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2018-11-06 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 6 November 2018
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Brian Stockwell (Chair), Jess Glasgow, Ingrid Jackson, Tony Wellington
“Noosa Shire – different by nature”
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Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 MCU17/0005 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
ENTERTAINMENT AND DINING BUSINESS TYPE 2 RECREATION,
AMUSEMENT & FITNESS (PAINTBALL), 113 MARARA ST COOROY 3
2 MCU18/0117 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF
USE FOR INDUSTRIAL BUSINESS TYPE 1, WAREHOUSE AND RETAIL
BUSINESS TYPE 7, GARDEN CENTRE AT 124 EUMUNDI NOOSA ROAD,
NOOSAVILLE 5
3 MCU18/0084 REPRESENTATIONS TO DEVELOPMENT PERMIT FOR MATERIAL
CHANGE OF USE FOR VISITOR ACCOMMODATION TYPE 3 (RURAL CABINS)
AT 340 POMONA KIN KIN ROAD, PINBARREN 14
4 MCU18/0009 REQUEST FOR NEGOTIATED DECISION NOTICE - PRELIMINARY
APPROVAL FOR A MATERIAL CHANGE OF USE - MULTIPLE HOUSING - TYPE
3 RETIREMENT AND SPECIAL NEEDS SITUATED AT 186 COOROY NOOSA
ROAD, TEWANTIN 25
5 MCU18 0102 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF
USE FOR VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL (122 BEDS) AT
16 MARY STREET, NOOSAVILLE 40
6 ENVIRONMENT AND SUSTAINABLE DEVELOPMENT DEPARTMENT UPDATE -
1ST QUARTER 2018-19 75
CLOSED SESSION -
Page 2 of 84
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 MCU17/0005 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
ENTERTAINMENT AND DINING BUSINESS TYPE 2 RECREATION, AMUSEMENT &
FITNESS (PAINTBALL), 113 MARARA ST COOROY
DOCUMENT INFORM AT ION
Author Development Planner, Lisa Pienaar
Environment and Sustainable Development Department
Index ECM/Application/MCU17/0005
Attachments Nil
EXECUTIVE SUMMARY
Not Applicable
RECOMMENDATION
That Council note the report by the Manager Development Assessment to the Planning &
Environment Committee Meeting dated 6 November 2018 regarding Planning & Environment
Court Appeal No. D155 of 2018 and agree to defend the appeal.
REPORT
On 20 September 2018 Council at its Ordinary meeting, resolved to refuse an application for
Material Change of Use of Premises - Entertainment and Dining Business Type 2 – Recreation,
Amusement & Fitness (Paintball) at 113 Marara Street Cooroy for the following reasons:
1. The proposed development is an inconsistent use in the Rural Zone and the increase in
traffic on Marara Street from the proposed development is not contemplated by The Noosa
Plan.
2. The proposed development is contrary to the Transport, Roads and Drainage Code as the
development will compromise the capacity and safety of Marara Street.
3. The current condition of Marara Street is not capable of safely accommodating any
increase in traffic from the proposed development and a satisfactory solution has not been
identified to address the constrained sections of Marara Street given the current road
formation and environmental constraints.
4. A number of properly made submissions have been received raising valid grounds of
objection.
As a result of Council’s decision to refuse the application, the applicant has now lodged an
appeal to the Planning & Environment Court. The applicant seeks that the Court approve the
Development Application in its entirety with conditions.
It is in order for Council to defend the appeal and the recommendation is worded accordingly.
Page 3 of 84
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Previous Council Consideration
Ordinary Meeting Minutes, 20 September 2018, Item 2, Page 7
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 11 September 2018 regarding Application No. MCU17/0005 for a
Development Application for Material Change of Use of Premises – Entertainment and Dining
Business Type 2 – Recreation, Amusement & Fitness (Paintball) situated at 113 Marara St,
Cooroy and:
A. Refuse the application for the following reasons:
1. The proposed development is an inconsistent use in the Rural Zone and the increase
in traffic on Marara Street from the proposed development is not contemplated by
The Noosa Plan.
2. The proposed development is contrary to the Transport, Roads and Drainage Code
as the development will compromise the capacity and safety of Marara Street.
3. The current condition of Marara Street is not capable of safely accommodating any
increase in traffic from the proposed development and a satisfactory solution has not
been identified to address the constrained sections of Marara Street given the current
road formation and environmental constraints.
4. A number of properly made submissions have been received raising valid grounds of
objection.
B. Advise the applicant that an indoor play centre does require a further development
approval to operate from the site and such a use would significantly impact on the safety of
Marara Street were such a use to commence.
Finance & Risk
It is premature at this stage to provide advice on the likely prospects of the appeal. There will be
costs associated with defending the appeal.
Consultation
External Consultation - Community & Stakeholder
Wakefield Sykes - Solicitor
Internal Consultation
Nil
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Director Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 4 of 84
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
2 MCU18/0117 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE
FOR INDUSTRIAL BUSINESS TYPE 1, WAREHOUSE AND RETAIL BUSINESS TYPE 7,
GARDEN CENTRE AT 124 EUMUNDI NOOSA ROAD, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Environment and Sustainable Development Department
Index ECM / Application / MCU18/0117
Attachments Nil
APPLICATION DETAILS
Applicant Fiddlewood Pty Ltd ATF Fiddlewood Unit Trust TA Noosa Pots &
Plants
Proposal Material Change of Use - Industrial Business - Type 1
Warehouse, Retail Business - Type 7 Garden Centre
Properly Made Date 16 July 2018
Information Request Date N/A
Information Response Date N/A
Decision Due Date 15 November 2018
Number of Submissions 1
PROPERTY DETAILS
Property Address 124 Eumundi Noosa Rd Noosaville Qld 4566
RP Description Lot 3 RP 173877
Land Area 1214m²
Existing Use of Land Noosa Pots and Plants
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Overlays Natural Hazards Overlay – Low Potential Acid Sulfate Soils
Assessment Type Impact
Page 5 of 84
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 6 November 2018 regarding Application No. MCU18/0117 for a
Development Permit for Material Change of Use for Industrial Business, Type 1 Warehouse and
Retail Business, Type 7 Garden Centre situated at 124 Eumundi Noosa Rd Noosaville Qld and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
A.01 Existing Floor Plan, prepared by Zest Building Design Plot date 29/08/2018
Nature and Extent of Approved Use
3. The approved Use Area for the Retail Business Type 7 – Garden Centre is 182m².
This total includes 20% Use Area permitted as part of the industrial business.
4. The development must not include a café.
Performance Bond
5. Security in the form of a cash bond or trading bank guarantee to the sum of $1500
must be submitted to Council, to secure performance of all conditions of this
approval, within 20 days of this approval taking effect. The cash bond or trading bank
guarantee will be returned on performance of the conditions of approval less any
costs incurred by Council in respect of enforcing performance of this permit. Council
reserves the right to call upon the bond or guaranteed sum to effect compliance with
conditions.
Landscaping
6. Additional plantings must be provided to the 2 gardens located on each side of the
driveway to the Eumundi Noosa Road. A minimum of 1 feature tree must be planted
in the north east corner garden and a minimum of 3 feature trees planted in the south
west garden. The plantings must be in accordance with Council’s Planning Scheme
Policy PSP3 Landscaping Plants and Guidelines. The feature trees must be
Acronychia imperforata and have a minimum pot size of 45 litres.
Car parking
7. A minimum of 10 car spaces must be provided on site in accordance with
AS/NZS2890.1:2004.
B. Find the following are sufficient grounds to justify the decision despite the conflict with the
Planning Scheme:
1. The garden centre is consistent with the Overall Outcomes of the Noosaville Locality
Code as it is a retail use which is compatible with the surrounding uses and generally
unsuited to the business centres.
2. The proposal will operate in association with the industrial Warehouse with no
negative impacts on the adjoining uses.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 6 of 84
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
REPORT
1. PROPOSAL
The proposal seeks approval for Industrial Business Type 1 – Warehouse and Retail Business
Type 7 - Garden centre which is currently operating from the site. The total use area proposed is
427m² consisting of 245m² for the warehouse component and 182m² for the garden centre, which
includes some outdoor display areas. The business is located in an existing building with no
external alterations undertaken or proposed. Figure 1 below shows the floor plan and Figure 2
shows the garden centre display area.
Figure 1 – Floor Plan
Figure 2 – Garden centre display area
The applicant advises:
Noosa Pots and Plants is a wholesale supplier of landscape products including plants, pots
and planters, décor and garden supplies. Noosa Pots and Plants are an exclusive
wholesale sales agent and distributor of Bombora pots.
Page 7 of 84
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Typically, one staff member works within the warehouse whilst two staff members are off-
site undertaking landscape projects and design consultations.
Noosa Pots and Plants is a supplier to and works in partnership with local landscape
architects and interior designers.
The application is before Council as the garden centre use is inconsistent in the Industry zone.
2. SITE DETAILS
2.1. Background
Over the years the site has been used as an ice works, seafood distributors with retail sales and
more recently a paint distribution centre with retail sales.
The subject business has been operating for approximately 4 months from the premises. A
complaint was received regarding the use in the Industry zone. Council issued an Advisory Letter
regarding the business not complying with the definition of an Industrial Business resulting in this
application to Council. The subject garden centre use in the Industry zone is addressed in
Section 3.3 of this report.
2.2. Site Description
The 1214m² rectangular shaped lot has frontage to Eumundi Noosa Road and Traders Lane. The
lot has been filled towards the Eumundi Noosa Road where most of the carparking is located.
The building is setback behind this carpark. The lot then steps down towards the Traders Lane
frontage. The building is 2 storeys but presents as a single storey building to Eumundi Noosa
Road. Figures 3 and 4 below show the building from each frontage.
Figure 3 – View from Eumundi Noosa Rd
Figure 4 – View from Traders Lane
2.3. Surrounding Land Uses
Adjoining the south is a car sales yard and to the north is a marine sales and service centre. In
the surrounding area is a bicycle shop, tyre and mechanical centre and further to the north is the
Goodchap Street medical centre and university complex.
Page 8 of 84
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the
provisions are relevant to the development.
Locality Provisions
The subject site is located in the Noosaville Locality and is zoned Industry. The proposed
warehouse use is a consistent use whilst the garden centre use is inconsistent within the zone.
The warehouse use generally complies with the provisions of the Noosaville Locality Code and
other relevant codes and raises no concerns.
In terms of the garden centre the following Overall Outcomes of the Noosaville Locality Code are
relevant:
11.7.2 a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of
other premises or surrounding area, including acoustic and visual
qualities; and
iv avoid significant adverse effects on the natural environment, including
native habitat removal, fragmentation and attrition;
and specifically for the Industry zone:
vv) For the Industry Zone—land in this zone—
i consists of the Noosaville Industrial Estate, being Noosa’s principal
industrial centre;
ii is protected for industrial functions including Industrial business Type 2 to
the exclusion of incompatible uses including Residential Uses,
Community Uses, Commercial business and most sport and recreation
uses and Retail business uses;
iii has high accessibility to arterial roads and the Bruce Highway;
Page 9 of 84
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
iv does not accommodate uses that would harm the environment through
excessive noise, odour, dust, or other waste;
v is developed in a fashion that does not detract from the character of its
locality or impact on the major road network;
vi provides important industries and service-related businesses to the whole
of Noosa, but particularly the coastal area and the north-east area of the
former Maroochy Shire; and
vii provides for a high level of runoff water quality to Eenie Creek and Lake
Doonella;
The site adjoins other retail uses such as a vehicle sales yard and a marine sales and service
use where the retail sales area is adjacent to the garden centre. Nearby are a bicycle sales and
service centre and a tyre and vehicle repair use. Given the nature of these adjoining and nearby
uses, the garden centre is considered compatible with and would not cause any impacts that
would negatively affect these neighbouring uses nor cause any reverse amenity issues.
In terms of the greater industrial area, the Overall Outcomes seek to protect industry land for
industrial purposes but allows for some compatible retail uses within the zone under Overall
Outcome vv) ii which states industrial land:
‘is protected for industrial functions including Industrial business Type 2 to the exclusion of
incompatible uses including Residential Uses, Community Uses, Commercial business and most
sport and recreation uses and Retail business uses.’
It is considered a garden centre is generally unsuited to the business commercial zones because
of the nature of goods sold such as fertilisers, potting mix and the larger items such as pots and
garden products/ornaments and plants requiring natural light and irrigation.
It is also pertinent that the garden centre is not a standalone business but is associated with the
industrial warehouse and distribution business which services the Noosa region. Figures 5 and 6
below shows the pot storage and the dispatch area of the industrial business.
Figure 5 – View of the warehouse
Page 10 of 84
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Figure 6 – Dispatch area
Although the use areas for the two businesses are split approximately 60% industrial business
and 40% garden centre, the Industrial use remains economically the primary use and the garden
centre is associated with and an adjunct to the primary use.
It should also be noted the large scale items for sale makes it difficult for the business to comply
with the 20% retail area permitted under the Planning Scheme for an industrial business.
The applicant has provided the following grounds for approval:
The report demonstrates the proposed industrial warehouse and garden centre represents
an appropriate outcome that is consistent with the strategic framework and local planning
provisions. The proposal is an effective reuse of an existing industrial/commercial
development.
The proposed industrial warehouse (Noosa Pots and Plants) can be supported on a
number of grounds which include:
The development is consistent with the Noosa Plan 2017 Strategic Framework and
the overall intent for the Industrial Zone;
The proposal is consistent with the nature, scale and type of uses envisaged in the
location.
The proposed industrial warehouse and garden centre is located on a site that is
appropriate for the use and is compatible with surrounding uses.
The site is well located to existing pedestrian, cycle and public transport routes;
Negligible vehicular traffic will be generated as a result of the proposed use care of
the nature of the use and clientele;
Sufficient car parking is able to be provided on-site; and
No new buildings or alterations to the external built form are proposed on-site.
Land Use & Works Provisions
The application has been assessed against applicable codes. The pertinent issues arising out of
the assessment against the codes are discussed below:
Page 11 of 84
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Carparking
The quantity of car parking required is determined by the extent of use area. Table 1 shows the
use area of each use on site.
Table 1 – Use Areas
Use Use Area
Warehouse 245m²
Garden Centre 182m²
427m² total use area
Table 2 provides an analysis of the car parking for the site.
Table 2 - Carparking
Use Planning Scheme requirement (use area) Number of car spaces Complies
provided by the
development
Warehouse 1 space per 50m² 5
Garden centre 1 space per 60m² with a 5
minimum of 5 spaces provided
Total required 10 14
The Planning Scheme requires a total of 10 spaces. The development complies with this
requirement providing 14 spaces, being 10 spaces located near the Eumundi Noosa Road
frontage and 2 covered tandem spaces (4 spaces) near the Traders Lane frontage.
Landscaping
The proposal does not meet the 15% minimum landscaping provision required by the Planning
Scheme for the Industry zone. Notwithstanding this is a reuse of an existing premises, the
existing 59m² of landscape gardens located each side of the driveway fronting Eumundi Noosa
Road provides a softening to the car park area and the building. The applicant proposes to
enhance these 2 gardens by including additional plantings consisting of Acronychia imperforata
(Fraser Island Apple) and some understorey species. It is considered the existing landscaping to
the front of the site is sufficient and with additional plantings would improve the streetscape.
4. CONSULTATION
4.1. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. One properly made submission was received. The following table provides a summary and
assessment of the issues raised by the submitter.
Matters Raised Comments
The proposal is not consistent with Overall The Planning Scheme seeks to exclude incompatible
Outcome (vv), Specific Outcomes O188 and uses from the Industry zone and excludes most retail
O189, part 3.1.3 (e) of the DEO and part 1.7 uses but not all retail uses. It is considered the proposal
of the strategic framework. is compatible with the surrounding uses and generally
unsuitable for commercial/business areas.
The applicant has not provided sufficient The applicant has addressed the relevant provisions of
planning grounds to warrant approval despite the Planning Scheme and it is considered there are
the conflict with the planning scheme. sufficient grounds to recommend approval of the
application despite the conflict.
There is a need to protect industrial land for The Planning Scheme does not exclude all retail uses
industrial purposes from the Industry zone and allows for some uses not
suited to other zones. It is considered the garden centre
use as a secondary use to the warehouse use meets
the objectives of the Planning Scheme.
Page 12 of 84
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
5. CONCLUSION & REASONS FOR DECISION
The proposal is for a pot and plant warehouse and garden centre within an existing building. The
Industrial Business Type 1 – Warehouse is a consistent use in the zone and meets the relevant
provisions of the Planning Scheme.
The Planning Scheme does not exclude all retail uses from the Industry zone but allows some
retail uses which are compatible with industrial businesses and not suited to the business zones.
The subject Retail Business Type 7 – Garden Centre is considered to be compatible with the
surrounding uses and will not create adverse impacts or limit business potential of the
surrounding premises. Given the nature of the products sold it is considered to be suited to the
subject site.
The application is recommended for approval subject to conditions.
The following are sufficient grounds to justify the decision despite the conflict with the Planning
Scheme:
1. The garden centre is consistent with the Overall Outcomes of the Noosaville Locality Code
as it is a retail use which is compatible with the surrounding uses and generally unsuited to
the business centres.
2. The proposal will operate in association with the industrial Warehouse with no negative
impacts on the adjoining uses.
Departments/Sections Consulted:
Chief Executive Officer X Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
X Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 13 of 84
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
3 MCU18/0084 REPRESENTATIONS TO DEVELOPMENT PERMIT FOR MATERIAL
CHANGE OF USE FOR VISITOR ACCOMMODATION TYPE 3 (RURAL CABINS) AT 340
POMONA KIN KIN ROAD, PINBARREN
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Environment and Sustainable Development Dept
Index ECM / Application / MCU18/0084
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Sarah Keating
Simon Marsh
Proposal Representations to the Development Permit for Material Change
of Use - Visitor Accommodation Type 3 Rural Cabins
Representations Made Date 9 October 2018
Decision Due Date 15 November 2018
Number of Submissions 1 to original application
PROPERTY DETAILS
Property Address 340 Pomona Kin Kin Rd Pinbarren Qld 4568
RP Description Lot 26 M 37911
Land Area 15.68ha
Existing Use of Land Dwelling House
STATUTORY DETAILS
SEQRP Designation Regional Landscape and Rural Production
Locality Mary River Catchment
Zone Rural
Overlays Biodiversity Overlay – Riparian buffer
Natural Hazards Overlay – Bushfire hazard
Natural Resources Overlay – Agricultural land conservation area
Assessment Type Impact
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 11 September 2018 regarding representations made to the Decision
Notice (MCU18/0084) for a Material Change of Use - Visitor Accommodation Type 3 Rural
(Cabins) situated at 340 Pomona Kin Kin Rd, Pinbarren and:
A. Agree to change Condition 2 to read as follows:
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Page 14 of 84
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Plan No. Rev. Plan/Document Name Date
A1 D Site Plan, prepared by Jim Morehead Building Design and Drafting 04.10.18
A2 C Site Plan – Aerial View, prepared by Jim Morehead Building
design and Drafting 04.10.18
A3 C Part Site Plan, prepared by Jim Morehead Building design and
Drafting 04.10.18
Floor Plan, provided by Cabin Warehouse
Elevations A & B, provided by Cabin Warehouse
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
Council approved an application for a Development Permit for Material Change of Use for visitor
accommodation on 20 September 2018.
The proposal consists of 6 two bedroom cabins to be introduced in 2 stages. The cabins
comprise a gross floor area of slightly less than 38m², a saw tooth roof form, a covered front
veranda and insulated sandwich panel walls.
One properly made submission was received and during the Decision Period, a petition opposing
the development was received.
The applicant’s representations to the Decision Notice primarily relate to the size of the cabins
and the location of the car park.
2. SITE DETAILS
2.1. Site Description
The lot is generally rectangular in shape with the western 1.2ha (approx.) of the property severed
by Pomona Kin Kin Road as shown in Figure 3 below. Both sides of the Pomona Kin Kin Road
are low lying. A seasonal drainage line is centrally located longitudinally through the lot. The
southern boundary has frontage to the south end of Camphor Road. The lot slopes up from
Pomona Kin Kin Road to the eastern boundary. The dwelling house and associated sheds are
located behind a stand of native vegetation toward the centre of the lot. The dwelling house and
sheds are accessed by a sealed driveway from the Pomona Kin Kin Road. Figures 1 and 2 below
show an aerial view and locality plan of the lot.
Figure 1 – Aerial Plan.
Page 15 of 84
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Figure 2 – Locality Plan
3. ASSESSMENT
An assessment of the submitted representations is provided below.
Cabins
Applicant’s Request
The applicant seeks to increase the size of the cabins from 38m² to 57m². The applicant provides
the following justification:
Since the Decision Notice was issued, we have also noticed that the proposed cabin type was
amended inadvertently during the decision stage. As outlined in the applicant’s response to the
Council’s information request, the applicant intends to build only one cabin type with a floor area
of 57m2 which is more suited to the target family market and is compliant with current disability
standards. The floor plans and elevations for this cabin type are also submitted with this letter
and it is important to note that the elevation for this cabin type was included on the site notices
erected on site during the public notification stage.
Assessment
The cabins were approved, in part, because of their small scale and the unlikelihood that the
cabins would negatively impact on, constrain or alienate agricultural pursuits suited to the
property.
Figures 3 and 4 below show the proposed cabins.
Page 16 of 84
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Figure 3 – Floor Plan
Figure 4 – 3D Elevations
The cabins approved were less than 1% (0.15%) of the lot area. Increasing the size to 57m²
would result in the cabins still occupying less than 1% (0.21%) of the lot and are consistent with
the maximum size for cabins permitted by The Noosa Plan of 100m².
The cabins are the same width as approved but are longer which provides for slightly larger
bedrooms (in length) and a more spacious living area to better cater for the applicant’s target
market of families and would also comply with disability access regulations.
The built form is similar to that approved, in that it has a saw tooth roof form and would be
constructed with insulated panels.
Page 17 of 84
Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
It is considered the larger cabins are still small scale and would not cause any additional potential
impacts to that of the smaller cabins. The request to increase the size of the cabins is
recommended to be supported.
It is also pertinent to note the elevations of the larger cabins were advertised on the site notice as
part of public notification, which means the community have had an opportunity to lodge a
submission.
Car Park
Applicant’s Request
The applicant seeks to move the car park approximately 10m to the south and change its shape
to run east west longitudinally to further reduce any potential impacts on the adjoining neighbour.
Figure 5 below shows the location of the approved car parking and the amended location.
Figure 5 – Approved and amended location
Assessment
The new location of the car park raises no concern as it provides greater separation to the
neighbour’s property. Furthermore its location does not adversely affect the engineering
standards required for the car park construction.
Landscaping
Applicant’s Request
The applicant has amended the site plans to clearly indicate the landscaping required as part of
Stage 1 pursuant to Condition 9 of the Decision Notice.
Assessment
The amended plans clearly show the landscaping required by Condition 9. The amendment
raises no concerns.
Condition 2 – Approved Plans of Development
As a result of the request, only one Condition is required to be changed to reflect amended plans
of the cabins, landscaping and site layout. The changes to Condition 2 is provided in track
changes below.
Page 18 of 84
Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
A1 CD Site Plan, prepared by Jim Morehead Building Design 06/08/1804.10.18
and Drafting as annotated by Council
A2 BC Site Plan – Aerial View, prepared by Jim Morehead 06/08/18
Building design and Drafting and as annotated by 04.10.18
Council
A3 BC Part Site Plan, prepared by Jim Morehead Building 06/08/18
design and Drafting and as annotated by Council 04.10.18
A4 A 2 Bedroom Cabin – Floor Plan & Elevations, prepared 01/05/18
by Jim Morehead Building Design and Drafting
A5 A 2 Bedroom Cabin, prepared by Jim Morehead Building 01/05/18
Design and Drafting
Floor Plan, provided by Cabin Warehouse
Elevations A & B, provided by Cain Warehouse
4. CONCLUSION & REASONS FOR DECISION
The representations seek to increase the size of the cabins to 57m², relocate the car park and
provide clarity on the plans for the Stage 1 landscaping. It is considered the increase to the size
of the cabins would not cause any additional impacts to the neighbouring property when
compared to that of the smaller cabins nor inhibit the use of the lot for agricultural pursuits. The
relocation of the car park reduces potential impacts on the neighbouring property. The request for
a negotiated Decision Notice is recommended to be supported.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 19 of 84
Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Attachment 1
Page 20 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Attachment 1
EXISTING ttachment
SEALED LAND APPLICATION AREA LAND APPLICATION AREA
DRIVEWAY ——_ REFER ASI REPORT 18006A] GRAVEL — REFER ASI REPORT 180061(A)
-l PARKING AREA
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hep PLANTED AS PART OF aR. 4Oe ro GY os
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NOTE: ADDITIONAL PLANTING TO BE PROVIEDED BETWEEN AND CC} PROPOSED BUSHES FOR SCREENING
AROUND PROPOSED CABINS TO PROVIDE SCREENING AND PRIVACY. & PROPOSED TREES FOR SCREENING
APPROPRIATE NATIVE SPECIES WILL BE PROPOSED IN
CONSULTATION WITH COUNCIL AND DISTRICT LANDCARE GROUP.
SITE PLAN N
SCALE 1:7500
PROPERTY DESCRIPTION Ww E me SITE PLAN Tocca fond
a proxct. PROPOSED DEVELOPMENT
LOT 26 ON M37911 cen, S.KEATING J
AREA : 26.99 hA avmess. 340 POMONA KIN KIN ROAD
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Page 20 of 84Section 21
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 22 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 22 of 84Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Page 23 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 23 of 84Section 24
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Page 24 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 24 of 84Section 25
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
4 MCU18/0009 REQUEST FOR NEGOTIATED DECISION NOTICE - PRELIMINARY
APPROVAL FOR A MATERIAL CHANGE OF USE - MULTIPLE HOUSING - TYPE 3
RETIREMENT AND SPECIAL NEEDS SITUATED AT 186 COOROY NOOSA ROAD,
TEWANTIN
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development Department
Index ECM/Application/MCU18/0009
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Noosacare Inc
Proposal Material Change of Use - Multiple Housing –Type 3 Retirement
& Special Needs
Representations Made 2 October 2018
Date
Decision Due Date 30 October 2018
Number of Submissions for 68 letters of support
original application
PROPERTY DETAILS
Property Address 186 Cooroy Noosa Rd Tewantin Qld 4565
RP Description Lot 2 RP 177554
Land Area 4.4 hectares
Existing Use of Land Multiple Housing - Type 3 Retirement and Special Needs
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Tewantin and Doonan
Zone Community Services
Overlays Biodiversity Overlay: Environment Protection Area
Natural Hazard Overlay: Bushfire Hazard and Acid Sulfate
Soils
Assessment Type Representations made to Preliminary Approval
Page 25 of 84
Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 6 November 2018 regarding representations made to Decision Notice
MCU18/0009 for a Material Change of Use Multiple Housing –Type 3 Retirement & Special
Needs situated at 186 Cooroy Noosa Rd Tewantin and:
A. Amend the type of approval from a Preliminary Approval for a Material Change of Use -
Multiple Housing Type 3 - (Retirement & Special Needs) to Development Permit for a
Material Change of Use - Multiple Housing Type 3 - (Retirement & Special Needs – 32
beds).
B. Agree to change conditions 1, 2, 26, 27 36 and 39 to read:
1. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
MCU 01 A Existing Part Site Plan by Middap Architecture August 2018
MCU 02 A Proposed Lower Level Plan by Middap Architecture August 2018
MCU 03 A Proposed Upper Level Plan by Middap Architecture August 2018
MCU 04 A Site Sections by Middap Architecture August 2018
MCU 05 A Proposed Site Elevations by Middap Architecture August 2018
MCU 06 A Proposed Entry/Café Floor Plan by Middap Architecture August 2018
MCU 07 A Proposed Entry/Café Elevations by Middap Architecture August 2018
MCU 08 A Proposed Villa 1 Floor Plans by Middap Architecture August 2018
MCU 09 A Proposed Villa 1 Floor Elevations by Middap Architecture August 2018
MCU 10 A Proposed Villa 3 Floor Plan by Middap Architecture August 2018
MCU 11 A Proposed Villa 3 Elevations by Middap Architecture August 2018
MCU 12 A Proposed Villa 2 + 4 Floor Plans by Middap Architecture August 2018
MCU 13 A Proposed Villa 2 + 4 Elevations by Middap Architecture August 2018
2. The development must include the following, to the reasonable satisfaction of the
Manager, Development Assessment:
2.1. Deleted
2.2. Car parking must be provided at a rate of 0.92 car spaces per bed. Of these,
0.21 spaces per bed are for event days which must be accommodated on the
site, but may be located in temporary areas. The layout must comply with
Australian Standard AS/NZS 2890.1-2004 and may include the existing 18 car
parking spaces in the road reserve.
2.3. Deleted
2.4. Deleted
2.5. A minimum landscape setback of 6.0 metres must be provided to all
boundaries, apart from existing development, with existing vegetation retained
and reinforced in the setbacks to maintain the amenity of adjoining residents
and a visual screen to Cooroy Noosa Road.
2.6. Noise attenuation measures must be incorporated into the building design to
mitigate traffic noise impacts from Cooroy Noosa Road. The design criteria for
the development must be 63dB(A)L10(18hours)
2.7. Deleted
26. All works must be constructed and work procedures undertaken in accordance with:
a. The approved plans, the approved amended plans and the conditions detailed
in this Decision Notice.
Page 26 of 84
Section 27
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
b. The document ‘Proposed Cartwright Village Extension – Carramar, Noosa Care
Integrated Water Management Plan Version 2 by Callaghan & Toth dated
September 2018.
c. The document ‘Noosa Care Inc Cartwright Village Extension Carramar, Cooroy
Noosa Road, Tewantin Preliminary Design of Stormwater Detention Volume’ by
BSM dated 21 December 2017.
d. The document ‘Flood Study Noosa Care – Carramar’ by Cardno dated 24 July
2017.
e. The Addendum Letter by Cardno (document number WE17064) dated 23
March 2018.
f. The Technical Memorandum by Cardno (ref WE17064_Carramar_TM01) dated
27 September 2018.
g. A minimum Finished Floor Level (FFL) of the Aged Care Facility and any
associated facilities at 8.80m AHD.
h. A minimum Finished Floor Level (FFL) of the Independent Living Units of 8.80m
AHD.
i. All relevant Noosa Council Planning Scheme Policies, standard drawings,
standard specifications and guidelines are to be adhered to.
27. An easement for drainage purposes must be registered against the titles of the
properties in favour of Council over the land area identified as being external to the
area to be dedicated as Environmental Park and below the post development 1%
AEP flood level on the subject site from flooding sources external to the site
(excluding proposed structures). The easement width must be in accordance with
Noosa Council’s Development Design Planning Scheme Policies. The easement
must be granted at no cost to Noosa Council. The wording of the easement
documentation must be in accordance with Council’s Standard Easement document.
36. Prior to obtaining a Development Permit for Operational Works the land area
identified as being to the east of the proposed wetland fence on Middap Architecture
Pty Ltd - Plan MCU. 02A. (Proposed Lower Level Plan August 2018) be dedicated to
Council in fee simple on trust for the purpose of an Environmental Park.
The land to be dedicated is “non-trunk infrastructure” for the purposes of the Planning
Act 2016.
39. A permanent fence must be constructed along the interface of the development site
with the land area to be dedicated. The fence must be constructed in accordance with
an Operational Works approval and must be to the following specifications:
a. 2.1 metre high
b. Pool fence with vertical bars at 100mm centres (or similar)
c. Educational signage for wetlands protection.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant has made representations to the Preliminary Approval for a Material Change of
Use – Multiple Housing - Type 3 Retirement and Special Needs.
A Preliminary Approval for a Material Change of Use Multiple Housing Type 3 Retirement and
Special Needs was issued 21 August 2018. The Preliminary Approval was issued due to the
Page 27 of 84
Section 28
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
identification of development constraints related to the habitat of the threatened Swamp Crayfish,
flooding, wetland vegetation and car parking.
The applicant suspended the appeal period on 31 August 2018 and in accordance with Section
75 of the Planning Act 2016 made representations on 2 October 2018. The representations seek
a Negotiated Decision Notice which changes the decision type from a Preliminary Approval to a
Development Permit for a Material Change of Use, amendment to conditions 1, 26 36 and 39 and
deletion of conditions 2 and 27.
The original application was for an additional 48 beds in 6 accommodation villas. The current
proposal is for an additional 32 beds in 4 accommodation villas.
The application is before Council as the Development Permit was originally determined by
Council.
The subject site is detailed in the following images.
Figure 1: Locality Plan
Page 28 of 84
Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Figure 2: Subject site
2. SITE DETAILS
2.1. Background
The applicant applied for a Material Change of Use – Multiple Housing – Type 3 Retirement and
Special Needs. The application sought approval for an additional 48 beds to be contained within
6 separate accommodation buildings positioned in the eastern undeveloped portion of the site.
The site was originally gifted from Noosa Shire Council to Noosa Care Incorporated in 1975 for
the purposes of providing aged care.
A substantial development known as ‘Carramar Noosa Homes’ is currently located on the site.
The complex has been operating over a number of years with several extensions progressively
being added to the facility. The existing development consists of 142 residential rooms containing
one bed, including a special care dementia building containing 32 rooms, and ancillary features
including a community centre, staff building and administration building, which the applicant
advises amounts to 9093m2 in gross floor area and approximately 19% site cover.
2.2. Site Description
The site is an irregular shaped parcel of land and comprises an area of 4.43 hectares. The site
slopes gently from the western boundary down to the eastern boundary towards a well vegetated
watercourse which forms part of the open space system in the surrounding Noosa Parkland
estate. This area is well vegetated with a range of melaleuca, casuarina and eucalypt species,
but with some limited areas of mown grass. Land to the west, north and east is zoned for
residential development and contains residential dwellings of one to two storeys. The eastern
boundary adjoins parkland, with Wooroi State Forest located opposite the site on the southern
side of Cooroy Noosa Road.
3. ASSESSMENT
An assessment in relation to each of the submitted representations is provided below:
Conditions 1 and 2 - Amended Plans
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are numbered 1717 DA 01 – DA 15
Page 29 of 84
Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
prepared by Middap Architecture and dated November 2017. These plans must be
amended in accordance with the conditions.
2. Amended plans and associated reports must be submitted to Council prior to any further
development applications being made and must include the following to the reasonable
satisfaction of the Manager, Development Assessment:
2.1. All development and associated vegetation removal and fire management measures
must be located outside the Q100 flood line and not extend further east from the
existing carpark footprint to protect the existing wetland vegetation and Swamp
Crayfish habitat.
2.2. Car parking must be provided at a rate of 0.92 car spaces per bed. Of these, 0.21
spaces per bed are for event days and must be provided in temporary areas on the
site. The layout must comply with Australian Standard AS/NZS 2890.1-2004 and may
include the existing 18 car parking spaces in the road reserve.
2.3. All additional car parking required for the development must be provided on site.
2.4. New buildings must be set back at least 6.0 metres from the front and the rear
boundary.
2.5. A minimum landscape setback of 6.0 metres must be provided to all boundaries,
apart from existing development, with existing vegetation retained and reinforced in
the setbacks to maintain the amenity of adjoining residents and a visual screen to
Cooroy Noosa Road.
2.6. Noise attenuation measures must be incorporated into the building design to mitigate
traffic noise impacts from Cooroy Noosa Road. The design criteria for the
development must be 63dB(A)L10(18hours)
2.7. All buildings and works must be sited in a manner that provides for retention of some
healthy groupings of significant trees to the west of the Q100 flood line to the
reasonable satisfaction of the Manager, Development Assessment.
Condition 36 – Dedication of Park
36. Prior to obtaining a Development Permit for Operational Works the land area identified as
occurring at or below the 1 in 100 ARI (Q100) and to the east of the existing car park
footprint must be dedicated to Council in fee simple on trust for the purpose of an
Environmental Park.
The land to be dedicated is “non-trunk infrastructure” for the purposes of the Planning Act
2016.
Applicant’s Request
The applicant has prepared amended plans that address the conditions of the preliminary
approval including a requirement for the development to be located outside of the mapped Q100
flood area. The applicant requests that Council issue a Development Permit for a Material
Change of Use - Multiple Housing Type 3- (Retirement & Special Needs)
With regards to condition 1 it is requested that the condition be amended to reflect the new plans.
The applicant has requested that condition 2 be deleted or amended to detail car parking,
setback and noise attenuation matters.
The applicant has also submitted a statement from Rob Friend & Associates Pty Ltd that
examines the amended proposal against bushfire requirements. Mr Friend indicates that the
proposed bushfire measures to be implemented on site including construction standards are over
specified for the risk however this will ensure that bushfire risk is mitigated to an acceptable
standard.
Page 30 of 84
Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
With regards to condition 36 the applicant advises:
Following issue of Councils decision notice, the applicant met with Council staff to address the
requirements and conditions of the preliminary approval. During these discussions the applicant
noted that the condition required the dedication of an area of the site that included existing
pathways, seating and lawn areas that were used for passive and active recreation by residents.
This area is clear of the crayfish habitat and is a landscaped area that will be maintained in its
current state.
As this area is part of the landscaped setting and is not in its natural state, the applicant requests
that this landscaped area be excluded from the area required to be dedicated to Council for
environmental park as detailed on Middap Architecture Pty Ltd - Plan MCU. 02A. (excerpt below).
The applicant notes that a 2.1 metre high pool fence will be required to be constructed along this
boundary for the safety of residents. Advice has been received from Cardno that the proposed
fence and revised building layout will lessen the potential for negative impacts or drainage
blockages.
Proposed wetland fence
Existing landscaped area wit
pathways and seating
Q100 Flood Line
Crayfish habitat
The applicant proposes that the condition be amended for the parkland dedication to reflect the
location as detailed on Middap Architecture Pty Ltd Plan MCU 02A.
Assessment
The proposed plans demonstrate compliance with the conditions of approval and result in the
removal of 2 accommodation villas from within the Q100 flood area. There will be no new works
within the Q100 flood area. This has resulted in the reduction of additional beds from the
originally proposed 48 to 32, bringing the total number of beds to 174 beds. 161 car spaces have
been provided which complies with the required rate of 0.92 spaces per bed.
The amended plans also seek to use some areas within the Q100 flood area which are currently
occupied by an existing path, a section of mown lawn with scattered trees and an area to the
east of the car park for the purpose of fire management measures. The applicant also seeks for
these areas to be removed from the area to be dedicated as Environmental Park. The use of
these areas for bushfire management purposes will result in the management of the understorey
with the existing trees, including swamp paperbark, retained. The mown area is suitable to use
for bushfire management purposes as it has been developed with infrastructure that has served
Page 31 of 84
Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
the development for a significant period of time. This infrastructure will continue to be used when
the site is developed and does not undermine the areas drainage function or impact on the
habitat of the threatened swamp crayfish. The area to the east of the car park proposed to be
used for bushfire management purposes does not contain ecological values sought to be
protected, with the proposed change consistent with the location of the existing fence line.
The relevant areas are located to the north and east of the existing car park and are depicted in
the following images and site plan.
Page 32 of 84
Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
It is agreed that the proposed areas below Q100 and to the east of the car park may be used for
the purpose of bushfire management and be removed from the area to be dedicated as
Environmental Park.
The amended plans demonstrate compliance with the amendments required by the conditions of
the preliminary approval and therefore may be deleted. It is recommended that the conditions
regarding landscaping, noise attenuation and car parking rates be retained, with the car parking
condition slightly modified, to give surety that the total number of car spaces on site is adequate
including the number of spaces provided in the road reserve.
Therefore, it is recommended that condition 1 be re-worded to reflect the current set of plans and
conditions 2 and 36 be amended as follows:
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
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Plan No. Rev. Plan/Document Name Date
MCU 01 A Existing Part Site Plan by Middap Architecture August 2018
MCU 02 A Proposed Lower Level Plan by Middap Architecture August 2018
MCU 03 A Proposed Upper Level Plan by Middap Architecture August 2018
MCU 04 A Site Sections by Middap Architecture August 2018
MCU 05 A Proposed Site Elevations by Middap Architecture August 2018
MCU 06 A Proposed Entry/Café Floor Plan by Middap Architecture August 2018
MCU 07 A Proposed Entry/Café Elevations by Middap Architecture August 2018
MCU 08 A Proposed Villa 1 Floor Plans by Middap Architecture August 2018
MCU 09 A Proposed Villa 1 Floor Elevations by Middap Architecture August 2018
MCU 10 A Proposed Villa 3 Floor Plan by Middap Architecture August 2018
MCU 11 A Proposed Villa 3 Elevations by Middap Architecture August 2018
MCU 12 A Proposed Villa 2 + 4 Floor Plans by Middap Architecture August 2018
MCU 13 A Proposed Villa 2 + 4 Elevations by Middap Architecture August 2018
2. The development must include the following, to the reasonable satisfaction of the Manager,
Development Assessment:
2.1. Deleted
2.2. Car parking must be provided at a rate of 0.92 car spaces per bed. Of these, 0.21
spaces per bed are for event days which must be accommodated on the site, but
may be located in temporary areas. The layout must comply with Australian Standard
AS/NZS 2890.1-2004 and may include the existing 18 car parking spaces in the road
reserve.
2.3. Deleted
2.4. Deleted
2.5. A minimum landscape setback of 6.0 metres must be provided to all boundaries,
apart from existing development, with existing vegetation retained and reinforced in
the setbacks to maintain the amenity of adjoining residents and a visual screen to
Cooroy Noosa Road.
2.6. Noise attenuation measures must be incorporated into the building design to mitigate
traffic noise impacts from Cooroy Noosa Road. The design criteria for the
development must be 63dB(A)L10(18hours)
2.7. Deleted
36. Prior to obtaining a Development Permit for Operational Works the land area identified as
being to the east of the proposed wetland fence on Middap Architecture Pty Ltd - Plan
MCU. 02A. (Proposed Lower Level Plan August 2018) be dedicated to Council in fee
simple on trust for the purpose of an Environmental Park.
The land to be dedicated is “non-trunk infrastructure” for the purposes of the Planning Act
2016.
Condition 26 – Amended Plans and Reports
26. All works must be constructed and work procedures undertaken in accordance with:
a. The approved plans, the approved amended plans and the conditions detailed in this
Decision Notice.
b. The document ‘Proposed Cartwright Village Extension – Carramar, Noosa Care
Integrated Water Management Plan Version 0’ by Callaghan & Toth dated 12
February 2018.
c. The document ‘Noosa Care Inc Cartwright Village Extension Carramar, Cooroy
Noosa Road, Tewantin Preliminary Design of Stormwater Detention Volume’ by BSM
dated 21 December 2017.
d. The document ‘Flood Study Noosa Care – Carramar’ by Cardno dated 24 July 2017.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
e. The Addendum Letter by Cardno (document number WE17064) dated 23 March
2018.
f. The Technical Memorandum by Cardno (ref WE17064_Carramar_TM01) dated 13
July 2018.
g. A minimum Finished Floor Level (FFL) of the Aged Care Facility and any associated
facilities at 8.80m AHD.
h. A minimum Finished Floor Level (FFL) of the Independent Living Units of 8.80m
AHD.
i. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines are to be adhered to.
Prior to the issue of a Development Permit for Material Change of Use these reports must
be amended to reflect the amended development proposal as required by Condition 2.
Applicant’s Request
The applicant submits the following revised reports to address the condition:
a) Amended plans are submitted that located all buildings outside the Q100 flood line as
required by condition 2.1
b) A revised Integrated Water Management Plan prepared by Callaghan and Toth will be
submitted to address the amended development proposal.
c) Refer b) above
d) A technical memorandum reviewing the revised proposal with reference to flooding has
been prepared by Cardno.
e) Refer d) above.
f) Refer d) above.
g) Proposal able to comply with minimum floor heights.
h) Proposal able to comply with minimum floor heights.
The amended plans and further addendums to the specialist reports addresses the condition
above.
Proposed amended condition: Update condition to reflect additional documentation provided.
Assessment
The applicant has provided amended reports which have been reviewed by Council officers and
Council’s consultant Traffic Engineer and Water Quality/Quantity Engineer. The reports satisfy
the condition and therefore, it is recommended that the condition be updated to reflect the
amended reports as follows:
26. All works must be constructed and work procedures undertaken in accordance with:
a. The approved plans, the approved amended plans and the conditions detailed in this
Decision Notice.
b. The document ‘Proposed Cartwright Village Extension – Carramar, Noosa Care
Integrated Water Management Plan Version 2 by Callaghan & Toth dated September
2018.
c. The document ‘Noosa Care Inc Cartwright Village Extension Carramar, Cooroy
Noosa Road, Tewantin Preliminary Design of Stormwater Detention Volume’ by BSM
dated 21 December 2017.
d. The document ‘Flood Study Noosa Care – Carramar’ by Cardno dated 24 July 2017.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
e. The Addendum Letter by Cardno (document number WE17064) dated 23 March
2018.
f. The Technical Memorandum by Cardno (ref WE17064_Carramar_TM01) dated 27
September 2018.
g. A minimum Finished Floor Level (FFL) of the Aged Care Facility and any associated
facilities at 8.80m AHD.
h. A minimum Finished Floor Level (FFL) of the Independent Living Units of 8.80m
AHD.
i. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines are to be adhered to.
Condition 27 – Drainage Easement
27. An easement for drainage purposes must be registered against the titles of the properties
in favour of Council over the land area identified as being below the post development 1%
AEP flood level on the subject site from flooding sources external to the site (excluding
proposed structures). The easement width must be in accordance with Noosa Council’s
DDPSP. The easement must be granted at no cost to Noosa Council. The wording of the
easement documentation must be in accordance with Council’s Standard Easement
document.
Applicant’s Request
The condition is not required as the area below Q100 is to be dedicated to Council as per
condition 36. Request - delete condition.
Assessment
It is agreed that the area to be dedicated to Council as an Environmental Park does not need to
be covered by the easement as it will be protected as a park. However, the easement should
apply to the area of land below Q100 not required as Environmental Park as per representations
made to conditions 1, 2 and 36 which exclude some of the area below Q100. It is therefore
recommended that the condition be amended as follows:
27. An easement for drainage purposes must be registered against the titles of the properties
in favour of Council over the land area identified as being external to the area to be
dedicated as Environmental Park and below the post development 1% AEP flood level on
the subject site from flooding sources external to the site (excluding proposed structures).
The easement width must be in accordance with Noosa Council’s DDPSP. The easement
must be granted at no cost to Noosa Council. The wording of the easement documentation
must be in accordance with Council’s Standard Easement document.
Condition 39 - Fencing
39. A permanent fence must be constructed along the interface of the development site with
the land area to be dedicated. The fence must be constructed in accordance with an
Operational Works approval and must be to the following specifications:
a. 1.8 metres high
b. Durable Chainwire
c. Educational Signage for wetlands protection
Applicant’s Request
The applicant requests modification of the condition to reflect a revised wetland fence which is
proposed to comprise a 2.1 metre high pool fence with vertical bars at 100 centres from ground
to top. This fence type has been detailed on the previously submitted plans and the vertical
fencing is required as the chain wire fence detailed in the condition is climbable by residents and
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
not able to be utilized in association with dementia care. The condition is requested to be
amended to accordingly.
A permanent fence must be constructed along the interface of the development site with
the lands area to be dedicated. The fence must be constructed in accordance with an
Operational Works approval and must be to the following specifications:
a. 2.1 metre high
b. Pool fence with vertical bars at 100mm centres (or similar)
c. Educational signage for wetlands protection.
Assessment
It is recognised that the requirement for a chain wire fence creates the opportunity for residents
to climb the fence. This is not a desirable outcome for a dementia care facility as ensuring that
residents are safely contained is an important element of dementia care. The proposed change
to the condition is supported as the amended fence will provide a suitable practical outcome and
address the intent of the condition. It is recommended that the condition be amended as follows:
39. A permanent fence must be constructed along the interface of the development site with
the land area to be dedicated. The fence must be constructed in accordance with an
Operational Works approval and must be to the following specifications:
a. 2.1 metre high
b. Pool fence with vertical bars at 100mm centres (or similar)
c. Educational signage for wetlands protection.
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Other Referrals
The application was forwarded to the following internal Council officers:
Co-ordinator, Operational Works
Environment Officer
The application was also reviewed by Council external consultants for Water Quality and
Quantity and Traffic Management.
5. CONCLUSION & REASONS FOR DECISION
The applicant has made representations to a Preliminary Approval for a Material Change of Use
– Multiple Housing - Type 3 Retirement and Special Needs which was issued on 21 August 2018.
The applicant has provided plans which generally comply with the required amendments. The
amendments have resulted in the removal of development below the Q100 flood line and
reduced the development from an additional 48 beds in 6 accommodation villas to an additional
32 beds in 4 accommodation villas. Therefore, a Development Approval may now be issued.
It is further recommended that the area to the east of the car park and a lawn and paved area be
excluded from the area to be dedicated as Environmental Park and that conditions relating to the
type of wetland fencing, approved technical reports and the area of the drainage easement be
amended and updated to reflect the new plans and reports.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture x Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
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Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
5 MCU18/0102 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE
FOR VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL (122 BEDS) AT 16 MARY
STREET, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development Department
Index ECM/Application/MCU18/0102
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
Proposal Material Change of Use - Visitor Accommodation - Type 4
Conventional (122 beds)
Properly Made Date 26 June 2018
Information Request Date 18 July 2018
Information Response Date 20 August 2018
Decision Due Date 29 November 2018
Number of Submissions 5
PROPERTY DETAILS
Property Address 14 – 16 Mary Street Noosaville
RP Description Lot 3 RP 122928
Lot 4 RP 122928
Land Area 1148m²
1148m²
Existing Use of Land Not for profit charity shop and Classic Malibu surf shop
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Business Zone – Mary Thomas Street Precinct
Overlays Natural Hazard Overlay – Flood Hazard and Acid Sulfate Soils
Assessment Type Impact
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 6 November 2018 regarding Application No. MCU18/0102 for a
Development Permit for Material Change of Use - Visitor Accommodation - Type 4 Conventional
(122 beds) situated at 14-16 Mary Street Noosaville and:
A. Approve the application in accordance with the following conditions:
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan Rev. Plan/Document Name Date
No.
A.01 B Site Plan, by Zest Building Design 31.07.2018
A.02 B Basement Floor Plan, by Zest Building Design 31.07.2018
A.04 B Floor Plan – Level 2, by Zest Building Design 31.07.2018
A.05 Dimensional Plan – Level 1, by Zest Building Design
A.06 Dimensional Plan – Level 2, by Zest Building Design
A.07 B Elevations, by Zest Building Design 31.07.2018
A.08 B Elevations, by Zest Building Design 31.07.2018
A.09 B Building Sections, by Zest Building Design 31.07.2018
A.015 A Roof Plan, by Zest Building Design 31.07.2018
3. Development authorised by this approval must be undertaken generally in
accordance with the Approved Plans listed within this Decision Notice. The Approved
Plans must be amended to incorporate the amendments listed within this Decision
Notice and resubmitted to Council prior to the issue of any Development Permit for
Operational Works*
a. The southern pavilion must be reduced in height so that the main entry roof
does not exceed 8.80 metres above both finished and natural ground levels.
b. With the exception of the main entry roof of the southern pavilion the maximum
height of the development must not exceed 8.40 metres above finished and
natural ground level.
c. A minimum 600mm eaves must be provided to the full extent of all buildings.
d. The northern elevation must include variation of colours and materials to
provided increased articulation.
e. The length of the acoustic fence on the western boundary must be extended for
the full length of the western boundary. A 2.0 metre high acoustic fence must
be installed for the full length of the northern boundary.
f. Windows to the upper level of the western and northern elevations must be
fixed and acoustically double glazed.
g. All buildings must have a roof pitch of at least 5 degrees.
h. No retaining walls or planter beds are to be constructed in the road reserve.
*(Refer to Advisory Note)
Nature and Extent of Approved Use
4. 122 beds are approved for the Visitor Accommodation Type 4 – Conventional (visitor
hostel). The approved Gross Floor Area is 1084m2. No pavilion may exceed 300m2 of
Gross Floor Area.
5. The approved accommodation units must be used for short term visitors only. The
approved units must not be occupied by persons for the purpose of permanent
accommodation.
6. The café must not operate outside the hours of 7am to 7pm.
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7. Use of the pool/sundeck area must not occur outside of the hours of 7am to 7pm.
8. The café, pool and sundeck must only be available for the residents of the visitor
accommodation use and must not permitted for use by persons not staying in the
visitor hostel.
9. Service vehicle movements on the premises (including loading and unloading) must
not occur outside the hours of 7am to 6pm Monday to Saturday and not at all on
Sunday or public holidays.
10. Amplified music must not be audible at the boundaries of the site between 10pm and
7am.
Building Height
11. The maximum height of the southern pavilion must not exceed 8.80 metres above the
finished ground level and the natural ground level. All other pavilions must not exceed
8.40 metres above the finished ground level and the natural ground level.
12. Certification must be submitted to Council from a Licensed Surveyor which certifies
that the buildings do not exceed the maximum height requirement of this Decision
Notice.
Landscaping
13. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval, the Planning Scheme Policy 3
Landscaping Plants and Guidelines for that specific area and must include in
particular:
a. the works shown on the approved site plan.
b. a minimum 2.0 metre wide landscaping strip along the Mary Street road
frontage of the subject site, exclusive of the access driveway, generally
uncompromised by infrastructure items.
c. A minimum 1.5 metre wide landscaping strip along the full extent of the eastern
and western boundaries.
d. a 3.0 metre wide vegetated screening of northern elevation of the northern
pavilion from the adjoining properties in Anne Street, designed such that
vegetated screening will be provided within 3 years of the plantings occurring.
e. vegetated screening of the acoustic barrier adjacent to the western boundary in
accordance with the conditions of this Decision Notice
f. vegetated screening of any electrical transformers, bin storage areas and the
like from the road frontage
g. provision of 1 street tree within the road reserve for every 8 metres of road
frontage
14. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed to
grow to full form and be refurbished when its life expectancy is reached.
Performance Bond
15. Security in the form of a cash bond or trading bank guarantee to the sum of $20,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works. The cash
bond or trading bank guarantee will be returned on performance of the conditions of
approval less any costs incurred by Council in respect of enforcing performance of
this permit. Council reserves the right to call upon the bond or guaranteed sum to
effect compliance with conditions.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Street Identification
16. The street address of the development must be clearly visible and discernible from
the primary frontage of the site by the provision of a street number and, where
appropriate, the building name.
17. The building entrance or reception area must be clearly visible and identifiable from
the street or otherwise provided with signage and lighting at strategic locations to
direct people to the building entrance.
Water & Sewer Connections
18. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of Northern
SEQ Distributor–Retailer Authority (Unitywater).
19. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
Building Appearance
20. All air conditioning units or other mechanical equipment must be located at ground
level, or otherwise fully enclosed or screened such that they are not visible from the
street frontages nor adjoining properties.
21. All deck and balcony areas above ground floor must not be enclosed by permanent
fixtures such as shutters, louvres, glass panelling or the like, except where required
to satisfy any privacy condition of this Decision Notice.
Advertising Devices
22. Advertising devices must comply with the requirements of the Advertising Devices
Code.
23. Construction signage, including that on hoardings, shade cloth and cranes but not
including statutory safety signage, shall not exceed a total of 4m2 to each of the site’s
street frontages.
Fencing and Walls
24. Any street fencing must be setback an average of 1 metre from the front property
boundary. Any fencing on the front boundary must either:
a. not exceed a maximum height of 1.2m
b. be of open construction.
25. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
Clothes Drying Areas
26. Each rooming unit must be provided with access to an outdoor clothes line which is
screened from public view.
Protection of Privacy
27. To ensure privacy is protected between adjoining properties, any window/s, deck or
the like that overlooks or has the potential to overlook the private open space or
habitable room windows of neighbouring properties must either:
a. have a minimum window sill height or 1.5 metres above floor level
b. be fitted with translucent glazing
c. be fitted with a fixed external screen
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Communal Recreation Areas
28. Communal recreation area/s must be provided as shown on the approved plans.
Amalgamation of Lots
29. Lots 3 and 4 on RP 122928 must be amalgamated prior to the commencement of
use.
ENVIRONENTAL HEALTH
Amenity
30. The development must be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the neighbourhood by reason of the creation of
excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or
odours) nuisance or any other emissions in accordance with the nuisance provisions
of the Environmental Protection Act 1994.
Noise Nuisance
31. Noise emission from mechanical equipment shall comply with the following
requirements:
a. Air-conditioning and Refrigeration
i. 7am to 10pm: Maximum background + 5dB(A)
ii. 10pm to 7am: Maximum background + 3dB(A)
b. Pumps
i. 7am to 7pm: Maximum background + 5dB(A)
ii. 7pm to 10pm: Maximum background + 3dB(A)
iii. 10pm to 7am: No audible noise.
32. Air conditioning units and swimming pool filtration plant shall be located within the
undercover carpark.
33. Kitchen exhaust points for the development must be located and operated in
accordance with Australian Standard AS1668.2-2002 “The use of ventilation and air-
conditioning in buildings” (specifically Section 5.10 – Air Discharges).
34. Submission of written certification from a suitably qualified person confirming that the
noise levels from all mechanical equipment comply when measured at either the
residential boundary or outside the most exposed part of an affected building,
whichever is the closest to the equipment.
The assessment and certification is required immediately after installation of the
equipment and prior to any occupation of the building, and in a format approved by
Council. All equipment should be operating at the same time to test the overall noise
level created.
35. Entertainers or speakers used to amplify noise must not be located in any of the
outdoor recreational areas (pool, space sundeck, and sun lounges, multi-
purpose/flexible lounge/outside deck).
Outdoor Lighting Devices
36. Lighting associated with the use must be designed, sited, installed and tested to
comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the
obtrusive effects of outdoor lighting” using a control level of 1.
37. Certification must be submitted to Council from a qualified person which certifies that
all outdoor lighting devices comply with the requirements of this Decision Notice at
the time of commissioning.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
For the purpose of certifying outdoor lighting devices for the development, a qualified
person is:
a. Registered Professional Engineer of Queensland;
b. an environmental or electrical design consultant with a minimum of 3 years
current experience in the field of outdoor lighting.
Building Demolition/Removal/Relocation
38. Where the development involves the removal, relocation or demolition of a building, a
Waste Management Plan (construction and demolition) in accordance with Planning
Scheme Policy 11, Waste Management Plans must be submitted and approved by
Council’s Environmental Health Officer prior to issue of a development permit for
operational works for demolition, removal or relocation of any building other than a
shed.
The purpose of the Waste Management Plan is to facilitate the segregation of waste
for the effective reuse and recycling of such materials. Segregated wastes attract
significantly reduced disposal fees at the landfill with some items free. Higher gate
fees are charged for mixed waste.
Waste storage areas must provide adequate separation of all reusable, recyclable
and waste materials. These must be located so that they are convenient and safe to
use.
The Plan must contain the following information:
a. The site area for the storage and separation of waste is to be shown on the
plan drawings accompanying the application.
b. A waste management table as indicated below is to be completed showing how
waste material is to be segregated - recycled – reused or disposed.
c. Table – Waste Management Table
MATERIALS ON-SITE DESTINATION
Re-use and Recycling Disposal
Expected waste Estimated On-site Off-site *specify
materials volume(m³) *specify proposed *specify contractor and
re-use or on-site contractor and landfill site or
recycling methods recycling outlet other disposal
site
Excavation material
Green waste
Bricks
Concrete
Timber-please specify
Plasterboard
Metals - please specify
Asbestos
Other - please specify
Note * If a demolition contractor is undertaking works, then the Waste Management table is
to be completed by the demolition contractor.
WASTE
39. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy No. 9 "Waste Management Multi-Dwellings and Commercial
and Industrial Premises". The facilities must include an external impervious area
correctly sized for all refuse and recycling containers and suitably screened from
public places and neighbouring properties. A bin wash area is required with a cold-
water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
outlet must be designed to prevent storm water entry to the sewerage system. This
can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max
0.5m2) , or alternatively the waste area can be roofed, or any other design approved
by Council.
40. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
41. Bins must be provided throughout the site to reduce littering. All bins provided must
be for refuse and recycling and be decanted into the bulk bins by the site operators.
ENGINEERING
Site Specific Conditions
42. The proposed flood barrier must be of a design that is activated by the rising flood
levels and the associated hydraulic differential to raise and lower the barrier. The
barrier must not require a power supply or human intervention. The barrier must be
maintained by the property owner in accordance with the manufacturer’s
specifications. The works must be undertaken in accordance with an Operational
Works approval and must include in particular:
a. Certification from a Registered Professional Engineer of Queensland (RPEQ)
that states that the design of the barrier is suitable for its intended use.
43. The development must include an internal stairwell connecting the basement level to
the upper floor. The stairwell must be located and constructed to provide an escape
route for people to evacuate the basement in the event the barrier and/or pump
system fails. Plans submitted as part of any subsequent operational works and
building permit must clearly indicate the stairwell.
External Works
44. Mary Street must be upgraded for the length of its frontage to the subject site. The
works must be generally in accordance with drawing number 17699-SK100 Revision
A prepared by TOD Engineers and Project Managers dated 17 August 2018. The
works must be undertaken in accordance with an Operational Works approval and
must include in particular:
a. construction of new kerb and channelling offset 7.5m (3.5m lane and 4m of
cycle lane/parallel parking) from the northern side of the existing landscaped
median;
b. suitable transitions from the new kerb line to join with the existing kerb at the
western and eastern end;
c. landscaping of the verge area;
d. construction of a pedestrian footpath in accordance with the conditions of this
Decision Notice;
e. removal of the existing property accesses and reinstatement of the kerb,
footpath and verge area to match the balance of the site frontage, including the
provision of topsoil and turf where the existing verge is grassed.
Condition 44 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Site Access and Driveways
45. A sealed access driveway must be provided from Mary Street to all parking and
manoeuvring areas of the development. The works must be undertaken in
accordance with an Operational Works approval and must include in particular:
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
a. driveway crossovers generally in accordance with Council’s Standard Drawing
Number RS-051 and any associated addendum.
b. suitable safety measures, including warning signage, to improve driver
awareness of the flood barrier, service vehicles and pedestrians and to
enhance driver and pedestrian safety. Warning signage must be provided near
the exit ramp from the underground parking area and the guest/service area to
warn motorists of pedestrian movement along the frontage street.
Car Parking
46. A minimum of 17 car parking spaces, inclusive of 1 courtesy bus space, must be
provided and marked on the site and made available and accessible at all times while
the use is open for business. The works must be undertaken in accordance with an
Operational Works approval and must include in particular:
a. 13 customer parking spaces (including 4 scooter spaces) within the total, which
are clearly marked for that purpose and accessible at all times for visitor use.
b. 3 staff parking spaces within the total, which are clearly marked for that
purpose.
c. 1 courtesy bus space within the total.
d. 2 disabled parking space/s within the total.
e. dimensions, crossfalls and gradients in accordance with Australian Standard
AS2890: Parking Facilities.
f. Provision of 20 bicycle parking spaces.
47. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
48. Directional signage must be provided to direct visitors and customers to the car
parking spaces provided on site.
Service Vehicles
49. Service vehicle parking, manoeuvring and standing spaces must be provided on the
site. The works must be undertaken in accordance with an Operational Works
approval.
Pedestrian and Bicycle Facilities
50. Pedestrian and bicycle facilities must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and must
include in particular:
a. a 2 metre wide footpath within the road verge for the entire length of the site’s
frontage to Mary Street.
Condition 50 is imposed pursuant to s128 of the Planning Act 2016 being necessary
trunk infrastructure identified by Council’s LGIP to service the development.
Stormwater Drainage
51. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in accordance with an Operational
Works approval and must include in particular:
a. the works shown on drawing number 17699-SK101 Revision A prepared by
TOD Engineers and Project Managers dated 17 August 2018, with the inclusion
of the following:
i. The storage tank must have sufficient capacity to cater for the runoff from
the driveway in a 1%AEP rain event as a minimum.
ii. A back up power system for the pump that is independent of the mains
network.
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Acid Sulfate Soils
52. All works must be carried out in accordance with an Acid Sulfate Soil and
Groundwater Management Plan for the development prepared by a qualified person*
and referenced in a Development Permit for Operational Works. The Acid Sulfate Soil
and Groundwater Management Plan must specifically address how lowering of the
groundwater level as a result of the works will be avoided.
*(Refer to Advisory Note)
53. All waters, including stormwater runoff, groundwater seepage and leachate from acid
sulfate soils must achieve the following quality prior to release from the site:
a. a pH range of 6.5-8.5 pH units
b. 50mg/L maximum total suspended solids concentration
c. 0.3mg/L maximum total iron concentration
d. 0.2mg/L maximum total aluminium concentration
e. no visible plume at either the point of release from the site or within a
waterway
54. The basement must be designed and constructed as a water excluding structure in
accordance with Australian Standard AS3735 "Concrete Structures for Retaining
Liquids" to ensure groundwater does not enter the basement after construction is
completed.
55. All treated material must undergo verification testing at the rate of one sample per
250m3 throughout the duration of the excavation phase of the development. The
verification testing must be undertaken by a qualified person* using the SPOCAS
or Chromium Reducible Sulphur testing suite, and the results must be submitted
to Council for appraisal.
Electricity and Telecommunication Services
56. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
57. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and
all applicable legislation at the time of construction.
Earthworks and Retaining Walls
58. All earthworks must be undertaken in accordance with an Operational Works
approval, and contained entirely within the subject site unless written permission from
the respective landowner(s) is provided to Council.
59. All retaining walls must be designed and constructed in accordance with the planning
scheme and must be certified by an RPEQ where exceeding 1.0m in height. All
retaining walls that are publicly accessible and exceed 1.0m in height must be fitted
with a commercial grade safety fence.
Preparation of a Preliminary Construction Management Plan
60. A preliminary Construction Management Plan must be submitted with the Operational
Works application and must address the following:
a. traffic management during all aspects of the construction phase including:
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i. a Traffic Management Control Plan in accordance with the Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary signage
and traffic control measures prior to construction
ii. maintenance of safe pedestrian access for the areas affected by the
works during and after daily construction has ceased
iii. proposed fencing to the site during the construction phase of the
development
iv. approval of the Traffic Management Control Plan by the Department of
Transport and Main Roads (DTMR) for any works on State controlled
roads
v. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines through
the construction site, through the implementation of appropriate erosion and
sediment control measures
c. works programme identifying key components of the works and their respective
durations
d. establishment of a communication protocol with the general public, adjoining
owners, emergency services and local businesses to advise of agreed
construction times, impacts on traffic, services and other relevant issues
e. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
f. details on the location of external fill/dump sites, the haulage route, type of
vehicle to be utilised during filling operations and frequency of usage. NB any
damage to the existing road system as a result of haulage operations shall be
fully repaired at the applicant’s expense .
g. it is acknowledged that the preliminary Construction Management Plan will be a
draft document requiring finalisation upon appointment of the Principal
Contractor employed to construct the works and a final document will be
required to be submitted at the Pre-Start Meeting for the project.
Damage to Services and Assets
61. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services
and assets must first be referred to the relevant service authority for approval.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
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REPORT
1. PROPOSAL
The application seeks a Development Permit for a Material Change of Use of Premises to
establish a 122 bed hostel. The proposed use is defined under the Noosa Plan as Visitor
Accommodation Type 4 – Conventional. The development is proposed to be located over 2
existing Business Centre Zoned lots within the Thomas and Mary Street Precinct. The lots are
situated opposite the Noosa Village Shopping Centre.
The proposal consists of four two storey pavilions and a basement car park. Three pavilions
provide for the accommodation and guest facilities and an entry pavilion contains the
administration and management functions.
The basement includes 14 car parking spaces (including 1 bus space), 4 scooter spaces, bicycle
storage, communal laundry and a storage/data/communications room.
The ground level consists of:
10 accommodation units consisting of 6 x 2 beds and 4 x 8 beds (total 44 beds);
Male and female bathrooms;
Communal kitchen, dining, lounge area;
Reception area; and
Centrally located pool, spa, sundeck and café.
The upper level consists of:
15 accommodation units consisting of 10 x 4 beds, 1 x 6 beds and 4 x 8 beds (total 78
beds);
2 x lounge areas;
Male and female bathrooms; and
A Multi-purpose/flexible lounge area.
Setbacks proposed are –
to Mary Street - between 6.0 metres and 13 metres.
to the eastern side boundary - Level 1: 3.60 metres Level 2: 3.60 metres
to the western side boundary - Level 1: 3.175 metres Level 2: 3.180 metres
to the northern (rear) boundary - Level 1: 3.985 metres Level 2: 3.98 metres
The external finishes consist of a variety of materials including:
painted weatherboard cladding
timber batten screens
Colorbond roof
Openable shutters
timber balustrading to Mary Street frontage.
Landscaping is generally proposed around the perimeter of the site, including screening trees
and shrubs.
The following images provide details of the proposed development.
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Figure 1: Impression of front elevation
Figure 2: Basement Plan
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Figure 3: Level 1 Plan
Figure 4: Level 2 Floor Plan
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Figure 5: Southern and Western Elevations
Figure 6: Eastern and Northern Elevations
Full plans are included in Attachment 1.
The application material includes specialist reports and supporting documents comprising:
Town Planning Report, prepared by Russell Green Strategic
Engineering Report (Flood, Acid Sulfate Soils, Stormwater Management and Access and
Car parking) by Tod Consulting
Economic Impact Assessment, prepared by Sister City Partners
Geotechnical Investigation, prepared by Core Consultants
Noise Assessment Report, prepared by RoadPro Acoustics
The application is before Council due to the significance of the proposal.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
2. SITE DETAILS
2.1. Background
The site was registered as a non-conforming use (NCU-5 February 1986) for retail sale of petrol,
fuel, oil, transport depot, storage facility, workshop and repairs in 1986.
In June 2014 written advice was prepared and as the non-conforming uses had not operated on
the site for some time, it was considered that these uses had been abandoned and the site no
longer had these use rights.
Currently there are two unapproved retail uses on the site (Classic Malibu and Smart Pups
Charity Shop).
2.2. Site Description
The site comprises two lots with a total area of 2,296m2 formally known as Lots 3 and 4 on RP
122928.
A large tin roofed shed occupies the front half of the site well setback from each side boundary. A
concrete surface extends from the road formation to the front of the building. The remainder of
the site is gravel surfaced. The site is relatively flat with screening vegetation adjacent to the rear
northern boundary. Vehicle access is obtained from Mary Street.
2.3. Surrounding Land Uses
North: Ann Street: Attached Housing zoned land which has been developed for detached
housing, duplex dwellings and multiple dwelling units.
South: Mary Street: Business Centre zoned land which has been developed for Dan Murphy’s,
Woolworths and Villa Noosa.
East: 18 Mary Street: Mary Street Professional Centre which accommodates professional
services including a lawyer and medical centre.
West: 12 Mary Street: a double storey residential dwelling.
2.4. Pre-lodgement meeting
A pre-lodgement meeting was held with the applicant in October 2017. Issues identified as a
result of the meeting included the inclusion of a basement car park given the site is subject to
flooding and the developments potential impact on amenity of adjoining residential properties
attributed to a break out zone adjacent to the rear boundary.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and
raises no issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
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Planning Regulation 2017
The following assessment benchmarks from the Planning Regulation 2017 apply to the
application:
SEQ Development Area
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the
provisions are relevant to the development.
Locality Provisions
The subject site is located in the Noosaville Locality and is zoned Business Centre Zone. The site
is also in the Mary Street and Thomas Street Precinct. The proposed use is required to follow an
impact assessable application process.
The Noosa Plan specifically identifies that the use of the subject site for the purpose of Visitor
Accommodation - Type 4 Conventional is a consistent use. In drafting the Noosa Plan it was
recognised that there were a limited number of backpackers in Noosa so a number of sites were
identified in the drafting of the Noosa Plan to accommodate future development for backpackers.
It is the only site within the Noosaville locality that is specifically identified for Visitor
Accommodation Type 4. The use supports Noosa’s tourism industry and provides a choice of
visitor accommodation, specifically low cost accommodation.
The proposal is generally consistent with the Overall Outcomes, Specific Outcomes and
Probable Solutions of the locality in regard to the intended built form, apart from the height of the
development. This includes
Overall Outcome 11.7.2
ss) For the Business Centre Zone—
iii the Mary Street/Thomas Street Precinct, as shown on Map ZM8, provides a range of
business facilities and services, which do not generate large volumes of traffic or
require significant customer parking and which are accommodated in buildings of a
domestic scale;
Specific Outcome O85
The predominantly residential character, scale and appearance of buildings in the Mary
Street/Thomas Street Precinct is maintained and uses and buildings are designed and
sited to —
a) present a domestic scale and form of architecture, rather than commercial, when
viewed from the street and adjoining residential premises;
b) accommodate small-scale Business Uses that conform with the amenity of adjoining
or nearby residential premises;
c) protect the visual and acoustic amenity of adjoining and nearby residential premises;
and
d) provide for car parking at the rear of the site.
Probable Solutions 85.1-85.4:
S85.1 For existing buildings, development retains the general form and character of the
building; AND
S85.2 The GFA of any single building on the site does not exceed 300m2; AND
S85.3 The maximum site cover is 50%; AND
S85.4 Development retains large trees, including canopy trees, which add to the
established character of the area.
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The planning scheme includes specific design requirements for the Mary Street and Thomas
Street precinct and seeks development of a domestic form and scale that is consistent with the
character of the area. The proposed built form is of a residential character consisting of 4
pavilions each less than 300m2 in gross floor area, reflective generally of a domestic form. The
residential character of the built form is also expressed through elements such as verandas,
glazing, shutters, transparent balustrading, eaves and a roof form with a pitch that is significantly
greater than 5 degrees.
Further to the stated outcomes for the locality there are performance based criteria for the
development to be assessed against. The table below details the proposal’s compliance with the
key development provisions of The Noosa Plan:
Criteria Planning Scheme Proposal Complies
Population density 320 persons max per hectare = (122 x 0.6) = 73.2
73.47
Gross Floor Area GFA of any single building to be Northern pod – 295.52m2
max. 300m2 Southern pod - 212.31m2
Eastern pod - 277.05m2
Western pod – 299.11m2
Site cover 50% 816m2 = 36%
Roof form >5 degree roof pitches >5 degree roof pitches
Boundary setbacks:
Frontage (south) 6 metres min 6.0 metres to front wall
Side (east) 3.8 metres min (1/2 building 4.8 metres to Outer Most
Side (west) height) Projection X
Rear (north) 3.8 metres min (1/2 building 3.6 metres X
height) 3.175 metres X
6 metres min 3.985 metres X
Building height
- in storeys 2 Storeys max 2 Storeys
- in metres 10 metres max (Probable 9.50 metres (Probable
Solution) Solution)
Specific Outcome X
Kitchen and dining 5% of GFA (54.2m 2) min 110 m2 combined
Common rooms 7% of GFA (75.88m 2) min 82.5m2 formal lounge areas
110m2 flexible space
Communal sitting 8% of GFA (86.72m2) min 204 m2
areas
Reception area 12m2 min 48 m2
Laundry 3% of GFA (32.52m 2) min 55 m2
Car parking 1 per 10 beds @122 beds = 12.2 10 car spaces and 4 scooter
spaces in basement.
1 per staff @ 3 staff = 3 Additional area for 2 spaces
1 courtesy bus space front of site = 13 spaces
TOTAL = 15.2 spaces 3 staff spaces
1 bus space
TOTAL = 17 spaces
The development demonstrates compliance with the development provisions within the Noosa
Plan with the exception of height and front, rear and side setbacks.
With regards to height, the overall height of the development is excessive being 9.5 metres at its
highest point, substantially exceeding the height of other buildings in the precinct which average
approximately 8.4 metres and is likely to dominate the streetscape and appear out of place.
While the proposal does not exceed the Probable Solution’s maximum height of 10 metres for the
Business Centre Zone the proposed height is not consistent with the Noosa Plan’s Specific
Outcomes for height, as detailed below. Importantly development must meet the Specific
Outcomes and compliance with the Probable Solution does not mean that the Specific Outcome
is met. In this instance the relevant Specific Outcomes are:
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Specific Outcome 08 Height
Buildings and other structures—
a) are low rise and have a visual bulk and an architectural scale consistent with
structures on adjoining or nearby land;
c) do not visually dominate the street or surrounding spaces;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site topography; and
f) are well articulated with strong horizontal and vertical design elements to provide an
interesting streetscape and to complement landform changes and landscapes.
The proposed development’s key heights from natural ground level are as follows:
Roof Pitch main building to Mary Street – 9.5m
Fascia / Gutter main building to Mary Street – 6.9m
Roof Pitch rear building to properties in Elizabeth Street – 8.7m
Fascia / Gutter rear building to properties in Elizabeth Street – 7.6m
Of particular concern are the maximum roof heights of the pavilions including the 9.5m roof
height of the main building facing Mary Street. The development to the east at 18 Mary Street
has been developed to a maximum height of 8.4 metres. Properties to the rear of the site in Anne
Street are zoned Attached Housing and are permitted to be developed to 8.0 metres in height.
The dwelling on the adjoining lot to the west is approximately 6.0 metres in height, though it is
noted that this site has not been developed to its full potential. The following image details the
subject site in the streetscape.
Buildings further along Mary Street and Thomas Street within the precinct have all been
developed at a lesser height than the proposed development to meet the scheme requirements
and vision for development in this precinct to be of a domestic form and scale.
It is acknowledged that in order to address the risk from flooding the floor level of the
development is required to be raised and in this instance it will be up to 900mm above the natural
ground level. Whilst raised floor levels can often result in increased building height the proposed
maximum heights are exacerbated by the significant roof pitches, 20 degree minimum, and the
substantial floor to ceiling heights. The development proposes a 3.3 metre floor to ceiling height
for the lower level and a 2.7 metre floor to ceiling height for the upper level. Due to concerns with
the height of the buildings the Information Request included a request for a visual representation
of the proposed building situated within the streetscape, including the surrounding buildings. The
applicant did not provide a visual representation stating that in their opinion this was not required
as the adjoining properties had not been developed to their full potential.
It is recommended that the height of the main building facing Mary Street not exceed 8.80 metres
from both finished and natural ground level and the remainder of the development not exceed
8.40 metres in height from both finished and natural ground level. These heights are generally
consistent with the height of the adjoining development to the east at 18 – 20 Mary Street and will
be more consistent with the streetscape due to the domestic building form and materiality of the
development.
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Furthermore, the presentation of the pavilion to the rear boundary in conjunction with the
significant wall heights is not consistent with the preferred outcomes for the locality. The height to
the fascia/gutter of this pavilion is 7.6 metres, with the roof being 8.7 metres.
The following image details the elevation which faces the rear boundary, and adjacent residential
properties.
The northern (rear) elevation of the pavilion adjacent to the rear boundary has a length of
approximately 30.8 metres. A central section of wall 15.8 metres in length is inset 300mm from
walls on either side. These walls are 7.5 metres in length. Further articulation is provided by
windows and shutters to each wall. A 300mm eave is provided to that part of the wall which is
inset 300mm. The amount of articulation to this elevation is limited. Whilst improved articulation
could be provided by the inclusion of additional windows and decks the resultant noise would
likely have a detrimental impact on the adjoining properties. As noted earlier in this report it is
recommended that a condition be included to reduce the building heights, and in this instance it
is also recommended that this pavilion be required to provide further articulation by variation to
the colours and materials of the northern elevation. It is also recommended that a condition be
included to require screening landscaping within the setback to assist in reducing the bulk of this
elevation and screening it to neighbouring properties.
With regards to the front setback the application seeks variation relating to an open sided roof
structure above the entrance stairs at Mary Street frontage which is proposed to be setback 4.8
metres in lieu of the required 6 metre setback. This variation is considered reasonable due to the
open form of the structure, the minor extent in relation to overall frontage length and the
significant extent of the development which is setback beyond the required 6 metres.
The variation to the eastern side is 200mm and relates to the upper and lower eastern elevation
of the eastern pavilion. The side wall of the pavilion to the rear of the site otherwise complies.
The minor variation is adjacent to a commercial development which is setback 2 metres from the
common side boundary. It is considered that the variation will not result in amenity loss. It is
recommended that a condition be included to require some separation to the adjoining property
with landscaping.
Similarly, the variation to the western side setback relates to the both the upper and lower levels
of the western pavilion. The setback is adjacent to an adjoining dwelling which is setback 2.0
metres from the common boundary. No objection has been received from the owners of this
property to the reduced setback or the development as a whole. The plans detail that the area
between the pavilion and the side boundary can be accessed via openable doors from the lower
level units. As the occupation of this area may result in noise impacts on the adjoining residential
property Council’s Environmental Health Officer has recommended the acoustic fence be
continued for the full extent of this boundary.
The variation to the rear setback is a consequence of a sewerage infrastructure which is located
between the front of the northern pavilion and the pool. The following image details the location
of the infrastructure:
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The applicant has advised that Unitywater did not consent to the construction of buildings over
this asset and thus the developable area in this portion of the site is constrained. The resultant
3.985 metre setback in lieu of the required 6 metre setback is considered reasonable as it
provides sufficient separation from the adjoining residential properties in Anne Street provided
the building height is reduced and landscaping is implemented. The setback area is not proposed
to be used for recreational purposes and provides sufficient area for meaningful landscaping to
be provided.
Amenity Impacts
The amenity of the surrounding residential properties is a key aspect to be considered when
assessing the application. Whilst the site is in the Business Centre Zone it is located within the
Mary Street and Thomas Street Precinct. The precinct is intended to provide a graduated
transition between business activities and the residential uses of the surrounding area. As such,
the Noosa Plan limits the scale of built form and night time use of non-residential uses in this
area. Notably, amenity was the primary issue raised in submissions received.
In response to amenity concerns raised in submissions the applicant has advised:
As it gets later in the evening the outdoor areas will close and we will offer a few very
straight forward options for guests which include:
Go to bed.
Move into dining area – This area is purposefully designed on the Southern side of
the property where the business is located next door. It is as far away from the
residential side as possible. When guests are using this area after hours the staff will
make sure that all doors and windows are closed to eliminate noise for other guests.
Offer free shuttles and/or buses to Hastings St. In general, this is the preferred option
for the guests and staff. It is extremely effective in Sydney. The group departs
together and return in small groups of twos and threes which is very easy to manage
for overnight staff.
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With regards to the café the applicant advises:
The proposal incorporates a small café of 15.88m2. The café is ancillary to the large
kitchen facilities provided for guests and is intended to offer light food and beverage
options for guests who are utilising the outdoor communal recreational facilities (pool,
space sundeck, and sun lounges).
It is intended that the café will operate every day from 7:00AM till 10:00PM. An application
to obtain a liquor license (Commercial on Premises Subsidiary – Accommodation) will be
applied for in due course and will be subsidiary to the accommodation use. This licence will
provide for the entire premises to be licensed to provide for service to guests who are on
site.
A management and operational requirement set by Bounce to its guests is that no external
alcohol can be consumed onsite in any public areas (pool, kitchen, outside areas).
Bounces operational model is one that is mindful of not only adjoining properties but to
those guests on site, so the management and control of alcohol consumption is strictly
controlled so any perceived impacts are mitigated.
The café is located within the centre of the site and is concealed from the street by the
specifically sited pavilions. No external advertising for the café is proposed. The café is
sized appropriately to cater to the hostel guests only and no provisions have been made to
cater for external demand
An acoustic report has been submitted with the application which assesses the noise impacts
associated with the use sun deck/pool area. The methodology involves consideration of the noise
generated by 3 groups of 5 persons using this area. The report concludes that the surrounding
properties will not be unreasonably impacted by noise from the use. However, Council’s
Environmental Health Officer has identified concern with the methodology used for the report.
Considering the facility can accommodate up to 122 persons it is considered that the scale of
noise generation relied on by the report has been under estimated and does not sufficiently
reflect the potential acoustic impacts on surrounding properties. Furthermore, the report does not
address noise generation from within the building which contains bedrooms that can
accommodate up to 8 guests, communal lounge areas which can accommodate a significant
number of people and an open deck situated above the reception area. As such, the conclusions
of the report are not agreed with or supported.
Generally, the development has been designed in a manner to address potential amenity
impacts. The centrally located sun deck/communal area is surrounded by double storey built form
that faces internal to the site which will aid in containing noise. Nevertheless, given the site’s
proximity to residential uses and the inadequacy of the acoustic report, it is recommended that
conditions be included which limit the hours of the outdoor use area between 7am and 7pm and
the use of amplified music.
In accordance with the requirements of the Visitor Accommodation Code common rooms and
recreational facilities have been located at least 10 metres from land in residential zone. It is
noted that:
a dwelling currently occupies the adjoining property at 12 Mary Street and that the lower
level of the adjacent pavilion provides guests access to this area;
the properties adjacent to the northern boundary are zoned Attached Housing and have
been developed for residential purposes.
It is important that the amenity of these properties is protected. Accordingly, upon review of the
application, Council’s Environmental Health officer has recommended that the acoustic fence be
extended for the full length of the western boundary and an acoustic fence be constructed for the
full length of the northern boundary. It is recommended that treatment be provided to the building
to address noise impacts on the properties adjacent to the western and northern boundaries,
including non-openable windows and the use of acoustic double glazing. It is also recommended
that conditions be included requiring dense landscaping between the northern elevation of the
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northern pavilion and the rear boundary. The inclusion of these design features will address the
visual and sound impacts emanating from the development.
With regards to the proposed cafe, the cafe is not visible from the street or adjoining properties
and is intended for the patrons of the hostel. The hostel also includes a substantial kitchen and
dining area for guests to provide for themselves. The hours of operation associated with the cafe
are not consistent with the Locality Code which seek that non-residential uses on land adjoining
a residential zone do not involve night time use.
In order to protect the amenity of the adjoining residential properties it is recommended that the
café’s hours of operation are restricted to between 7.00am and 7.00pm. It is also recommended
that a condition be included limiting the use of the café only to persons who are guests of the
visitor hostel.
Basement
The proposal includes a basement car park which raises a significant engineering issue as there
is potential for the basement to be inundated with runoff and flood waters during significant rain
events. The Noosa Plan addresses the issue in:
The Noosaville Locality Code:
Specific Outcome O17 Flooding and drainage
Buildings and other works are designed and sited to—
a) provide flood free access to premises and flood free habitable areas;
b) allow only minor, short term and infrequent flooding of non-habitable areas;
c) ensure carparking areas can be adequately drained;
d) ensure drainage does not adversely impact upon other premises; and
e) ensure filling or excavation does not adversely impact upon other premises by
i. causing ponding on the site or nearby land;
ii. increasing flooding, which adversely affects the safety or use of any land
upstream and downstream; and
iii. adversely affecting the flow of water in any overland flow path.
The Residential Uses Code:
Specific Outcome O8 Basement drainage
Buildings and access works are designed and sited to protect persons and property in the
event of a flood and power failure.
The Driveways and Carparking Code
Specific Outcome O21
Carparking areas are designed to ensure drainage without the use of pumps or other
electrical apparatus
The Natural Hazards Overlay Code
Development siting and design Specific Outcome O17
Development provides that for all flood events up to and including the defined flood event
a) the safety of people on the site is protected;
b) the capacity to use land in the flood plain is not adversely affected; and
c) the risk of damage to property on the site is avoided or minimised as far as
practicable.
Page 61 of 84
Section 62
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Specific Outcome O20
Development does not compromise the safety of people resulting from residual flood risk
associated with events that exceed the defined flood event, up to and including the
probable maximum flood
Disaster Management O24
Development supports, and does not unduly burden, disaster management response or
recovery capacity or capabilities.
Council’s Development Engineer has reviewed the proposed use of a basement car park and
advises that the submitted engineering comments/plans indicate that it is not possible to
construct an access driveway to the basement that achieves the 1%AEP flood level immunity
without significantly impacting on the design due to the road/site levels and the location of the
sewer main that crosses the site to the rear of the basement. It is noted that the flooding in the
area of the site is essentially backwater (Flood Certificate dated October 2017 indicates velocity
of flood waters to be up to 0.5m/sec) and the site is not affected by wave and wind action
compared to a site on the river front.
To address the potential for flood water entering the basement the applicant proposes to install
an automatic flood barrier across the basement access driveway. The type proposed is a flood
barrier that uses the rising flood levels and the associated hydraulic differential to activate the
barrier and raise it into position. The type of barrier proposed does not require power or human
intervention to raise or lower the barrier.
It is considered that the barrier proposed does achieve:
The Noosaville Locality Code - Specific Outcome O17 (a) and (b)
The Residential Uses Code - Specific Outcome O8
The Natural Hazards Overlay Code – Specific Outcomes O17 (a), (b) and (c) and O20
The proposal also includes a grated drain and storage tank at the base of the driveway to collect
runoff from rain that falls on the driveway. The proposal is to pump from the storage tank up to
the Mary Street road formation. The proposal does not include a backup power source for the
pump. The submitted engineering comment indicates that there is potential in the event of a
prolonged power failure for the basement floor area to be inundated to provide extra storage. For
example if 500mm of rain was to fall during a power failure the basement floor would have a
depth of 53mm.
It is noted that other uses are proposed at the basement level (lift, communal laundry and
storage/data/comms). These areas may be inundated should the pump system not function.
It is recommended that conditions be included for the storage tank to have the capacity to cater
for the runoff from a 1%AEP event on the driveway and to include a backup power source for the
pump.
The proposed development does not include a stairwell from the basement to the upper floor.
There is concern that, should the barrier and pump system fail during a significant rain event, any
person in the basement will be trapped putting their life at risk. It is recommended that an internal
stairwell connecting the basement to the upper level be provided. It is considered that the
inclusion of the stairwell would address these concerns and achieve compliance with The
Residential Uses Code - Specific Outcome O8 and The Natural Hazards Overlay Code - Specific
Outcome O17 (a) and (c).
Overlays
The Natural Hazard Overlay applies to the site, Flood Hazard and Acid Sulfate Soils. The issues
relating to flooding have been addressed in the ‘Basement’ section of this report. The
recommendation includes relevant conditions to address acid sulfate soils.
Page 62 of 84
Section 63
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Land Use & Works Provisions
The application has been assessed against applicable codes. The pertinent issues arising out of
the assessment against the codes are discussed below:
Code Discussion
Visitor The proposed development is generally in accordance with the code, while the
Accommodation following further comments are made in regard to the compliance with the
Code Overall and Specific Outcomes:
The indoor common areas and recreational facilities of the visitor hostel
are located on both the ground floor and upper level of the eastern and
western pavilions. Although these areas are within 10m of the adjoining
properties each property is within the Business Zone. Conditions are
recommended for the applicant to increase the length of the acoustic
fence adjacent to the residential use on the adjoining property to the west,
include dense landscaping between the northern pavilion and the rear
boundary and for double-glazing (or equivalent sound suppressant
construction) be included along the windows of this elevation. The
inclusion of these design features will minimise the visual and sound
impacts emanating from the development.
Conditions are recommended to control noise emanating from the visitor
hostel by way of mechanical equipment and/or guests. In addition, a
condition restricting the use of amplified music on-site is to be applied.
A condition is recommended addressing potential overlooking to the
adjoining properties.
Driveways & The applicant has provided carparking which complies with the Probable
carparking Code Solution of the code for the use of 122 guests and 3 staff members.
The proposal plans also provide for 20 bicycle parking spaces. Shower facilities
are provided on site which can be accessed by staff.
4. CONSULTATION
4.1. Referral Agencies
The application did not require referral to any Referral Agencies:
4.2. Other Referrals
The application was forwarded to the following internal Council officers:
Coordinator, Operational Works
Environmental Health
Waste Services
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. 5 properly made submissions were received. The following table provides a summary and
assessment of the issues raised by submitters.
Matters Raised Comments
Location of the site is opposite Villa Noosa and Not a planning related matter. However, most hostels
Dan Murphy’s which will encourage visitors to in an urban environment will be within proximity of a
consume alcohol which is not a good idea liquor outlet. The behaviour of guests will be managed
by the on-site manager whilst recommended
conditions address amenity.
Vehicle noise associated with guest arrival will The access to the car park is provided from Mary
be excessive at night. Street and situated a substantial distance from the
residential zoned land to the rear of the site. As the
car park is a basement car park noise emanating from
persons in the car park will be limited.
Page 63 of 84
Section 64
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Matters Raised Comments
The hostel will result in excessive noise in a The amenity of the surrounding area is an
quiet area. important consideration and it is noted that the
design of the development generally assists in
Air-conditioning units will result in noise mitigating noise impacts. The recommendation
Parties and entertainment functions will result includes conditions to further protect the amenity of
in noise the area. These include:
Limitation on the use of the café and
outside areas to guests of the visitor
hostel;
Limitation on the hours the outside areas
and café can be used;
Limitation on the emission of noise
associated with amplified music,
Acoustic double glazing to windows,
Screening vegetation
Acoustic fencing
There are existing backpackers and there is no The site was identified at the inception of the Noosa
need for a backpackers in this area. Plan as being suitable for the use of Visitor
Accommodation Type 4 Conventional (Hostel) and
provisions were specifically included within the plan
referring to the location. The Noosa Plan also
underwent extensive public consultation prior to
adoption. The visitor hostel use is a consistent use for
the site and will provide low cost visitor
accommodation to support Noosa’s tourism industry.
Insufficient car parking The proposal complies with the car parking
Existing car parking problems in the area requirements of the Noosa Plan. Existing car parking
concerns within the area are not a result of the
proposed development.
Reduced setback and excessive bulk of the It is noted that the bulk attributed to the northern
northern elevation will be visually obtrusive and elevation may impact on the visual amenity of the
block cooling winds. adjoining properties in Anne Street. The
recommendation includes conditions which
reduce the building height, require the provision of
600mm eaves and the installation of screen
planting between the pavilion and the rear
boundary.
5. CONCLUSION & REASONS FOR DECISION
The application is for use of 14-16 Mary Street for Visitor Accommodation Type 4 - Conventional
(visitor hostel). The use is identified within The Noosa Plan as a consistent use for the site. The
application seeks to develop 4 pavilions which are of a domestic appearance but considered
excessive in height and it is recommended the building heights be reduced. A basement car park
is proposed in an area which is subject to flooding. The applicant proposes a non-mechanical
barrier to stop flooding of the basement. This has been reviewed by Council’s Development
Engineer and accordingly the basement is supported subject to conditions.
The impact of the proposed use on the amenity of the surrounding area forms an important part
of the assessment. As a result of the form of the development, where the 4 pavilions are
situated around the central communal area, and proposed conditions it is considered that the
use can operate whilst preserving the amenity of the surrounding area.
The application does not raise any other significant planning, engineering, building or health
issues and is recommended for approval, subject to conditions.
Page 64 of 84
Section 65
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
x Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 65 of 84
Section 66
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Page 66 of 84
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Page 70 of 84Section 71
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 71 of 84Section 72
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Page 72 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 72 of 84Section 73
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Page 73 of 84
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Page 74 of 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
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Page 74 of 84Section 75
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
6 ENVIRONMENT AND SUSTAINABLE DEVELOPMENT DEPARTMENT UPDATE - 1ST
QUARTER 2018-19
DOCUMENT INFORM AT ION
Author Director Environment and Sustainable Development, Kim Rawlings
Environment and Sustainable Development Department
Index ECM/ Subject/ Environment and Sustainable Development Reports
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Director Environment and Sustainable Development to the
Planning and Environment Committee Meeting dated 6 November 2018 providing an update on
operations of the Environment and Sustainable Development Department for the period 1 July to
30 September 2018.
REPORT
The adopted organisation structure includes the following branches under the Environment and
Sustainable Development Department:
Environmental Services;
Strategic Land Use Planning;
Economic Development;
Development Assessment; and
Building and Plumbing
This report provides a brief summary regarding recent performance, current priorities and future
initiatives for the Environment and Sustainable Development Department.
Page 75 of 84
Section 76
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
ENVIRONMENT AND SUSTAINABLE DEVELOPMENT DEPARTMENT
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Director’s office
Sustainability Institute Feasibility Study Still awaiting the outcome of a Grant This project has been delayed due to Receive final report from CSIRO and
Stage 1 application submitted to ‘Maturing the competing priorities. schedule a Workshop with Council
Infrastructure Pipeline Program’ to and internally on the draft report on
assist Council in the next stages of Stage 1.
assessment and business case
development post consideration of
Stage 1.
Policy to eliminate single use plastics Cross Council working group Survey of all areas of Council Develop Council policy on
from Council business established to consider barriers and business to determine use, potential elimination of single use plastics
opportunities for eliminating single alternatives and expenditure on from Council business for discussion
use plastics from all Council business plastics with Council
Environmental Services
Implementation of the ZEN Organisation Completion of installation of solar Tewantin lighting retrofit tender ZEN Strategy and action plan mid
Strategy systems at: underway way review
o NAC (26.5 Kw) Tewantin roof/solar tender NAC roof/solar as part of NAC roof
o Noosa Community Support (32 completion replacement
Kw) Noosaville library solar system Small electricity sites consumption
o Cooroy Library (60 Kw) Community emissions footprint and reduction investigations
NAC Internal lighting retrofit opportunities Continue to work with community of
Completion of 2017/18 carbon Investigations into Science based community emissions reduction plan
footprint targets and annual reduction Ongoing investigation and
UQ Student placement and EcoBiz - requirements to meet targets implementation of Landfill
audits of 10 community buildings to emission reduction strategies
Investigation into Landfill emission
identify energy, waste & water including
reduction strategies
reduction opportunities.
Working with ZEN inc to support a
range of community based initiatives
Development of new Noosa River Plan Community consultation on draft Complete review of public and Prepare final draft of the River Plan
concluded. Councillor consultation. for Council.
Workshop with Councillors on results Amend plan and make alterations
of feedback on draft plan. from feedback received.
Prepare a Councillor workshop on
issues related to Council taking over
State responsibilities on the river.
Page 76 of 84
Section 77
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Noosa Parklands Management Plan Bushland Operational Assessment Installation of small capital (seat) in
performed by consultant for Heritage July.
Park Bushland Reserve.
Some small capital items (seats)
purchased late in financial year.
Draft Environmental Management
Plan completed.
Noosa Bushland Reserve Strategic Plan First draft complete and consulted Continue to develop document with Host workshop with Councillors and
with previous internal stakeholder new additions to stakeholder groups receive feedback.
group and edit where required.
Environment Strategy Completion of community workshops. Finalising first draft of the policy Workshop draft with the Councillors.
Your Say Noosa feedback completed strategy. Get draft authorised for release for
and reviewed. public comment.
Conservation Land Plan Conservation Land Plan, Revolving
(guides Environment Levy Acquisition Fund Policy and Private Land
Program, VCA Program and Land for Conservation Program Guideline
Wildlife Program) adopted by Council.
Environment Levy Land Acquisition Start-up works for Johns Landing and Continue maintenance works at Commence maintenance scheduling
Program Cooloothin Creek Reserves have Johns Landing and Cooloothin for Johns Landing and Cooloothin
commenced Nature Refuge processing for both Creek
Continue to support project team with Johns Landing and Cooloothin Finalise Nature Refuge processing
Yurol-Ringtail Conservation Project Start ecological restoration works at for both Johns Landing and
Johns Landing Cooloothin and media release
Support Yurol-Ringtail State Forests
Conservation project and Transition
Committee
Pest Management Completed 1st quarter of Biosecurity Property inspections and compliance Complete 2nd quarter of biosecurity
Surveillance Program including the activities as part of approved surveillance program.
inspection of properties in the Biosecurity Surveillance Program. Finalise annual contract work for
Cooroy, Cooroy Mountain, Feral Deer control in the Lake Transport and Main Roads for Feral
Tinbeerwah, Cooroibah and Doonan MacDonald area. Deer control and priority weed control
areas. Priority weed control on council works on State Roads.
Completed the 2nd round of twice managed lands as part of scheduled Inspection of properties in the Six
yearly coordinated Wild dog control work. Mile Ck catchment area for the
1080 baiting working on public and Fox den detection program using mapping of Cat’s Claw Creeper after
private land in the Ridgewood, trained sniffer dogs to locate, map recent detection in council bushland
Federal, Kin Kin, Como, Cootharaba and fumigate occupied dens. reserves in the upper catchment.
and Cooroibah areas.
Page 77 of 84
Section 78
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Noosa Trail Network Ongoing participation in Master Plan Re-opening of Trail 8. Complete re-route at Lake
for the trail network being Finalising minor re-routing as a MacDonald.
coordinated by Tourism Noosa. result of impending closure of Review of draft Master Plan when
access to Lake MacDonald due to available.
dam works.
Flying-foxes Support scheme for residents at Winding down the support scheme Review future management options
Wallace Park successfully now the flying-fox numbers have for Wallace Park.
implemented. dropped.
Ongoing monitoring undertaken Report on the success and costs of
while numbers of flying-foxes were the scheme.
very high. Continue to support local residents
in Cooran in dealing with flying-foxes
on their properties.
Conservation Partnerships on Private Coordinated the 20th Anniversary Represent Noosa at the Strategic Finalise Briefing Note and Business
Land - Land for Wildlife and Voluntary Open Property Event for Land for Sub-Committee meeting for Land for Case with LfW for strategic
Conservation Agreements. Wildlife members. Wildlife Regional Coordination subcommittee regarding regional
Finalised VCA payments and arrangements and develop a briefing coordination as soon as possible.
incentives for 16 active properties. note and business case in Work with existing Voluntary
Private Land Conservation collaboration with 11 other SEQ Conservation Agreement property
Partnerships Guideline going Councils. owners to implement annual
through Council. Prioritise properties that have incentives.
expressed an interest in establishing Assess resources required to meet
VCA’s, through the Environment demand for the program into the
Levy Working Group. next financial year.
Undertaking Land for Wildlife visits
already booked. New visits for the
program are currently booked until
early next year with the resources
we have available, so we are not
actively seeking new members until
we catch up.
Community Bushland Care Program Recruitment of new full-time Meeting and building relationships Improve promotion of existing
Bushcare coordinator. with all the groups. Bushcare Group.
Look at options for new Bushcare
groups in early 2019.
Page 78 of 84
Section 79
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Strategic Land use Planning
Drafting new Noosa Plan Responded to State on all the State Incorporating LGIP and Local Community consultation on the draft
Interest questions and comments Planning Policies into Draft Scheme new Noosa Plan.
Preparing material for consultation
while waiting State Interest sign off
Biodiversity Plan and assessment report Awaiting further progress on high Draft priorities for the Environment Finalise priorities for Environment
level Environment Strategy to refine Strategy including workshopping and Strategy including for biodiversity
the scope of Biodiversity Plan drafting priorities for biodiversity. conservation
Flood risk assessments Flood risk assessment finalised and Response to state interest check Finalise for final review.
submitted to state government with comments for flooding.
planning scheme.
Climate Change Adaptation Plan Community engagement campaign Complete key asset register and risk Commence socio-economic analysis
completed for the coastal hazard assessment report for submission to of adaptation options; validate
modelling. LGAQ & State government; advance whole-of-Shire multi-sectoral climate
Tidal inundation modelling further climate change biodiversity change risk assessment results with
developed. assessment; stage 2 of community sector experts.
engagement campaign, including
workshop.
Business as Usual activities General advice and advocacy
Customer enquiries
Economic Development
Local Economic Plan implementation Initiate mid way monitor and review Provide monitor and status update to Produce report card on LEP
of LEP implementation progress Council implementation progress to be
published
Business Support and Development Sunshine Coast Business Awards Working with potential grant Providing ‘concierge’ services to key
2018 – Record number of Noosa applicants to develop quality clients
entries. Finalist’s event to be held at applications with high impact Continue to promote and improve
Peppers Resort 26 October. outcomes. Potential applicants the quality of Grant applications
Regional Innovation Program include; CCIQ Noosa, Innovate
(SCRIPT) – Partnered to host Noosa, Create Noosa, Generation
Govhack event, Entrepreneurs event Innovation, Noosaville Business
with Steve Baxter (Shark Tank), Association
funded Noosa based projects; Regional Innovation Program –
Create Noosa Immerse event, working with partners to establish a
Innovation Master Class (partner sustainable governance model
with Noosa Council) and Silicon Providing ‘concierge’ services to key
Beach Noosa event scoping study. clients
Page 79 of 84
Section 80
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Start-up program launched with
SCRIPT funding
Innovate Noosa, with funding from
Federal Government launched the
‘Venture Playbook’, a tool for
businesses to use to grow and
innovate
Economic Development Grants
awarded to: Create Noosa $2,000
Concierge service provided to
multiple stakeholders including:
Alkira Software, Offiscape Furniture,
Bendigo Bank, Commtract,
Cleansight, Boardrooms Australia,
Lime Transport Solutions, Land and
Sea Brewery
Industry & Sector Development Digital Sector – Peregian Digital Hub Digital Sector – Continue to Digital Sector - finalise operational
officially opened 12 September. ‘operationalise’ the Digital Hub. management of the Digital Hub.
Currently 18 Technology Co-workers Launch ‘Barception’ service Focus on expanded revenue
located downstairs, and part-time Education Sector – finalise NETA opportunities and program
co-worker option launched in action plan and funding expansion
September. Program of events
during report period include
Govhack, Steve Baxter entrepreneur
event, e-game (Fortnite), schools
coding and maker day, creative in
residence.
Barception Invitation to Quote closed
and negotiations being finalised with
the successful applicant
Education Sector – the Noosa
Education and Training Alliance
(NETA) launched officially at the
Digital Hub in September. Minister
for Innovation and Sandy Bolton,
local MP hosted an Education
Pathways workshop at the Digital
Hub
Page 80 of 84
Section 81
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Rural & Agribusiness Sector –
Council supporting food tourism
collaboration involving Tourism
Noosa, FAN, Slow Food Noosa and
Country Noosa
Sustainable Tourism – working on
Noosa Trails Master Plan project,
Value of Tourism research, and
assessing opportunities for Business
Events
Transport – Govhack event, hosted
at the Digital Hub provided winning
entries related to innovative tech
transport solutions
Communications and Marketing Program Launched Knowledge Investment in Continued promotion of the Peregian Development and adoption of a
Noosa – the education and training Beach Digital Hub marketing and communications
sector profile Development of marketing collateral. strategy.
Leadership & Strategy Program RDA Sunshine Coast – Economic Support and Influence regional Contribute to the strategic plan
Development Manager ex-officio priorities through involvement with associated with the $2.5M
member of RDA Sunshine Coast RDA, Sunshine Coast Business announcement for the Rufous Street
Sunshine Coast Business Council – Council and others and Digital Hub project
attended and contributed to Think
Tank sessions
CCIQ Noosa – supported events
and transition to a new Committee
Business as Usual activities Represent Council at a range of Client management and inward Ongoing business enquiry
business and network forums business enquiries management
Meetings with key stakeholders
internally / externally
Page 81 of 84
Section 82
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Development Assessment
Local Government Infrastructure Plan for Council adoption of LGIP Implementation of LGIP
existing planning scheme
Local Government Infrastructure Plan for Transference of Unitywater’s DMaTT Public Notification of draft LGIP and Review of submissions received to
next planning scheme model to Council’s T1 property supporting documents draft LGIP by Council and resolve to
system proceed
Review LGIP mapping of Priority Second independent review of draft
Infrastructure Area (PIA) & Plans for LGIP
Trunk Infrastructure (PFTI) Minister’s second review of draft
Finalise draft LGIP LGIP and approval for Council to
Submit draft LGIP to independent adopt
reviewer Council adoption of LGIP
Auditing program for Advertising Devices Agreement reached with a number Currently auditing signage in the Continue auditing program for
of business owners in Tewantin, Noosaville area advertising devices – Eastern
Noosa Junction & Noosaville to Ongoing inspection of signage Beaches & Hinterland area
address non- compliant signage complaints and advice on signage
requirements
Discussions commenced with
business owners with non-compliant
signage in Noosa Junction &
Noosaville
Business as Usual activities Successful judgement for Elanda Preparation work for Eaglerise Continued assessment of
Appeal Preliminary Point Development & Gabarrin Appeals Development Applications lodged
Monthly reporting to Treasury QLD Settlement of Thomco appeal and under The Noosa Plan
State Government and Australian currently preparing conditions to
Bureau of Statistics on development finalise Thomco Appeal
approval information Preparation work for Tribunal appeal
Introduced ‘alerts scheme for re 26 Dolphin Bay Dve
development applications in T1 Compliance action commenced with
property to better track time frames Noosa Airfield, Elanda Point, 2
jetties on Noosa River and a number
of sites for breaches of The Noosa
Plan
Reviewing new planning legislation
amendments for containers for
change scheme
Page 82 of 84
Section 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
BRANCH ACTIVITIES RECENT ACHIEVEMENTS CURRENT PRIORITIES THE NEXT QUARTER
Building and Plumbing
Legislative Review Preparation for the introduction of the Continue to develop procedures & Attendance at next legislative
amended Plumbing and Drainage Act processes for the adoption of new workshop in Brisbane
2002 with the new Plumbing Act 2017 legislation Continue to prepare new legislative
legislative obligations. Implementation of Plumbing Works documentation and report to Council
Attendance at legislative meeting in Permit template & inhouse processes with proposed resolutions once State
Brisbane to discuss Local Govt to replace existing compliance regulations have been released.
obligations. certificate.
Business as Usual activities Meeting legislative timeframe Maintain existing legislative New Plumbing and Drainage fast
requirements for all applications. timeframes and obligation. track approval processes and permits
Monthly reporting to Treasury QLD Identify new Legislative fines and have been developed to meet
State Government and Australian State approvals for SPER. Building Councils obligations under new
Bureau of Statistics timeframes on Act has been completed but more Plumbing and Drainage Act
track. work to be undertaken in regards to Joint meeting with Distribution
Complaint and investigation reporting new Plumbing Act. Retailers and Regional Councils for
timeframes on track Tribunal preparation: the development of a new domestic
Tribunal summons to appear on: 1. Forest Acres, Shorehaven. and commercial “connection”
1. Forest Acres Drive, Lake Mac 2. Tribunal overturned in favour of approval agreement
2. Shorehaven, Noosaville customer: Honey Myrtle, Noosa
3. Honey Myrtle, Noosa Heads Heads (Roofed patio deck- side
Appeals withdrawn: boundary)
1. Callitris street, Marcus Beach
2. Pickering Cour,Tewantin
3. Shipyard Court, Noosaville
Plumbing and Building Audit & Audit Programme stage one of four Mail out to identified commercial Residents have been advised of
Educational Programmes stages (Backflow Prevention Device) properties subject to (Backflow results of audit and two residents
Swimming Pool educational Prevention Device) audit programme. have been contacted to complete
programme – Developed new Check Queensland Building and actioned works.
educational brochure and mail outs to Construction Commission swimming Undertake desk top analysis with
7,500 commercial residential pool register to complete this part of identified results of audits (estimated
customers. mail out programme (90% complete) programme timeframe 9 months) This
programme is 90% complete to date.
Council implementation of Building Develop and Implement processes Promotion of Referral Processes for Continue to develop programme and
Demolition Referrals Response for building demolition referral new Customers (Private Building record keeping processes.
responses Certifiers/ Residents/ Unitywater)
State Government Form 4A Process Council opted in to this new plumbing Meet with all Public entities including Undertake Shire wide audits
Implementation Audit Programme. minor work audit programme Noosa Council representatives to Meet with Unitywater, Q build & Main
(included in programme: Federal, State discuss processes for audits and Roads reps to discuss programme
and Local Government Agencies) plumbing work applications
Page 83 of 84
Section 84
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 NOVEMBER 2018
Previous Council Consideration
Nil.
Finance
Nil.
Risks & Opportunities
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Director X Director Director
Community Engagement X Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance X Economic Development Civil Operations
People and Culture X Environmental Services Disaster Management
X Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 84 of 84