage Infrastructure «2.0.2.0... csscsssessescssescsncsssenssesensessnassscaesansossatsscnseanescensacenseceases 25

 

2.9.4 Water and Sewerage Services...
NOISE ASSESSMENT
2.10.1 General
2.10.2 Noise Generation........csscccsssccserccseccsureccsssneccesvecceunrecsentvscesensaseeenensseateevarsnenneveuevsseeen 26
2.10.3 Potential IMpacts.......... sess seceesseeeesssesssnsensenssvesotsasevsseesseccetsesecseseseeseseessesesnesern

  
 

 

2.10.4 Mitigation Measures
AIR QUALITY ASSESSMENT.
2.11.1 General
2.11.2 Air Quality RISK... ccsccsssessssssesssscesaversessssecenssssesnseceeesnseseneerensrtensseetaseanansnennsetenattenee 30
2.11.3 Air Quality Management...........ccsccssseessesssesseseeeseseneesssseeeanseseaneneseurseneneeenenenensenens 31

  
 

PROPOSED DEVELOPMENT. .........cscscsessssccssssserssssenensessaesensesssseveneererss OS

 

 
 

 

 

   
 

 

 
 
 

 

3.1 CONCEPT........csssesccssescessessussssesscscasseseusnecorsnssrssssenestataneatsccceseneceesenpeseauraseeenenrecnetsenenstaearseneeasaneeed
3.2 TRAFFIC AND SITE ACCESS
3.3 WATER SUPPLY AND SEWERAGE...
3.3.1 Water Supply
[email protected] — SQWETAGE......cesseccrseseseseeseserssesenessnsnstansensseseecaneceeesusecoestsananaecaeneoessesecesneneseneantsenenesnenses
3.4 ELECTRICITY AND TELECOMMUNICATIONS
3.5 STORMWATER DRAINAGE
4.0 TOWN PLANNING.|...........cccccscessscereseseseressccceeesssneneuensaseaees seseeccanenenenenes 40
41 GENERAL..... 40
4.2 STRATEGIC PLAN.
4.2.1 Lake Macdonald Locality...........ccsscccssssesssesenssseccesasseceresacsenaeteesesssesaenenesntnenensaeoesaseees
4.2.2. Preferred Dominant Land Use Designation
4.2.3 Strategic Aims
4.3 SCHEDULE TO THE PLANNING SCHEME...
43.1 ZOMC.cccssecccssecessserseenscceesersessereesssecesusessensssocessesseseesensensnsecenecatanenssnarsedansegonsnenartsenensaessanes
4.3.2 General Requirements for Development ...........cccsssrerssresseertecssneterensssecetanoeeneseneees 46
4.3.3 Special Requirements for Development in Particular ZONES ..........scssscesseeeseretanes 46
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4.3.4 Special Requirements for Reconfiguration.................. sveeee 47

   

4.3.5 Miscellaneous Provisions

 

 
 

 

 

 

 

 

 

 

 

4.4 PLANNING SCHEME POLICIES .........--csssssseccsetssoseesssecsoseccntessseeccutstaneessecsoneseesessuensasecanerensseteas
44.1. PSP24- Park Requirements
4.4.2 PSP26 -— Conservation of Agricultural Land...
4.4.3 PSP31 — Subdivision of Land
4.5 DRAFT NOOSA PLAN .n.sscssssssssorssssorsvessssearsncenssoossssorstsensneessssonssessssssnessssensssorsssscaneessavoneseersasect 47
45.1 General
4.5.2. Proposed Development Definition and Zone
4.5.3 Assessment Table for Rural ZOMG ........sscssscscsssrsssessesesesseseeseuansesccansescarsecnenneceessonu es
4.5.4 Overall Outcomes for the Cooroy & Lake Macdonald Locality
4.5.5 Applicable Codes
4.6 SUPPLEMENTARY ASSESSMENT CATERGORIES AND RELEVANT ASSESSMENT
CRITERIA FOR PRELIMINARY APPROVAL........c:cccsssccsecsssessssessesonnssosssessneserssensoatenssssenonseteasees
4.6.1 Justification for Modification to the Scheme
4.7 STATE PLANNING POLICIES
5.0 CONCLUSION ................ desaeeensnaneneasenaeesansenenenensenenens sea neneneaancaaenerenenesesnoes 59
LIST OF PLATES
PHOTO PLATE 1: Remaining milling shed on the proposed industrial site........ 3
PHOTO PLATE 2: Row of mostly eucalypts planted along the north-eastern
property DOUNCALY. .......sscsssseseeneereeetereseesneenseneneneeneeens 10
PHOTO PLATE 3: Large eucalypts & hoop pine along the western
DOUNALY......ccscescescesseenrsanersssenousseeserenseeeeeesnensaneerssenesansaneontors 11
PHOTO PLATE 4: Ground coverage of Singapore Daisy on the bank of the
, dam in north-western corner of property.........cssscesssserncaeere 11
PHOTO PLATE 5: Remnant vegetation on adjacent property to the south....... 14
PHOTO PLATE 6: _ Apair of Eastern Grey Kangaroos encountered on the
development site
PHOTO PLATE 7: Suspected Koala scratch marks on eucalypt. .......cssereeresne 19
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i LIST OF FIGURES
i FIGURE 1: Locality Plan

FIGURE 2: Proposed 6 Lot Subdivision
i FIGURE 3: Site Contours and Survey Plan

FIGURE 4: Preliminary Alignment of the Water Main and Sewer Rising Main to Service
i the Site

FIGURE 5: Location of Sewerage Reticulation Infrastructure & Pump Station On site
i FIGURE 6: Preliminary Realignment of Electricity Lines and Transformer
i FIGURE 7: Preliminary Landscaping Plan

LIST OF APPENDICES

APPENDIX A: Morrison Geotechnical Report
i APPENDIX B: Vegetation Species List

APPENDIX C: WildNet Fauna Search
I APPENDIX D: Aboriginal Cultural Heritage Register and Aboriginal Cultural

Heritage Database Search
i APPENDIX E: Acoustic and Air Quality Assessment - Air Noise Environment P/L
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1.0

INTRODUCTION

GENERAL

This report has been prepared on behalf of the Department of State Development, Trade and
Innovation to provide supporting information for an application to Noosa Council for a
preliminary approval for material change of use and a development permit for lot reconfiguration
on land located at 4 Holts Road, Cooroy. The general location of the site is shown on LSA
Drawing No. 45021-C01 included as Figure 1. The proposal involves the subdivision of land into
six (6) lots, retaining the existing building used by Boral Timber on proposed Lot 4. The new

lots will be accessed from Holts Road via a new cul-de-sac extending in a south — southwest

" direction from the northern boundary. A subdivision plan showing the dimensions of the six (6)

proposed lots and park has been provided as LSA Drawing No. 45021-C02 and included as
Figure 2.

PROPERTY DETAILS

General Property Details
Real Property Description: Lot 1444 on CG3956, Parish of Maroochy, County of Canning

Site Address: 4 Holts Road, Cooroy

Area: 10.671 hectares

Tenure: Freehold

Owner: The State of Queensland (Department of State Development, Trade
and Innovation

 

 

 

 

 
  

   

ee Race CU)
Planning Zone: Rural Catchment
Strategic Plan Designation: | Rural Conservation

 

 

 

 

 

APPROVALS PROCESS

The development site is located within the Rural Catchment Zone under the Schedule to the
Planning Scheme. The development proposal involves the creation of six (6) industrial
allotments requiring the development application to follow the impact assessment process. Any
approval of the application will require a consequential amendment to the Planning Scheme. The

requirements for this application are further considered under Section 4 of this Planning Report.

A number of referrals relate to this application, including the Department of Main Roads as the
site adjoins the Bruce Highway, and the Environmental Protection Agency given the site is

currently listed on the Environmental Management Register. The land is included in the urban

 

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footprint nominated in the South East Queensland Regional Plan, thereby avoiding referral to the
Office of Urban Management. The site is not located in a public transport corridor in whole or
part and is therefore not required to undergo referral to the Department of Transport. As only two
referral agencies are relevant to this application, and the land does not comprise a use requiring
referral coordination, or is located in an area requiring referral coordination, the application will

not be required to undergo referral coordination.

 

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2.0

2.1

SITE DESCRIPTION

SITE DESCRIPTION & SURROUNDING LAND USES

The site is located immediately to the west of the Bruce Highway and is adjoined to the south
and west by rural properties. The north-eastern property boundary holds frontage to Holts Road
for approximately 580 metres. The township of Cooroy is located some distance to the north on
the opposite side of the Bruce Highway. Larger pastoral holdings are situated further to the south
and west of the site, while the Cooroy underpass is located immediately adjacent to the north

western corner.

The nearest residences appear to be located in the vicinity of the sharp deviation of Holts Road to
the south east and on a rural property adjoining the south western corner of the site and located
approximately 200 metres from the subject land. The rural property immediately to the south is

currently covered by a mining lease and is a potential extractive resource.

The existing property currently supports the Boral Timber Australia head office, a demountable
structure immediately to the west of the existing site access and fronting Holts Road. To the west
of this building, the large buildings comprising the former timber mill remain (refer Plate 1).
These consist of a large milling shed, with two additional support buildings located to the west.

The area surrounding these buildings is largely flat.

  

PHOTO PLATE 1: Remaining milling shed on the proposed industrial site.

 

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2.2

2.3

2.3.1

TOPOGRAPHY

The land comprises gently undulating country, with the existing buildings located on the highest
portion of the site which forms the crest of a low hill near the central northern property
boundary. From this point, the land falls to the north-west, south, and south-east. The majority of
the site assumes a southerly aspect and falls gently to a small drainage line extending from the
southern property boundary and draining in an easterly direction to Holts Road a short distance
to the south east. Three dams exist on the site and appear to serve as minor detention and

treatment basins.

Holts Road has been cut into the side of the ridge in the north-western extent of the site, and
located over fill material for the south eastern extent of the property. Contours of the site are
shown in LSA Drawing No. 45021-C03, included as Figure 3 and were obtained from a detailed
survey recently completed by Ahern James Naismith Pty Ltd.

GEOLOGY AND SOILS

General

The Geological Survey of Queensland 1:250,000 Series Gympie Sheet identifies the locality as
being underlain by the Pomona Beds and Basalt of Tertiary Age, consisting mainly of shale,
sandstone and conglomerate, with minor basalt. No parent rock was observed on the site,
although residual clay soils abundant across the property are believed to be derived from parent

shale and sandstone.

Morrison Geotechnical was commissioned by LSA to carry out an on site geotechnical
investigation on the 13" and the 14" September 2005 on the subject site. Multiple samples and
tests were carried out during this investigation including:

> Determination of soil characteristics;

Assessment of geological features;

Assessment of soil drainage characteristics;

Slope assessment;

Batter slope requirements;

vv vv wv

Percolation testing;

 

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2.3.2

2.3.3

2.3.4

> Dam wall stability assessment; and

> Site classification in accordance with AS2870.
The Morrison Geotechnic Investigation has been included as Appendix A of this report.

Soil Classification
Nineteen (19) boreholes were advanced on the site using a light 4+WD mounted auger rig and
classified to AS1726 Geotechnical Site Investigations. Soils encountered comprised

predominately natural material with some fill (as shown on Figure 1 of the Morrison Report).

Generally, the boreholes advanced on the subject site found medium to high plasticity, stiff to
very stiff, brown to brown-reds and brown-orange silty clay and sandy clays at shallow depths,
becoming darker brown, grey and mottled at increasing depth (>1.0m). The soil was generally
moist with some laterite gravels found at depths of >1.0m also. The presence of shallow fill (<1
metre depth) on the site was found in Boreholes 1, 6, 7, 8, 9, 11, 12, 13, 16, 17 and 18, with
greater depths encountered on the edges of the cut and fill platforms previously established and
used for timber storage (refer Boreholes 10 (>1.7 metres), 14 (2.1 metres), 15 (1.35 metres)) and
associated with excavation of the dams (refer Boreholes 2 (2.1 metres)). Where greater depths of
fill were encountered, the material was considered relatively synonymous in composition to the
natural sub-soil profile, apart from the material found in BH10 and BH15 which consisted of

timber waste and sawdust, covered by a thin layer of clay material.

Groundwater
Groundwater was encountered in BH2 at a depth of 2.7m. This borehole was situated in close
proximity to the dam and is likely to represent seepage from the dam itself. No evidence of

groundwater in any other boreholes was found.

Field Permeability

Five (5) permeability tests were carried out using a constant head permeameter at the locations
shown on the site plan of the Morrison Geotechnic Report. Results for the field permeability
results ranged from 1.7x10% to 3.9x10*. These results are consistent with Table 4.2A4 of

 

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2.3.5

2.3.6

AS1547:2000 for a Heavy Clay or Category 6 soil, indicating the plastic nature of the subsoils

encountered.

Laboratory Testing

Results of the geotechnical laboratory analysis carried out by a NATA accredited soil laboratory
have been included in the Morrison Geotechnic Report. The analysis included soil strength
(unconfined compressive strength), shrink swell test and dispersion tests (Emerson Class). The
results indicated that the natural soils of the site have a moderate to high strength (UCS = 200-
500kPa) and a moderate volume change capability (ISS = 1.4-2.8%). The clay nature of the
parent material on the site displayed higher moisture content than desirable, allowing for the low
swelling and high shrinkage capability. Emerson Test results (Class 6) indicated that the clay
soils are non-dispersive, as identified on the site with minimal surface erosion located (apart

from where no surface cover is present above the dam).

Development Constraints

Development of the site may require the excavation of unconsolidated fill material where it is
situated within developable areas of each allotment. Specific attention may need to be directed
towards the areas to be developed as proposed Lot 5 where timber and sawdust fill was
encounted, and Lot 6 where burnt timber was identified in the fill. Soft clays which have been
saturated in the vicinity of the dam on proposed Lot 1 will be located in the proposed vegetation

buffer and should therefore have limited impact on future development of the site.

In addition to physical properties, a series of investigations have been commissioned for the site
by Project Services to determine the presence and extent of contamination occurring on the
property. The site is currently included on the Environmental Protection Agency’s
Environmental Management Register. Initial site investigations undertaken by Douglas Partners
Pty Ltd have confirmed that some minor quantities of contaminated material exist on the site,
primarily in the vicinity of the decommissioned fuel storages and comprising TPH levels above
the health investigation level A criteria. Some other minor contaminants were also noted across

the site, primarily a single deposit of zinc in the vicinity of one of the dams.

 

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2.3.7

2.4

Project Services have since commissioned Douglas Partners to submit a Stage 2 investigation to
the EPA, to undertake necessary remediation work and have the site removed from the register.
It is also understood that a further commission will be issued to have the buried timber removed
from the site, demolish the existing unused buildings and have the site prepared for development.
This will allow the unrestricted development of the subject land once development approval has

been granted.

Summary of Soil Investigation

Based on the results of the field and laboratory investigations, the findings have been
summarised below:

> Soils have been classified having a reasonable bearing capacity (>200kPa), and moderately
reactive (Class M);

Stable fill batter slopes should be not steeper than 1V:2H;

The soil is relatively non-dispersive;

Field permeability test displayed low values, indicating constraints with soil permeability,

Vv VV

Soils on the site consist mainly of high plasticity clays which are considered suitable for the
proposed subdivisional works; and .

> For pavement design purposes a subgrade strength of CBR4 is suggested.

HYDROLOGY & DRAINAGE

The site drains from a ridge line located generally through the existing mill buildings in the
northern area of the site to a series of dams strategically positioned around the site. A series of
small piped systems drain the existing roof areas of the mill buildings to open drains which are
directed in turn to the existing dams. One dam is located in the north western comer of the site, a
second dam in the central southern portion of the site and the third in the south eastern corner of
the site. The third dam (south-east comer) is the larger of the dams and accepts run-off from over
half of the site mainly due to a diversion drain constructed generally along the southern area of
the property. This drain limits the catchment to the central dam (south) to a small flat area in the
southern portion of proposed Lot 5. Both the dams in the southern area of the site overflow to a
creek system located in the adjacent property to the south, the creek then discharging under Holts

Road and the Bruce Highway through a 3.3 metre diameter corrugated steel culvert.

 

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The two dams located in the north-west and south-east corners of the site have retention capacity
with a concrete spillway acting as a controlled overflow to the south east dam. Both of these
dams also have concrete structures at the inlets and ramp structures which have been used in the

past for the collection and removal of sediment.
The site is not prone to flooding.

A Stormwater Drainage Assessment Report prepared by LSA has been submitted with this
application and details specific quantity and quality matters relevant to the site and immediate

surrounds.
VEGETATION

General Description

A vegetation assessment was undertaken in this area to establish a systematic understanding of

the vegetation values of the site by building on existing information and gaining site-specific

data. The survey focussed on the nature and distribution of vegetation communities located on

the property, with a list of observed species compiled and an assessment made as to the

conservation significance of each species and the community. In particular, the vegetation field

survey focussed on the following:

> Determining the presence of any species or communities of high conservation value or those
listed as rare, threatened or endangered under the Nature Conservation (Wildlife) Regulation
1994 (NCWR 1994) or Environment Protection & Biodiversity Conservation Act 1999
(EPBC Act 1999);

> The presence of other noteworthy species such as those at the extent of their geographical
range; and

> The presence of specific areas of significance for structural, species diversity or critical

habitat values.

 

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2.5.2 Description of Vegetation Communities

General

A detailed vegetation survey was undertaken across the development site on 12 September 2005.
The majority of vegetation occurring across the development site has been previously cleared for
the establishment of the previous use of the site as a sawmill, with open grassland and scattered
trees and shrubs across the majority of the site. Some native vegetation remains primarily around
the perimeter of the property although no significant remnant native vegetation communities
remain on the development site. Significant vegetation identified on the development site
includes a row containing primarily stringybarks and gums that appear to have been planted

along the eastern boundary of the property (refer Plate 2). Trees identified along this boundary

include Eucalyptus latisinensis (White Mahogany), E. carnea (Broad-leaved Mahogany),
Eucalyptus tereticornis (Queensland Blue Gum), £. grandis (Flooded Gum), £. pilularis
(Blackbutt) and a couple of Elaeocarpus grandis (Blue Quandong) at the southern extent of the
boundary, with E. punctata (Grey Gum) also observed amongst some of these species at the
northern extent of this eastern boundary. While each of these species are likely to occur in the
general vicinity of the development site it is unlikely that all would be generally found in the
same vegetation community. Given the similar age of these trees and the alignment along the
boundary line, it is therefore envisaged that these trees were planted by the sawmill and possibly

represent the range of local hardwood timbers previously harvested for milling on the site.

Other significant vegetation included a number of immature Araucaria cunninghamii (Hoop

Pine) recorded along the western boundary along with some larger Eucalyptus punctata (Grey
Gum) (refer Plate 3). Other native vegetation recorded on site included Callistemon spp. and
Melaleuca spp. recorded along the lower southern and north-eastern property boundaries as well

as around the small dam in the south-eastern corner of the development site.

A detailed Vegetation Species list has been provided as Appendix B of this report.

 

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Weed Invasion

Substantial weed invasion was evident across the development site with the most significant area
of weed infestation being around the south-western parts of the site within the area previously
cleared for timber storage. The most common weed species identified on site included Bacharris
halimifolia (Groundsel), Bidens pilosa (Cobbler’s Pegs), Cinnamomum camphora (Camphor

Laurel), Corymbia torelliana (Cadaghi).

 

 

PHOTO PLATE 2: Row of mostly eucalypts planted along the north-eastern
property boundary.
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PHOTO PLATE 4: Ground coverage of Singapore Daisy on the bank of the dam
in north-western corner of property.

Of the weed species recorded on site, species currently declared under the Land Protection (Pest
and Stock Route Management) Act 2002 included Groundsel (Baccharis halimifolia), which is
classified as a Class 2 declared plant as well as Camphor Laurel (Cinnamomum camphora) and
Singapore Daisy (Sphagneticola trilobata) (refer Plate 4), which are classified as Class 3

declared plants. Class 2 declared plants are established in Queensland and could have an adverse

 

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2.5.3

economic, environmental or social impact. Landowners must take reasonable steps to keep land
free of Class 2 pests. Class 3 declared plants are established in Queensland and although these
plants have the potential to cause adverse economic, environmental and social impacts, their
control is only enforced under the Act on land that is located adjacent to an environmentally
significant area. The remainder of the weed species identified on the site are generally

considered to be environmental weeds.

Habitat, Corridor and Other Values

The overall habitat significance of vegetation occurring on the development is considered to be
low due to the sparse distribution of native vegetation scattered across the property combined
with the substantial level of disturbance and weed invasion associated with the previous use of
the site, which has substantially degraded any potential habitat value. Furthermore, vegetation
occurring on site is likely to provide limited corridor value for local wildlife given the absence of
any significant connectivity of vegetation on the site with any larger areas of contiguous
bushland other than the narrow, isolated band adjoining the watercourse to the south. This
narrow band of vegetation aligning the minor watercourse to the south of the development site is
also considered to hold limited significance as either fauna habitat or as a wildlife corridor given
its small size and limited contiguity with larger areas of suitable habitat being surrounded by
cleared grassland and regrowth vegetation. Although some relatively large eucalypts are
scattered across the site, no existing hollow-bearing or nesting habitat trees were observed.
However, potential does exist for these trees to develop into habitat trees in the future when they
may provide an important refuge for local fauna within quite a disturbed landscape. The majority
of these trees will be retained within the proposed vegetation buffer to be established around the
development site as part of the proposal, with the provision of this 30 metre wide vegetation

buffer likely to significantly enhance the overall habitat value of the site.

Commonwealth Government Requirements

Environment Protection & Biodiversity Conservation Act 1999
All flora species identified and recorded as a result of site investigations were cross-referenced
with schedules of the Environment Protection and Biodiversity Conservation Act 1999 (EPBC

Act 1999) for occurrence of rare, threatened or otherwise noteworthy species. No flora species or

 

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2.5.4

vegetation communities recorded during the site investigation are listed under the EPBC Act

1999 as being rare, threatened or endangered.

State Government Requirements

General

The two primary pieces of state legislation evoking the protection of flora values are the
Vegetation Management Act 1999 and the Nature Conservation Act 1992 and associated NCWR
1994.

Vegetation Management Act 1999

Reference to the Environmental Protection Agency’s (EPA) 2001 Regional Ecosystem Map for
Lot 1444 on CG3956 and obtained from the Environmental Protection Agency on the 7”
September 2005 indicates that the development site has been mapped as non-remnant vegetation
with the exception of a small polygon of remnant vegetation extending marginally onto to the
central southern property boundary. The RE is described as a ‘2001 Remnant Not of Concern
Regional Ecosystem’ and forms part of polygon extending to the south-west and east along a
watercourse. This polygon has been described as comprising RE.12.3.2, which is described in
the EPA’s Regional Ecosystem Description Database (REDD) Version 4.2 (March, 2005) as

follows:

Eucalyptus grandis +!- E. microcorys, Lohphostemon confertus tall open forest with vine
forest understorey (‘wet sclerophyll’). Patches of Eucalyptus pilularis sometimes present
especially in the vicinity of sedimentary rocks (eg. around Palmwoods). Fringing streams
and in narrow gullies in high rainfall areas. Major vegetation communities include:
12.3.2a: Open forest of Eucalyptus resinifera and Syncarpia glomulifera with a wet heath
understorey. Other species include Melaleuca linarifolia, Melaleuca seeberi +/- Corymbia

gummifera. Narrow gullies in high rainfall areas.

According to the REDD Version 4.2 (March, 2005), the remnant extent of this regional
ecosystem was greater than 10,000 ha and greater than 30% of the pre-clearing extent of this

vegetation community remains. RE12.3.2 has therefore been afforded a conservation

 

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significance of ‘No concern at present’. Based on the outcomes of the vegetation survey
conducted on site, vegetation occurring along the watercourse encroaching onto the southern
portion of the property is considered to be generally consistent with the description provided for
RE12.3.2 as shown by the RE mapping prepared by the EPA, however substantial weed invasion

was evident within this vegetation (refer Plate 5).

 

PHOTO PLATE 5: Remnant vegetation on adjacent property to the south.

It is evident that due to the broad hectare nature of the regional scale mapping, the alignment of
the RE polygon is marginally extended onto the boundary of subject site. Nevertheless, given the
relatively cleared nature of the area of the site adjoining the vegetation of the adjacent property
YW and the absence of vegetation from this area, it is considered that the site is not subject to
assessment against the NRM’s Concurrence Agency Policy for Material Change of Use (27"
June 2005) and Concurrence Agency Policy for Reconfiguring a Lot (27 June 2005) under the
Vegetation Management Act 1999 and pursuant to schedule 2 of the /ntegrated Planning
Regulation 1998. It is duly noted that the proposal involves a material change of use and
reconfiguration of a lot on land that adjoins remnant vegetation, however the RE mapped by the
Environmental Protection Agency and confirmed during site investigations clearly does not
extend to within the subject land. It is also noted that no clearing is to occur on the site within the
vicinity of the RE located on the adjoining property as this area is to be included in parkland to
be dedicated to the Crown. To this end, no clearing of remnant vegetation is to occur as part of

this development proposal.

 

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2.5.5

N
o

2.6.1

NCWR 1994
All flora species identified and recorded as a result of site investigations were cross-referenced

with schedules of the Nature Conservation (Wildlife) Regulation 1994 (NCWR 1994) for
occurrence of rare, threatened or otherwise noteworthy species. No flora species or vegetation
communities recorded during the site investigation are listed under the NCWR 1994 as being
rare, threatened, vulnerable or endangered. However, a number of species were listed as being of
‘common significance’ under the NCWR 1994, although such a classification has no

implications on the current development proposal.

Local Government Requirements

Reference to Map OM3.1 — Biodiversity Overlay of the Draft Noosa Planning Scheme indicates
that the small area of remnant native vegetation encroaching onto the central southern boundary
of the development site has been mapped for Environment Protection. As the proposed
development will not involve any interference with vegetation on the area of land mapped for
Environment Protection the proposed development would not trigger assessment against the
Biodiversity Overlay Code of the Draft Noosa Planning Scheme pursuant to Table 13.1 —
Assessment Categories and Relevant Assessment Criteria for the Biodiversity Overlay — All

Development.
FAUNA

General Description

In order to assess individual fauna species and faunal assemblages inhabiting or accessing the

development site and to predict potential impacts on resident fauna populations, the following

research methods were employed:

> a desk-top literature review of available information and database sources which describe
fauna species previously noted on the development site or in the general vicinity; and

> a field assessment at the development site, which included opportunistic sightings, survey

for tracks, scats and other traces of fauna at specific locations.

The conservation significance of the fauna identified at the development site was ascertained by

cross-referencing survey data with the following:

 

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> The Nature Conservation (Wildlife) Regulation 1994,
> The Environmental Protection & Biodiversity Conservation Act, 1999; and
> Various government publications and/or other information regarding the conservation status

of fauna occurring on the study site.

2.6.2 Description of Fauna

Literature Review
Prior to LSA conducting the site investigation, a literature search was undertaken to identify the
potential occurrence of terrestrial and arboreal fauna species of conservation significance within

the study area. This included obtaining a WildNet search from the Queensland Parks and

Wildlife Service (QPWS) with a search radius of 2 kilometres as the EPA advised that no fauna

4

have previously been recorded in 1km of the site. A full WildNet species list for the development
site is contained in Appendix C. Table 1 below details the fauna species from the WildNet search
previously recorded in the vicinity of the site, that are listed under the Nature Conservation
Wildlife Regulation 1994 (NCWR) and Environment Protection and Biodiversity Conservation
Act 1999 (EPBC).

TABLE 1: Species of Conservation Value Previously Located in Close

Proximity to the Project Site
—_ ~ Status under NCWR_~ Status under EPBC

Scientific Name

   
 

 

 

 

 

Pere Ta Pry 4999
Avifauna
@ Erythrotriorchis radiatus Red Goshawk Endangered * Vulnerable, Migratory
Falco cenchroides Nankeen Kestrel Common Migratory
Nettapus coromandelianus | Cotton Pygmy-goose Rare Migratory

 

 

 

 

 

Each of the above listed fauna species are discussed in detail below giving an indication of
preferred habitat, feeding and nesting habits for these species and comparing these with

biophysical features/characteristics present at the development site.

Red Goshawk
The Red Goshawk (Erythrotriorchis radiatus) is a large, rich reddish bird with a whitish, dark-

streaked head, black-mottled underparts, rusty red ‘trousers’ and a barred grey tail. The Red

Goshawk’s preferred habitat comprises open forests and woodlands, especially along

 

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watercourses, wetlands and rainforest fringes with the species often nesting in a large bundle of
sticks high in the fork of living eucalypt and melaleuca trees. This species is often observed
perched in singles or pairs searching for prey from high in living or dead emergent trees. The
biophysical attributes of the remnant riparian vegetation extending onto the central southern
portion of the site and further to the south-west and east of the site, may provide potential nesting
and feeding habitat for this species, although this species is more likely to prefer the more
extensive areas of riverine eucalypt forest and woodland further to the north of the development

site.

Nankeen Kestrel
e The Nankeen Kestrel (Falco cenchroides) is a pale rufous colour above and whitish below with
~ black flight feathers and around the eye. The Nankeen Kestrel is usually encountered in pairs,
singles or open companies perched on dead trees, fences, telephone and power poles, or hovering
over grasslands and city buildings. The Nankeen Kestrel’s preferred habitat comprises
grasslands, plains, gibber deserts, cliffs, dunes, farmlands, road-sides and buildings, nesting in
tree hollows, on cliff ledges and cavities, or buildings. The biophysical attributes of the site and
surrounding cleared farmlands may provide potential nesting and feeding habitat for this species,
however the proposed development is unlikely to significantly limit access of this species to its

preferred open habitat.

Cotton Pygmy-goose

@ The Cotton Pygmy-goose (Nettapus coromandelianus) is a small duck with a white face and
neck, short bill with a total size of less than 380mm. Individuals of this species may be found
amongst water lilies, resting on logs or perched in hollow trees near water where they prefer to
nest. Preferring habitat amongst water lilies and semi-emergent water plants within deeper
freshwater lagoons, swamps and dams, this species may potentially be encountered on the small
dams occurring on the project site however the small size of these water bodies is not likely to be
favoured by the Cotton Pygmy-goose, which is more likely to favour deeper water and more

open water bodies.

 

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Field Survey
During the field assessment undertaken on the 12" September 2005, a number of opportunistic

fauna sightings were recorded with a list of observed species provided in the following Table.

TABLE 2: Fauna species recorded at the development site

Eastern Gre M i us Common Not listed
Australian Magpie G ina tibicen Common Not Listed

Australian Wood Duck Chenonetta ‘a Common Migra

Grey Butcherbird Craticus uatus Common Not Listed
hing Kookaburra Dacelo ineae Common Not Listed

Masked Vanellus miles Common Migra

Torresian Crow Corvus orru Common Not Listed

 

Of those noted, all species were considered to be well adapted to foraging on the site on an

intermittent basis. Plate 6 below shows a pair of Eastern Grey Kangaroos identified on site.

 

development site.

Of additional consideration, a number of scratch marks were observed on some of the larger
eucalypts which indicated the presence of Koalas (Phascolarctos cinereus) within the area (refer
Plate 7). While the site may not represent critical habitat for this species, the presence of some of

the larger eucalypts may be of assistance in the species’ migration through the area.

 

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2.6.3

2.6.4

 

PHOTO PLATE 7: Suspected Koala scratch marks on eucalypt.

Commonwealth Government Requirements

Environment Protection & Biodiversity Conservation Act 1999

Although the vulnerable Red Goshawk and a number of other migratory species listed in the
EPBC Act 1999 may potentially occur on or surrounding the development site, the biophysical
attributes of the site are not considered to be specifically preferred by these species and
accordingly, the potential impact of the development on these species is likely to be negligible.
Furthermore, more extensive areas of suitable habitat, which are available in relatively close
proximity to the development site, will continue to provide habitat for these species should they

exist in this area.

State Government Requirements

NCWR 1994
Two species previously recorded in the general vicinity of the development, including the Red

Goshawk (Erythrotriorchis radiatus) and Cotton Pygmy-goose (Nettapus coromandelianus) are
listed under the schedules of the NCWR 1994 as endangered and rare respectively. As mentioned
above however, the suitability of the development site as habitat for these species is considered

to be marginal with extensive areas of more suitable habitat available in relatively close

 

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2.7

2.7.1

2.7.2

2.7.3

proximity to the site. The development is therefore unlikely to have any significant impact on

either of these species.
BUSHFIRE HAZARD

General

The methodology for identifying bushfire hazard management areas has been adopted from
Appendix 3 of State Planning Policy (SPP) 1/03 Guideline — Mitigating the Adverse Impacts of
Flood, Bushfire and Landslide and involves both quantitative and qualitative assessments. The
quantitative aspects focus on three key characteristics that have been identified as the primary
determinants of the severity of bushfire hazard and involve vegetation communities, slope and
aspect. Following the quantitative assessment, a qualitative review of this information will be
undertaken with reference to known bushfire behaviour. Under Appendix 3 of the SPP
Guideline, a bushfire prone area may be identified as having a high, medium or low hazard risk.
The severity of bushfire hazard is determined by the total sum of loading factors assigned for an
area based on the criteria outlined in Appendix 3 of the SPP Guideline for Mitigating the
Adverse Impacts of Flood, Bushfire and Landslide.

The Site

The proposed development site will comprise some 6 industrial allotments, to form part of the
subdivision, with the existing industrial sheds to be demolished. The site has sustained timber
milling practices for a number of years until 1999, however this use has discontinued and now
re-development of the site is proposed. The site supports 3 dams found at strategic points across

the property.

Vegetation

The vegetation survey detailed in Section 2.5.2 of this report details the majority of the site has
been previously cleared. Primarily open grassland and scattered trees and shrubs occupy the
perimeters of the site, while the central area is largely devoid of vegetation, with the exception of
various grasses beginning to colonise the area previously used for timber storage and vehicle

manoeuvring. For the purposes of the bushfire assessment, the majority of the area on site to be

 

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2.7.4

2.7.5

developed has been assigned a hazard loading factor of 1 for Desert lands (sparse fuels), mowed

grass.

Significant vegetation identified on the development site is limited to a row of trees planted
along the eastern boundary and containing primarily stringybarks and gums (refer Plate 2). Trees
identified along this boundary include Eucalyptus latisinensis (White Mahogany), E. carnea
(Broad-leaved Mahogany), E. tereticornis (Queensland Blue Gum), £. grandis (Flooded Gum),
E. pilularis (Blackbutt) as well as several specimens of Elaeocarpus grandis (Blue Quandong) at
the southern extent of the boundary. £. punctata (Grey Gum) was also observed amongst some

of these species at the northern extent of the eastern boundary.

Other significant vegetation included a number of immature Araucaria cunninghamii (Hoop
Pine) recorded along the western boundary along with some larger EZ. punctata (Grey Gum)
(refer Plate 3). Other native vegetation recorded on site included Callistemon spp. and Melaleuca
spp. recorded along the lower southern and eastern property boundaries as well as around the

small dam in the south-eastern corner of the development site.

The remaining portion of vegetation which is not cleared, and forms part of the planted eucalypts
or pines has been assigned best fitting to the description Intact acacia forest, with light grass to
leaf litter, disturbed rainforest with a hazard loading factor of 4 reduced from 6, due to the

overall isolation and limited width of vegetation.

Topography

Site topography comprises gently undulating country, with the existing buildings located on the
highest portion of the site which forms the crest of a low hill near the central north-eastern
property boundary. The site falls gently to a small drainage line extending from the southern
property boundary to Holts Road to the east. Essentially, the site is best described as having

slopes with gradients of 5% or less.

Aspect
The area within the vicinity of the existing buildings falls to the north-west, south, and south-

east. The majority of the site assumes a southerly aspect.

 

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2.7.6

® 2.7.7

2.7.8

Summary

The criteria and associated loading responses for the property can be summarised as follows:

 

 

 

 

 

 

 

 

 

 

 

 

TABLE 3: Fire Loading Criteria for Disturbed Area.
Vegetation Mowed Grass 1
Topography Plain (0%-5%) 1
Aspect East to South 0
Aggregate Risk (Total) 2
TABLE 4: Fire Loading Criteria for Vegetated Buffer
Vegetation Intact acacia forests, with light grass to leaf litter, disturbed rainforest 4
Topography Plain (0%-5%) 1
Aspect East to South 0
Aggregate Risk (Total) 5

 

 

 

 

For the area to be developed, an aggregate risk of 2 has been calculated in accordance with
Appendix 3 of the SPP //03 Guideline. Accordingly, this area is considered to comprise a /ow

severity bushfire hazard with an aggregate score in the range of | to 5.5.

For the vegetated buffer areas toward the rear of the development site an aggregate risk of 5 has
been calculated in accordance with Appendix 3 of the SPP 1/03 Guideline. This area is also
considered to comprise a low severity bushfire hazard with an aggregate score in the range of 1

to 5.5.

Fire History
Available information (aerial photograph, discussion with staff) suggests that the subject land

has not been subject to intense wildfire.

Fire Hazard Management Provisions
The provisions of the SPP 1/02 Guideline for Mitigating the Adverse Impacts of Flood, Bushfire
and Landslide do not appear applicable to the development site as the entire site is considered to

represent a low risk for bushfire hazard.

 

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2.8

2.8.1

CULTURAL HERITAGE

General

In accordance with the Aboriginal Cultural Heritage Act 2003, all persons must comply with the

“cultural heritage duty of care” which states that “a person who carries out an activity must take

all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural

heritage”. Matters to be considered in determining compliance with the “cultural heritage duty of

care” include:

> The nature of the activity and the likelihood of its causing harm to Aboriginal cultural
heritage;

> The nature of the Aboriginal cultural heritage likely to be harmed by the activity;

> The extent to which the person consulted with Aboriginal parties about the carrying out of
the activity and the results of the consultation;

> Whether the person carried out a study or survey of any type, of the area affected by the
activity to find out the location and extent of the Aboriginal cultural heritage and the extent
of the study or survey;

> Whether the person searched the database and register for information about the area
affected by the activity;

> The extent to which the person complied with the cultural heritage duty of care guidelines;
and

> The nature and extent of past uses in the area affected by the activity.

In determining the “nature of the activity” in accordance with the Cultural Heritage Duty of Care
Guidelines established under Section 28 of the Act, the proposed development would comprise
an activity involving surface disturbance and therefore further consideration should be given to
the “nature and extent of past uses” of the area. In this regard, the site has been subject to
“significant ground disturbance” in the past. Therefore the proposed activity would comprise a
Category 4 activity in accordance with the Guidelines. Category 4 activities are generally
considered such that the activity is unlikely to cause harm to Aboriginal Cultural Heritage and
wili comply with the Guidelines, however should not proceed without consideration of all
matters specified in Section 23(2) of the Act and summarised above. Nonetheless, Category 4

activities are not considered to require a cultural heritage assessment.

 

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2.8.2

2.8.3

2.8.4

Appropriate measures should also be implemented in accordance with the Guidelines to ensure
that if at any time during the activity it is necessary to remove or relocate or harm a cultural
heritage find, the activity should cease immediately. The Aboriginal Party must be notified to
seek their advice and agreement as to how best to manage the activity to avoid or minimise harm

to Aboriginal cultural heritage.

Database Search

In order to assess the established cultural and heritage value of the project site, a search was
undertaken of the cultural heritage registers administered by the Department of Natural
Resources & Mines. Results of these searches are detailed below along with an assessment of the

potential impact of the proposed project to cultural and heritage values.

Aboriginal Cultural Heritage Register

A search has been conducted on the Aboriginal Cultural Heritage Register and Aboriginal
Cultural Heritage Database administered by the Cultural Heritage Unit of the Department of
Natural Resources & Mines (refer Appendix D). These searches indicated that no items of
cultural heritage significance have previously been recorded on the project site and that the
Cultural Heritage Coordination Unit of the Department of Natural Resources & Mines currently
has no information relating to any sites significant to Aboriginal people in the area. However, it
should be noted that the DNRM suggest that the absence of recorded Aboriginal cultural heritage

places may reflect a lack of previous cultural heritage surveys of the area.

The Draft Noosa Plan 2005
Reference to the Draft Noosa Plan 2005 indicates that the project site is not affected by the
Cultural Heritage Overlay Map suggesting that no places known to have cultural or heritage

significance have previously been recorded in this area.

 

2.9 INFRASTRUCTURE
2.9.1 Transport
Access to the site will remain in its current position to Holts Road with a cul-de-sac proposed to
serve the six (6) allotments. Holts Road joins the Bruce Highway via the Cooroy South
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[email protected]

interchange with access provided to and from the Highway and to Cooroy adjacent to and north
of the highway. The interchange has been previously upgraded to accommodate local traffic as
well as the traffic generated from the timber mill which formerly operated on the site. Detailed
discussions relating to the access infrastructure have been included in the LSA Traffic

Assessment.

Electricity and Telecommunications

An above ground power line extends across the southern portion of the site, with a small
auxiliary line extending to the north-west to the existing building. The primary line supports a
33kV supply with a lower voltage (11kV) line also present. Preliminary investigations suggest
that the development of the site will require the relocation of the majority of this line along the
rear of the development, running within and parallel to the proposed parkland to be dedicated as
a vegetation buffer. An easement will need to be declared over the alignment of the underground

power line in favour of Energex (where not located within a road reserve).

A pad mounted transformer will be required to convert power from the 11kV line to required
consumer needs (possibly 415Vand 240V) to service the 6 allotments as Energex are unlikely to
permit connection to the 33kV line. This transformer may be located adjacent to the new cul-de-
sac on proposed Lot 6. The service will be extended from existing lines within the Holts Road

reserve to the new transformer along the cul-de-sac.

Drainage Infrastructure

Holts Road is serviced by a well constructed table drain located between the road pavement and

the property boundary. A 300mm dia. RCP extends across the existing site access.

Some diversion bunds, drainage swales and dams exist on site. The dams are likely to have been
installed as a method of improving water quality by retaining sediment during storm events, with
well defined entry points, etc observable during site inspections. The dams also have some
retention capacity, in particular the dam in the south-eastern corner of the site which has a
concrete overflow spillway. No other significant drainage infrastructure exists on the property. A
detailed Stormwater Drainage Assessment Report has been prepared by LSA to accompany this

application.

 

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2.9.4

2.10

2.10.1

2.10.2

Water and Sewerage Services

The site is currently serviced by Council’s reticulated water supply infrastructure, although the
existing line is a non-standard size and appears to have insufficient flow or residual pressure to
satisfactorily service the future development of the site. The existing main extends from a
200mm main on the comer of Ferrells Road and Myall Road and appears to run within the Myall
Road reserve until it deviates westward and crosses the Bruce Highway and Holts Road to

connect with the site.

At present, all wastewater is treated on site using septic tanks. Council’s nearest sewerage
infrastructure is located at the southern end of Overlander Avenue, approximately 1 kilometre to

the north-west of the site.
NOISE ASSESSMENT

General

A detailed air and noise impact assessment has been undertaken for the proposed development
by Air Noise Environment P/L with a copy of the Air and Noise Review provided as Appendix E
of this document. The purpose of the air and noise impact assessment was primarily to identify

constraints and opportunities for the proposed subdivision in the context of air and noise impacts.

Noise Generation

The locality of the site is sited within a relatively low noise environment characterised by a low,
steadily increasing population density. The primary source of noise in the vicinity of the site at
present is the Bruce Highway, located to the north-east. A number of rural or home based light
industries exist further south east of the site along Holts Road. Existing noise levels were
measured at a fixed point toward the south of the site in the road reserve adjacent to existing

rural residential development:

 

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TABLE 5: Existing Noise Levels Recorded on Site (Un-attended)

17/09/05 | Saturday | Evenin 33.9 44.2 50.1 55.6
17/09/05 | Saturday | Night 31.3 45.6 49.4 54.4
18/09/05 | Sunda’ D. 40.7 50.1 62.2 63.4

18/09/05 | Sunda Even 447 54.0 53.9 60.7
18/09/05 | Sunda Night 36.7 54.4 53.6 61.0
19/09/05 | Mon 46.5 54.5 57.3 66.5
19/09/05 | Mon Evenin 5.9 55.3 53.6 60.3
19/09/05 | Mon Night 37.2 54.1 52.9 61.5

 

The results of the fixed noise monitoring confirmed that the background noise levels are low at

the monitoring position. The noise levels recorded are consistent with the recommendations of

AS1055.3-1997-Acoustics: Description and Measurement of Environmental Noise for a land use

category R2. This category is described as areas with low density transportation.

The attended noise levels logged on the site were sited at three (3) receptor locations, as shown
in Figure 1 of the Air Noise Environment P/L Report included in Appendix E of this report.
Receptor 1 was located within the road reserve of Ferrells Road, Receptor 2 within the road
reserve of Holts Road adjacent to the Bruce Highway on the north eastern boundary of the
development site and Receptor 3 (where fixed monitoring also occurred) located within the road

reserve of Holts Road to the south of the site.

TABLE 6: Existing Noise Levels Recorded on Site (Attended)

, , Measured Noise Levels
Noise Descriptor

5 A10 ery ay

Position Period Key Noise Sources

 

 

 

 

 

 

 

 

1 12.38- Neighbouring animals, birds, 31.3 45.6 49.4 64.4
12.53pm | insects. Some hum from
highway
2 12.58- Semi-continuous traffic along 40.7 50.1 62.2 63.4
1.13pm | Bruce Highway, 1 car passed
on Holts Rd
3 1.22- Highway noise audible, 2 44.7 54.0 53.9 60.7
1.37pm helicopters, 4 cars passed on
Holts Rd
3 1.38- Highway noise audible. 36.7 54.4 53.6 61.0
(minute | 1.43pm _ | Significant increase in noise
measure) associated with chainsaw
operation to the west

 

 

 

 

 

1 =5 minute measure

 

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2.10.3

The attended noise monitoring confirmed that background noise levels are low, as would be
expected in a predominantly rural type environment. Traffic noise from the Bruce Highway was

audible at all positions, but was not a significant influence at Position 1.

Potential Impacts

Impact of External Noise Sources

The principal external noise sources likely to impact on the proposed use include road traffic
noise associated with the Bruce Highway. The large number of vehicle trips per day using this
route significantly impacts on the noise environment. The use of Holt Road as an access road is

unlikely to pose a significant constraint in terms of potential noise impacts.

Impact of Development on External Noise Sensitive Receivers

As the specific uses likely to be established are not known for all of the proposed lots at this
stage, some guidance as to suitable locations on the site for typical business and industrial
activities has been provided. The more likely noise sources for development occurring on the site
are anticipated to include:

> Air conditioning plant;

> Loading dock noise, such as forklift, truck movements and heavy goods vehicles; and

> Vehicle movements associated with the overall development and access roads.

The assessment included typical values associated with, for example, moderately sized air
conditioning system, average forklift noise etc. The total sound pressure levels for these noise
sources (at 1m) are as follows:

>» Air conditions plant: 97.3 dB(A);

> Fork lift truck: 98.8 dB(A); and

> Articulated truck: 97.3 dB(A).

Noise predictions for these non-ERA activities were also completed for the site using modelling
software. The modelling assumed flat topography and a minimum separation distance of 280m
from the existing residential dwellings to the nearest proposed industrial allotment, with three

potential receptors. Results have been included within Tables 5.2a, 5.2b and 5.2c of the Air

 

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Noise Environment report included as Appendix E of this Report. Modelling results presented
demonstrate that potential for non-compliances for the sources considered, particularly for
evening and night time periods was possible. Restricting the operations at the proposed
development to daytime only (i.e. 7am to 6pm) would provide a means of managing noise

impacts, although marginal non-compliance is predicted for one receptor for the daytime.

The preferred methodology to limit potential impacts to surrounding receivers would be the
adoption of manipulating the siting of noise generating activities away from sensitive areas. This
may be through the addition of intervening structures and barriers i.e. buildings for each
allotment be placed adjacent to the western or southern boundary so as to prevent noisy activities

carrying to the sensitive receivers. Further modelling was undertaken assuming attenuation

measures were in place with results showing full compliance with the exception of the operation
of the air conditioning/refrigeration plant at night time, which marginally exceeded the
guidelines. Full compliance may be achieved if the air-conditioning unit was placed on the

ground rather than rooftop.

In order to comply with the EPP (Noise), noise from the proposed use should not exceed the

levels summarised in Table 7 below.

TABLE 7: Compliance Noise Limits Based on Background Sound Levels for
Proposed Sources or Places to Protect Established or Proposed
Dwellings and Other Noise Sensitive Places

           

 

 

 

Atanas, ‘Noise sensitive place _ Commercial place

Daytime (7am to 6pm} Background + 5 dB(A) Background + 10 dB(A)

Evening (6€pmto 10pm) Background + 5 dB(A) Background + 10 dB(A)
LNight-time (10pm to 7am) Background + 3 dB(A) Background + 8 dB(A)

 

 

 

 

Compliance limit levels are measured as the average of the maximum A-weighted sound levels

adjusted for noise character measured over a 15-minute period.

Overall, the potential for the proposed development to generate significant noise and cause
nuisance to sensitive receptors is considered to be minimal, however consideration should be

given to mitigating any potential noise impacts on existing or possible future residences. Ideally

 

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2.10.4

2.11

2.11.1

2.11.2

it would be preferable to locate uses more likely to generate noise such as forklifts, trucks, air-

conditioning units, etc away from residences through careful site development.

Mitigation Measures

General measures for the mitigation of noise on construction sites include:

> Limiting operation to occur between 7am to 6pm Monday to Friday, and 7am to Spm on
Saturday with no works to occur on Sundays or public holidays, to minimise potential
nuisance to surrounding sensitive receptors. Extensions may be granted where it can be
demonstrated that no person or business is affected, or that the level of background noise is
sufficient to prevent site noise being a nuisance. The relevant regulatory authorities should
be contacted for advice for specific requirements;

> Implementation of noise control methods, where appropriate; and

> The addition of an acoustic fence on the western boundary.

Mitigation of ongoing noise associated with the future development of the land may include
appropriate siting of buildings located on the western and southern boundaries of the

development, and the inclusion of acoustic attenuation in buildings where noisy activities occur.
AIR QUALITY ASSESSMENT

General

Consideration of potential air quality impact was undertaken as part of the air and noise impact
assessment undertaken for the proposed development by Air Noise Environment Pty Ltd (refer

Appendix E of this report).

Air Quality Risk

The report completed by Air Noise Environment P/L details the risk of emissions from any
businesses locating to the development site is likely to be low except where an ERA is proposed.
The major emission sources are likely to be associated with vehicle emissions, which based on
the location of the proposed development with respect to the Bruce Highway is not considered to

result in a measurable increase in exhaust emissions. Specific ERAs posing the greatest risk of

 

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2.11.3

emissions include those associated with spray painting booths or specific process releases which

require intensive management.

Typical buffer separations adopted by similar local authorities range from 100m-200m, in favour
of the existing buffering distance to the nearest residential development some 280m to the
southwest of the proposed development site. Air Noise Environment concluded that the risk of
air quality impacts would appear to be minimal based on this separation distance. The risk of off-
site emissions affecting the development is also considered to be very low. The proximity to
agricultural and rural production allotments may pose a minor risk to food
producing/biotechnology business through bacteriological and pest nuisance, although this is

considered to be a manageable risk.

Air Quality Management

Based on the nature of the proposed development, the surrounding environment and the
separation distance to sensitive receivers, the potential for air quality emissions to pose a
significant risk are considered to be minimal. Air Noise Environment P/L concluded that the
ambient air quality is expected to be of a good standard and would be expected to comply with
the requirements of the NEPM Ambient Air characteristics. Odours and coarse particulate
releases are not specified in the NEPM however based on the recent site inspections, are unlikely

to pose a significant risk in the locality at present.

 

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3.0 PROPOSED DEVELOPMENT

»
—

CONCEPT

The applicant intends to subdivide the existing industrial site into six (6) industrial allotments to
service existing demand within the area. While it is envisaged that the bulk of the activities
undertaken within the new estate will be associated with value adding timber industries, the
application seeks approval for a wider range of industrial activities to be permitted. The Boral
Timber operation is intended to be retained on proposed Lot 4, whilst proposed Lot 1 may be
occupied by CSIRO to relocate their existing operation on Council land in Cooroy. Proposed Lot
2 has been sized to accommodate the relocation of the Bunnings truss manufacturing plant from
Caloundra. The balance of the allotments will be sized to accommodate industrial development
that is consistent with the definitions proposed by Council for industrial businesses which are

defined as follows:

the conduct of an industrial business activity, where goods or products are produced,
manufactured, dismantled, altered, re-packaged, repaired or stored at a scale of greater than
that defined by retail business. The use includes the sale of goods, resulting from such
operations, provided that sales space does not exceed 20% of the use area. Any space
dedicated for administration or accounting work in connection with such operations does not

exceed 20% of the use area. The term includes the following types:

Type 2 Production, alteration, repackaging & repairing: The use of premises for the
production, manufacturing, dismantling, altering, cleaning, re-packaging, freezing or
repairing of goods. The use includes food industries, textiles, mechanical, boat repair,

sandblasting.

In addition, it is intended that landscape & rural business, such as those selling products for

landscaping, garden or for rural uses in bulk are permitted on site.

Substantial vegetated buffer areas are proposed around the perimeter of the site to assist in
mitigating any adverse impacts between neighbouring land uses. The buffers will be located so

as to encompass the existing dams located on the site. These will be integrated into a stormwater

 

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~
e

management system to ensure all stormwater runoff is treated to a high standard prior to

discharge from the site.

TRAFFIC AND SITE ACCESS
Site access is to be achieved by upgrading the existing access to an asphalt sealed cul-de-sac

with kerb and channel and piped underground drainage system.

A twelve (12) metre wide formation is proposed for the cul-de-sac roadway. The streetworks will
include the provision of lay-back kerb and channel with a radius of 17.5 metres proposed for the
turning facility to form the turnaround at the end of the cul-de-sac. Consideration may be given
in the design phase to construct the cul-de-sac in concrete to prevent damage caused by turning
and screwing of heavy vehicles to the road surfaces. Each lot will have its own access driveway

which will be constructed by the site user.

A twenty four (24) metre wide road corridor is proposed for the cul-de-sac. This will provide
ample verge width to accommodate the following services:

> Electricity and telecommunication services;

> Water reticulation main;

> Street lighting;

> Stormwater drainage system; and

>

Sewer rising main currently proposed to exit the site through the street corridor.

Also sufficient width is provided to accommodate Council refuse collection services. In general,
access to all allotments including the existing Boral Administration offices on proposed Lot 4
will be achieved from the proposed cul-de-sac. Lot 4 access is likely to be constructed with the
development works. However, it is considered access to the remaining lots (.e. lots 1, 2, 3, 5 and
6) will be provided by the individual site users, the access position being determined by the

individual internal development layouts and access requirements.

A narrow strip of park is also proposed between proposed Lots 5 and 6. The strip of park will be
approximately 6 metres in width and will be sufficient to accommodate the following:

> Underground electricity supply for the transformer site;

 

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> Vehicular access for servicing/maintenance of the sewer pump station and parkland;
> Electricity and water supply for the sewer pump station;
> Stormwater drainage pipelines; and

> General access slope to accommodate 1 in 100 year overflows.

The traffic assessment prepared by LSA for this development indicates that the existing road
transport infrastructure in the vicinity of the site is of sufficient capacity to accommodate any
additional traffic generated by the proposal. Details relating to the calculation of intersection
capacity and possible traffic volumes over a ten year time horizon have been included in the

Traffic Assessment Report.
WATER SUPPLY AND SEWERAGE

Water Supply

The existing water main extending from Council’s reticulated water supply and servicing the site
will require upgrading as part of the proposed development. Council’s records indicate that the
pipework is a non-standard size (approximately 65mm dia.) that was laid in the 1970s. The pipe
comprises old polyethylene that has greatly deteriorated and Council has confirmed that the
pipeline is expensive to maintain given the cost of non-standard fittings and the continuing

deterioration issues.

The alignment of the water main extends south along Myall Street from a 200mm dia main in
Ferrells Road. The pipeline is contained in the Myall Street reserve and crosses under the Bruce
Highway to Holts Road near the existing entrance to the development site. The exact location of
the highway crossing and its connection point at the site frontage is not known. The pipeline is
approximately 900 metres to 1 kilometre in length from the Ferrells Road connection point to the

site.

The capacity of the current system is low. The main reservoir is situated toward the opposite side
of town, with a top water level of 157.90 metres. The residual peak hour pressure at the
connection point on Ferrells Road is 29.08 metres at an elevation of 116 metres. As the site

extends to approximately 125 metres AHD, the static loss is in the order of 9 metres. Initial

 

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indications are that aside from the extension of the current Council infrastructure to the site the
installation of a booster pump or some form of elevated storage may be required to sustain an

acceptable fire fighting capacity.

Council has indicated that its preferred connection route would commence at the termination of
the existing 200mm dia. main in Ferrells Road. An initial site inspection of the area indicates that
a possible route option would extend along Ferrells Road and continue adjacent to the eastbound
Bruce Highway off-ramp. The main would then need to cross the Bruce Highway via the
existing underpass or alternatively by a boring operation under the highway to a suitable
connection point to the site. A preliminary alignment has been shown on LSA Drawing No.
45021-C04 and included as Figure 4 of this report.

Preliminary investigations into the likely demand placed on the existing reticulated system

servicing the Cooroy township by the proposed development have been detailed as follows:

As the specific uses likely to be established are not known for all of the proposed lots at this
stage, all of the site will be used for industrial activities, with a preference expressed for value
adding timber based industries. Given that the demand on water supply infrastructure cannot be
accurately determined, an estimate has been made drawing from several guidelines. The primary
reference document is the Water Supply Code of Australia (WSA 03-2002) prepared by the
Water Services Association of Australia. Secondary reference has been drawn from Noosa

Council’s Water Supply Headworks Contributions Planning Scheme Policy PSP28.

Section 2.2 of the Water Supply Code of Australia details demand rates for particular
development types. Typical peak hour demand rates are suggested in Table 2.1 where long-term
consumption records for similar uses/consumers in the region are not available. Of the categories
provided, examples for light industrial sites in Brisbane and the Gold Coast seem most
applicable to the current application. Given the high flow rate attributed to the Gold Coast flows
and the proximity between the City of Brisbane and the Sunshine Coast, a demand rate of 0.25
litres/second/hectare has been adopted for the Cooroy site as specified for light industry in
Brisbane in Table 2.1.

 

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It is noted that an industrial peak hour demand is unlikely to coincide with a residential peak
hour demand. On the basis of the WSA Guidelines, a peak day (maximum day) demand for the
estate is calculated as follows:

10.67ha x 0.25 litres/second/ha x 3600 x 24hrs x 2 (PDF) = 460,944 litres/day

Peak Hour Demand = average hour demand on peak day x peak hour factor (PHF) =

10.67ha x 0.25 litres/second/ha x 3600 x 5 (PHF) = 96,030 litres/hour, or 26.67 litres/second.

Consideration of Council’s water supply headworks calculations indicates that Council has

assumed a demand rate of 3.6 ep/1,000m2, equating to 106,700 square metres/1,000 x 3.6 =
384.12 ep. Assuming a flow rate of 500 litres per equivalent person, this equates to a daily
demand of 192,060 litres using the rationale in Council’s PSP28. Using a coefficient of 2.25 for
calculating maximum day (refer Water Resource Commission Guidelines for Water Supply
Systems which was operational around the time the headworks policy came into effect), a flow
of 432,135 litres/day can be assumed. Peak hourly demand can be calculating by doubling the

average hour, equating to 36,011 litres/hour. This equates to a flow of around 10 litres/second.

Given the above outcomes, the flows derived from the WSA Guidelines have been considered to
be less applicable to the site than those used to calculate Council’s water supply headworks. The

WSA Guidelines are primarily used to size a water distribution system upstream of the balancing

storage. To this end, the following calculations have been adopted for determining water supply
requirements for the proposed six lot subdivision at Cooroy in accordance with Council’s policy
for water supply headworks:

Peak Daily Flow (Maximum Day) = 432,135 litres/day

Peak Hourly Demand (Max Day/12hrs) = 36,011 litres/hour

Peak Instantaneous Demand (PHD/3,600) = 10.0 litres/second

 

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3.3.2

The above figures will be used to inform a water supply network analysis to be undertaken at
design stage and submitted to Council as part of the operational works application. Existing
investigations to date suggest that insufficient flow is available to service the development
during periods of peak demand and accordingly some form of on site storage is envisaged to

meet demand.

Sewerage

Wastewater from the previous Boral timber mill and the existing administration facilities on site
are presently serviced by an on site wastewater treatment with the disposal area located in the
north western area of the site. Given that the site is located within the catchment area for the
Lake Macdonald water supply, Council has specified that the redevelopment of the land will

necessitate connection to Council’s sewerage infrastructure.

A sewer reticulation system is proposed for the development with a pump station installed to
convey the sewage to Council’s existing gravity and treatment systems. Present indications are
that the pump station would be best located in the small strip of parkland between proposed Lots
5 and 6. A preliminary layout showing the internal sewer main layout, the sewer pump station
and the rising location is shown in LSA Drawing No. 45021-C05 included as Figure 5. Details of

access and other site infrastructure are also detailed in Figure 5.

Initial investigations confirm Council’s suggested connection to their gravity system in
Overlander Avenue as appropriate. The connection point located to the west of the site will entail
the construction of a rising main from the pump station, a crossing of the Bruce Highway and
then along a suitable alignment via the Bruce Highway corridor to a new manhole located at the
southern end of Ferrells Road (approximately 1 kilometre away). A proposed gravity line is
proposed for approximately 150 metres via Ferrells Road and Overlander Avenue for the
connection to Council’s same system (refer to LSA Drawing No. 45021-C04 included as Figure
4). Discussions have been commenced with Department of Main Roads for approval of the

location of the main to suit their existing and future road network in the area.

Based on the requirement of both water supply and sewerage mains to have connection points in

similar locations in the Ferrells Road/Overlander Avenue precinct of Cooroy, the proposal to

 

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»
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2
a

locate the mains in a common trench arrangement wherever suitable is currently also being
discussed with both Noosa Council and Department of Main Roads. The utilisation of the
common trench arrangement will result in overall cost savings for the supply of these services to
the subdivision. Details of the proposed route are shown in LSA Drawing No. 45021-C04
included as Figure 4.

ELECTRICITY AND TELECOMMUNICATIONS

Electricity and telecommunications facilities already exist on site. Preliminary discussions are
being carried out with Energex regarding the relocation of the high and low voltage lines
traversing the property from west to east. It is proposed that the 33kV line is extended along the
northern boundary of the parkland set aside as vegetation buffer (in the vicinity of proposed Lots
2 — 6), and then in a north easterly direction to the location of the existing power pole P192347
within the Holts Road reserve. From this point, the high voltage line will extend back to Poly
P19562-A to resume the existing alignment (refer to LSA Drawing No. 45021-C06 included as
Figure 6). The lower voltage (11k¥V) line will be conveyed underground from the common
boundary of proposed Lots 5 and 6 until intersecting with the new cul-de-sac where it will veer
northwards to a pad mounted transformer located above the battle axe handle extending to
proposed Lot 1 (refer to LSA Drawing No. 45021-C06 included as Figure 6), Design details
relating to the proposed relocation will be included as part of the development application for

operational works.

It is envisaged that sufficient capacity exists in the Telstra network to service the proposed

development.

STORMWATER DRAINAGE

An underground drainage system will be constructed within the cul-de-sac and will drain
stormwater runoff to Holts Road. Inter-allotment drainage will be necessary on several
allotments. All runoff from the new allotments will be diverted through a stormwater quality
treatment train and discharged into the dam in the south eastern corner of the site. The existing
dam will be enlarged marginally to increase its current detention capacity in order to ensure no
increase in outflows as a result of the development. The controlled outflow will outlet into the

existing creek system extending under Holts Road and the Bruce Highway.

 

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i The Stormwater Drainage Assessment Report prepared for the site by LSA has demonstrated that
the development will result in a non-worsening of downstream flows and the standard of water
i quality discharged from the site will be consistent with Council’s desired water quality
objectives.
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4.0

4.1

4.2

4.2.1

TOWN PLANNING

GENERAL

The site has operated as an industrial type use since the mid to late seventies, with a large timber
mill located within the central northern portion of the site. The site has continued to be utilised

for some form of industrial use since this time.

STRATEGIC PLAN

Consideration has been given to Council’s Strategic Plan, which provides direction on the future
development of the area. The Strategic Plan forms part of the transitional planning scheme for

Noosa.

Lake Macdonald Locality

The site is identified in the Lake Macdonald Locality under Council’s Strategic Plan. The intent
of the locality is detailed in Section 12.4 of the Strategic Plan. Within the catchment area, the
dominant goal is the protection of water quality within the primary water supply source of Lake
Macdonald. With this as the most significant outcome determined for the locality, the plan seeks
to apply more intensive regulation over existing industrial development as well as applying a
number of additional controls. Among these, the plan specifically nominates that new urban
development, including industrial functions... ... are uses which are not supported by the

Strategic Plan in the Lake Macdonald Water Supply Catchment.

With respect to this statement, it is acknowledged that the land subject to this development
application comprises existing industrial land, and in this regard, the proposed subdivision of this
parcel of land will not constitute new urban development, but the continuation of fettered use
rights. The continuation of this use is supported by virtue of the supporting paragraphs of the
Strategic Plan which identifies the importance of such areas to the economies of the Lake
Macdonald and Cooroy localities, as well as that of the Shire. The Plan goes on to state that
these use are encouraged to remain operating on their respective sites, provided that continual
improvement to the management of the activities is undertaken to ensure improvement of

downstream water quality. The proposed reconfiguration and redevelopment of the site is

 

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4.2.2

deemed to comply with this intent, allowing greater control of water quality to be achieved

onsite.

Preferred Dominant Land Use Designation
The subject land is included within the Rural Conservation preferred dominant land use
designation within the Lake Macdonald Locality. Section 13.3 of the Strategic Plan describes the

designation as follows:

Land which has been strategically assessed as having significant environmental values. The land
also makes an important contribution to the character of both the locality and the hinterland of
the Shire. It may also have some level of agricultural value. This land is unsuitable for intensive
rural settlement, though house site areas may be capable of being identified at low densities

which would not impact the land’s environmental values.

Development within the Rural Conservation preferred dominant land use designation within the

Lake Macdonald Locality must conform to a number of objectives detailed in the Plan.

Objective 13.1.1 seeks to ensure that the protection of water quality within Lake Macdonald is
the paramount factor in the determination of planning applications in the Lake Macdonald

Water Supply Catchment.

Strategic Aim 27.8.3 of the Strategic Plan sets out the Water Supply Aims and details that the
protection of water quality within the Shire’s primary water supply source of Lake Macdonald
will be achieved by ensuring that development does not adversely impact or potentially
adversely impact that water quality. The proposed development seeks to address current issues
pertaining to water quality by including a number of water quality improvement devices within
the road reserve and private allotments, including redevelopment of the existing dams to function

as detention basins.

A preliminary design has been undertaken of the stormwater management system proposed for
the site, with water quality modeling of the stormwater system also having been undertaken

using the MUSIC computer program. Computer modeling of the proposed stormwater system

 

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has demonstrated that treatment systems proposed for the site can satisfy the Brisbane City
Council water quality objectives. In this regard, the proposed development is considered to be

consistent with Objective 3.1.1 of the Strategic Plan.

Objective 13.3.2 of the Plan is to ensure that the use of the land with a Rural Conservation
designation within the Water Supply Catchment does not adversely impact on water quality in
Lake Macdonald. To achieve this objective, Section 13.3.2.2 of the Plan indicates that Council
will encourage the continual upgrading of the management of existing industrial development
that provides an important contribution to the Shire’s economy. The proposed development will
involve the establishment of a number of new industries on existing industrial land. These new

industries will not only provide an opportunity for the land to make an even greater contribution

to the Shire’s economy compared to the existing and previous industrial use, but will also
incorporate improved stormwater drainage and other environmental protection measures (eg.
vegetation buffers) to achieve a higher standard of environmental performance and water quality
protection than has occurred on the site previously. The proposal is therefore consistent with

Objective 13.3.2 of the Strategic Plan.

Protection of environmental vales is to be achieved through Objective 13.3.3 of the Plan which
seeks to protect the environmental values of land in the Rural Conservation designation and
ensure those values are not adversely impacted as a consequence of development in or adjacent
to that land. Environmental assessments undertaken across the site confirm that the property

holds limited environmental significance as a result of previous and ongoing land use activities,

which have resulted in almost all vegetation across the majority of the site being cleared and
replaced with gravel pavement, grasses and weeds. The most significant areas on site include
some regrowth and planting of native vegetation that has occurred around the boundaries of the
site, with these areas to be enhanced as part of the development through further planting of

native vegetation to create an environmental buffer around the perimeter of the property.

The northern extent of the site is visible from the Bruce Highway, with the existing Boral site
office and the large milling sheds partially visible, particularly to northbound traffic. The
redevelopment of the site will include significant landscaping and grading so as to maintain and

possibly enhance existing levels of amenity in the locality as viewed by passing motorists. The

 

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4.2.3

proposed development will have limited impact on the rural character of the wider locality, with
proposed buffering of industrial land uses seeking to address existing amenity issues resulting

from the previous and ongoing use of the land .

The proposed development will not conflict with the objective of maintaining and enhancing the
environmental values found within the Rural Conservation designation as set out in Objective
13.3.4 of the Plan. The proposed development will incorporate substantial vegetation buffer
areas comprising some 3,37ha or 31.6% of the site area within parkland around the perimeter of
the parent allotment that will not only contribute to screening of the development and minimise
adverse impacts on the amenity of the area, but will also contribute to the rehabilitation and
enhancement of environmental values of the site, which have been highly degraded as a result of

previous and ongoing land uses.

Strategic Aims

The Strategic Plan sets out a series of Strategic Aims for each of the various preferred dominant
land use designations and planning issues nominated in the Plan. The Strategic Aims considered
most relevant to the proposed development have been generally derived from Section 13.3 of the

Strategic Plan and are considered below:

Section 27.1.3 - Strategic Aims for Agriculture

Strategic Aim 27.1.3.1 seeks to conserve good quality agricultural land by preventing
encroachment or alienation by incompatible land uses. The proposed development will not result
in any further encroachment or alienation of good quality agricultural land given that the

proposal involves the redevelopment of an existing industrial site.

Strategic Aim 27.1.3.3 seeks to protect sustainable agriculture operating on land not identified as
good quality agricultural land from encroachment or alienation by incompatible land uses. The
proposed development will not result in any further encroachment or alienation of sustainable
agriculture operating on land not identified as good quality agricultural land as the proposal
involves the redevelopment of an existing industrial site and will incorporate substantial

vegetation buffers around the site perimeter.

 

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Section 27.4.3 — Strategic Aims for Environmental Management

Strategic Aim 27.4.3.1 seeks to protect fauna, flora and habitat and ensure that development
does not jeopardise the long term diversity of species and habitats. As no clearing of significant
vegetation will occur and no significant habitat has been identified on the land, the proposed
development is deemed to be consistent with this aim. Industrial activities occurring on the
allotments will be separated from adjacent properties by a 30 metre wide vegetation buffer area

as shown on the plan of development.

The inclusion of temporary sediment and erosion control, as well as permanent stormwater
drainage and quality management systems and site rehabilitation will ensure compliance with

Strategic Aim 27.4.3.2 which seeks to ensure that soil resources are not eroded, degraded or

otherwise depleted, as a consequence of development. Water quality management will form an
important component of the development. The results of MUSIC modeling undertaken for the
site indicate that no decline in water quality will occur as a result of the development in
accordance with Strategic Aim 27.4.3.3 of the Plan. Connection of the site to Council’s
reticulated sewerage infrastructure and decommissioning of the on-site disposal system is

anticipated to also be beneficial in achieving this outcome.

Redevelopment of the site will result in the establishment of a substantial buffer to screen
industrial development from adjoining properties. This will assist in complying with Strategic
Aim 27.4.3.12 which seeks to maintain the distinct character of the Shire. Landscaping will
incorporate species that are endemic to the locality ensuring compliance with Strategic Aim

27.4.3,21.

Section 27.5.3 — Strategic Aims for Industrial Development

The development site, which is relatively unconstrained by significant environmental issues, is
well-situated in relation to servicing the Noosa Shire being located in close proximity to a
potential labour force residing in Cooroy, as well as being in close proximity to the railway line
at Cooroy and the Bruce Highway. Given technological advances and the diversification of
traditional industrial activities, it is likely that the uses onsite will consist of clean,
environmentally conscious and service based industry in a manner consistent with Strategic

Aims 27.5.3.1 and 27.5.3.2. The site is located in close proximity to major transport routes of rail

 

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and road on the edge of the Cooroy township which is defined as the rural portion of the Shire’s
dominant industrial centre. In this regard, the proposal is consistent with Strategic Aim 27.5.3.4,
which commits Council to the provision of an adequate supply of appropriately located industrial
land. It is arguable that Council has designated sufficient land within the Cooroy township to
date for future industrial development (refer Section 6.1 of this report), and the proposed

development is seen a primary measure in ensuring this requirement is met.

The proposed development complies with Strategic Aim 27.5.3.5 in ensuring that industrial
development adheres to the Strategic Principles and Development Principles nominated in the
Strategic Plan. This is particularly evident in that the proposed development will remediate many
of the existing environmental issues on the site and will ensure that the quality of stormwater

discharged from the site is in accordance with Council’s water quality objectives.

Section 27.8.3 — Strategic Aims for Water Supply

The proposed development will incorporate a major stormwater quality management system to
ensure the water quality discharged into the drainage line downstream of the site is consistent
with the water quality objectives conveyed by Council officers for the site. The development site

is serviced by reticulated water in accordance with Strategic Aim 27.8.3.2.

Accordingly, the proposed development is deemed to comply with the relevant Strategic Aims

for the locality.

SCHEDULE TO THE PLANNING SCHEME

Zone

The land is currently included in the Rural Catchment Zone under the Schedule to the Planning
Scheme. Council’s scheme articulates that this zone includes the majority of lands within the
Lake Macdonald dam catchment area. Protection of the water supply source from intensive land
uses and subdivision is intended. Approvals for subdivision and approvals in accordance with
Section 2.2.1¢ will only be granted where it has been clearly established that detrimental effects

upon water quality will not arise.

 

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[email protected]

The proposed development seeks a consequential amendment of the Scheme to include the land
in the Industry Zone pursuant to the provisions of the Scheme. In accordance with Section 2.3.9
of the Noosa Scheme, this zone is intended to accommodate the principal industrial functions in
the Shire. Service industries and light industries will be the main land uses found within this
zone, although general industries may also be conducted where a development permit is issued
following a code assessment process. A range of ancillary support uses which require a
development permit in accordance with Section 2.2.1¢ are available. These uses will generally
support or complement industrial uses located within the zone. It is not intended to permit the
dominance of industrial areas, particularly in arterial road locations, by commercial

enterprises.

This will allow the development of the land to occur with a number of industrial uses permitted

as of right in accordance with the Scheme requirements.

General Requirements for Development
Holts Road is sealed to a bitumen seal and has been constructed to full width. The table drain
adjoining the property frontage is well formed and sealed for part of the site frontage.

A landscape plan prepared in accordance with Section 3.3.1 of the Scheme has been included as
LSA Drawing No. 45021-C07, Figure 7 for Council’s information.

Special Requirements for Development in Particular Zones

Sufficient area is available on all allotments to allow:

> A minimum landscaped setback of 6 metres from each road frontage in accordance with
Section 6.4.1 of the Scheme;

> Atleast 15% of the site to be landscaped in accordance with Section 6.4.4 of the Scheme;

> Provision of onsite car parking in accordance with Section 3.4 of the Scheme; and

> Provision of onsite loading bays and manoeuvring space in accordance with Table 6.1 of the

Scheme.

 

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4.3.4

[email protected]

Special Requirements for Reconfiguration
All proposed allotments comply with Table 7.1 of the scheme with a minimum area of 1,000m?

and an average width of 30 metres.

Miscellaneous Provisions

Some earthworks will be necessary onsite for the proposed development to occur, particularly in
relation to ensuring usable lots through cut and fill, roadworks and site drainage. The full extent
of earthworks will be detailed at design stage. It is unlikely that any earthworks will result in any
structure being developed below RL 98.5 as per Section 8.4.1 of the Scheme.

PLANNING SCHEME POLICIES

 

4.4.1. PSP24—- Park Requirements
Park allocation comprises the buffer areas proposed around the perimeter of the site. It is
proposed that this area of 3.37ha or 31.6% of the development site be dedicated for parkland.

4.4.2 PSP26 — Conservation of Agricultural Land
The development will not impact on any Good Quality Agricultural Land as the site has already
been converted to industrial use and has been substantially modified for this purpose. Buffer
areas will greatly assist in mitigating any potential conflict with adjoining agricultural uses.

4.4.3 PSP31 - Subdivision of Land

@ All land is to be subdivided in accordance with Section 7 of the Schedule to the Planning

Scheme.

4.5 DRAFT NOOSA PLAN

4.5.1 General
The Draft Noosa Plan is the proposed new Planning Scheme for the Shire of Noosa. It will
replace the current Schedule to the Planning Scheme, Strategic Plan, Development Control
Plans, zoning maps and regulatory maps. The new Planning Scheme has been through the public
consultation stage and is now currently awaiting the second State interest check. The release of
the new Scheme is due late 2005 or early 2006.

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4.5.2

In this regard, Council may give considerable weight to the draft planning scheme as a statement
of policy intent in accordance with the Coty Principal (Coty (England) Pty Ltd v Sydney City
Council (1957) 2 LGRA 117). Accordingly, consideration of the application with respect to the

provisions of the draft scheme has been provided below.

Proposed Development Definition and Zone

The subject allotment is located within the Rural Zone of the Cooroy and Lake McDonald
Locality Plan as identified on map ZM3 of the draft Scheme. The development seeks to establish
use rights over the land which are consistent with the Rural Zone but draw into effect a new table
of development assessment to minimise future requirements with respect to industrial
development consistent with that intended for the site. This is to be achieved by obtaining a

preliminary approval over the site and seeking a consequential amendment to the scheme.

While the extent of uses to be established on the site is not known at this stage, proposed Lots 1
—3 and 5 and 6 are anticipated to be developed for a range of uses consistent with the definitions
proposed by Council for industrial businesses which is defined as the conduct of an industrial
business activity, where goods or products are produced, manufactured, dismantled, altered, re-
packaged, repaired or stored at a scale of greater than that defined by retail business. The use
includes the sale of goods, resulting from such operations, provided that sales space does not
exceed 20% of the use area. Any space dedicated for administration or accounting work in
connection with such operations does not exceed 20% of the use area. The term includes the

following types:

Type 2 Production, alteration, repackaging & repairing: The use of premises for the
production, manufacturing, dismantling, altering, cleaning, re-packaging, freezing or
repairing of goods: The use includes food industries, textiles, mechanical, boat repair,

sandblasting.

In addition, it is intended that a narrow range of retail business is permitted on site, being defined
as business activities where goods or services are displayed or offered for sale to the public,
including Type 3 Landscaping & rural business: Selling products for landscaping, garden or

for rural uses in bulk.

 

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4.5.3

4.5.4

The balance of the property comprising proposed Lot 4 is to retain the existing use, comprising
the Boral Timber Australia site office. This equates to a commercial business Type 1 Office: The
use of premises for a commercial business conducted in an office environment. The use includes

a bank, professional office, travel agent, and estate sales office.

Assessment Table for Rural Zone

Table 6.8 of Council’s Draft Planning Scheme details the assessment categories and relevant

assessment criteria for the rural zone and nominates that a number of uses are consistent within

the Rural Zone and located on the subject land. These include the following:

> Commercial Business Type 1 office where located on Lot 1444 on CG3956 and associated
with Forestry uses; or

> Industrial Business Type 2 production, alteration, repackaging & repairing where located on
Lot 1444 on CG3956 and associated with Forestry uses; or

> Retail Business Type 3 landscaping and rural.

All identified uses are impact assessable under the Draft Scheme.

Table 6.11 details the level of assessment for development other than a material change of use

and defines the lot reconfiguration component as code assessable pursuant to the Draft Scheme.

Overall Outcomes for the Cooroy & Lake Macdonald Locality
Section 6.8.2 of the Draft Scheme details a number of overall outcomes sought for the Cooroy &
Lake Macdonald Locality. Of these, the following are considered relevant to the site:
b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural settlement of
permanent residents;
c) Cooroy retains its role as the major business centre for the Shire’s hinterland area; and
h) Economic activities are focused on:
i Cooroy’s role as the principal business and service centre for the hinterland;
ii Cooroy’s industrial estate;
ili technology based businesses reliant on broadband communication; and

iv timber industry initiatives and product manufacturing at the Nandroya Mill site.

 

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To this end, the proposed development is consistent with the overall outcomes nominated for this

     

   
  

 
    

 

 

 

 

 

 

locality.
4.5.5 Applicable Codes
The proposed development is subject to a number of applicable codes. Table 6.11 of Part 6 of the
Draft Scheme — Cooroy & Lake Macdonald Locality Plan sets out assessment categories and
relevant assessment criteria for the Cooroy & Lake Macdonald Locality for development other
than material change of use. Table 6.11 nominates the following codes as applicable to the lot
reconfiguration component of the site, including:
> Cooroy & Lake Macdonald Locality Code;
> Reconfiguring a Lot Code;
> Landscaping Code; and
> Engineering Works Codes.
As the material change of use component is assessable against the entire scheme, the following
codes appear most applicable to this aspect of the development:
> Cooroy & Lake Macdonald Locality Code;
> Earthworks Code;
> Erosion and Sediment Control Code;
> Landscaping Code; and
> Roads and Drainage Code.
As the new scheme has not yet been adopted, consideration has only been given to the matters of
primary importance and contained in the codes as part of this assessment.
Division 16 - Specific Outcomes for the Cooroy & Lake Macdonald Locality
Specific Outcomes Probable Solutions (if code assessable)
6.9 Effects of Use
Amenity The proposed development will not adversely
01 Uses are located, designed and operated to affect the amenity of the local area. The report
avoid significant adverse changes to the light, | demonstrates that the future development of the
air quality, noise, accessibility or other site for the intended uses will have minimal
conditions enjoyed by users of associated, impact on the air quality or acoustic amenity of
adjoining or nearby uses. nearby occupants.
Scenic amenity _ , The development will be low rise in nature and
02 Important scenic vistas including those to and | the topographic characteristics of the site will
from Mt Cooroy, Mt Tinbeerwah and Black ensure that any future activities will not adversely
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Specific Outcomes Peepers ins (if code assessable) ;
Mountain are protected and uninterrupted to affect the existing views to and from local

 

 

maintain aesthetic and cultural values of the landforms.

natural landscape.
Major road network The proposed development will not adversely
O3 The function of, and visual amenity and affect the functionality of the major road network

character surrounding the, major road network, | within the area.
including Diamond St, Cooroy-Noosa Road,
Belli Creek Road and Lake Macdonald Drive is
protected and enhanced.

6.11 Environment, conservation and recreation

 

Protection of Lake Macdonald water supply $4.1 No buildings are to be located below 98.5
024 Development does not adversely impact on metres AHD as the lowest elevation on the
the Lake Macdonald water supply. property is in south eastern corner of the site and
AND is in the order of RL 112 AHD and this is in the

025The number and location of access points to proposed vegetation buffer.
watercourses is controlled and managed to
prevent adverse impacts on water quality in

Lake Macdonald; In addition, the drainage assessment report has
AND demonstrated that water quality of runoff

O26Key nodes are established and appropriately generated onsite can be treated to meet
managed at the following locations and include | Council's adopted water quality objectives for the
facilities such as parking and picnic areas— area.

(a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and
fish hatchery;

(b) the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and

(c) the eastern part of the lake, in the vicinity
of the Old Tinbeerwah School Park.

AND
027 Treatment and disposal of waste water does All wastewater generated onsite will be
not have any detrimental impact on Council’s discharged to Council's sewer system.
major water storage and supply — Lake

Macdonald.

 

 

 

 

On the basis of the above, the proposed development is able to comply with the provisions of the

specific outcomes for the Cooroy and Lake Macdonald locality.
Consideration has also been given to the code for development in the Rural Zone.

Division 24 - Specific Outcomes and Probable Solutions for the Rural Zone

    

Specific Outcomes j a ree ECM mre etter Lt) |

6.36 Consistent uses
078 The following defined uses and use classes
are consistent uses and are located in the
Rural Zone—
(a) All Agricultural Uses;
(b) Commercial business Type 1 located on
Lot 1444 on CG3956 and associated with

   
  
  
 

   
  

The proposed development is consistent with
these provisions.

  
  
   
     

 

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Specific Outcomes "Probable Solutions (if code assessable)

Forestry uses;

{c) Home-based businesses;

(d) Industrial business Type 2 located on Lot
1444 on CG3956 and associated with
Forestry uses;

(e) Industrial business Type 3;

(f) Retail business Type 1 if a roadside stall;

(g) Retail business Type 3;

(h} Emergency service Type 2;

(i) Open space Type 2 where located outside
of the water catchment area as depicted
on the Overlay Map OM3.5.

(j} Detached house;

(k) Ancillary dwelling unit;

(|) Multiple housing Type 1; and

(m) Visitor Accommodation Types 1, 2 or 3
where located outside of the water
catchment area as depicted on Overlay

Map OM 3.5.
079 The following defined uses and use classes The proposed development is consistent with

are inconsistent uses and are not located in these provisions.

the Rural Zone—

(a) Commercial business Type 1 if not
located on Lot 1444 on CG3956 and
associated with Forestry uses;

(b) Commercial business Type 2;

(c) Entertainment and dining business;

(d) Industrial business Type 1;

(e) Industrial business Type 2 if not located
on Lot 1444 on CG3956 and associated
with Forestry uses;

(f) Retail business Type 1 if not a roadside
Stall,

(g) Retail business Types 2, 4, 5, 6 or 7

(h) Education;

(i) Emergency service Type 1;

(j) Open space Type 1; or

(k) Open space Type 2 where located within
the water catchment area as depicted on
the Overlay Map OM 3.5;

(|) Wellbeing;

(m) All infrastructure Uses;

(n) Multiple housing Types 2, 3, 4 or 5;

(0) Visitor Accommodation Types 1, 2 or 3
where located within the water catchment
area as depicted on the Overlay Map OM

3.5; and
Visitor accommodation Type 4.

 

4

  
 
  

 

 
 

Sloping sites and ridgelines $80.1 The development of the site is not

 

 

 

 

 

080 Development on s/oping sites— adversely affected by the slope of the land, with
(a) is responsive to the natural topography of | all slopes well below 1 on 3.
the site;
(b) by stepping along or with the slope of the | All measures will be undertaken to ensure
site; stormwater runoff is managed appropriately. The
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Specific Outcomes Probable Solutions (if code assessable)

      

(c) without the need for extensive cut and fill; | nature of site topography will ensure that the
(d) does not visually dominate the hill slope or | future development of the allotments does not
(e) interrupt the skyline; and dominate the landscape.

(f} is integrated with the natural site
(g) characteristics including vegetation,
AND

081 The landscape character and visual amenity
quality of hill slopes and ridgelines are
retained.

Incompatible uses NA

082 New dwelling units are to provide for sufficient
buffer area between the premises and existing
Industrial business uses on other premises
to avoid any potential adverse amenity impacts
on residents.

6.39 Open space, environment and conservation

 

 

 

 

 

Environmental values The site holds littie environmental value and no
e@ O83The environmental values of land are adverse impacts will occur as a result of the
- protected from adverse impacts as a proposed development.
consequence of development in or adjacent to
that land.

 

Division 21 — Reconfiguring a Lot Code
All allotments will be serviced by reticulated water, sewerage and electricity and will be
connected to telecommunications infrastructure. A high standard of access from a cul-de-sac

extending from Holts Road will be available for all allotments.

While the proposed development largely conforms with the requirements of this code in terms of
area, access requirements and serviceability, Table 14.54 details that no further subdivision is

permitted within the rural areas falling within the Lake Macdonald catchment. This creates an

anomaly in the scheme in that the scheme seeks to promote the development of the site for
industrial purposes without allowing the subdivision of the property into more manageable areas
of land. This anomaly also continues throughout the scheme in that Table 14.55 also suggests
that no further subdivision of industrial land is to occur in nominated industrial land within the
Cooroy township, yet the Character Statement in Part 6 of the Draft Scheme articulates that
Cooroy contains one of the Shire’s industrial estates with capacity for considerable growth and
diversity. Given that a large number of the allotments included in the Industrial Zone have
already been developed, it is difficult to resolve how capacity for growth and diversity exists in
the absence of subdivision and therefore this application relies on the discretion of Council to

bring a clear resolution on this matter.

 

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In this regard, the proposed development seeks to subdivide the land into allotment sizes that
achieve allotments greater than 1,000m? with traditional lots holding significant road frontages.
The dimensions of each allotment have been shown on LSA Drawing No. 45021-C02 included

  
  

 
    

   

 

 

 

 

 

 

as Figure 2.
4.6 SUPPLEMENTARY ASSESSMENT CATERGORIES AND RELEVANT
ASSESSMENT CRITERIA FOR PRELIMINARY APPROVAL
As the preliminary approval seeks to slightly modify the assessment criteria pertaining to the
allotment, the following provisions have been detailed in the plan of development for inclusion
in the approval (refer to LSA Drawing No. 45021-C02 included as Figure 2):
ee Eee ae a Assessment Category
Agricultural Uses
Consistent Uses All Agricultural Uses are impact assessable
No Agricultural uses
Inconsistent Uses
All Agricuitural uses
Consistent Uses
Commercial Business Type 1 Office where Self assessable where no assessable building
associated with a forestry use work is required (apart from a minor extension),
Code Assessable otherwise
Industrial Business Type 2 Production, alteration, Code Assessable
repackaging and repairing
Retail Business Type 3 Landscape and rural Code Assessable
Inconsistent Uses
All other Commercial uses other than Type 1 Office | Impact Assessable
where associated with a forestry use
Ail Entertainment and dining business use
All Home-based business uses
Industrial Business Type 3 Extractive
All Retail Business uses other than Type 3
Landscape and rural
Consistent Uses All Community Uses are impact assessable
No Community Uses
Inconsistent Uses
All Community uses
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Defined Use or Use Class’ : Assessment Category
Tahir aiee ce ego Ort
Consistent Uses All Infrastructure Uses are impact assessable

No Infrastructure Uses

Inconsistent Uses

Service and Utility uses Type 2 Installation
Service and Utility uses Type 3 Tower

Service and Utility uses Type 2 Treatment,
recycling and disposal

Transport uses Type 1 Passenger terminal ©
Transport uses Type 2 Car park

Transport uses Type 4 Aeronautical
Transport uses Type 5 Domestic marine

, Transport uses Type 6 Commercial Marine
@ Residential Uses

Consistent Uses All Residential Uses are impact assessable
No Residential uses

 

Inconsistent Uses
All Residential uses

 

 

 

All other uses not otherwise defined All other uses are impact assessable
"Based on the definitions detailed in of Council’s Draft Plan as of 31* October 2005.

 

 

The above proposal seeks to ensure that the existing office on proposed Lot 4 is able to continue

as self-assessable development, while allowing future industrial uses within the intent of the

zone to be code assessable only. The supplementary assessment categories and relevant

assessment criteria also seek to make provision for a number of other uses not intended for the

@ area (but possibly suited to the site) to occur, including:

> Industrial business Type 1 Warehouse, particularly where large timber products are required
to be stored onsite;

> Service and utility class uses, specifically Type 1 Depot to allow opportunity for Council (or
some other government agency, such as the DPI, DNRM or even the CSIRO which all have
timber interests in the area) to establish a depot on the site.

> Transport infrastructure is also envisaged where that infrastructure is not exclusively
ancillary to a separate use including Type 3 Depot which is defined as the use of premises for
the storing and routine maintenance of commercial or passenger motor vehicles. Such a use

may be necessary where large trucks or similar equipment are required to be stored on site.

 

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4.6.1

The inclusion of these features will greatly assist in allowing the development to proceed in a
manner that ensures all future uses comply with Council’s scheme while allowing flexibility for

appropriate forms of development to occur on the site.

Justification for Modification to the Scheme

The primary justification for the proposed development is formed on the basis of need and
demand. At present, Council’s planning scheme does not make adequate provision for the
growth of industrial development within its hinterland employment centres. The Draft Scheme

makes some provision for new industrial development in three separate areas:

Jarrah Street

The industrial estate surrounding Jarrah Street is the primary industrial area in Cooroy. The
estate is located within relatively close proximity to the Cooroy township and is surrounded by
the sports grounds and the pony club to the south, the sewerage treatment works on a large parcel
of land to the east and north, and rural residential development to the west. The industrial uses
within the estate primarily involve general industry, although some manufacturing uses also
exist. Typical uses include:

Motor vehicle workshops;

A concrete batching plant;

A macadamia processing factory;

Metal fabricators;

Motor auctions;

Paint and panel workshops;

Building supplies;

Vehicle exhaust centre;

Water tank manufacturers; and

VV VV VV VV VW

Storage facilities;

The estate also contains a large site for landscaping supplies which adjoins the Pony Club. The

entire estate appears to be at near capacity, with no vacant lots observed.

 

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Carpenter Street

This area is located north west of Jarrah Street Estate. Access to this area is achieved by gravel
access and the majority of the site appears to be relatively undeveloped. The access is achieved
off Garnet Street, with a gravel road formed to gain access to several rural residential allotments.
The area is constrained by its location adjacent to a drainage line leading into a nearby dam.
Melaleuca swamp vegetation dominated the lower portions of the site, with the area appearing to
be flood prone. No reticulated services appeared to connect the industry zoned site. A number of
scattered houses were found to be within <100m of the boundary of the area designated for
future industrial development. This was also viewed as a constraint to the potential for

development to occur in this area.

Lower Mill Road

Lower Mill Road is part of a new industrial estate which is dominated in size by the Ritek
factory (metal framing, fabrication and construction suppliers). There are 5 available industrial
allotments which are currently vacant, with building construction underway on several other
allotments. The size of the allotments would restrict the number and intensity of uses. There are
some residential dwellings occupying land along the main road frontage. Adequate reticulated
services appear to be available to the site, with a fully constructed road and stormwater network
in place. Access to the Bruce Highway and the railway may require heavy vehicles to pass
through the township and the proximity of the site to adjoining residential uses is likely to
constrain any intensive future development without impacting on the amenity of adjacent land

owners.

Pearsons Road to Lamonts Road

The industrial zoned land to the north of town appears to support a nursery operation, however
the existing plants appear to be overgrown and largely un-kept. The site is bound by Elm Street
to the west (to Pomona) and residential allotments to the east. The current access off Pearsons
Road appears to be suitable for local traffic only. An upgrade to this intersection is anticipated
should any significant redevelopment of this site occur. The extension of reticulated services
would appear to be feasible in this location. While the site enjoys good access to Elm Street, the
redevelopment of the land is somewhat constrained by its proximity to existing residential

development, and the likelihood that any new haulage is to be directed through town, including

 

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residential areas. Further, as the site is bordered on three sides, the potential for expansion is

unlikely.

In this regard, it would appear that despite Cooroy being noted as Noosa’s hinterland business
centre, only limited land has been allocated for industrial use, with much of the available land
being located in close proximity to existing residences and requiring heavy vehicles to transport
materials through the township and/or residential areas (such as along Myall Street). To some
degree, Council may have articulated some redevelopment potential of Lot 1444 to address this
matter, however the prohibition on reconfiguration of this title greatly reduces the potential for

this to occur in any economically feasible manner.

In this regard, it is clearly evident that insufficient land has been allocated in the new Planning
Scheme for industrial development to occur in a manner commensurate with the known

population growth occurring in the area. To this end, the proposed development of the site can be

 

justified.
4.7 STATE PLANNING POLICIES
No state planning policies relate to this application.
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5.0

CONCLUSION

This report has examined the likely impacts associated with the subdivision of the existing
industrial lot on Holts Road, Cooroy and addressed various environmental matters and the
provisions of Council’s planning scheme. The proposed development seeks to obtain a
preliminary approval over the site for a material change of use to allow future development of
uses within the intent of the development to occur as either self assessable or code assessable
development. The application also seeks to obtain a development permit for reconfiguring the
existing allotment into 6 separate titles. A small cul-de-sac will extend at the point of the existing

access at Holts Road to service the development.

While few environmental issues are associated with this project, significant earthworks and
infrastructure development will be necessary for the development to proceed. Detailed
investigations have been commenced for the provision of water supply and sewerage reticulation
infrastructure as well as negotiations with Energex over the realignment of the existing high
voltage power lines that traverse the property. These matters have been addressed within this

report.

Given that the proposed development is largely in accordance with the proposed Scheme for
Noosa (with all uses nominated as consistent within the intent of the Rural designation in which
they are located), and the absence of available industrial allotments within the Cooroy township
or the Noosa hinterland areas for larger industrial uses, there would appear to be substantial

grounds to approve the proposed development.

 

14 November 2005 Department of State Development, Trade and Innovation Page: 59

Planning Report

Page 66

FIGURE 1
Locality Plan

leddy sergiacomi &
associates pty. itd.

Page 67

 

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Page 68

leddy sergiacomi &
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FIGURE 2
Proposed 6 Lot Subdivision

Page 69

 

   

  

 

  

   

 

 

 

     

 

 

  

 

        

 

 

 

 

 

 

 

 

 

 

 

 

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Page 70

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FIGURE 3
Site Contours and Survey Plan

Page 71

 

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