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2016-03-01 Planning & Organisation Committee Agenda
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AGENDA
Planning & Organisation
Committee Meeting
Tuesday, 1 March 2016
commencing at 1.30pm
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Noel Playford, Tony Wellington, Frank Wilkie
“Engagement with our community to protect and enhance our lifestyle”
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Full text of the other 78 sections
Section 2
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
PLANNING & INFRASTRUCTURE DEPARTMENT REPORTS 3
Building & Plumbing Services 3
1 BUILDING & PLUMBING - UPDATE REPORT TO 31 DECEMBER 2015 3
Planning & Environment 17
2 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR
RECONFIGURATION OF A LOT (1 LOT INTO 2 LOTS & PARK) AT 178 EUMUNDI
NOOSA ROAD NOOSAVILLE - REC12/0014.02 17
3 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR NOOSA
SPRINGS RESORT (155 MULTIPLE DWELLINGS & ASSOCIATED FACILITIES)
AT LESLIE DRIVE, NOOSA HEADS - 132005.1133.4 38
4 P&E COURT APPEAL D384/16 FOR A DEVELOPMENT APPLICATION FOR
OPERATIONAL WORKS PLACING AN ADVERTISING DEVICE - SIGNAGE AT 78-
80 RENE STREET, NOOSAVILLE - OPW15/0214 62
5 DEVELOPMENT ASSESSMENT - UPDATE REPORT TO 31 DECEMBER 2015 64
CORPORATE SERVICES DEPARTMENT REPORTS 71
Procurement and Fleet 71
6 FLEET MANAGEMENT - UPDATE REPORT TO DECEMBER 2015 71
Property and Facilities 76
7 NOOSA HOLIDAY PARK & CAMPGROUNDS - UPDATE REPORT TO 31
DECEMBER 2015 76
EXECUTIVE OFFICE REPORTS -
CLOSED SESSION -
Page 2 of 79
Section 3
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
PLANNING & INFRASTRUCTURE DEPARTMENT REPORTS
(Planning & Development Sections only)
Building & Plumbing Services
1 BUILDING & PLUMBING - UPDATE REPORT TO 31 DECEMBER 2015
DOCUMENT INFORM AT ION
Author Building and Plumbing Manager, Allan Hazell
Planning and Infrastructure
Index ECM / Subject / Branch Management / Planning & Infrastructure
ECM / Subject / Plumbing Management
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Building and Plumbing Manager to the Planning &
Organisation Committee Meeting dated 1 March 2016 providing an update on the activities of the
Building and Plumbing Branch for the period ending 31 December 2015.
REPORT
The purpose of this report is to inform Council of the Branch activities for the financial period
1July 2015 to the 31 December 2015.
The Building and Plumbing Branch has the responsibility for regulatory and statutory compliance
of building and plumbing applications. Additional activities include building, plumbing and
electrical maintenance of Council owned buildings and infrastructure, allocated capital works,
programed works and other specific projects.
1. BRANCH OBJECTIVES
The objectives of the Building and Plumbing Branch are:
To deliver core building and plumbing regulatory and statutory obligations
To provide cost effective building, plumbing and electrical maintenance services for Council
facilities and other infrastructure
To provide building inspection and asset management support for Council owned buildings
To project manage relevant capital works activities
To meet financial targets with respect to revenue and expenditure
This report presents the Branch functions and activities as three components; core functions
(building and plumbing applications); building, plumbing and electrical maintenance; and capital
works and projects.
Page 3 of 79
Section 4
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
2. BUILDING AND PLUMBING CORE ACTIVITIES
During the second quarter of 2015/2016 financial performance for building and plumbing revenue
is slightly lower than estimated, this is due to an outstanding adjustment of plumbing
maintenance recoveries funding and a lower level of plumbing applications.
Plumbing Services - For the period ending 31 December 2015
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 886,162 489,081 452,843 51.1% (36,238)
Total Expenditure 683,214 328,187 405,897 59.4% (77,709)
Operating Surplus / (Deficit) 202,948 160,894 46,947 23.1% 113,947
Expenditure Summary
Employee Benefits 416,548 194,854 269,385 64.7% (74,531)
Materials & Services 10,200 5,100 6,740 66.1% (1,640)
Depreciation & Amortisation 0 0 0 0.0% 0
Internal Charges 256,466 128,233 129,772 50.6% (1,539)
Competitive Neutrality 0 0 0 0.0% 0
Total 683,214 328,187 405,897 59.4% (77,709)
Plumbing
600,000
500,000
400,000
300,000
200,000
100,000
0
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 4 of 79
Section 5
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Building Services
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 367,000 183,500 233,444 63.6% 49,944
Total Expenditure 402,862 193,342 183,221 45.5% 10,120
Operating Surplus / (Deficit) (35,862) (9,841) 50,223 -140% (60,065)
Expenditure Summary
Employee Benefits 290,436 137,128 130,383 44.9% 6,745
Materials & Services 1,900 950 1,626 85.6% (676)
Depreciation & Amortisation 0 0 0 0.0% 0
Internal Charges 110,526 55,263 51,212 46.3% 4,051
Competitive Neutrality 0 0 0 0.0% 0
Total 402,862 193,342 183,221 45.5% 10,120
Building
250,000
200,000
150,000
100,000
50,000
0
Total Revenue Total Expenditure Operating Surplus / (Deficit)
(50,000)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 5 of 79
Section 6
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
1608 - Building and Pool Compliance
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
(20,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
As can be seen by the above analysis, the net position for Building Services demonstrates an
improvement on financial targets with respect to ‘Core Activities’. The above expenditure also
includes Customer Service Obligation costs of approximately $132,000 (Community Service
obligation around 23% of total budget) reflecting the provision of general advice and
management of complaints by customers which do not attract any fee revenue
Core Building and Plumbing Function/ Activity Records Schedules 1/7/2015 – 31/12/2015
Function/Activity Works Completed
Plumbing Applications Assessment/ Approvals 271 approvals issued
Building Application and Lodgement 628 approvals issued
Regulated Plumbing Inspections 1067 plumbing inspections
Minor Plumbing Applications 33 minor works applications
Backflow Prevention Devices Registered 1004
On-site Registered 2000 data entries
On – site Facilities Audits 67 audit inspections
Unitywater - Septic sewer changeover 9 design and inspections
Building and Plumbing Searches Completed 670 applications
Notifiable Works Audits 57 audit inspections
Compliance/ Investigations & Customer Request Received 28 requests completed
(current applications)
Building and Plumbing File retrievals 414 plan retrieval requests
Page 6 of 79
Section 7
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
3. BUILDING, PLUMBING AND ELECTRICAL MAINTENANCE PROGRAMS
The tables below show maintenance works delivered between 01/7/2015 – 31/12/2015. All works
undertaken have been delivered within expected timeframes and within budget targets.
Building and Facilities
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 4,133 na 4,133
Total Expenditure 1,543,183 764,099 693,526 44.9% 70,573
Operating Surplus / (Deficit) (1,543,183) (764,099) (689,393) 44.7% (74,707)
Expenditure Summary
Employee Benefits 249,854 121,013 120,954 48.4% 60
Materials & Services 764,169 375,751 303,666 39.7% 72,085
Depreciation & Amortisation 451,583 225,792 225,792 50.0% 0
Internal Charges 77,577 41,544 43,115 55.6% (1,571)
Competitive Neutrality 0 0 0 0.0% 0
Total 1,543,183 764,099 693,526 44.9% 70,573
Buildings and Facilities
1,000,000
800,000
600,000
400,000
200,000
0
(200,000) Total Revenue Total Expenditure Operating Surplus / (Deficit)
(400,000)
(600,000)
(800,000)
(1,000,000)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 7 of 79
Section 8
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Public Amenities
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 2,183 na 2,183
Total Expenditure 450,796 228,153 192,887 42.8% 35,266
Operating Surplus / (Deficit) (450,796) (228,153) (190,704) 42.3% (37,449)
Expenditure Summary
Employee Benefits 83,067 41,534 12,171 14.7% 29,363
Materials & Services 200,606 100,303 94,483 47.1% 5,820
Depreciation & Amortisation 132,836 66,418 66,418 50.0% 0
Internal Charges 34,287 19,898 19,815 57.8% 83
Competitive Neutrality 0 0 0 0.0% 0
Total 450,796 228,153 192,887 42.8% 35,266
1521 - Public Amenities
300,000
200,000
100,000
0
(100,000)
(200,000)
(300,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 8 of 79
Section 9
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Tewantin Administration Building
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 0 0.0% 0
Total Expenditure 462,212 225,522 191,686 41.5% 33,837
Operating Surplus / (Deficit) (462,212) (225,522) (191,686) 41.5% (33,837)
Expenditure Summary
Employee Benefits 1,740 870 6,025 346.3% (5,155)
Materials & Services 303,636 146,234 107,100 35.3% 39,135
Depreciation & Amortisation 145,553 72,777 72,777 50.0% 0
Internal Charges 11,283 5,641 5,784 51.3% (143)
Competitive Neutrality 0 0 0 0.0% 0
Total 462,212 225,522 191,686 41.5% 33,837
1522 - Tewantin Admin Building
300,000
200,000
100,000
0
(100,000)
(200,000)
(300,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 9 of 79
Section 10
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Noosaville Depot
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 0 0
Total Expenditure 289,218 144,609 162,549 56.2% (17,940)
Operating Surplus / (Deficit) (289,218) (144,609) (162,549) 56.2% (17,940)
Expenditure Summary
Employee Benefits 0 0 18,977 na (18,977)
Materials & Services 175,588 87,794 85,554 48.7% 2,240
Depreciation & Amortisation 100,582 50,291 50,291 50.0% 0
Internal Charges 13,048 6,524 7,727 59.2% (1,203)
Competitive Neutrality 0 0 0 0.0% 0
Total 289,218 144,609 162,549 56.2% (17,940)
2019 - Noosaville Depot
200,000
150,000
100,000
50,000
0
(50,000)
(100,000)
(150,000)
(200,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 10 of 79
Section 11
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Pomona Depot
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 0 0.0% 0
Total Expenditure 73,135 36,568 37,119 50.8% (551)
Operating Surplus / (Deficit) (73,135) (36,568) (37,119) 50.8% 551
Expenditure Summary
Employee Benefits 0 0 6,596 na (6,596)
Materials & Services 39,824 19,912 13,741 34.5% 6,171
Depreciation & Amortisation 30,789 15,395 15,395 50.0% 0
Internal Charges 2,523 1,261 1,387 55.0% (126)
Competitive Neutrality 0 0 0 0.0% 0
Total 73,135 36,568 37,119 50.8% (551)
2020 - Pomona Depot
50,000
40,000
30,000
20,000
10,000
0
(10,000)
(20,000)
(30,000)
(40,000)
(50,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 11 of 79
Section 12
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Boreen Point Water Supply
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 0 0.0% 0
Total Expenditure 4,000 2,000 1,263 31.6% 737
Operating Surplus / (Deficit) (4,000) (2,000) (1,263) 31.6% (737)
Expenditure Summary
Employee Benefits 0 0 384 na (384)
Materials & Services 4,000 2,000 879 22.0% 1,121
Depreciation & Amortisation 0 0 0 0.0% 0
Internal Charges 0 0 0 0.0% 0
Competitive Neutrality 0 0 0 0.0% 0
Total 4,000 2,000 1,263 31.6% 737
1531 - Boreen Point Town Water Network
2,500
2,000
1,500
1,000
500
0
(500)
(1,000)
(1,500)
(2,000)
(2,500)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 12 of 79
Section 13
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Electrical Maintenance
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 8 100.0% 8
Total Expenditure 121,081 58,511 24,585 20.3% 33,926
Operating Surplus / (Deficit) (121,081) (58,511) (24,577) 20.3% (33,934)
Expenditure Summary
Employee Benefits 75,357 35,649 7,020 9.3% 28,630
Materials & Services 12,100 6,050 676 5.6% 5,374
Depreciation & Amortisation 0 0 0 0.0% 0
Internal Charges 33,624 16,812 16,890 50.2% (78)
Competitive Neutrality 0 0 0 0.0% 0
Total 121,081 58,511 24,585 20.3% 33,926
1621 - Electrical Services
80,000
60,000
40,000
20,000
0
(20,000)
(40,000)
(60,000)
(80,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 13 of 79
Section 14
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Management Building and Plumbing Services
2015/16 2015/16
Statement of Income and Current YTD 2015/16 % YTD
Expenses Budget Budget YTD Current Variance
Actuals Budget
Total Revenue 0 0 0 0.0% 0
Total Expenditure 198,084 94,168 88,633 44.7% 5,535
Operating Surplus / (Deficit) (198,084) (94,168) (88,633) 44.7% (5,535)
Expenditure Summary
Employee Benefits 141,264 65,758 67,707 47.9% (1,949)
Materials & Services 11,500 5,750 0 0.0% 5,750
Depreciation & Amortisation 0 0 0 0.0% 0
Internal Charges 45,320 22,660 20,926 46.2% 1,734
Competitive Neutrality 0 0 0 0.0% 0
Total 198,084 94,168 88,633 44.7% 5,535
1620 - Management Building and Plumbing Services
150,000
100,000
50,000
0
(50,000)
(100,000)
(150,000)
Total Revenue Total Expenditure Operating Surplus / (Deficit)
2015/16 2015/16
YTD YTD
Budget Actuals
Page 14 of 79
Section 15
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
4. CAPITAL WORKS AND SPECIFIC PROJECTS
With respect to electrical, building and plumbing capital works and specific projects undertaken,
existing staffing levels have not altered for the delivery of activities to meet project outcomes.
Capital Works Program Delivery – 01/07/2015 to 31/06/2016
Project Description Approved Project Project Status Comments
Capital Works Budget
Budget Costing
Whole of Shire Street Lighting $15,000 $15,000 Underway na
Programme
Noosaville Depot Fire Protection $17,000 $17,000 Prepared $15,000 + plus
System and Fire Panel request for monitoring cost of
Replacement quote $4,000 per year
Noosa Heads Surf Club Public $85,000 $130,000 Quotes Discussions to
Amenities Refurbishment Received and commence with
BR 3 submitted Hasting Street
for review Association
Delivery of Specific Projects – 01/07/2015 to 31/06/2016
Project Decription Budget 2015/ Estimated Project Update Estimated and
2016 and/ or Confirmed Savings and/
Fixed Cost or Benefits
Hasting Street Hastings $38,000 Completed on Reduced ongoing cost in
Amenities (woods) Street Levy time and within annual maintenance
budget budget
Delivery of Council RCD Electrical Whole of New procedures Reduction in whole of
and Tag and Testing maintenance Council developed and Council budgets
Program to Council budget delivery Estimated savings
Owned Buildings introduction $28,000
underway
Introduction of New Split $11,000 Programme $9,000
Security Access maintenance completed
System. Budgets
Noosaville and Cooroy
Libraries and the “J”
Council Owned Water Split $12,110 Stage 1 & 2 Annual saving of $25,000
Meter Project maintenance completed.
(Records management budgets Stage 3 has
and disconnection commenced
program)
Junction Street Levy $4,000 Centre Island
Association Street lighting stage 1
Lighting complete
5. FUTURE DIRECTION
Further development of the activities and functions within this report will be undertaken during
this financial year and will be considered during the planned service review. This review will be
completed by March 2016 with recommendations put forward for consideration.
Page 15 of 79
Section 16
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Previous Council Consideration
Nil.
Finance and Risk
Refer to financial information detailed in the report.
Consultation
External Consultation - Community & Stakeholder
Hastings Street Association in regards to lighting and amenities projects and maintenance.
Internal Consultation
As indicated below
Departments/Sections Consulted:
Chief Executive Officer X Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities x Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement X Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 16 of 79
Section 17
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Planning & Environment
2 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR
RECONFIGURATION OF A LOT (1 LOT INTO 2 LOTS & PARK) AT 178 EUMUNDI
NOOSA ROAD NOOSAVILLE - REC12/0014.02
DOCUMENT INFORM AT ION
Author Coordinator Engineering, Mark Lewis
Planning & Infrastructure Department
Index ECM/Application/REC12/0014.02
Attachments 1. Geotechnical Report
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Organisation
Committee Meeting dated 1 March 2016 regarding application No. REC12/0014.02 to Change
Condition 9 of the Development Permit to Reconfigure a Lot (1 Lot into 2 Lots & Park) at 178
Eumundi Noosa Road, Noosaville described as Lot 80 on SP 211687 and agree to change
Condition 9 to the following:
Earthworks
9.1 Certification of the earthworks undertaken on the lots provided by a RPEQ must be
submitted to Council prior to the sealing of the survey plan. The certification must include:
(a) Certification that the works have been undertaken in accordance with the provisions
of AS 3798 ‘Guidelines on Earthworks for Commercial and Residential Development’
(b) Test results as required by AS 3798,
(c) Certification of the quality and uniformity of the materials.
This certification must be lodged with any Development Permit for Building works to the
Building Certifier.
OR
9.2 The owner of the subject land will enter into a covenant with the Council pursuant to
Section 97A of the Land Title Act 1994.
The purpose of the covenant is to stipulate that any development of proposed Lot 102 is to
be carried out in accordance with the specifications and recommendations of the attached
report by Douglas Partners dated 7 September 2015 reference “Report on Geotechnical
Investigation 178 Eumundi-Noosa Road, Noosaville”.
At the time of application for building works and/or associated earthworks, the applicant
must provide certification from a suitably qualified geotechnical engineer stating that the
proposed works are in accordance with the Douglas Partners report.
The covenant will be prepared by the applicant and lodged with the Council prior to release
of the survey plan for this approval for perusal by the Council’s solicitor at the cost of the
applicant.
Page 17 of 79
Section 18
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
REPORT
1. BACKGROUND
An application to create 2 lots (the Bunning’s site and the area of land between Old Gateway
Drive and Gateway Drive), new road reserve (to encompass the new roadworks) and a “Park”
along part of the Eumundi Noosa Road frontage was approved on 15 March 2012.
Due to the extensive amount of earthworks undertaken within the sites during the construction of
the “Bunnings” a condition (Condition 9) was included on this approval to obtain certification of
the earthworks to address the uncontrolled fill on this site.
9 Certification of the earthworks undertaken on the lots provided by a RPEQ must be
submitted to Council prior to the sealing of the survey plan. The certification must include:
(a) Certification that the works have been undertaken in accordance with the provisions
of AS 3798 ‘Guidelines on Earthworks for Commercial and Residential Development’
(b) Test results as required by AS 3798,
(c) Certification of the quality and uniformity of the materials.
2. PROPOSED CHANGE
The intention of the subject change application is to provide an alternative to complying with the
original condition by creating a covenant that makes reference to a geotechnical report that
includes recommendations for foundations and construction methods (Attachment A).
3. ASSESSMENT
To address Condition 9 the applicant engaged a geotechnical engineer to test the site
(specifically Lot 102 as the building on Lot 101 was complete). It was apparent after the testing
that to comply with the condition the developer would need to excavate a significant amount of
material (uncontrolled fill) from the site. The geotechnical report concluded that the developer
could either remove it completely from the site or sort the material by removing unsuitable
material and reinstating suitable material. It is expected that in either scenario the developer
would need to import material. The reinstated material would also need to be compacted and
supervised in accordance with the relevant standard.
To seek a resolution the developer and his engineer/builder met with Council Officers to discuss
the options. During this meeting the engineer/builder indicated that sites like this could be built on
by using specific construction methods without the need to remove the uncontrolled fill from the
site. The engineer/builder advised that this type of construction method was used to construct the
adjoining “Bunnings” and carpark area. This type of design and construction is significantly more
expensive than on a “standard” lot. The creation of the covenant would therefore advise
prospective purchasers of the site conditions. The outcome of the meeting was for Council to
consider whether a covenant option in the condition would suitably address the concerns.
It is normally expected that a site of this type is suitable for its intended use without the need for
additional works but given this site’s location and size it is considered that the covenant provides
a reasonable alternative to removing the uncontrolled fill as it significantly reduces the amount of
works required to develop the site and permits further development of the site in a controlled
manner.
Page 18 of 79
Section 19
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
4. CONCLUSION
The general principle of the covenant provides an alternative to removing the uncontrolled fill and
permits further development of the site in a controlled manner that does not destabilise the site
and provides for stability for the development into the future.
Previous Council Consideration
Nil
Finance & Risk
Nil
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Building
The covenant in principle and geotechnical report was referred to Council’s Building section for
comment. Their comments are as follows:
“The recommendations provided in the report appear sufficient for a building certifier to take the
necessary action in determining the course of treatment for any building work approval”
Council’s Solicitor
The covenant in principle and geotechnical report was also referred to Council’s solicitor. The
solicitor recommended that Council agree to include the alternative for a covenant as part of an
amended condition and provided the following wording:
9.2 The owner of the subject land will enter into a covenant with the Council pursuant to
Section 97A of the Land Title Act 1994.
The purpose of the covenant is to stipulate that any development of proposed Lot 102 is to
be carried out in accordance with the specifications and recommendations of the attached
report by Douglas Partners dated 7 September 2015 reference “Report on Geotechnical
Investigation 178 Eumundi-Noosa Road, Noosaville”.
At the time of application for building works and/or associated earthworks, the applicant
must provide certification from a suitably qualified geotechnical engineer stating that the
proposed works are in accordance with the Douglas Partners report.
The covenant will be prepared by the applicant and lodged with the Council prior to release
of the survey plan for this approval for perusal by the Council’s solicitor at the cost of the
applicant.
Page 19 of 79
Section 20
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 20 of 79
Section 21
Page 21 of 79
ATTACHMENT 1
Dougl .
x) Douglas Partners a
( ) www.douglaspartners.com.au
. ; Unit 1, 28 Kessling A\
Geotechnics | Environment | Groundwater i esi Cal clipaeen
Phone (07) 5351 0400
Fax (07) 5351 0499
Project 33984.02
Bunnings Group Pty Ltd 7 September 2015
96 Mount Gravatt Capalaba Road BWE
UPPER MOUNT GRAVATT QLD 4122
Attention: Jeff Thomas
Email: [email protected]
Dear Sirs,
Report on Geotechnical Investigation
178 Eumundi-Noosa Road, Noosaville
1. Introduction
This report presents the results of a geotechnical investigation carried out by Douglas Partners Pty Ltd
(DP) to assess the condition of existing filling at 178 Eumundi-Noosa Road, Noosaville described as
Lot 102 on SP279285.
It is understood that the site forming part of Lot 102 on SP279285 is subject to a reconfiguration of lot
subdivision dividing current Lot 102 on SP279285 into two lots.
The investigation comprised the drilling of five bores followed by engineering assessment and
reporting. Details of the field work are presented in this report, together with comments on construction
for future development on the site and identifies the geotechnical requirements necessary to achieve
long term stability.
This report must be read in conjunction with the attached notes entitled ‘About this Report’ together
with any other explanatory notes and should be kept in its entirety without separation of individual
pages or sections.
2. Field Work Methods
The field work was carried out on 29 June 2015 and comprised the drilling of five bores. The bore
locations were set out with reference to site features, with locations recorded using a hand held GPS.
The approximate bore locations are indicated on the attached drawing.
The bores were drilled using a 4WD mounted Jacro 200 drilling rig using continuous flight augers fitted
with a tungsten carbide (TC) bit. Dynamic cone penetrometer (DCP) tests were carried out adjacent
and within the bores in order to assess the relative density and strength consistency of the subsurface
soils. Strata identification was undertaken through observation of cutting returns and recovered
e Integrated Practical Solutions
SuBKtr Les Brisbane * Cairns * Canberra * Darwin « Geelong + Gold Coast * Macarthur * Melbourne * Newcastle + Perth * Sunshine Coast +
acca eoes Sydney * Townsville * Wollongong * Wyong
Page 21 of 79Section 22
Page 22 of 79
| @ Douglas Partners
Geotechnics | Environment | Groundwater Page 2 of 3
samples. On completion, the bores were observed for groundwater seepage and then backfilled with
spoil tamped into the holes.
The field work was undertaken by experienced geotechnical personnel who logged the bores,
collected disturbed samples for visual and tactile assessment.
3. Field Work Results
The subsurface conditions encountered in the bores are described in detail on the attached borehole
logs. In summary the subsurface conditions encountered in the bores typically comprised filling to
between 4.1 m and 5.9 m depth. The filling typically comprised a gravelly sandy clay overlying a sandy
clay which was in turn underlain by a silty clay in Bores 2, 3, and 5. The filling was underlain by
natural sandy then silty clays.
No groundwater seepage was observed during the investigation; however, it should be noted that
groundwater depths and ground moisture conditions are affected by climatic conditions and soil
permeability, and will therefore vary with time.
4. Comments
4.1 Appreciation of Ground Conditions
DP previously carried out geotechnical investigations on the site in 2006 and 2008. In the area of the
site, uncompacted to poorly compacted filling with foreign material (ie. bricks, timber, steel sheeting,
steel pieces, tree roots) was encountered up to 4.7 m depth. As mentioned above, filling was
encountered to between 4.1 m and 5.9 m depth in the recent bores. The near surface filling
encountered in the bores at the time of this investigation appear to be clean of any foreign, deleterious
material or topsoil material rich in organics or root matter. Any organics or foreign material including
concrete, plastic, wire and bricks encountered within the recent bores was encountered typically in the
sandy clay filling material below 1 m depth consistent with the ‘uncontrolled’ filling previously
encountered.
The settlement of ‘uncontrolled’ filling cannot be reliably predicted as it is unknown whether the filling
has been placed and uniformly compacted to an appropriate engineering standard. The presence of
voids within the ‘uncontrolled’ filling as well as potential soft/loose zones or inclusions of deleterious
materials may lead to potentially significant settlements, with possible large settlement over short
distances (ie. differential settlements) where looser pockets occur in the filling.
4.2 Recommendations for Future Construction
Given the above, future development on the site will need to be planned, designed and constructed in
accordance with sound and proper engineering principles, and more specifically take into
consideration the potential long term settlement or creep of the ‘uncontrolled’ filling.
178 Eumundi-Noosa Road, Noosaville September 2015
Page 22 of 79Section 23
Page 23 of 79
| @D Douglas Partners
Geotechnics | Environment | Groundwater Page 3 of 3
If future building development on the site is to be fully suspended founding beneath the ‘uncontrolled’
filling and into natural soils using a deep foundation system and suspended slab, the existing
uncontrolled filling could be left in place not requiring any further works to reduce potential surface
movement. The deep foundation system should be design in accordance with AS 2159-2009 “Piling —
Design and Installation’,
However, if slab on-ground or pavement construction is required, remove all ‘uncontrolled’ filling and
sort to remove unsuitable materials and reinstate the excavation with the ‘clean’ sorted filling
compacted in layers under ‘Level 1’ inspection and testing. This approach would allow for building
loads to supported on high level footings founded in the new ‘controlled’ engineered filling.
All earthworks should be carried out in accordance with AS 3798-2007 “Guidelines on Earthworks for
Commercial and Residential Developments”. The above procedures will require geotechnical
inspection and testing services to be employed during construction. DP is suitably qualified to conduct
earthworks inspection and testing services that will be required during any earthworks construction.
Provided future development on the site is undertaken using the above recommendations along with
good engineering practice, the site would be considered stable for the intended purpose.
It is recommended that prior to the finalisation of the specifics of any future development on the site,
the proposed details of that development should be checked by DP to check against the
recommendations made in this report and to confirm that the proposed development conforms with
these recommendations.
We trust that the above is satisfactory for your current needs. Should you have any questions or
require any further clarification on this matter, please contact the undersigned at our Sunshine Coast
office.
Yours faithfully
Douglas Partners Pty Ltd
Rosen
Brett Egen
Associate
178 Eumundi-Noosa Road, Noosaville September 2015
Page 23 of 79Section 24
Page 24 of 79
About this Report “/y
Introduction e A localised, perched water table may lead to
These notes have been provided to amplify DP's an erroneous indication of the true water
report in regard to classification methods, field table;
procedures and the comments section. Not all are e Water table levels will vary from time to time
necessarily relevant to all reports. with seasons or recent weather changes.
They may not be the same at the time of
DP's reports are based on information gained from construction as are indicated in the report;
limited subsurface excavations and sampling, and
supplemented by knowledge of local geology and e The use of water or mud as a drilling fluid will
experience. For this reason, they must be mask any groundwater inflow. Water has to
regarded as interpretive rather than factual be blown out of the hole and drilling mud must
documents, limited to some extent by the scope of first be washed out of the hole if water
information on which they rely. measurements are to be made.
More reliable measurements can be made by
Copyright installing standpipes which are read at intervals
This report is the property of Douglas Partners Pty over several days, or perhaps weeks for low
Ltd. The report may only be used for the purpose permeability soils. Piezometers, sealed in a
for which it was commissioned and in accordance particular stratum, may be advisable in low
with the Conditions of Engagement for the permeability soils or where there may be
commission supplied at the time of proposal. interference from a perched water table.
Unauthorised use of this report in any form
whatsoever is prohibited.
Reports
The report has been prepared by qualified
Borehole and Test Pit Logs personnel, is based on the information obtained
The borehole and test pit logs presented in this from field and laboratory testing, and has been
report are an engineering and/or geological undertaken to current engineering standards of
interpretation of the subsurface conditions, and interpretation and analysis. Where the report has
their reliability will depend to some extent on been prepared for a specific design proposal, the
frequency of sampling and the method of drilling or information and interpretation may not be relevant
excavation. Ideally, continuous undisturbed if the design proposal is changed. If this happens,
sampling or core drilling will provide the most DP will be pleased to review the report and the
reliable assessment, but this is not always Sufficiency of the investigation work.
practicable or possible to justify on economic . . .
grounds. In any case the boreholes and test pits Every care is taken with the report as it relates to
represent only a very small sample of the total interpretation of subsurface conditions, discussion
subsurface profile. of geotechnical and environmental aspects, and
recommendations or suggestions for design and
Interpretation of the information and its application construction. However, DP cannot always
to design and construction should therefore take anticipate or assume responsibility for:
into account the spacing of boreholes or pits, the * Unexpected variations in ground conditions.
frequency of sampling, and the possibility of other The potential for this will depend partly on
than ‘straight line’ variations between the test borehole or pit spacing and sampling
locations. frequency,
e Changes in policy or interpretations of policy
by statutory authorities; or
Groundwater e The ee of contractors responding to
a ap moyen —_ are ‘bg In If thane cea BP will be pleased to assist with
samnety — CIS ATF OAR IPERSRGAE BRCM, investigations or advice to resolve the matter.
e In low permeability soils groundwater may
enter the hole very slowly or perhaps not at all
during the time the hole is left open;
July 2010
Page 24 of 79Section 25
Page 25 of 79
About this Report
Site Anomalies
In the event that conditions encountered on site
during construction appear to vary from those
which were expected from the _ information
contained in the report, DP requests that it be
immediately notified. Most problems are much
more readily resolved when conditions are
exposed rather than at some later stage, well after
the event.
Information for Contractual Purposes
Where information obtained from this report is
provided for tendering purposes, it is
recommended that all information, including the
written report and discussion, be made available.
In circumstances where the discussion or
comments section is not relevant to the contractual
situation, it may be appropriate to prepare a
specially edited document. DP would be pleased
to assist in this regard and/or to make additional
report copies available for contract purposes at a
nominal charge.
Site Inspection
The company will always be pleased to provide
engineering inspection services for geotechnical
and environmental aspects of work to which this
report is related. This could range from a site visit
to confirm that conditions exposed are as
expected, to full time engineering presence on
site.
July 2010
Page 25 of 79Section 26
Page 26 of 79
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5 1 1 1 37 7 1922 1884 23 12 0 —
5 1 1 1 37 8 2062 1900 35 19 8 «i
5 1 1 1 37 9 2203 1900 4 8 16 Bee
5 1 1 1 37 10 2391 1907 13 11 13 2
5 1 1 1 37 11 2536 1897 149 22 0 a
5 1 1 1 37 12 2730 1911 37 29 23 en
5 1 1 1 37 13 2829 1909 12 22 96 7
5 1 1 1 37 14 2891 1931 6 1 0 :
4 1 1 1 38 0 661 1889 2456 93 -1
5 1 1 1 38 1 661 1891 18 16 85 r
5 1 1 1 38 2 818 1913 18 15 38 =
5 1 1 1 38 3 943 1918 4 7 0 ‘
5 1 1 1 38 4 1054 1912 3 12 83 j
5 1 1 1 38 5 1179 1889 10 13 25 .
5 1 1 1 38 6 1208 1929 6 14 22 =
5 1 1 1 38 7 1262 1908 67 70 33 ale
5 1 1 1 38 8 1369 1919 49 34 16 1
5 1 1 1 38 9 1519 1898 49 64 14 a
5 1 1 1 38 10 1722 1914 4 2 0 .
5 1 1 1 38 11 1761 1902 89 79 44 —
5 1 1 1 38 12 1873 1911 89 71 66 =
5 1 1 1 38 13 2057 1923 2 5 0 *
5 1 1 1 38 14 2201 1938 3 9 26 at
5 1 1 1 38 15 2287 1909 8 39 32 y
5 1 1 1 38 16 2409 1925 16 19 50 —
5 1 1 1 38 17 2712 1953 7 5 0 ;
5 1 1 1 38 18 2808 1933 21 6 13 2d
5 1 1 1 38 19 2846 1906 271 55 0 _-—...
4 1 1 1 39 0 1206 1934 1395 84 -1
5 1 1 1 39 1 1206 1945 146 44 35 tn,
5 1 1 1 39 2 1481 1960 17 29 53 5
5 1 1 1 39 3 1517 1948 55 34 30 ss
5 1 1 1 39 4 1562 1944 26 49 24 a
5 1 1 1 39 5 1906 1981 15 16 59 =
5 1 1 1 39 6 2038 1955 28 25 25 oy
5 1 1 1 39 7 2194 1952 50 48 51 fal
5 1 1 1 39 8 2283 1934 35 84 0 Y
5 1 1 1 39 9 2396 1970 7 6 0 ,
5 1 1 1 39 10 2571 1969 30 28 14 4
4 1 1 1 40 0 752 1963 2155 93 -1
5 1 1 1 40 1 752 1964 16 16 0 e
5 1 1 1 40 2 1206 1988 50 30 22 Sy
5 1 1 1 40 3 1280 1989 48 28 33 eh
5 1 1 1 40 4 1451 1963 47 70 29 is
5 1 1 1 40 5 1505 1968 56 71 27 pea
5 1 1 1 40 6 1574 1996 62 30 30 TT
5 1 1 1 40 7 1751 1972 37 58 46 coal
5 1 1 1 40 8 1899 1977 46 79 6 5)
5 1 1 1 40 9 2034 1985 50 50 53 %
5 1 1 1 40 10 2446 2010 110 27 10 Pal
5 1 1 1 40 11 2586 2028 58 14 0 ES
5 1 1 1 40 12 2892 2024 15 12 0 -
4 1 1 1 41 0 642 1990 2473 111 -1
5 1 1 1 41 1 642 1990 68 86 27 ms
5 1 1 1 41 2 1201 2022 54 28 37 a,
5 1 1 1 41 3 1447 2034 110 26 21 Ce
5 1 1 1 41 4 1636 2032 17 28 24 amt
5 1 1 1 41 5 1882 2034 62 33 25 es.
5 1 1 1 41 6 2073 2032 3 50 30 |
5 1 1 1 41 7 2088 2003 43 86 0 |
5 1 1 1 41 8 2648 2037 165 46 25 epee
5 1 1 1 41 9 3067 2016 48 85 79 /j
4 1 1 1 42 0 550 2049 2538 82 -1
5 1 1 1 42 1 550 2049 110 40 35 (ives:
5 1 1 1 42 2 1193 2050 135 49 57 =
5 1 1 1 42 3 1478 2061 457 53 13 Reece
5 1 1 1 42 4 1980 2047 44 88 14 39
5 1 1 1 42 5 2046 2080 10 22 45 /
5 1 1 1 42 6 2102 2051 188 80 16 6/4
5 1 1 1 42 7 2807 2094 281 31 30 ze
4 1 1 1 43 0 615 2101 2483 38 -1
5 1 1 1 43 1 615 2107 12 12 0 :
5 1 1 1 43 2 772 2121 6 7 51 3
5 1 1 1 43 3 925 2123 48 9 51 —
5 1 1 1 43 4 1202 2101 47 31 27 Hr
5 1 1 1 43 5 1498 2107 44 21 13 eee
5 1 1 1 43 6 1625 2107 104 25 0 SS
5 1 1 1 43 7 1868 2119 53 6 39 —_}
5 1 1 1 43 8 2038 2109 8 19 18 i
5 1 1 1 43 9 2112 2111 3 9 56 alee
5 1 1 1 43 10 2188 2097 47 46 36 ee
5 1 1 1 43 11 2933 2127 6 3 27 -
5 1 1 1 43 12 3065 2123 33 16 20 oo sy 4 7. . a . 4 + Ps. aa - f é Sead | i / y 4 y/ \@Section 27
Page 27 of 79
Sampling Methods dbp
Sampling reliability, due to the remoulding, possible mixing
Sampling is carried out during drilling or test pitting or softening of samples by groundwater.
to allow engineering examination (and laboratory
testing where required) of the soil or rock.
Non-core Rotary Drilling
Disturbed samples taken during drilling provide The borehole is advanced using a rotary bit, with
information on colour, type, inclusions and, water or drilling mud being pumped down the drill
depending upon the degree of disturbance, some rods and returned up the annulus, carrying the drill
information on strength and structure. cuttings. Only major changes in stratification can
be determined from the cuttings, together with
Undisturbed samples are taken by pushing a thin- some information from the rate of penetration.
walled sample tube into the soil and withdrawing it Where drilling mud is used this can mask the
to obtain a sample of the soil in a relatively cuttings and reliable identification is only possible
undisturbed state. Such samples yield information from separate sampling such as SPTs.
on structure and strength, and are necessary for
laboratory determination of shear strength and
compressibility. Undisturbed sampling is generally Continuous Core Drilling
effective only in cohesive soils. A continuous core sample can be obtained using a
diamond tipped core barrel, usually with a 50 mm
internal diameter. Provided full core recovery is
Test Pits achieved (which is not always possible in weak
Test pits are usually excavated with a backhoe or rocks and granular soils), this technique provides a
an excavator, allowing close examination of the in- very reliable method of investigation.
situ soil if it is safe to enter into the pit. The depth
of excavation is limited to about 3 m for a backhoe
and up to 6 m for a large excavator. A potential Standard Penetration Tests
disadvantage of this investigation method is the Standard penetration tests (SPT) are used as a
larger area of disturbance to the site. means of estimating the density or strength of soils
and also of obtaining a relatively undisturbed
sample. The test procedure is described in
Large Diameter Augers Australian Standard 1289, Methods of Testing
Boreholes can be drilled using a rotating plate or Soils for Engineering Purposes - Test 6.3.1.
short spiral auger, generally 300 mm or larger in
diameter commonly mounted on a standard piling The test is carried out in a borehole by driving a 50
rig. The cuttings are returned to the surface at mm diameter split sample tube under the impact of
intervals (generally not more than 0.5 m) and are a 63 kg hammer with a free fall of 760 mm. It is
disturbed but usually unchanged in moisture normal for the tube to be driven in three
content. Identification of soil strata is generally successive 150 mm increments and the 'N' value
much more reliable than with continuous spiral is taken as the number of blows for the last 300
flight augers, and is usually supplemented by mm. In dense sands, very hard clays or weak
occasional undisturbed tube samples. rock, the full 450 mm penetration may not be
practicable and the test is discontinued.
Continuous Spiral Flight Augers The test results are reported in the following form.
The borehole is advanced using 90-115 mm e In the case where full penetration is obtained
diameter continuous spiral flight augers which are with successive blow counts for each 150 mm
withdrawn at intervals to allow sampling or in-situ of, say, 4, 6 and 7 as:
testing. This is a relatively economical means of 4,6,7
drilling in clays and sands above the water table. N=13
Samples are returned to the surface, of may be e In the case where the test is discontinued
collected after withdrawal of the auger flights, but before the full penetration depth, say after 15
they are disturbed and may be mixed with soils blows for the first 150 mm and 30 blows for
from the sides of the hole. Information from the the next 40 mma:
drilling (as distinct from specific sampling by SPTs 15. 30/40 mm
or undisturbed samples) is of relatively low ,
July 2010
Page 27 of 79Section 28
Page 28 of 79
Sampling Methods
The results of the SPT tests can be related
empirically to the engineering properties of the
soils.
Dynamic Cone Penetrometer Tests /
Perth Sand Penetrometer Tests
Dynamic penetrometer tests (DCP or PSP) are
carried out by driving a steel rod into the ground
using a standard weight of hammer falling a
specified distance. As the rod penetrates the soil
the number of blows required to penetrate each
successive 150 mm depth are recorded. Normally
there is a depth limitation of 1.2 m, but this may be
extended in certain conditions by the use of
extension rods. Two types of penetrometer are
commonly used.
e Perth sand penetrometer - a 16 mm diameter
flat ended rod is driven using a 9 kg hammer
dropping 600 mm (AS 1289, Test 6.3.3). This
test was developed for testing the density of
sands and is mainly used in granular soils and
filling.
e Cone penetrometer - a 16 mm diameter rod
with a 20 mm diameter cone end is driven
using a 9 kg hammer dropping 510 mm (AS
1289, Test 6.3.2). This test was developed
initially for pavement subgrade investigations,
and correlations of the test results with
California Bearing Ratio have been published
by various road authorities.
July 2010
Page 28 of 79Section 29
Page 29 of 79
Soil Descriptions i ID
Description and Classification Methods -
The methods of description and classification of Definitions of grading terms used are:
soils and rocks used in this report are based on e Well graded - a good representation of all
Australian Standard AS 1726, Geotechnical Site particle sizes
Investigations Code. In general, the descriptions * Poorly graded - an excess or deficiency of
include strength or density, colour, structure, soil particular sizes within the specified range
or rock type and inclusions. . .
e Uniformly graded - an excess of a particular
Soil Types particle size
Soil types are described according to the * Gap graded - a deficiency of a particular
predominant particle size, qualified by the grading particle size with the range
of other particles present:
Cohesive Soils
Particle size (mm) Cohesive soils, such as clays, are classified on the
basis of undrained shear strength. The strength
Cobble 63 - 200 may be measured by laboratory testing, oF
estimated by field tests or engineering
2.36 - 63 examination. The strength terms are defined as
0.075 - 2.36 follows:
0.002 -0.075
<0.002 Description Abbreviation Undrained
shear strength
Th d id 1 si be furth _
hdividedasfollows SS StStSS:tCt«<‘<‘~i rvs, = Tvs Tt
subdivided as follows: Very soft vs <12
[sot | ts | 12-25
Particle size (mm) 25 - 50
20-63 50 - 100
Medium gravel Very stiff 100 - 200
236-6 Fr
0.6 -2.36
02-06 Cohesionless Soils
0075-02 Cohesionless soils, such as clean sands, are
mESSen ; a classified on the basis of relative density, generally
; . . from the results of standard penetration tests
The proportions of secondary constituents of soils (SPT), cone penetration tests (CPT) or dynamic
are described as: penetrometers (PSP). The relative density terms
are given below:
And Specify Clay (60%) and Relative Abbreviation SPT N CPT qc
Sand (40%) Density value value
ens _| eons | sso
Slightly 12-20% | Slightly Sandy = :
Clay [loose | | | 4-10 | 2-5 |
With some 5-12% Clay with some Medium 10 - 30 5-15
sand dense
With atraceof | 0-5% | Clay witha trace [Dense | =d_ | 30-50 | 15-25
of sand Very vd >50 >25
dense
July 2010
Page 29 of 79Section 30
Page 30 of 79
Soil Descriptions
Soil Origin
It is often difficult to accurately determine the origin
of a soil. Soils can generally be classified as:
e Residual soil - derived from in-situ weathering
of the underlying rock;
e Transported soils - formed somewhere else
and transported by nature to the site; or
e — Filling - moved by man.
Transported soils may be further subdivided into:
e — Alluvium - river deposits
e Lacustrine - lake deposits
e Aeolian - wind deposits
e Littoral - beach deposits
e —_ Estuarine - tidal river deposits
e Talus - scree or coarse colluvium
e Slopewash or Colluvium -_ transported
downslope by gravity assisted by water.
Often includes angular rock fragments and
boulders.
July 2010
Page 30 of 79Section 31
Page 31 of 79
Symbols & Abbreviations qd
Introduction
These notes summarise abbreviations commonly Orientation
used on borehole logs and test pit reports. The inclination of defects is always measured from
the perpendicular to the core axis.
Drilling or Excavation Methods h horizontal
GC Core Drilling Vv vertical
R Rotary drilling sh sub-horizontal
SFA _ Spiral flight augers sv sub-vertical
NMLC_ Diamond core - 52 mm dia
NQ Diamond core - 47 mm dia
HQ Diamond core - 63 mm dia Coating or Infilling Term
PQ Diamond core - 81 mm dia cln clean
co coating
he healed
Water inf infilled
> Water seep stn stained
Vv Water level ti tight
vn veneer
Sampling and Testing Coating Descriptor
A Auger sample cn calcite
S Baar sample cbs carbonaceous
D Disturbed sample cly clay
E Environmental sample fe Tan OXIde
Uso Undisturbed tube sample (50mm) ae manganese
Ww Water sample sit silty
pp pocket penetrometer (kPa)
PID Photo ionisation detector
Pl Point load strength Is(50) MPa Shape
Ss Standard Penetration Test cn ere
V Shear vane (kPa) ir irregular
pl planar
= 2 st stepped
Description of Defects in Rock ‘ar undulating
The abbreviated descriptions of the defects should
be in the following order: Depth, Type, Orientation,
Coating, Shape, Roughness and Other. Drilling
and handling breaks are not usually included on Roughness
the logs. po polished
ro rough
Defect Type sl slickensided
B Bedding plane sm smooth
Cs Clay seam vr very rough
Cv Cleavage
Cz Crushed zone
Ds Decomposed seam
F Fault Other
J Joint fg fragmented
Lam lamination bnd band
Pt Parting qtz quartz
Sz Sheared Zone
V Vein
July 2010
Page 31 of 79Section 32
Page 32 of 79
= IRRIRKRNRARGES BSS 8 ver g 3 <
reece PUN foes | * Ny ty aaN KN] EF eB tae 2 8
al@aeniter Pals oe Ns ONS pb pés 2 = =
K S| Pe oa @ —WY
D, Oa xb] Po PT tant K) G SJ vei Les) =
> Db. y EA C NG] ets Ly aa [> be ig 7 o ao
POI iS). NNT |e ety \ RAEN ice N As Bat < Oo
> > oO} b4o O Nata e. raz IN DOME - 3
POLO Sars 4 SJL: a
>) DX . <i a 1 oOo @D > e ~
oO o n oO © ° = S 8 ZS =
a & ® a = © 5 5 & 2 < a a 3. a 7 = 3
g 8 @2e 8 € 8 23g eek 2s FB @ 28 a & . Ro
= S a < 5 ‘0 = = & ° & co ny = oO » s >
a 2 < 2 ® < oe ay < o “< o n
o © 2 8 e & 2 o 2 e >
g 3 “3 8 = >
< a a
2 ¢s 2 a
a = ©
@ 3 =
o ° —-.
3 ®
x =
oO
a)
~
AAs FOG = SIO
2 SS ”
eee 0 ©
x Alf +] 3 + |h¢,4 s aU Ig J - ®
+49 + 4h?) 3 se: s
7 1 x = 242 ee) (UC) 2
. +15 t1h24 8 SIL AEC g
GRUAK AIA 2 = 2
g = c o no 9 9 F 8
a Oo Q na a c. 9 = © = 2 S 8 2 &
0 4 o 0 @ = 5 D> g 3 8 5 3 Q a a Q a ©
° cS © o o © @. oO x 2 = Q S. ° QD ° ° @
gag e& @ & & & @ 5, ® @ 7s *§ *@ &€ 3 8 g
= S ® a © = 2 5 a 3 oO ® 3
=e a @ oO o ‘ oO o Ss
2 s © = ° & = Qa
9 28 § ae a 9° 2 S
D e Oo @ < o 3
= S a g © @
@O aad ° o = o
© = = a. oe
= Q & S °
o 2 3
a. 3B e
S E oO o
a <
o 8
oo 3
No
°
=>
ss!
oSection 33
Page 33 of 79
CLIENT: De Luca Corporation Pty Ltd SURFACE LEVEL: -- BORE No: 1
PROJECT: Existing Fill Assessment EASTING: 504148 PROJECT No: 33984.02
LOCATION: 178 Eumundi-Noosa Road, Noosaville NORTHING: 7078686 DATE: 29/6/2015
DIP/AZIMUTH: 90°/-- SHEET 1 OF 1
| Depth = a Dynamic Penetrometer Test
a) (mm) of oS| 2 Results & (blows per 100mm)
Strata oO Ee Comments 5 10 1s 20
FILLING - firm to stiff, grey brown, high plasticity sandy M2 : : : ;
clay filling with fine to medium grained sand, some fine to M2 : : : :
L. medium gravel, some silty clay layering, moist DX 03 pp = 200 3 3 3 3
-firm, medium to high plasticity, fine to medium gravel, no MY : : : :
silty clay layering RS] : : : :
em 06 pp = 80 PoP EG
R52 Dob GG
RSX 09 pp = 90 i : : :
1 KX &X| 1 : : : 3
XxX : $ 3 3
en Fob EG
econ poi oi 3
RL po EE
MSI 1.4 pp = 70 : : : :
M2 ; * : : =
- foreign material (concrete) M2 : : : :
KX Dob EG
- high plasticity 2] rr
2 RL Pa re:
KO : 3 : :
eS] ne
RS PoP GE
Rx PoP oP GG
KK : : : :
xXx) 24 pp =90 : : : :
ROSY : 3 : :
Kx : 7 : ;
S62 ; ; ;
: ; ie Wi : MOO : : : :
- foreign material (plastic, wire), organics RSG : 3 : 3
KK 29 pp = 90 ; ; ; ;
3 RSX 2 OL
RSX a
- estimated 20% organics RSI : : : 3 a
M2 : : : ;
xX 34 pp = 100 : 3 ; :
ROSY : : : :
3 rem : : : :
° FILLING - stiff to very stiff, grey brown, medium plasticity Oe, : : : :
gravelly sandy clay filling with fine to medium grained 2 : : : :
sand and fine to medium with some coarse gravel, moist MSL : : ; :
4 ho 4 3 : : :
Ont : : : :
XX : : : :
RY : : : :
4.25 7 ares : : : :
FILLING - stiff, grey mottled red brown and orange brown, RSJ : : : :
high plasticity silty clay filling, moist MOS 44 pp = 150 : : : :
oes ae
ROSY Pod GG
RS PoP EG
6 RY si ob Gb 3
54 Od
SANDY CLAY - stiff to very stiff, red mottled grey orange, GZ : : : :
grained sand, moist ey 54 pp = 130 : : : :
high plasticity sandy clay with fine and some medium : : : :
6 60 i ; i
_ YE TLE
Bore discontinued at 6.0m : : : :
RIG: Jacro 200 DRILLER: RB LOGGED: RB/JB CASING: Nil
TYPE OF BORING: Auger
WATER OBSERVATIONS: No groundwater seepage observed at time of drilling.
REMARKS: Location coordinates are in MGA94 Zone 56 J. OO Sand Penetrometer AS1289.6.3.3
{ Cone Penetrometer AS1289.6.3.2
SAMPLING & IN SITU TESTINGLEGEND ~~
8 Buksamlo. e Pion sare PL(A) Point toad ala test s(50) MPa)
Bux Beceem Garner) FD orient der ge z/) Douglas Partners
D Disturbed sample D> Water seep S Standard penetration test f
E Environmental sample ¥ Water level Vv Shear vane (kPa) Geotechnics | Environment | Groundwater
Page 33 of 79Section 34
Page 34 of 79
CLIENT: De Luca Corporation Pty Ltd SURFACE LEVEL: -- BORE No: 2
PROJECT: Existing Fill Assessment EASTING: 504147 PROJECT No: 33984.02
LOCATION: 178 Eumundi-Noosa Road, Noosaville NORTHING: 7078699 DATE: 29/6/2015
DIP/AZIMUTH: 90°/-- SHEET 1 OF 1
| Depth = > Dynamic Penetrometer Test
jac (m) of oS & Results & (blows per 100mm)
Strata Oo E Comments 5 10 1s 20
FILLING - stiff, grey brown, medium to high plasticity S62 : : : :
gravelly sandy clay with fine to medium grained sand and RSL : : : i
fine with some medium and trace of coarse gravel, moist Ms 03 pp = 150 : : : :
Re PoP ob
<x : : ; ;
KK 3 3
MSL : : : :
RSI ; : ; :
- grey brown streaked brown, some silty clay layering RSX 09 pp = 220 : :
: ease OP gah:
- trace of foreign material (plastic), trace of shell fines XS : : : :
Ros Po oPbop?
RS 1.4 pp = 120 : : : :
KY : : : :
RS re
- firm, grey brown mottled grey, no foreign material RMI : : : :
PRK 19 =80 : 2G :
2 RSeS °° oJi if i :
> <> <> : : : :
KX .
ign materi Roos PoP EP
- foreign material (concrete) MSL : 3 3 3
- estimated 10% organics M2 24 pp = 100 : 3 3 :
MSI : : : :
XxX : : : :
KS : : : :
RSS boob EG
R26 29 pp = 60 : : : :
3 MI 3 : : 7 : >
XX 3 ; : :
30 RS i ob GG
FILLING - stiff, brown mottled grey, medium to high M2 : : : :
plasticity sandy clay filling with fine to medium grained MK 34 pp = 110 : : : :
sand, moist MSI ; i i :
MSL : 3 ; :
xx) : : : :
RY boob EG
Re] | ae pe 1 PoP EG
4 xx» 4 : : : :
44 OO : : : :
FILLING - stiff to very stiff, orange brown mottled brown M2 : : : :
grey, high plasticity silty clay filling, some fine to medium MSL : : : :
grained sand, trace of fine gravel, moist RSI 44 pp = 220 : : : :
RS boob EG
46 | ~~} : : : :
FILLING - firm to stiff, dark grey brown, medium to high M2 : : : :
plasticity sandy clay filling with fine and some medium SI : : : 3
grained sand, moist x <> ‘ 3 : :
5 RS A ee ee
RS bobo GG
MS 3 ; 3 3
Ke PoP PG
POO 3 3 3 3
5.4 ae : : : :
SANDY CLAY - stiff, brown mottled orange brown, high GZ : ; ; 3
sand, moist os ‘ : : :
plasticity sandy clay with fine and some medium grained : : : :
6 60 LI °° pp= 0 i i 3
Bore discontinued at 6.0m : : : $
RIG: Jacro 200 DRILLER: RB LOGGED: RB/JB CASING: Nil
TYPE OF BORING: Auger
WATER OBSERVATIONS: No groundwater seepage observed at time of drilling.
REMARKS: Location coordinates are in MGA94 Zone 56 J. OO Sand Penetrometer AS1289.6.3.3
& Cone Penetrometer AS1289.6.3.2
SAMPLING & IN SITU TESTING LEGEND ~
8 Buksample. P Pion sare PLA) Ponttload anal tst1e(50) (Pa)
aie |W herman BO eieeermaeces | OD Douglas Partners
isturbed sample Db Water seep Standard penetration test
E__Environmental sample_¥_Water level V_Shear vane (kPa) Geotechnics | Environment | Groundwater
Page 34 of 79Section 35
Page 35 of 79
CLIENT: De Luca Corporation Pty Ltd SURFACE LEVEL: -- BORE No: 3
PROJECT: Existing Fill Assessment EASTING: 504148 PROJECT No: 33984.02
LOCATION: 178 Eumundi-Noosa Road, Noosaville NORTHING: 7078711 DATE: 29/6/2015
DIP/AZIMUTH: 90°/-- SHEET 1 OF 1
| Depth $ > Dynamic Penetrometer Test
a) (mM) of oS g Results & (blows per 100mm)
Strata o F Comments 5 10 15 20
FILLING - stiff, grey mottled brown and orange brown, Sq : : : :
high plasticity gravelly sandy clay filling with fine to S62 : : : :
medium grained sand and fine with some medium and xx) 03 pp = 170 ; ; : ;
trace of coarse gravel, moist RSI : : : : :
RY Po obo GG:
RY 06 pp = 140 boob EOE
RSS Po ob UGG
- some silty clay layering ROSY eS
RS 09 pp = 120 : ; ; ;
1 RY oP PG
11 SOK : : : :
FILLING - firm, grey brown, medium to high plasticity SJ : 3 3 3
sandy clay filling with fine to medium grained sand, some RS : ; : :
organics, moist «> 14 pp = 80 : : : :
ReSeg fob GE
ROSY PoP GE
ROSY Poo EE
RS boob EO GE
RY 19 pp = 80 PoE EE
° BSeg obey:
Kx i i:
22 , - oO : : : :
FILLING - very stiff to hard, grey brown, medium to high SI : : : :
plasticity gravelly sandy clay filling with fine to medium Se] 3 3 : :
grained sand and fine to medium gravel, moist MS : : : :
RS Po oPoG
28 KX! : : : :
_ | FILLING - stiff, orange brown mottled grey and brown, MS 29 pp = 150 : : : :
3 high plasticity silty clay filling, some fine to medium Se] 304: 3 3 3
grained sand and trace of fine gravel, moist MSY : 3 3 3
KY Gio: :
2 : : ; ;
KX | 34 pp = 100 PL ob
Cx PL: G3
Kx : : : :
37 RA PL:
FILLING - firm, orange brown mottled grey, high plasticity SJ : . :
sandy clay filling with fine and trace medium grained Se 39 pp =90 : : : :
4 sand, moist MS 4 : : : :
- stiff, orange brown mottled dark grey brown, some S62] : : : :
organics SI : : : :
; RSX 44 pp = 150 PoP EGE
» : : : :
- firm to stiff, grey brown ROSY : : : :
ROSY boob EE
<x : : : :
ROY : : : :
XX : : : ;
KX! : : : 3
XX : : ; :
x PoP GG
5 5 : : :
Ont : ; 3
RS] : ; : 3
52 MAA 3 : : :
SANDY CLAY - stiff, orange brown, high plasticity sandy ZG : : : :
LK clay with fine to medium grained sand, moist : : : :
- red brown mottled grey, fine grained sand, trace of fine : : : :
gravel i : : : :
so Yo) 4G
Bore discontinued at 6.0m : : $ $
RIG: Jacro 200 DRILLER: RB LOGGED: RB/JB CASING: Nil
TYPE OF BORING: Auger
WATER OBSERVATIONS: No groundwater seepage observed at time of drilling.
REMARKS: Location coordinates are in MGA94 Zone 56 J. © Sand Penetrometer AS1289.6.3.3
& Cone Penetrometer AS1289.6.3.2
SAMPLING & IN SITU TESTING LEGEND ;
¢ Saco SSE, ra ma te
coe b fereommany RO ae ae ers | @D Douglas Partners
isturbed sample b> Water seep Standard penetration test
E Environmental sample ¥ Water level V____ Shear vane (kPa) Geotechnics | Environment | Groundwater
Page 35 of 79Section 36
Page 36 of 79
CLIENT: De Luca Corporation Pty Ltd SURFACE LEVEL: -- BORE No: 4
PROJECT: Existing Fill Assessment EASTING: 504128 PROJECT No: 33984.02
LOCATION: 178 Eumundi-Noosa Road, Noosaville NORTHING: 7078697 DATE: 29/6/2015
DIP/AZIMUTH: 90°/-- SHEET 1 OF 1
| Depth so Ss Dynamic Penetrometer Test
ac (m) of oS|e Results & s (blows per 100mm)
Strata 9 - Comments 5 10 15 20
FILLING - firm to stiff, grey brown, medium plasticity xx : : : 3
gravelly sandy clay filling with fine to medium grained ROSY : : : :
sand and fine to medium with some coarse gravel, moist RS : : : :
RS fm fob
RY PoE EE
- cobbles, small boulders XS : : : :
- very stiff, no cobbles or small boulders RSX :
RY oP:
1 ROK 1 3 ; ‘ :
2 : : :
- some cobbles MSS : : : : r>
; ; ROKR boob EE
- no cobbles, estimated 40% organics em : : : :
RS yo GE
- firm to stiff, some organics RS : * i :
xO] : : : :
QO : : :
OO : : ;
KxXI : : :
2 Ym 2 3 : :
XxX H : : :
KXxXI ? : ; 3
MSL . ; : :
Kx — 2 |
- stiff, grey brown streaked grey XS 24 pp = 140
DMX : : : :
ROSY : : : :
DX : : : :
RS : : : :
RSS ; Gee, :
RS 29 pp = 150 : : : :
3 SI 3 : : : :
RS] ee:
XxX mofo:
- firm to stiff, trace of foreign material (wire) XS : : : :
Xo [ : : :
ROSY : : :
KX X| : : :
- medium to high plasticity, no foreign material RSX 37 pp = 80 : :
Rx boob |
Kx hop ob:
QO : : :
4 4 : . : :
MQ : : :
- firm RSY : : :
QO _ : : : :
XX 43 pp = 100 : : :
KK : ; 3
DX : t : :
KxXY : : : :
MOO : : : :
KX] ; 3 : :
Oe : : : ;
KS ; i ; ;
RSS : ‘ : :
ren 49 pp = 60 : ; ; 3
5 SJ 5 3 : : :
KX<9 re re:
KK : : : ;
Ym 3 : :
SX Po ob Gob FP
RSJ | sa pp = 60 re
KXxXI : : : :
S62] : : ; ;
xx) : 3 : ;
K<<| : : : :
RS 58 -60 boob EE
so DOO Pee Bob GG
6 SANDY CLAY - very stiff, red brown mottled grey, high Z 6 : : ; ;
plasticity sandy clay with fine grained sand, moist WS, : : : :
. A eal | em 220
Bore discontinued at 6.5m : : : :
RIG: Jacro 200 DRILLER: RB LOGGED: RB/JB CASING: Nil
TYPE OF BORING: Auger
WATER OBSERVATIONS: No groundwater seepage observed at time of drilling.
REMARKS: Location coordinates are in MGA94 Zone 56 J. © Sand Penetrometer AS1289.6.3.3
& Cone Penetrometer AS1289.6.3.2
SAMPLING & IN SITU TESTING LEGEND
8 Buk sample. e Pion sal PL(A) Port load ana test 6(50) (MPa)
ae} eee Ceo | @ Douglas Partners
jisturbed sample > Water seep Standard penetration test
E Environmental sample ¥ Water level Vv Shear vane (kPa) Geotechnics | Environment | Groundwater
Page 36 of 79Section 37
Page 37 of 79
CLIENT: De Luca Corporation Pty Ltd SURFACE LEVEL: -- BORE No: 5
PROJECT: Existing Fill Assessment EASTING: 504166 PROJECT No: 33984.02
LOCATION: 178 Eumundi-Noosa Road, Noosaville NORTHING: 7078697 DATE: 29/6/2015
DIP/AZIMUTH: 90°/-- SHEET 1 OF 1
Depth $ > Dynamic Penetrometer Test
(m) of oS) Results & (blows per 100mm)
Strata o - Comments 5 10 15 20
FILLING - stiff, brown mottled dark grey, medium plasticity MSS : : : :
gravelly sandy clay filling with fine to medium grained Om : : : :
sand and fine to coarse gravel, trace of cobbles, moist Se] 03 pp = 120 : : : :
ROS Po oboE
LK - some cobbles xX : : : : e
= no cobbles KY 09 pp = 180 : : : :
1 1 : : : :
- firm to stiff, grey brown, high plasticity, some fine to SX : : : :
medium gravel, trace of organics RY : 3 : :
XY 1.4 pp = 90 :
Se] : : : :
- stiff, medium to high plasticity Se] : L___ :
MO : : : :
OXI 18 pp = 130 : : : :
XX : : : :
. . . ROSY : : : :
2 - foreign material (bricks) rx] 2 : : : :
xx) : : : :
Rx Po obo UE GE
KX] : : : :
XX ; 3 : :
KK X : : : :
XX : : : :
RSS : : : :
<x : ; : :
RS : : : :
RSS ob UE
ROS boob GE
es 2.9 pp = 130 : : : :
3 30 5 OOF 3 jl : : :
FILLING - stiff, grey brown mottled orange brown, high 2 : : :
plasticity silty clay filling, some fine and trace of medium RS] ; ‘ : :
grained sand, moist MS : : A :
3.4} — ING - ati - = RRS 34 pp = 140 : : : - .
- stiff, grey brown, high plasticity sandy clay 2 : : : :
filling with fine grained sand, moist xX : : 3 3
» : : : :
KX : : : :
<x : : : :
KxY 39 pp = 140 : : : :
Sa S60 bob bg
SANDY CLAY - stiff, orange brown mottled grey, high My) : : : :
plasticity sandy clay with fine grained sand, moist : : : :
4s a PoP GG
SILTY CLAY - stiff, red brown mottled grey, high plasticity Vy) : ; ; ;
silty clay, some fine grained sand, moist : : : :
- very stiff Wy)
6 60 OO ; :
_ YE TE
Bore discontinued at 6.0m : $ : :
RIG: Jacro 200 DRILLER: RB LOGGED: RB/JB CASING: Nil
TYPE OF BORING: Auger
WATER OBSERVATIONS: No groundwater seepage observed at time of drilling.
REMARKS: Location coordinates are in MGA94 Zone 56 J. O Sand Penetrometer AS1289.6.3.3
& Cone Penetrometer AS1289.6.3.2
SAMPLING & IN SITU TESTING LEGEND |
8 BuKsample. > Pion sanpl PLA) Pont load axial test 9(50) (MPa)
ie y ereemcman) RO eee ers | @ Douglas Partners
D Disturbed sample tb Water seep Standard penetration test
E__Environmental sample ¥ Water level V___Shear vane (kPa) Geotechnics | Environment | Groundwater
Page 37 of 79Section 38
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
3 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR NOOSA
SPRINGS RESORT (155 MULTIPLE DWELLINGS & ASSOCIATED FACILITIES) AT
LESLIE DRIVE, NOOSA HEADS - 132005.1133.4
DOCUMENT INFORM AT ION
Author Coordinator Planning, Denis Wallace
Planning & Infrastructure Department
Index ECM/Application/132005.1133.04
Attachments 1. Current Approved Plans
2. Proposed Amended Plans
(Note: Attached separately to Agendas)
APPLICATION DETAILS
Applicant Altum Constructions
Proposal Change to Existing Development Approval
Properly Made Date 30/11/2015
Number of Submissions to Nil
Original Application
PROPERTY DETAILS
Property Address Leslie Dr NOOSA HEADS QLD 4567
RP Description Lot 7 SP 178340 (formerly Lot 3 SP 221524 & Lot 3 SP 178323)
Land Area 4.262ha
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Semi Attached Housing
Overlays Environmental Enhancement Area
Low Potential Acid Sulphate Soils
Landslide Hazard Area
Medium Bushfire Hazard Area
Assessment Type Change to Existing Approval
Page 38 of 79
Section 39
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Organisation
Committee Meeting dated 1 March 2016 regarding Application No. 132005.1133.4 for a request
to change existing Development Permit for a Material Change of Use for a Resort of 155 Multiple
Dwelling Units and Associated Facilities situated at Leslie Drive Noosa Heads and approve the
request in accordance with the following:
A. Agree to amend Condition 2 to read:
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed below and
are as amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
7038-DA01 02 Masterplan Noosa Springs Resort prepared 14/12/15
by Blackburne Jackson Design
7038-DA02 02 Indicative Sketch prepared by Blackburne 14/12/15
Jackson Design
7038-DA03 02 Carparking/Basement prepared by 14/12/15
Blackburne Jackson Design
7038-DA04 02 Ground Floor prepared by Blackburne 14/12/15
Jackson Design
7038-DA05 02 First Floor prepared by Blackburne Jackson 14/12/15
Design
7038-DA06 02 Second Floor prepared by Blackburne 14/12/15
Jackson Design
7038-DA07 02 Site Section prepared by Blackburne 14/12/15
Jackson Design
7038-DA08 02 Site Section prepared by Blackburne 14/12/15
Jackson Design
7038-DA09 02 Indicative Apartment Layouts prepared by 14/12/15
Blackburne Jackson Design
7038-DA010 02 Indicative Apartment Layouts prepared by 14/12/15
Blackburne Jackson Design
7038-DA02 02 Perspective Sketches prepared by 14/12/15
Blackburne Jackson Design
7038-DA02 02 Perspective Sketches prepared by 14/12/15
Blackburne Jackson Design
B. Delete Conditions 11, 16 & 65;
C. Change Conditions 1, 4, 5, 6, 8, 12, 23, 29, 30, 31, 33, 46, 47, 48, 49, 64 & 70 to read:
1. Prior to the issue of an operational works approval for the development, fully detailed
architectural proposal plans must be submitted for Council approval. Detailed plans
must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with
the development’s 8m/12m building height limits above natural and finished
ground levels;
Page 39 of 79
Section 40
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Landscaping areas demonstrating compliance with Condition 5 herein;
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
4. The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary
facilities shall be operated and maintained as a Resort. A letting pool service
promoting and managing short term accommodation must also be established on site
and made available to all owners of multiple dwelling units. The community
management statement for any or all bodies corporate having control of the Resort or
any part thereof shall incorporate this condition.
Where the development is staged, the common resort facilities must be completed
and operational with the first stage.
5. The open space and setback areas are to be landscaped in accordance with
Council’s Policy on Landscaping Guidelines, the Bushfire Management Plan for the
site and a properly prepared landscape plan prepared by a suitably qualified
Landscape Architect or Horticulturalist. Such landscaping is to be completed prior to
the premises being occupied and maintained at all times thereafter and shall include:
Planting of koala and glossy black cockatoo feed trees;
Tall canopy trees throughout the site (exclusive of any fire buffer areas) to
assist in visually integrating the development into its landscape setting, partially
screen buildings, and reduce visual building bulk.
Screen planting along the site’s frontage to Resort Drive, which includes mature
planting.
6. Existing trees on the site and within road reserves are to be retained, except where
required to be removed due to building operations or the conduct of the approved
use. The landscape plans required to be submitted are to denote areas of existing
vegetation or existing trees to be retained and demonstrate vegetation retention on
site and to the Resort Drive frontage to provide filtered views of the development.
8. The development’s external colour scheme shall use muted environmental tones of
browns, greens and greys to integrate the development with its landscape setting and
ensure the development does not visually impact on the vegetated skyline. Detailed
plans shall be submitted and written Council approval obtained prior to
commencement of the development.
12. The applicant must submit a revised Bushfire Management Plan for the development
which reflects the approved plans and demonstrates compliance with The Noosa
Plan’s requirements for bushfire and the provisions of the State Planning Policy July
2014 in regard to hazard level.
23. Vehicular access driveways to serve the development shall be constructed from the
Leslie Drive (shown on plans as Resort Drive) frontage of the site generally in
accordance with the approved plans.
29. Where any turnaround area or access route is required over the adjacent Precinct
E2, an access easement [or similar provision] shall be created over the title to enable
the utilisation of the area of that land required for the manoeuvre.
30. The loading dock and refuse area shall be modified to ensure that Large Rigid
Vehicles can manoeuvre into them safely and shall be located generally as shown on
the approved plans.
Page 40 of 79
Section 41
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
31. Unless legal access has been provided through the adjacent Precinct E2, a
turnaround area shall be constructed within the development (Precinct F) to Council’s
standards. This may be removed once alternative access through Precinct E2 has
been made available to an appropriate standard.
33. Carparking shall be provided within the site generally as shown on the approved
plans. Carparking shall include 324 carpark spaces with 274 of these to be covered
carpark spaces, and include 10 clearly defined disabled carpark spaces.
Motorcycle/scooter parking spaces may be incorporated at a rate of 4 spaces
equivalent to 1 car space.
46. Roof water runoff from any new building should be directed to a rainwater storage
systems or tanks. Storages and/or tanks shall be installed to ensure water from the
tanks/storages is used for external uses (such as watering gardens, irrigation,
ornamental ponds, water features, topping-up swimming pools, outdoor cleaning, etc)
in accordance with the Water Sensitive Design Code of the Noosa Plan. The location
and capacity of the tanks shall be clearly shown on the plans submitted for
Operational Works approval and any overflow shall be directed to the road
frontage/the stormwater drainage system/etc located on Leslie Drive.
47. All stormwater drainage shall be managed so that:
a) there is no net increase in 1 year ARI peak stormwater flows from the site; and
b) the discharge of stormwater from the site does not affect the approved design
residence time of the Noosa Springs Golf Course lake system.
48. All stormwater drainage shall be collected and discharged in a manner to ensure no
harm to the receiving natural and built environments.
49. Stormwater run-off must be treated to prevent prescribed water contaminants and
nutrients discharging from any part of the site at concentrations that are likely to
cause cyanobacteria, algal outbreak or other adverse reaction within the Noosa
Springs Golf Course lake system or other receiving waters.
The application for Operational Works must include a Water Quality Management
Plan submitted to the Council for approval prior to obtaining a Development Permit
for Operational Works.
Where stormwater runoff from the site will enter the Noosa Springs Lake System, the
Water Quality Management Plan must be endorsed by an aquatic scientist or
equivalent expert in the field of water quality management, and include the following
information:
MUSIC Modelling and calculations to demonstrate that concentrations of Total
Nitrogen, Total Phosphorous and prescribed water contaminants at risk of occurring
in runoff from the developed site will be no more than pre-development concentration,
or be of a concentration that is compatible to the water quality needs of the lake
system.
Monitoring protocol to confirm that any nutrients or prescribed water contaminants at
risk of runoff from the development site is not responsible for adverse water quality
matters within the Noosa Springs Lake System.
Where waters will bypass the Noosa Springs Lake System, the Water Quality
Management Plan must include calculations certified by an RPEQ to demonstrate the
following will be achieved:
the design residence times of the Noosa Springs Golf Course lake system are
maintained;
Page 41 of 79
Section 42
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
an 80% reduction in Total Suspended Solids, 60% reduction in Total
Phosphorous and 45% reduction in Total Nitrogen prior to discharge of
stormwater from the site.
The maintenance Schedule within the approved Water Quality Management Plan
must be included within the Community Management Statement prior to
commencement of use.
65. Monetary contributions shall be paid to Noosa Council towards the cost of providing
and/or upgrading various infrastructure at the rates applicable at the time of
payment. An estimate only of the contribution amounts under the current Council
policies and requirements is outlined in the table below:
Contribution Required For: Amount:
PSP12 – Public Open Space Contributions
(Not applicable in accordance with Council letter dated 24 January 1996 $0.00
and Council Decision of 1 November 2007)
PSP16 – Sewerage Headworks Contributions $214,056
PSP17 – Water Supply Headworks Contributions $705,535
PSP20 – Pathway Trunk Network Contributions $109,088
TOTAL Contribution Amount = $1,028,679
Please note that these amounts are all subject to variations in the Consumer Price Index,
All Groups Brisbane from December 2015 until the date of payment.
All contributions must be paid prior to commencement of the use.
70. Waste Disposal shall comply with an approved Waste Management Plan prepared in
accordance with Council’s PSP 11 Waste Management Plans. The Waste
Management Plan must be submitted to Council for approval prior to the issuing of a
development permit for Operational Works.
D. Change Advisory Notes 1 & 2 to read:
1. The applicant is advised that this “Change to an Existing Approval” will result in
amendments to the development contributions and infrastructure charges for the
amended development proposed in Blackburne Jackson Architects plan no’s 7038-
DA01 and 7038-DA04 and based on the following Uses Class/ Uses and applicable
quantities:
Existing Development Approved Development
Existing Use
Existing Quantity Approved Use Class / Use Approved Quantity
Class / Use
16 x 1 Bedroom Units
Multiple Housing –
68 x 2 Bedroom Units
Type 4 – Conventional
70 x 3 Bedroom Units
Commercial Business – Type 1
– Office
1 Lot & Dwelling (Reception 80 m2
Detached 159 m2 Use Area
(Refer to contributions Back of house 25 m2
House paid under 22980 DA Night managers office 25 m2
Lot Reconfiguration) Refuse room 29 m2)
Entertainment & Dining
Business – Type 1 – Food & 165 m2 Use Area
Beverage (indoor 75m2 +
(Café 75 m2 outdoor 90m2)
Outdoor Dining 90 m2)
Page 42 of 79
Section 43
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Entertainment & Dinning
Business – Type 2 – Recreation,
amusement and fitness (Tourist
facility)
(Multipurpose Room 30 m2 162 m2 Use Area
Amenities 60 m2
Gymnasium 60 m2
Pool Equipment 12 m2)
Retail Business – Type 2 – Shop
50m2 Use Area
(Convenience 50 m2)
2. This Development Permit for a “Change to an Existing Approval” will trigger
amendments to be made to the “Infrastructure Charge Notices” originally issued and
advised in Advisory Notes 2 and 11. Amended Infrastructure Charge Notices will be
issued for the estimated amounts of:
i) Coastal Major Road Network Infrastructure Charges Plan = $487,640.00; and
ii) Public Transport and Stormwater networks = $264,271.00
These amounts are subject to variations in the Consumer Price Index, All Groups
Brisbane from December 2015 until the date of payment.
REPORT
1. PROPOSAL
The applicant seeks to change an existing development permit for a Material Change of Use for a
Resort of 155 Multiple Dwelling Units & Associated Facilities (Theatre, Restaurant, Shops &
Function Rooms) on the site. The applicant describes the changes as:
General redesign of building layouts and siting of buildings to increase efficiency and
viability of the development;
Minor redesign of site entry, visitor parking areas and communal building/recreation areas;
Consolidation of non-residential components including a convenience store,
café/restaurant, and gym/playground/pool/BBQ area in a central location;
Removal of the theatre and function room components of the development.
The proposal will require consequential changes to conditions to reflect the amended site layout
and updated building number references. We request that Council also amend conditions to
require updated floor plans and elevations to be submitted prior to operational works stage.
We note that condition 4 of the development approval requires the ancillary uses ie. shop,
restaurant, theatre, function rooms to be operated and maintained as a Resort. Further, this
condition requires a letting pool be established on site and made available to all owners of
multiple dwelling units.
We note that it is likely that some permanent residential accommodation will occur on the site,
however it is still intended to operate the ancillary uses ie. convenience store, café/restaurant,
gym and outdoor recreation areas as part of an integrated residential/resort facility.
The current approved development plans are included as Attachment 1 and the proposed new
plans as Attachment 2. A comparison of key layout and perspective plans from the existing and
proposed developments are shown in Figures 1 – 4 below.
The application is before Council due to the scale and significance of the development.
Page 43 of 79
Section 44
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Figure 1 –Approved Layout
Figure 2 – Proposed Layout
Page 44 of 79
Section 45
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Figure 3 - Architect’s Impression of Approved Development
Figure 4 - Architect’s Impression of Proposed Development
SITE DETAILS
1.1. Background
The site is located within Precinct F of the Noosa Springs development at Leslie Drive, Noosa
Heads. Noosa Springs is a master planned residential golf resort, with most development on the
site completed. The subject resort site and an adjoining multiple dwelling site (Precinct E2) have
remained undeveloped and were recently purchased by the applicant.
On the 30 August 2007 Council approved the application for a Material Change of Use - Resort
of 155 Multiple Dwelling Units & Associated Facilities (Theatre, Restaurant, Shops & Function
Rooms), which was assessed under the Superseded Planning Scheme.
Representations were then made, and on the 5 November 2007 Council agreed to amend or
delete 18 of the 102 total conditions pertaining to the development.
On 6 April 2011 an extension to the currency period of the approval for 4 years to 1 November
2015 was agreed.
On 10 September 2015 an extension to the currency period of the approval for 2 years to 1
November 2017 was agreed.
Page 45 of 79
Section 46
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
1.2. Site Description
The site is a 4.262ha irregularly shaped allotment located on the western slopes of a high dune
on the eastern side of the Noosa Springs development and has a frontage to Resort Drive of
approximately 315 metres. Most of the site was used as a sand quarry in the past and the terrain
varies from gentle slopes on the quarry floor to very steep slopes on the excavated batters.
Undisturbed ground surrounding the quarry slopes moderately, averaging roughly 12-15%.
A band of mature open forest is present around the extremities of the quarry area, varying in
width from 10 to 30m along Resort Drive and containing some mature trees. Native vegetation is
also found along the ridgeline of the escarpment to the eastern boundary, adjacent the car park
and Resort Drive to the north. Species present include koala feed trees and koalas have been
observed in the area by Noosa Springs residents, though the site is excluded from the State’s
koala habitat mapping.
The site is bounded by Council land to the east, the Noosa Springs clubhouse to the northwest
and Residential Precincts E1 to the west and Residential Precinct E2 to the south. Precinct E1
has been developed for 42 multiple dwelling units, with Precinct E2 subject to a current
development application for 44 units (MCU15/0109). The Noosa Heads sewerage treatment
plant is located to the north of the site, with land further to the south of the site being National
Park adjacent Lake Weyba. A 3 metre wide pathway reserve runs along the eastern boundary
and is the subject of a current Operational Works application to complete a new pathway
required by the Council subdivision approval that created the subject lot.
Aerial photographs of the site and its surrounds are shown in Figures 5 & 6 below.
Figure 5 – Aerial Photograph of Locality
Page 46 of 79
Section 47
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Figure 6 – Aerial Photograph
2. STATUTORY PROCESS
The proposed change to the development approval requested by the applicant is determined to
constitute a permissible change in accordance with S367 of the Sustainable Planning Act 2009
on the grounds that:
The change would not result in a substantially different development. Whilst the proposed
amendments removes a number of the development’s resort components, reduces overall
gross floor area by 4,379m2 (-20%) and increases population density by 65 persons
(+18.2%) the nature and overall scale of the development is not considered to be
substantially different. Further assessment of the changes is included in Section 3.1 of this
report.
The changes do not trigger a new referral to the State Assessment and Referral Agency.
The original development application was impact assessable and did not attract any public
submissions. The changes do not introduce significant new aspects (such as increases in
height or scale, changes in development footprint or different uses) likely to cause persons
to make submissions on reasonable grounds ; and
The changes do not involve prohibited development.
The application was referred to the Department of Infrastructure, Local Government & Planning
to seek its views in relation to the State concurrence agency requirements applying to the
existing approval. The Department responded on 19 January 2016 advising it has no objection to
the changes.
The application was also referred to Unitywater because the approval includes water and sewer
conditions. Unitywater advised on 20 January 2016 it had no objection to the changes and the
existing water and sewer conditions can be maintained.
Page 47 of 79
Section 48
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
3. ASSESSMENT
3.1. Applicant’s Requested Changes
An assessment of the applicant’s requested changes is provided below.
Condition 2 – Approved Plans
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed below and are as amended
by the conditions herein.
Plan No. Rev. Plan/Document Name Date
OGSS-001-01 G Site Plan Stage 2 18/9/14
…. [continues]
Applicant’s Request
The applicant requests endorsement of the 12 amended proposal plans for the development.
Copies of the current approved plans and new proposal plans are included as Attachments 1 &
2. In relation to the test under the Sustainable Planning Act as to whether the change is
permissible, the applicant submitted:
… the proposal results in only 1 less dwelling compared to the approval and the access layout is
broadly consistent with the approved layout.
The revised plans result in a reduction in overall GFA of approximately 4,401m2 or 20%. Whilst
the reduction in GFA is significant, it is does not result in “substantially different development”,
particularly when considered in context with the overall changes.
Similarly, whilst the changed proposal results in an additional 65 persons (equating to an
increase of about 15 people per hectare), this change is not considered to result in “substantially
different development”.
Furthermore, the bulk, massing and scale of the proposed development remains broadly
consistent with the approved development and provides additional opportunity for landscaping
between buildings to further minimise visual impact of the development particularly on elevated
parts of the site.
The changed proposal replaces the approved hardstand comprising internal roads, parking and
landscaping which was located close to Resort Drive in the south western part of Precinct F and
replaces these with buildings P, Q and R and associated landscaping. It is considered that these
changes result in an improved interface with Resort. …
It is generally agreed that the changes to the development shown on the proposed plans do not
significantly differ from the approved development. A comparison of key built form elements of
both developments are provided in the table below:
Page 48 of 79
Section 49
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Criteria Approved Development Proposal
Population density 356.4 persons 421.4 persons
(48 x 1bd units (16 x 1bd units
87 x 2 bd units 68 x 2 bd units
20 x 3bd units 70 x 3 bd units
Total: 155 Units) Total 155 units)
Gross floor area 21,950 m² max 17,571m²
Building height
storeys 3 storeys max 3 storeys
metres 12 metres 12 metres
Carparking 309 spaces 324 spaces
(50 uncovered &
274 covered)
The primary changes to the development are the 18.2% increase in population density (due to
additional bedrooms) and the 20% reduction in gross floor area. Despite the population density
increase, the scale of the multiple dwelling component has not significantly changed, with the
number of units remaining the same and their overall floor area reduced by around 1,500m2. The
population density also remains within the limit allowed under both the previous Plan of
Development for the site and the current provisions of the Noosa Plan.
Much of the reduction of gross floor area is the result of deletion of common facilities, such as the
theatre, function room and multiple restaurants. The amended proposal still retains common
resort-type facilities of a simpler, rationalised nature. Notably the planning provisions for the site
do not mandate any minimum or specific facilities. The changes to the resort elements are
considered reasonable and reflective of the scale of resort facilities sustainable in the current
economic climate, with the previous approval representing an expansive resort of a type not now
likely to be developed.
It is considered the development can still remain within the intent of the approved development.
Amendments to conditions 4 are recommended later in this report to ensure the provision of an
integrated resort component is achieved.
The amendments to the plans are supported and condition 1 is recommended to be amended to
read:
Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed below and are as amended by the
conditions herein.
Plan No. Rev. Plan/Document Name Date
7038-DA01 02 Masterplan Noosa Springs Resort prepared by Blackburne 14/12/15
Jackson Design
7038-DA02 02 Indicative Sketch prepared by Blackburne Jackson Design 14/12/15
7038-DA03 02 Carparking/Basement prepared by Blackburne Jackson 14/12/15
Design
7038-DA04 02 Ground Floor prepared by Blackburne Jackson Design 14/12/15
Page 49 of 79
Section 50
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Plan No. Rev. Plan/Document Name Date
7038-DA05 02 First Floor prepared by Blackburne Jackson Design 14/12/15
7038-DA06 02 Second Floor prepared by Blackburne Jackson Design 14/12/15
7038-DA07 02 Site Section prepared by Blackburne Jackson Design 14/12/15
7038-DA08 02 Site Section prepared by Blackburne Jackson Design 14/12/15
7038-DA09 02 Indicative Apartment Layouts prepared by Blackburne 14/12/15
Jackson Design
7038-DA010 02 Indicative Apartment Layouts prepared by Blackburne 14/12/15
Jackson Design
7038-DA02 02 Perspective Sketches prepared by Blackburne Jackson 14/12/15
Design
7038-DA02 02 Perspective Sketches prepared by Blackburne Jackson 14/12/15
Design
3.2. Consequential Amendments to Conditions
Given the changes to the development plans, a number of further conditions of the approval
require amendment, as detailed below.
Condition 1 – Plan Amendments
The following changes shall be made to the development:-
Inclusion of soft landscape areas between Buildings A, B & C that allows for planting of tall
trees.
A minimum landscape setback of 2 metres shall be provided to all car parking spaces.
Removal of all buildings (including carports) within the 15 metre setback to the north east
boundary or written confirmation from an appropriately qualified fire consultant that the risk
of bushfire has been addressed by proposed car port design.
Assessment
The amended plans generally address the previous concerns raised in this condition. However,
they provide only a preliminary set of development plans to indicate the siting, scale and layout of
the development. Additional detail is required to address building height, architectural elements
and building profiles, location of stormwater devices and the like. Approval of fully detailed plans
is required prior to proceeding with an operational works application.
It is recommended the condition be replaced with the following:
Prior to the issue of an operational works approval for the development, fully detailed
architectural proposal plans must be submitted for Council approval. Detailed plans must provide
the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with the
development’s 8m/12m building height limits above natural and finished ground levels;
Landscaping areas demonstrating compliance with Condition 5 herein;
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Condition 4 – Resort Requirements
4. The ancillary shops, restaurants, bars, business centre, boardroom, theatre, function rooms
and other ancillary facilities shall be operated and maintained as a Resort. A letting pool
service promoting and managing short term accommodation must also be established on
site and made available to all owners of multiple dwelling units. The community
management statement for any or all bodies corporate having control of the Resort or any
part thereof shall incorporate this condition.
Assessment
The nature and extent of the resort facilities changes under the proposal but the development
can still function as a managed resort with sufficient common facilities and remains subject to the
requirements of this condition.
The application indicates the development is likely to be staged and would be subject to a future
change application to introduce the staging layout. The condition should note that, in order to
reflect the resort nature of the approval, the resort component and facilities should be completed
at an early stage. It is recommended the condition be amended to read:
4. The ancillary shops, restaurant/cafes, bars, business centre, boardroom, theatre, multi-
function rooms, gym and other ancillary facilities shall be operated and maintained as a
Resort. A letting pool service promoting and managing short term accommodation must
also be established on site and made available to all owners of multiple dwelling units. The
community management statement for any or all bodies corporate having control of the
Resort or any part thereof shall incorporate this condition.
Where the development is staged, the common resort facilities must be completed and
operational with the first stage.
Condition 5 – Landscaping
5. The open space and setback areas are to be landscaped in accordance with Council’s
Policy on Landscaping Guidelines and a properly prepared landscape plan prepared by a
suitably qualified Landscape Architect or Horticulturalist. Such landscaping is to be
completed prior to the premises being occupied and maintained at all times thereafter and
shall include:
Planting of koala and glossy black cockatoo feed trees;
Tall canopy trees between the buildings and the eastern boundary to reinforce the
existing vegetation on the adjoining Council land and assist in integrating the
development into its landscape setting. These trees shall be located outside the 15
metre fire buffer required along this boundary.
Tall canopy trees on the landscape embankment to the west and south-west of
proposed Buildings A, B & C to visually break-up the bulk of the buildings while
allowing for filtered views.
Tall canopy trees on the landscaped embankment to the west and south-west of
buildings T and U to establish a continuity of tree canopy down the slope from the
ridgeline to the lower lying areas to assist in integrating the development with its
landscape setting.
Tall canopy trees in the landscape areas on the slopes to the west of buildings F, G,
H, I, J and K to provide a continuous tree canopy across these slopes while allowing
for filtered views to Lake Weyba.
Screen planting along the site’s frontage to Resort Drive, which includes mature
planting.
Page 51 of 79
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Assessment
The condition should be amended to remove the previous references to building numbers, whilst
maintaining the requirement for extensive landscaping throughout the development. It is
recommended the condition be amended to read:
5. The open space and setback areas are to be landscaped in accordance with Council’s
Policy on Landscaping Guidelines, the Bushfire Management Plan for the site and a
properly prepared landscape plan prepared by a suitably qualified Landscape Architect or
Horticulturalist. Such landscaping is to be completed prior to the premises being occupied
and maintained at all times thereafter and shall include:
Planting of koala and glossy black cockatoo feed trees;
Tall canopy trees throughout the site (exclusive of any fire buffer areas) to assist in
visually integrating the development into its landscape setting, partially screen
buildings, and reduce visual building bulk.between the buildings and the eastern
boundary to reinforce the existing vegetation on the adjoining Council land and assist
in integrating the development into its landscape setting. These trees shall be
located outside the 15 metre fire buffer required along this boundary.
Tall canopy trees on the landscape embankment to the west and south-west of
proposed Buildings A, B & C to visually break-up the bulk of the buildings while
allowing for filtered views.
Tall canopy trees on the landscaped embankment to the west and south-west of
buildings T and U to establish a continuity of tree canopy down the slope from the
ridgeline to the lower lying areas to assist in integrating the development with its
landscape setting.
Tall canopy trees in the landscape areas on the slopes to the west of buildings F, G,
H, I, J and K to provide a continuous tree canopy across these slopes while allowing
for filtered views to Lake Weyba.
Screen planting along the site’s frontage to Resort Drive, which includes mature
planting.
Condition 6 – Tree Retention
6. Existing trees on the site and within road reserves are to be retained, except where
required to be removed due to building operations or the conduct of the approved use.
Trees retained on site shall include those identified on Drawing No: 433-EX02 & 433-EX03
prepared by Alan Starkey & Associates and dated June 2007, with all works around the
trees carried out in accordance with Coastland arbour services report dated 15 May 2007.
The landscape plans required to be submitted are to denote areas of existing vegetation or
existing trees to be retained.
Assessment
The reference to the old plan should be removed and a requirement made for a new vegetation
management plan. It is recommended the condition be amended to read:
6. Existing trees on the site and within road reserves are to be retained, except where
required to be removed due to building operations or the conduct of the approved use.
Trees retained on site shall include those identified on Drawing No: 433-EX02 & 433-EX03
prepared by Alan Starkey & Associates and dated June 2007, with all works around the
trees carried out in accordance with Coastland arbour services report dated 15 May 2007.
The landscape plans required to be submitted are to denote areas of existing vegetation or
existing trees to be retained and demonstrate vegetation retention on site and to the Resort
Drive frontage to provide filtered views of the development.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Condition 8 – Building Colours
8. The development’s external colour scheme shall use muted tones of browns, greens and
greys to integrate the development with its landscape setting and ensure the development
does not visually impact on the vegetated skyline. This shall apply to Buildings A to K, U, T
& V only.
Assessment
The reference to the previous building numbers should be removed and a requirement
introduced for plans to demonstrate an appropriate colour scheme to blend with the environment.
It is recommended the condition be amended to read:
8. The development’s external colour scheme shall use muted environmental tones of
browns, greens and greys to integrate the development with its landscape setting and
ensure the development does not visually impact on the vegetated skyline. Detailed plans
shall be submitted and written Council approval obtained prior to commencement of the
development.This shall apply to Buildings A to K, U, T & V only.
Condition 11 – Energy Efficient Building Measures
11. Energy efficient measures shall be incorporated into the development, including the
following at a minimum:
11.1. All hot water systems installed shall be either solar systems; electric heat pump
systems; or gas systems (LPG or natural).
11.2. Energy efficient domestic appliances within all multiple dwelling units.
11.3. Energy efficient lighting devices including compact fluorescent lamps, light emitting
diodes, low voltage lamps shall be used throughout the development.
11.4. Lighting of all dwelling units shall be controlled through occupancy detection devices.
Assessment
This condition is no longer applied under The Noosa Plan and is addressed by Australian
Building Code and other requirements, which change from time to time. It is recommended the
condition be deleted.
Condition 12 – Bushfire
12. The development shall comply with the fire mitigation measures detailed in the Bushfire
Risk Assessment and Mitigation Plan prepared by Bushland protection Systems Pty Ltd
and dated 20 May 2005.
Assessment
The previously approved bushfire plan should be updated to reflect the amended proposal and
current standards for bushfire mitigation to ensure an acceptable level of risk to people and
property. Recent State Planning Policy mapping for development assessments identifies areas
of very high fire danger on the site and it is important the hazard is appropriately assessed. The
development’s limited site footprint provides opportunity to amend building locations should the
need for further changes be identified. It is recommended the condition be amended to read:
12. The applicant must submit a revised Bushfire Management Plan for the development which
reflects the approved plans and demonstrates development shall comply with the fire
mitigation measures detailed in the Bushfire Risk Assessment and Mitigation Plan prepared
by Bushland protection Systems Pty Ltd and dated 20 May 2005 compliance with The
Noosa Plan’s requirements for bushfire and the provisions of the State Planning Policy July
2014 in regard to hazard level.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Condition 16 – Water Efficient Fixtures
16. The proposed development shall have all kitchen, laundry and bathroom fittings that
comply with the AAA Water Conservation Rating System as defined by the AS/NZS 6400
(Water Efficient Products - Rating and Labelling 2003) and AS/NZS 3500 (National
Plumbing and Drainage Standard Part 1.2), with toilets to comply with the AAAA Water
Conservation Rating System. All tap ware and shower roses shall not exceed a maximum
flow of 9 litres per min. Dishwashers and washing machines are excluded from this
requirement.
Assessment
This condition is no longer applied under The Noosa Plan and is addressed by Australian
Building Code and other requirements, which change from time to time. It is recommended the
condition be deleted.
Conditions 23, 29, 30, 31 & 33 –Access & Parking
23. Vehicular access driveways to serve the development shall be constructed from Leslie
Drive (shown on plans as Resort Drive) frontage of the site generally in accordance with
Tate Professional Engineers Plans C1732/05/F/P01 Revision G dated 07/06/07 and
C1732/05/F/P02 Revision H dated 07/06/07.
29. If the turnaround area shown on Tate Professional Engineers Drawing C1732/05/F/SK142-
2 Revision C dated 17/06/07 is required, an access easement shall be created over the title
for Precinct E2 to enable the utilisation of the area of that land required for the manoeuvre.
30. The loading dock and refuse area shall be modified to ensure that Large Rigid Vehicles can
manoeuvre into them safely and shall be located generally as shown on Tate Professional
Engineers Plans C1732/05/F/P02 Revision H dated 07/06/07.
31. Unless legal access has been provided through the adjacent Precinct E2, a turnaround
area as shown on Tate Professional Engineers Drawing C1732/05/F/SK142-2 Revision C
dated 17/06/07 shall be constructed. This may be removed once alternative access
through Precinct E2 has been made available to an appropriate standard.
33. Carparking shall be provided within the site generally as shown on Alan Starkey &
Associates Drawings Numbered 433-GF 11, 12 and 13 dated June 2007. Carparking shall
include a minimum of 307 carpark spaces with 155 of these to be covered carpark spaces
shall be provided on site, including 7 clearly defined disabled carpark spaces and 7
motorcycle/scooter parking spaces.
Assessment
These conditions should be amended to reference the new plans, it is recommended they read:
23. Vehicular access driveways to serve the development shall be constructed from Leslie
Drive (shown on plans as Resort Drive) frontage of the site generally in accordance with
Tate Professional Engineers Plans C1732/05/F/P01 Revision G dated 07/06/07 and
C1732/05/F/P02 Revision H dated 07/06/07.the approved plans.
29. If theWhere any turnaround area or access route is required over the adjacent Precinct
E2shown on Tate Professional Engineers Drawing C1732/05/F/SK142-2 Revision C dated
17/06/07 is required, an access easement [or similar provision] shall be created over the
title for Precinct E2 to enable the utilisation of the area of that land required for the
manoeuvre.
30. The loading dock and refuse area shall be modified to ensure that Large Rigid Vehicles can
manoeuvre into them safely and shall be located generally as shown on Tate Professional
Engineers Plans C1732/05/F/P02 Revision H dated 07/06/07the approved plans.
Page 54 of 79
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
31. Unless legal access has been provided through the adjacent Precinct E2, a turnaround
area as shown on Tate Professional Engineers Drawing C1732/05/F/SK142-2 Revision C
dated 17/06/07 shall be constructed within the development (Precinct F) to Council’s
standards. This may be removed once alternative access through Precinct E2 has been
made available to an appropriate standard.
33. Carparking shall be provided within the site generally as shown on Alan Starkey &
Associates Drawings Numbered 433-GF 11, 12 and 13 dated June 2007the approved
plans. Carparking shall include a minimum of 307324 carpark spaces with 155 274 of
these to be covered carpark spaces shall be provided on site, and including include 7 10
clearly defined disabled carpark spaces and 7 m. Motorcycle/scooter parking spaces may
be incorporated at a rate of 4 spaces equivalent to 1 car space.
Condition 46 – Stormwater Tanks
46. Roof water runoff from any new building should be directed to a rainwater storage systems
or tanks that provide minimum storage of 400,000 litres. Storages and/or tanks shall be
installed to ensure water from the tanks/storages is used for external uses (such as
watering gardens, irrigation, ornamental ponds, water features, topping-up swimming
pools, outdoor cleaning, etc) and for use in flushing of toilets internal to the building. All
rainwater tanks are to be designed and installed in accordance with the Queensland
Development Code (QDC), Part 25 – Rainwater Tanks, and shall be part of the plumbing
application in conjunction with the building approval. The location and capacity of the tanks
shall be clearly shown on the plans submitted for Operational Works approval and any
overflow shall be directed to the road frontage/the stormwater drainage system/etc located
on Leslie Drive.
Assessment
The condition should be amended to remove reference to discontinued QDC provisions and
replace with current provisions. The sizing of tanks to the new development will depend on
calculations required with a new Stormwater Management & Re-use Plan required at Operational
Works stage. It is recommended the condition read:
46. Roof water runoff from any new building should be directed to a rainwater storage systems
or tanks that provide minimum storage of 400,000 litres. Storages and/or tanks shall be
installed to ensure water from the tanks/storages is used for external uses (such as
watering gardens, irrigation, ornamental ponds, water features, topping-up swimming
pools, outdoor cleaning, etc) in accordance with the Water Sensitive Design Code of the
Noosa Plan. and for use in flushing of toilets internal to the building. All rainwater tanks
are to be designed and installed in accordance with the Queensland Development Code
(QDC), Part 25 – Rainwater Tanks, and shall be part of the plumbing application in
conjunction with the building approval. The location and capacity of the tanks shall be
clearly shown on the plans submitted for Operational Works approval and any overflow
shall be directed to the road frontage/the stormwater drainage system/etc located on Leslie
Drive.
Condition 47 – Stormwater Drainage
47. All stormwater drainage (including roof water overflow from the rainwater storage system)
shall be collected and discharged so there is no net increase in stormwater runoff from the
site. Stormwater drainage permitted to drain from the site shall be discharged generally in
accordance with Tate Professional Engineers Drawing Number C1732/05/F/P04 revision H
dated 07/06/07.
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Section 56
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Assessment
The condition should be amended to remove reference to the previous stormwater design and
ensure no net increase in runoff. It is recommended the condition read:
47. All stormwater drainage (including roof water overflow from the rainwater storage system)
shall be collected and discharged so there is no net increase in stormwater runoff from the
site. Stormwater drainage permitted to drain from the site shall be discharged generally in
accordance with Tate Professional Engineers Drawing Number C1732/05/F/P04 revision H
dated 07/06/07 shall be managed so that:
a) there is no net increase in 1 year ARI peak stormwater flows from the site; and
b) the discharge of stormwater from the site does not affect the approved design
residence time of the Noosa Springs Golf Course lake system.
Condition 48 – Stormwater Discharge
48. All stormwater drainage shall be collected on site and discharged to the internal lakes
(within the Noosa Springs development) in accordance with previous approvals.
Assessment
The use of lake systems is no longer a preferred means for treating stormwater from
developments . The lake system for Noosa Springs also now sits on a separate parcel of land
and alternate drainage solutions may be preferable. It is recommended the condition be
amended to reflect the requirements of The Noosa Plan and allow flexibility in the design
approach for the new development.
48. All stormwater drainage shall be collected on site and discharged to the internal lakes
(within the Noosa Springs development) in accordance with previous approvals and
discharged in a manner to ensure no harm to the receiving natural and built environments.
Condition 49 – Stormwater Treatment
49. Stormwater run-off from the carparking areas and the driveways shall have the first flush
(the first 12 mm of rainfall or hose-down) collected in grease/oil arrestors (or similar
devices) provided on site to ensure that polluted run-off such as oil and grease are
separated from the main body of stormwater and do not enter the internal lakes of the
Noosa springs Golf Course.
All other clean stormwater, such as roof water, can be collected on site and discharged
through a single underground drain line directly into the existing drainage system,
bypassing the grease/oil arrestor.
To this end, a detailed maintenance plan shall be prepared for the proposed grease/oil
arrestors, which shall be submitted to the Council for approval prior to obtaining a
Development Permit for Operational Works.
The approved maintenance plan shall be continued to be complied with for the duration of
the approved Use.
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Section 57
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Assessment
The condition applies outdated approaches to water quality management and should be
amended to reference contemporary standards and require a new management plan for the
development. It is recommended the condition be changed to read:
49. Stormwater run-off from the carparking areas and the driveways shall have the first flush
(the first 12 mm of rainfall or hose-down) collected in grease/oil arrestors (or similar
devices) provided on site to ensure that polluted run-off such as oil and grease are
separated from the main body of stormwater and do not enter the internal lakes of the
Noosa springs Golf Course.
All other clean stormwater, such as roof water, can be collected on site and discharged
through a single underground drain line directly into the existing drainage system,
bypassing the grease/oil arrestor.
To this end, a detailed maintenance plan shall be prepared for the proposed grease/oil
arrestors, which shall be submitted to the Council for approval prior to obtaining a
Development Permit for Operational Works.
The approved maintenance plan shall be continued to be complied with for the duration of
the approved Use. must be treated to prevent prescribed water contaminants and nutrients
discharging from any part of the site at concentrations that are likely to cause
cyanobacteria, algal outbreak or other adverse reaction within the Noosa Springs Golf
Course lake system or other receiving waters.
The application for Operational Works must include a Water Quality Management Plan
submitted to the Council for approval prior to obtaining a Development Permit for
Operational Works.
Where stormwater runoff from the site will enter the Noosa Springs Lake System, the
Water Quality Management Plan must be endorsed by an aquatic scientist or equivalent
expert in the field of water quality management, and include the following information:
MUSIC Modelling and calculations to demonstrate that concentrations of Total Nitrogen,
Total Phosphorous and prescribed water contaminants at risk of occurring in runoff from
the developed site will be no more than pre-development concentration, or be of a
concentration that is compatible to the water quality needs of the lake system.
Monitoring protocol to confirm that any nutrients or prescribed water contaminants at risk
runoff from the development site is not responsible for adverse water quality matters within
the Noosa Springs Lake System.
Where waters will bypass the Noosa Springs Lake System, the Water Quality Management
Plan must include calculations certified by an RPEQ to demonstrate the following will be
achieved:
the design residence times of the Noosa Springs Golf Course lake system are
maintained;
an 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous
and 45% reduction in Total Nitrogen prior to discharge of stormwater from the site.
The maintenance Schedule within the approved Water Quality Management Plan must be
included within the Community Management Statement prior to commencement of use.
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Section 58
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Condition 64 – Infrastructure Contributions
64. Monetary contributions shall be paid to Noosa Council towards the cost of providing and/or
upgrading various infrastructure at the rates applicable at the time of payment. An estimate
only of the contribution amounts under the current Council policies and requirements is
outlined in the table below:
Contribution Required For: Amount:
PSP16 – Sewerage Headworks Contributions $142,959
PSP17 – Water Supply Headworks Contributions $456,837
PSP20 – Pathway Trunk Network Contributions $65,473
$665,269
TOTAL Contribution Amount =
Please note that these amounts are all subject to variations in the Consumer Price Index, All
Groups Brisbane from June 2007 until the date of payment.
All contributions must be paid prior to the issue of a Development Permit for Operational
Works.
Alternatively a trading bank guarantee shall be submitted to Council plus 20%. Should the
contributions not be paid at the due time, Council shall call upon the trading bank
guarantee in full.
Processing of bonds for security where specific Council approval has been given for the
bonding of contributions will incur an administration fee in accordance with Council’s Land
Development Commercial & Regulatory Fees at the time of lodgement.
Assessment
The changes to the mix of unit sizes result in differing contributions under this infrastructure
charges condition and the Consumer Price Indexation can be updated. The condition should
therefore be amended to read:
64. Monetary contributions shall be paid to Noosa Council towards the cost of providing and/or
upgrading various infrastructure at the rates applicable at the time of payment. An estimate
only of the contribution amounts under the current Council policies and requirements is
outlined in the table below:
Contribution Required For: Amount:
PSP12 – Public Open Space Contributions
(Not applicable in accordance with Council letter dated 24 January 1996 $0.00
and Council Decision of 1 November 2007)
$142,959
PSP16 – Sewerage Headworks Contributions
$214,056
$456,837
PSP17 – Water Supply Headworks Contributions
$705,535
$65,473
PSP20 – Pathway Trunk Network Contributions
$109,088
$665,269
TOTAL Contribution Amount = $1,028,679
Please note, that these amounts are all subject to variations in the Consumer Price Index, All
Groups Brisbane from June 2007 December 2015 until the date of payment.
All contributions must be paid prior to the issue of a Development Permit for Operational
Works commencement of the use.
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Section 59
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Alternatively a trading bank guarantee shall be submitted to Council plus 20%. Should the
contributions not be paid at the due time, Council shall call upon the trading bank
guarantee in full.
Processing of bonds for security where specific Council approval has been given for the
bonding of contributions will incur an administration fee in accordance with Council’s Land
Development Commercial & Regulatory Fees at the time of lodgement.
Condition 65 – Bank Guarantee
65. In the event that the Development Permit for Material Change of Use of Premises lapses or
is cancelled, the trading bank guarantee will be returned.
Assessment
Bonding of development contributions is no-longer Council practice and the condition should be
deleted.
Condition 70 – Waste Disposal
70. Waste Disposal shall comply in general with the Precinct F Operational Waste
Management Plan dated September 2006.
Assessment
The previous Waste Management Plan should be updated to reflect the new proposal. It is
recommended the condition be amended to read:
70. Waste Disposal shall comply in general with the Precinct F Operational Waste
Management Plan dated September 2006 with an approved Waste Management Plan
prepared in accordance with Council’s PSP 11 Waste Management Plans. The Waste
Management Plan must be submitted to Council for approval prior to the issuing of a
development permit for Operational Works.
Advisory Notes 1 & 2 – Infrastructure Charges
The previous advisory notes regarding the infrastructure charges should be amended to reflect
the new proposal and read:
1. The applicant is advised that this “Change to an Existing Approval” will result in
amendments to the development contributions and infrastructure charges for the amended
development proposed in Blackburne Jackson Architects plan no’s 7038-DA01 and 7038-
DA04 and based on the following Uses Class/ Uses and applicable quantities:
Existing Development Approved Development
Existing Use Class
Existing Quantity Approved Use Class / Use Approved Quantity
/ Use
16 x 1 Bedroom Units
Multiple Housing –
68 x 2 Bedroom Units
Type 4 – Conventional
70 x 3 Bedroom Units
1 Lot & Dwelling
(Refer to contributions Commercial Business –
Detached House Type 1 – Office
paid under 22980 DA
Lot Reconfiguration) (Reception 80 m2
159 m2 Use Area
Back of house 25 m2
Night managers office 25 m2
Refuse room 29 m2)
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Section 60
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Existing Development Approved Development
Existing Use Class
Existing Quantity Approved Use Class / Use Approved Quantity
/ Use
Entertainment & Dining
Business – Type 1 – Food & 165 m2 Use Area
Beverage (indoor 75m2 +
(Café 75 m2 outdoor 90m2)
Outdoor Dining 90 m2)
Entertainment & Dinning
Business – Type 2 –
Recreation, amusement and
fitness (Tourist facility)
(Multipurpose Room 30 m2 162 m2 Use Area
Amenities 60 m2
Gymnasium 60 m2
Pool Equipment 12 m2)
Retail Business – Type 2 –
Shop 50m2 Use Area
(Convenience 50 m2)
2. This Development Permit for a “Change to an Existing Approval” will trigger amendments to
be made to the “Infrastructure Charge Notices” originally issued and advised in Advisory
Notes 2 and 11. Amended Infrastructure Charge Notices will be issued for the estimated
amounts of:
i) Coastal Major Road Network Infrastructure Charges Plan = $487,640.00; and
ii) Public Transport and Stormwater networks = $264,271.00
These amounts are subject to variations in the Consumer Price Index, All Groups Brisbane
from December 2015 until the date of payment.
4. CONCLUSION
The application seeks to change the existing development approval for a resort of 155 multiple
dwellings and associated facilities within Precinct F of the Noosa Springs master planned estate.
The changes seek to substitute more contemporary building designs, amend the mix of unit
sizes, consolidate the common resort facilities and remove some components such as a theatre
and function room. The changes result in an 18% increase in population density (due to
additional bedrooms in the units) and a 20% reduction in gross floor area but remain within the
previously applied development parameters for the site and The Noosa Plan’s provisions for
these aspects. The number of units remains unchanged and the footprint of the buildings remains
similar. The changes are considered to be supportable under the Sustainable Planning Act
provisions for a permissible change.
The intent of the existing approval was for multiple dwellings with integrated resort components
and booking/management functions. The amended development will remain subject to the
approved use type and condition 4 in this regard and still retains common resort-type facilities of
a simpler, rationalised nature.
The previously approved development plans are relatively schematic and the proposed new
plans are also limited in their number and level of detail. Amended conditions are recommended
requiring fully detailed plans and updated management plans for the site prior to Operational
Works approval stage.
The application is recommended for approval, subject to amended conditions.
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Section 61
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Departments/Sections Consulted:
Chief Executive Officer X Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
X Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 61 of 79
Section 62
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
4 P&E COURT APPEAL D384/16 FOR A DEVELOPMENT APPLICATION FOR
OPERATIONAL WORKS PLACING AN ADVERTISING DEVICE - SIGNAGE AT 78-80
RENE STREET, NOOSAVILLE - OPW15/0214
Author Coordinator Planning, Denis Wallace
Planning & Infrastructure Department
Index ECM/Application/OPW15/0214 & Case D384/16
Attachments Nil
APPLICATION DETAILS
Applicant Storage First
Proposal Development Permit for Operational Works Placing an
Advertising Device - Signage
Appeal Filed 1 February 2016
PROPERTY DETAILS
Property Address 78-80 Rene Street, Noosaville
RP Description Lot 279 CP 865180
Land Area 10920m²
Existing Use of Land Industrial Warehouse (Self Storage Facility)
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Assessment Type Code
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Organisation
Committee Meeting dated 1 March 2016 regarding Planning & Environment Court Appeal
D384/16 and agree to defend the appeal.
Page 62 of 79
Section 63
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
REPORT
A report on a Development Application for Material Change of Use for Operational Works for
Placing Advertising Devices (Signage) at 78-80 Rene Street, Noosaville was considered by
Council at its Ordinary Meeting on 14 January 2016. Council resolved to refuse the application
citing three reasons.
An appeal was lodged with the Planning and Environment Court on 1 February 2015 by the
applicant. The appeal seeks to overturn Council’s decision to refuse the application.
It is in order for Council to defend the appeal and the recommendation is worded accordingly.
Previous Council Consideration
Ordinary Meeting 14 January 2016, Item 7, Page 5
That Council note the report by the Manager, Planning & Environment to the General Committee
Meeting dated 11 January 2016 regarding Application No. OPW15/0214 for a Development
Permit for Operational Works - Signage situated at 78-80 Rene Street, Noosaville and refuse the
application for the following reasons:
1. The application proposes signs in excess of 4m2 sign face area and total signage area on
the premise in excess of 10m2, which are inconsistent with the Overall Outcomes of The
Noosa Plan’s Advertising Devices Code;
2. The proposal represents excessive signage for a single business that will result in
unnecessary visual clutter and dominate the streetscape.
3. The signage is incompatible with the existing and preferred streetscape character and is
contrary to the Advertising Devices Code.
Finance & Risk
There will be significant costs for Council involved in defending the appeal and it is premature to
advise on the appeal prospects at this stage.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 63 of 79
Section 64
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
5 DEVELOPMENT ASSESSMENT - UPDATE REPORT TO 31 DECEMBER 2015
OCUMENT INFORM AT ION
Author Manager, Planning & Environment, Kerri Coyle
Planning & Infrastructure Department
Index ECM/Subject/Branch Management/Planning & Infrastructure
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Manager, Planning & Environment to the Planning &
Organisation Committee Meeting dated 1 March 2016 providing an update on the activities
undertaken by the DA Planning Team for the period 1 October to 31 December 2015
REPORT
The purpose of this report is to advise Council of the DA Planning Team’s activities for the
second quarter of the 2015-16 financial year – 1 October 2015 to 31 December 2015.
The DA Planning Team undertakes a range of activities primarily in relation to the implementation
of The Noosa Plan with requirements largely governed by the Sustainable Planning Act 2009
(SPA). These activities include:
1. Provide expert planning & engineering advice to developers, local residents, other
Council departments and state agencies about land use land use and development
including pre-lodgement meeting services.
2. Manage the assessment of Development Applications including the project
management of Material Change of Use, Reconfiguring a Lot, Operational Works,
Preliminary Approval for Building Works, Referral Agency, and Plan Sealing applications.
3. Manage Appeals including responding to and defending Planning & Environment Court
appeals against Council planning decisions; undertaking without prejudice and mediation
meetings to resolve planning appeals; and responding to requests to change existing
development approvals given via Court Orders
4. Development Construction Compliance which ensures that both private and Council
infrastructure is constructed in accordance with the relevant Operational Works approvals,
current standards and best practice methods.
5. Audit of Development Approvals for compliance with the Decision Notice and conditions,
receipting and release of planning performance bonds; proactive audit of advertising
devices under The Noosa Plan; and response to complaints regarding breaches of the
planning scheme requirements and development approvals.
6. Provide Written Searches, Certificates and Advice that may be requested by the
general public, conveyance solicitors, development consultants and developers when
considering buying, developing, starting/expanding a business, building or renovating a
house, applying for a liquor licence.
7. Provide advice on signage controlled by the Local Law; respond to complaints
regarding breaches of the Local Law provisions; and proactive audit of signage controlled
by the Local Law.
8. Infrastructure Planning & Charges, including preparation of the Local Government
Infrastructure Plan for Noosa; and issue and collection of infrastructure charges.
Page 64 of 79
Section 65
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
1. Finance
The budget for Development Assessment (DA) comprises three major revenue streams including
application fees, searches and infrastructure charges, with infrastructure charges being a capital
contribution. While significant revenue is budgeted for each financial year, no revenue is
received for some activities undertaken by the team such as general enquiries, compliance
action against breaches of development approvals and the planning scheme, development
appeals, infrastructure planning etc. These activities form a community service obligation
component and amount to approximately 36% of officer’s time based on a Branch Activity
exercise carried out in late 2014 for the DA Service Review.
For the year to date, revenue from applications and searches has exceeded the expected budget
by $189,186. Expenditure is below budget for the same period.
Infrastructure Charges receipted ($2,119,789) is also significantly higher than the expected
budget ($1,223,245). This is due to the final stages of Doonella estate being completed and
Stage 4 of Greenwood Grove completed. Overall, the Development Assessment budget for year
to date is in a sound position, with some adjustments made as part of BR3 to reflect the
increased fees and charges received.
Development Assessment
Page 65 of 79
Section 66
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Infrastructure Planning & Charges
Waiver or Partial Waiver of Development Application Charges
Council’s adopted Fees and Charges include a provision for the Director, Planning and
Infrastructure to “partially or wholly waive a development fee where strict application of the
schedule fee is obviously unreasonable for the type of application being received.”
The tables below set out a summary of each application where a partial waiver of the
development application fees was granted or refused for the period 1 October 2015 to 31
December 2015.
Page 66 of 79
Section 67
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Application No Applicant Application Details Fees & Charges Fee approved
Policy
MCU15/0111 & Palm Lake Extensions to Fee multiplier x $31,017
REC15/0031 Works Pty Ltd retirement village 3 applicable
proposal – Pearsons
Rd & Trading Post
Lane Cooroy
The application seeks approval for a Material Change of Use to add 56 dwellings to the existing
approved retirement village and involves 2 new additional neighbouring parcels of land. One of
the parcels is zoned rural and raises a degree of zoning conflict over that land, however, it will
contain only 6 of the additional 56 dwellings.
The base fee of $31,017 for the MCU & REC is relatively substantial and will cover our
assessment costs - therefore no further inconsistent use fee multiplier is considered necessary
in this instance.
Application No Applicant Application Details Fees & Charges Fee approved
Policy
OPW15/0225 P Crumpston & 54 Pines Rd Cooroy $4,390 $4,390
P Sweetapple
Operational Works for
Stormwater, Drainage,
Landscaping
The applicant proposes that a fee reduction is appropriate as the subject site is a large rural
property and maintains that the proposed works are not significant.
The scheduled fee is calculated on the area of the site and not the size of the proposed works.
The area of work to be assessed has been calculated at approximately 2500m2 – 3000m2 and
triggers the maximum capped fee as detailed in the schedule of $4,390 for a site between 1400
– 5000m2
Therefore the fee reduction proposal is not supported on this basis.
Application No Applicant Application Details Fees & Charges Fee approved
Policy
OPW15/0231 Thomco Pty 215 David Low Way $1,614 $1,614
Ltd Peregian Beach
The application was triggered by a compliance matter in relation to filling of the site and will
require conditions from engineering and environment. The intent is to “stockpile” material on the
site for filling of part of the site the subject of the Material Change of Use for the shopping
centre. Under the circumstances it is recommended that the request be refused as this is the
minimum fee that would generally apply for this type of application.
Page 67 of 79
Section 68
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
2. Customers
Development Application & Searches
The following table identifies the total number of applications and searches lodged as at 1
October 2015 to 31 December 2015.
DESCRIPTION 1/7/2015 – 30/09/2015 1/10/2015-31/12/2015
Applications
Material Change of Use 42 38
Reconfiguring a Lot 11 12
Operational Works 30 34
Operational Works (Veg Removal) 47 25
Preliminary Approval for Building Works 10 5
Referral Agency 8 24
Pre-lodgement Meetings 8 8
Plan Sealing 7 15
Searches/Certificates/WA
Flood Search 63 49
Planning & Development Certificates 32 34
Written Advice 12 9
Standard Property Search 41 76
Appeals
Since 1 January 2014 there have been a total of 19 appeals over development matters in the
Noosa area, a number of which commenced with Sunshine Coast Regional Council.
There are 6 current appeals including:
Noosaville Medical & Professional Centre – Application to change conditions of a mixed
use development at 90 Goodchap Street, Noosaville.
Creekgold – Application for a mixed use development (service station, shop, fast food
restaurant, car wash, self-storage facility and tourist park) at 125 Myall Street, Cooroy.
QIC Noosa Civic Pty Ltd – Application for a mixed use shopping centre expansion and
operational works at 28 Eenie Creek Road, Noosaville.
Milligan – Application for a large scale poultry farm at Top Forestry Road, Ridgewood.
Como Glass House – Application for Cultivation Type 2 Intensive at Lake Macdonald
Drive, Lake MacDonald
Iluka - Application to clear vegetation within the covenant area adjacent Settlers Cove
Units, Serenity Close, Noosa Heads
Appeals Lodged Appeals Settled Appeals Appeals that Current Appeals
Withdrawn went to Trial with Council
19 5 4 4 6
Page 68 of 79
Section 69
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Development Audit and Compliance
The table below identifies the number of development related compliance matters that were
investigated between 1 October 2015 to 31 December 2015. The number of compliance matters
carried out is significantly lower than previous quarters due to the matters not being recorded
accurately during this time, this is due to the compliance officer being on leave. An estimate of
the number of audits carried out on newly completed developments is also highlighted.
Oct to Dec Jan to Mar April to June July to Sept Oct to Dec
2014 2015 2015 2015 2015
COM* 4 18 15 33 3
RM* 27 38 22 29 30
Audits 25 25 25 25 22
* COM is the Tech 1 reference used for compliance/breach matters
* RM is the Tech 1 reference used for management of customer requests. RMs recorded here
are only those enquiries received which relate to compliance breaches.
Development Construction Compliance
There are a number of more significant development projects that are currently under
construction in the Shire including:
1. OPW14/0197 Doonella Stages – final stages are nearing completion.
2. OPW14/0353 1 Wilgee Court Cooroy - a 9 lot subdivision recently completed.
3. OPW14/0165.01 148 Eumundi Noosa Road - Renovation of the old Bunnings Site for
Mazda caryard and workshop. Construction ongoing.
4. OPW15/0044 Garnet Street Stormwater Crossing being a $2,000,000 project and part of
the Greenwood Grove Development. This work is nearing completion and has been
delayed due to third party agency works and weather.
5. 142008.476.05 Straker Drive, Greenwood Grove Stage 4 which is a 23 Lot Subdivision has
been completed. Stage 5 is expected to commence shortly following issue of Operational
Works approvals.
6. OPW15/0099. 19 Trading Post Rd Cooroy. 164 Lot Subdivision (Retirement Village) Bulk
Earthworks have started and Council has recently received the civil Operational Works
application.
7. OPW15/0134 60 Hofmann Dr Noosaville. 30 Unit development is currently under
construction.
During construction, officers undertake regular and targeted inspection of the construction sites,
to ensure works proceed in accordance with the conditions of approval and meets required
standards. It also ensures that any infrastructure provided to Council as an asset is of an
acceptable standard by undertaking “On Maintenance” and “Off Maintenance” inspections.
3. People
The Development Assessment area currently has 15.5 equivalent persons in the team to deliver
the range of activities, including 3 planners, 2 engineering officers and 1 infrastructure plan and
charges officer.
The activities undertaken by Development Assessment are currently delivered predominantly
internally with specialist consultants engaged dependant on the application assessment
requirements including hydrology, economic, environmental (odour) and noise.
Page 69 of 79
Section 70
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
In November 2015, 1 planner commenced long service leave for 3 months, with a second
planner also taking extended leave from February 2016 to November 2016. A development
planner’s position for 12 months was advertised to maintain service levels during this time and
was filled in November 2015. There have also been changes in administration staff due one
administration officer retiring. Changes in staff impact on the team’s ability to maintain the same
service levels due to the specialised nature of the work and time required to train staff.
There are also number of staff in the team, including 2 engineering officers and a further
administration officer who may be considering retirement in the near future and succession
planning will be an important consideration going forward.
Previous Council Consideration
Ordinary Meeting, 19 November 2015, Item 8, Page 10
That Council note the report by the Manager, Planning & Environment to the Planning &
Organisation Committee Meeting dated 10 November 2015 providing an update on the activities
undertaken by the DA Planning Team for the period from 1 July 2015 to 30 September 2015.
Finance & Risk
Refer to Section 1 – Finance
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Management Accountant - Finance
Departments/Sections Consulted:
Chief Executive Officer Community Services x Corporate Services
Executive Officer to the Mayor & CEO Community Facilities x Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 70 of 79
Section 71
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
CORPORATE SERVICES DEPARTMENT REPORTS
Procurement and Fleet
6 FLEET MANAGEMENT - UPDATE REPORT TO DECEMBER 2015
DOCUMENT INFORM AT ION
Author Manager Procurement and Fleet, Phill Parkman
Corporate Services Department
Index ECM/ Subject/ Fleet Plant and Equipment Management
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Manager Procurement and Fleet to the Planning &
Organisation Committee Meeting dated 1 March 2016 providing an update on fleet management
activities for the period 1 October to 31 December 2015.
REPORT
Fleet management oversees the maintenance and replacement of Council’s vehicles plant and
equipment to ensure that internal customers can provide established levels of service to the
Noosa community.
Data collected continues to be collated to allow regular reporting of performance to Council. Fleet
management provides four monthly reports to Council on its performance in addition to flagging
any emerging issues that may need discussion.
General Fleet Summary
The following table provides a summary of the current fleet pool. Council currently utilises 241
active vehicles and plant fleet items (including yellow plant and minor plant) to service the
community. Council now owns 200 items of the fleet pool.
Fleet Class Number Leased /
Owned
Passenger vehicle – leased 12 Leased
Light commercial vehicle – leased 29 Leased
Light commercial vehicle 31 Owned
Truck – tipper, flat tray >4.5T GVM 27 Owned
Backhoe, Loader, Roller, Compactor, Bobcat 7 Owned
Grader, Excavator 3 Owned
Large truck, bus, prime mover, street sweeper, water cart, EPV 8 Owned
General plant > $5k replacement cost, forklift, tractor, ride-on mower, 22 Owned
gravel crusher, low loader, trailer
Minor plant <$5k (includes trailers, chainsaws, pole saws, leaf blowers 102 Owned
& other minor plant)
Total 241
Page 71 of 79
Section 72
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Council still leases 41 passenger and light commercial vehicles with leases due to expire in
2015/16 and 2016/17. These remaining vehicle leases were transferred to Council as part of de-
amalgamation. Lease versus buy analysis outcomes show that leased vehicles should be
purchased on replacement when the existing leases expire. For the 2015/16 year approximately
32 leases were due to be replaced with purchased vehicles (unless an economic benefit is
otherwise presented – i.e. renegotiation of the extension to the lease to the favour of Council). To
date approximately 20 vehicles are scheduled to be replaced over the coming few months.
Operating Model
The Fleet and Procurement branch currently consists of 5 staff including the Manager,
Procurement & Fleet, Procurement Advisor, Maintenance Supervisor and 2 x Fleet Officers. The
focus of the Fleet Management staff is now on co-ordination and logistics regarding the fleet
pool. This new operating model (recommended following the fleet review) allows better
management of maintenance and replacement activities and will also allow collation and analysis
of information for better decision making.
Budget and Year to Date Performance
As at the end of December 2015 fleet operating expenditure has achieved 46% of full year
budget compared to the year to date benchmark of 50%. Costs are recovered via the charging of
plant to other areas of Council via an internal charging process to ensure costs are appropriately
captured in operating and capital programs.
Description Value
($’000)
Dec YTD Actual Expenditure $1,207
YTD Budget Expenditure $1,355
Variance (underspent) $148
% of Budget Spent 46%
Costs, such as lease costs and fuel expenditure are consistent throughout the year for passenger
and light commercial vehicles. Other costs, such as vehicle maintenance is actioned on a
scheduled basis where possible with reactive maintenance undertaken as required.
The expenditure budget lines shown in the graph below contribute to 81% of the overall fleet
operating budget. The graph shows that maintenance costs are tracking slightly above budget
and are being offset by positive variances in lease, fuel and tyre costs (with lease costs reducing
as vehicles are being replaced). The over expenditure in maintenance is a result of the condition
of plant and vehicles transferred to Noosa which will be addressed in time as the replacement of
the older plant items occurs.
Tyre costs are running under budget due to the improved monitoring and competitive
procurement of replacements.
Page 72 of 79
Section 73
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
72,889
Corporate Overhead Charges
145,777
194,540
Leases - Motor Vehicles
540,877
224,074
Depreciation Fleet
445,380
187,415
Fleet - Maintenance
377,335
228,344
Fleet - Fuel Costs
531,557
20,005
Materials - Tyres
103,531
Actual Spend YTD Current Budget
Approximately 20% of the fleet budget is spent on fuel. Year to date fuel costs of $228,344
equates to 201,633 litres, with Council paying on average $1.13 per litre. Council utilises the
state government contract fuel arrangement and receives a significant discount at the pump
compared to retail rates.
50,000
45,000
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
Jul 15 Aug 15 Sept 15 Oct 15 Nov 15 Dec 15
Fuel Usage (L) Fuel Spend ($)
Plant and Fleet Replacement Program
A 10 year capital replacement program has been developed for Council’s fleet and plant following
an urgent review undertaken in 2014. The review included condition assessments being
undertaken for all plant and vehicles to develop a forward replacement program and ensure risks
associated with safety and cost was mitigated. Ongoing condition assessments are now being
undertaken by the Manager and Maintenance Supervisor, with the forward replacement program
amended as necessary.
Page 73 of 79
Section 74
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
The 2015/16 capital budget includes $2.3 million for plant and vehicle replacement, and the
Manager has been actively managing the program with flexibility required to address emerging
issues.
As at the end of December 2015, $1.3 million of the program has been expended or committed. 2
new backhoes have recently been commissioned with a further 7 trucks and 20 vehicles to be
purchased over the next quarter.
Plant and Fleet Utilisation
The fleet team is currently collecting utilisation data for each piece of plant via monthly odometer
and hour meter records. Utilisation is a useful tool to assess if vehicles are achieving expected
usage levels, by comparing usage (km or hours) to an expected annual industry benchmark for
each class of fleet item. Utilisation variances (particularly underutilisation) to the benchmark can
be analysed to determine if they are appropriate based on the specific plant item or whether the
original investment decision was warranted.
Ongoing utilisation assessment will be undertaken as part of Council’s fleet procurement to
determine if individual fleet items are necessary as part of Council’s operations or other forms of
procurement may be more appropriate. Discussions regarding fleet utilisation are held on a
regular basis to ensure informed fleet asset investment decisions are made.
Systems and Processes
The fleet team has been progressing the development of the fleet system in the Technology One
system to automate a number of activities including procurement and maintenance scheduling.
Minor plant scheduling is now operational in the T1 system with scheduled maintenance for fleet
items still in development. The next stage of system development will involve improving the
reporting capability to allow more in-depth analysis of performance. This activity is still ongoing
as expanded data becomes available.
Emerging Issues
Moving forward the fleet team will be keeping abreast of changes in the industry and the potential
impact on Council, in particular the changes surrounding alternative energy.
Previous Council Consideration
Nil.
Finance & Risk
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Financial Services
Page 74 of 79
Section 75
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services x Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries x Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 75 of 79
Section 76
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Property and Facilities
7 NOOSA HOLIDAY PARK & CAMPGROUNDS - UPDATE REPORT TO 31 DECEMBER
2015
DOCUMENT INFORM AT ION
Author Property and Facilities Manager, Clint Irwin
Corporate Services Department
Index ECM/Subject: 8.16 Camping and Caravan Facilities (General)
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Property and Facilities Manager to the Planning &
Organisation Committee Meeting dated 1 March 2016 providing an update on operations of the
Noosa Holiday Park and Campgrounds for the period 1 October 2015 to 31 December 2015.
REPORT
Noosa Shire Council operates one holiday park and two campgrounds which offer a wide variety
of unique experiences for visitors. These Council business activities operate under a
management agreement with varying terms to suite the scale of the operation. These
agreements are administered by Council’s Property and Facilities unit.
FINANCIAL PERFORMANCE
The following tables outline the operating financial performance for each activity for the quarter
ending December 2015. Specific commentary relating to financial performance for each activity is
as follows:
Boreen Point Campground 2015/16 2015/16 2015/16 % YTD
Current YTD YTD Current Variance
Budget Budget Actuals Budget
Total Revenue 380,000 234,500 228,315 60.1% (6,185)
Total Expenditure 326,532 164,549 147,334 45.1% 17,215
Operating Surplus / (Deficit) 53,468 69,951 80,980
Key Comments Boreen Point Campground
Overall year to date operating position is favourable due to good weather conditions over the
holiday periods.
Expenses are slightly behind budget due to timing of contractor invoicing.
Page 76 of 79
Section 77
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Noosa River Holiday Park 2015/16 2015/16 2015/16 % YTD
Current YTD YTD Current Variance
Budget Budget Actuals Budget
Total Revenue 1,976,600 1,066,800 1,072,673 54.3% 5,873
Total Expenditure 1,390,420 714,524 721,888 51.9% (7,364)
Operating Surplus / (Deficit) 586,180 352,276 350,785 (1,491)
Key Comments Noosa River Holiday Park
Overall year to date operating position favourable.
Expenses are higher than budget primarily due to a water leak which is being investigated by
Unitywater and Council’s Building and Plumbing Services team.
North Shore Campground 2015/16 2015/16 2015/16 % YTD
Current YTD YTD Current Variance
Budget Budget Actuals Budget
Total Revenue 537,604 329,048 329,357 61.3% 309
Total Expenditure 431,265 245,952 247,534 57.4% (1,582)
Operating Surplus / (Deficit) 106,339 83,096 81,823 (1,273)
Key Comments Noosa North Shore Beach Campground
Overall year to date operating position favourable.
The capacity of the site is being reduced so that operations will be contained within the
property boundaries. The site will be subject to an upcoming Masterplan in order to inform
Council of requirements, associated costs and staging options for the upgrading of the facility
retaining a ‘nature-based’ low impact approach to the site and style of facilities provided. The
impact on ongoing profitability (if any) will be assessed and reported.
Total Business Activity 2015/16 2015/16 2015/16 % YTD
Current YTD YTD Current Variance
Budget Budget Actuals Budget
Total Revenue 2,894,204 1,630,348 1,630,344 55.9% (3)
Total Expenditure 2,148,217 1,125,025 1,116,757 44.7% 8,268
Operating Surplus / (Deficit) 745,987 505,323 513,588 8,265
PARK OCCUPANCY PERFORMANCE
The below table summarises occupancy data for the period 1 October 2015 to 31 December
2015. The table highlights a 94.42% occupancy rate for Noosa River Holiday Park (with powered
caravan sites at 99.37% occupancy) which reflects its geographical position and popularity with
the market and generations of return users. The Noosa North Shore and Boreen Point
Campgrounds’ lower occupancy rates reflect that these facilities are more remote and offer a
different experience.
Park Occupants Average Stay % Site
(Days) Occupied
Boreen Point 4,621 2.52 41.52%
Noosa River 6,187 2.93 94.42%
North Shore 4,346 3.42 58.22%
Page 77 of 79
Section 78
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
MAINTENANCE
Maintenance for each location is undertaken according to established budget allocations, taking
into account reactive needs responsibilities under management agreements and ultimately will be
based on asset management plans once they are finalised. Condition assessments have been
undertaken internally and will be reviewed independently as part of the ongoing Council building
condition assessment project.
MANAGEMENT AGREEMENT STATUS
1. Noosa River Holiday Park – Interim 5 month agreement to commence 1 March 2016.
2. Boreen Point Campground – Current 3 year agreement due to expire 6 April 2017 with 2
further 1 year options subject to satisfactory performance.
3. Noosa North Shore Beach Campground – Current 3 year agreement expired 31 July 2015
and the first 1 year option commenced 1 August 2015.
Previous Council Consideration
Ordinary Meeting, 19 November 2015, item 16, Page 12
That Council note the report by the Property and Facilities Manager to the Planning and
Organisation Committee Meeting dated 10 November 2015 providing an update on operations of
the Noosa River Holiday Park, Boreen Point Campground and Noosa North Shore Beach
Campground for the period 1 July 2015 to 30 September 2015.
Ordinary Meeting, 19 November 2015, Item 15, Page 12
That Council note the report by the Property and Facilities Manager to the Planning &
Organisation Committee Meeting dated 10 November 2015 and authorise the CEO to enter into
an extension to the current interim management agreement with Anvera Pty Ltd trading as
Dineen Tourism Management Park Pty Ltd for 5 months commencing 1 March 2016.
Ordinary Meeting, 4 June 2015, Item 10, Page 18
That Council note the report by the Property and Facilities Manager to the General Committee
Meeting dated 1 June 2015 and authorise the exercise of the option to extend the current
management agreement for the Noosa North Shore Beach Campground for a further one (1)
year period commencing 1 August 2015.
Finance & Risk
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Director Corporate Services
Property and Facilities Manager
Property Officer
Page 78 of 79
Section 79
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 1 MARCH 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws X Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
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