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Information Request Response_OPW24-0142 17092025
17 September 2025
Our Reference: 676
Council File Reference: OWP24/0142
Noosa Shire Council
BY EMAIL TRANSMISSION
[email protected]
Attention: Engineering Officer – Diogo Carrico
Dear Diogo,
RE: RESPONSE TO INFORMATION REQUEST
Development Application for Operational Works (Drainage Works, Earthworks,
Landscaping, Roadworks Stormwater) on land at Lakelands Resorts 396 and 2/396 Lake
Cooroibah Road, Cooroibah, QLD, 4565 (legally described as Lot 1 GTP1928 and Lot 2
GTP1926)
I refer to Council’s Information Request dated 23 October 2024 issued in respect of the above
application. Each of Council’s request items have been set out and responded to below. The following
supporting information is enclosed with this response.
Attachment 1 Overall Site Plan
Attachment 2 Proposed Bin Enclosure
Attachment 3 Road Section Details
Body Corporate
Item 1 – The subject application relates to a lot (Lot 2 GTP1926) which is under a body corporate with
Lot 1 GTP (owned by another party) and Lot 0 GTP (common property). The subject application seeks
approval for works both in Lot 2 and Lot 0. Body corporate consent to the proposed works has not
been submitted.
Provide Body Corporate’s written approval for the works proposed in the subject application.
Response –In accordance with section 51(2) of the Planning Act 2016, development applications must
be accompanied by the written consent of the owner of the premises to the application, to the extent
(nb. emphasis added by bold underline) –
(a) The application is not the owner; and
(b) The application is for –
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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(i) A material change of use of premises or reconfiguring a lot; or
This application seeks approval for operational works only, and therefore written consent is not
required to be provided.
Staging and Carparking
Item 2 - The proposed staging is not in accordance with the higher order approval ref - 51987.2966.05.
As a result:
(i) the carparking is not located adjacent to the relevant stage,
(ii) the carparking is not located in close proximity to the reception/managers
(iii) residence,
(iv) the carparking for stages 1 and 2 are located closer to the adjoining residences
(v) on Lot 1 GTP1928 and Lot 12 on RP209011 (No 400)
(vi) the proposed carparking areas require a longer access driveway to be
(vii) constructed in the first stage, and
(viii) the communal structures (BBQ pavilion, pool and play area) are not located in
(ix) any specific stage
Provide amended plans that are consistent with the higher order approval or provide justification
for the proposed staging layout and the associated issues.
Response – the most recent decision notice for the higher order material change of use approval
(Council Ref. 51987.2966.05) provides (inter alia) that development is to be undertaken in accordance
with building plans that are generally in accordance with the requirements of the approval (Conditions
1 and 2 of 51987.2966.05 refer). It is acknowledged that the approved Overall Site Plan (Plan No.
DD01 Rev L) denotes the manner in which approved works are anticipated as being staged – with
works proposed to occur over three stages (refer Figure 1 below).
It is still intended that the development will be delivered over three primary stages (with Stage 1
involving a minor sub staging arrangement). Figure 2 below provides the adjustments that are
proposed by the amended Overall Site Plan (also included at Attachment 1), which are arguably
generally in accordance with the approved Overall Site Plan. For complete transparency, the
following description is provided for the proposed staging:
Stage Current approved Overall Site Plan Proposed New Staging
(per Attachment 1)
Stage 1(A) • Caretakers dwelling and associated • Caretakers dwelling and associated
shed out-building (already completed shed out-building (already completed
under separate Building Approval under separate Building Approval
(BA). (BA).
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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Stage Current approved Overall Site Plan Proposed New Staging
(per Attachment 1)
• 6 x Glamping Tents (2 of which are • 2 x Glamping Tents (already
already completed under separate completed under separate Building
Building Approval (BA). Approval (BA).
• Stormwater drainage for 6 x Glamping • Stormwater drainage first 2 x
tents in accordance with the MCU Glamping tents in accordance with
approved Stormwater Management the MCU approved Stormwater
Report. Management Report.
• Landscaping for Stage 1. • Landscaping around the Stormwater
• Driveway Crossover into the property Soakage Pit and screening between
in accordance with Council Standard the Tents and the Caretakers
Drawing IPWEA RS – 056 and 3.0m Dwelling.
wide access driveway up to Carpark A. • Prepare & mark (including signage)
• New Carpark A (i.e. 8 spaces). temporary access driveway from
existing driveway access to the 2 x
Glamping Tents including a 6m x 3m
car park for each tent.
Stage 1(B) • 4 x Glamping Tents (making up a Total
of 6 for Stage 1)
• New Driveway Crossover into the
property in accordance with Council
Standard Drawing IPWEA RS – 056
• New 3.0m wide access driveway up to
the carparking for Stage 1.
• New carparking for 6 x Glamping tents
including 2 x visitor spaces and 1
disabled car park, a total of 6 + 1 +1 +
1 x disabled reserve = 9 spaces.
• Landscaping for Stage 1.
• Construction of Recreation/Camp
Kitchen area and ablution block.
Stage 2 • 6 x Glamping Tents. • Construction of 6 x Glamping Tents.
• Recreation/Camp Kitchen area and • Construction of swimming pool area
ablution block. including required fencing and
• Swimming pool area including landscaping.
required fencing and landscaping. • Extra carparking for 6 more Glamping
• Carpark B (i.e. 7 spaces) and tents.
associated extension to driveway. • Landscaping for Stage 2.
• Landscaping for Stage 2.
Stage 3 • Final 6 x Glamping Tents • Final 6 x Glamping Tents
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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Stage Current approved Overall Site Plan Proposed New Staging
(per Attachment 1)
• Carpark C (i.e. 7 spaces) and • Carparking for 6 more Glamping
associated extension to driveway. tents.
• Landscaping for Stage 3. • Landscaping for Stage 3.
• Seal access driveway & driveway
crossover from Cooroibah Rd (done as
maintenance activity against existing
approval)
• Undertake Maintenance to put a 2
coat "Chip n Tar seal" (moisture proof
& wear seal) to driveway.
Figure 1: Staging per Development Approval 21987.2966.05
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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Figure 2: Proposed Minor adjustments to Staging
Importantly, the overall intent and sequence of delivery remains consistent with the higher order
approval, with the following key observations provided:
• Driveway and Access: It continued to be intended that the main driveway will be constructed
in accordance with required civil engineering specifications and staged to suite project
delivery. This ensures compliance with Council’s requirements for safe and orderly access to
each stage of the proposed development;
• Carparking: appropriate allocation of sealed carparking will be provided for each stage, with
clear allocation for client, visitor and accessible (PWD) spaces. The total parking provisions
with the proposed amended staging matches the scale of development at each stage;
• Bushfire Setbacks: it continued to be intended that a 10m bushfire risk setback (hatched) will
be provided in accordance with Council’s bushfire management requirements;
• Stormwater and Wastewater: Vegetated swales, water storage to each tent, and staged
upgrades to the EP20 wastewater treatment plant are included, demonstrating compliance
with water quality and environmental protection standards;
• Tourist Villas/Glamping Tents: The number, location, and maximum size of tourist villas
remains the same, with no intensification beyond what was approved;
• Ancillary Facilities: Manager’s residence, pool, BBQ pavilion, bin enclosure, and internal
pathways continued to be intended and staged appropriately
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
Page 5 of 8 innovativeplanningsolutions.com.au
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• Title Boundaries and Land Use: there is no encroachment of unauthorised works across stage
boundaries with plan clearly showing the boundaries of Lots 1 (common land), Lot 1 (no
works) and Lot 2 (subject site).
In light of the above, we submit that the sequence and scope of works in the amended Overall Site
Plan remain true to the approved Overall Site Plan, with only minor refinements that do not alter the
overall intent or intensity. There is also no increase in the number of glamping sites or intensity of
use and all critical elements (i.e. access, parking, bushfire management, stormwater and wastewater
management) are appropriately addressed and staged to ensure compliance at each phase.
Driveway
Item 3 – The proposed driveway works are not in accordance with the higher order approval ref -
51987.2966.05:
(i) Condition 11 of the higher order approval requires that access to the carparking is provided with
a sealed pavement, and
(ii) the approved plan DD01 Revision L includes a notation “main driveway to civil engineer’s spec. to
be staged to suit project staging”.
The submitted documentation does not propose to undertake any upgrading works for the access
driveway.
Provide amended plans that demonstrate compliance with the higher order approval.
Response – in relation to the driveway, the applicant advises as follows:
• Existing Approved Driveway Crossover and Access Driveway: Ongoing Maintenance of
existing approved driveway crossover and access driveway will continue to occur and be
driven by increased usage. These activities already have Council approval to construct and use
(which came with the obligation to undertake maintenance activities as required).
• Temporary Car Parking for the 2 x Glamping Tents Constructed as part of Stage 1 (a): while
the proposed design for access to the 2 x Glamping tents is informal, it aligns with the rural
nature of the development, and incorporates the following features:
(i) Carpark Dimensions: The carpark locations for each cabin is shown on the amended
Overall Site Plan included at Attachment 1 with minimum "informal" car parking
dimensions of 6m x 6m, plus turning tapers as per IPWEAQ RS-056. These proposed
dimensions exceed the parking provisions in AS2890.1, maintaining the informal rural
nature of the proposed cabin development.
(ii) Driveway Sections: The minimum driveway width of 3 meters is shown on the
amended Overall Site Plan included at Attachment 1. Standard cross sections and
table drains with pipe crossing details for rural driveways are covered in IPWEAQ RS-
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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056. This is an industry standard drawing for rural driveway sections and pipe
crossings (refer also Attachment 3). The minor driveway to cabins does not intercept
major gully lines or large catchment.
(iii) Each tent will be provided with a marked 6m x 3m parking bay which exceeds the min
requirements of AS2890.1. A temporary access driveway (a min 3 m wide) will also be
marked with star pickets from the existing access driveway up to the marked parking
areas for each tent
Item 4 and Item 5 – No detail has been provided to demonstrate how the proposed development will
address conditions 10, 14 and 15 of the higher order approval ref - 51987.2966.05:
Provide comment on any agreement to provide electricity throughout the site
Provide comment on how conditions 14 & 15 will be addressed. Indicate on the plans any necessary
waste collection and storage areas.
Response – the subject site is already connected to electricity in accordance with the requirement s
of Condition 10 of the higher order material change of Use approval. No further detail is therefore
required to be provided in relation to this matter.
In relation to conditions 14 and 15 of the higher order material change of use approval, refer to the
amended Overall Site Plan included at Attachment 1 which identifies the provision of a bin enclosure
located immediately to the east of the driveway and setback at least 2m from the boundary of Lake
Cooroibah Road. This is generally consistent with the location as shown on the approved Overall Site
Plan. Details of specifications for the proposed bin enclosure are as shown at Attachment 2.
Bonds and Contributions
Item 6 – The higher order conditions 6 and 17 make reference to the timing for the payment of bonds
and contributions. It is noted that a number of buildings either exist or are under construction on the
subject site (Lot 2).
Provide advice on how the applicant intends to address Conditions 6 and 17 of the higher order
approval.
Response – in relation to the contributions required by Condition 6 of the higher order material
change of use approval, the applicant advises that it is intended that a staged payment will be provided
in accordance with the staging articulated by the amended Overall Site Plan included at Attachment
1. Invoices from Council to this effect are anticipated as being provided.
In relation to the bond referenced by Condition 17 of the higher order material change of use approval,
the requirement for this provision appears to have now passed, given previous building approvals
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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issued over the site. Notwithstanding, the applicant is prepared to (if still required by Council) make
immediate lodgement of this bond following successful completion of this application.
This response is considered to constitute a full response to Council’s Information Request and we
therefore request that Council proceed with its assessment of the application. We would also
welcome the opportunity to meet and discuss the application material with Council, and can avail
ourselves at a suitable time to Council assessment officers.
Should you have any further queries or wish to discuss anything further, please do not hesitate to
contact our office on 07 5452 5207.
Yours sincerely
James Brownsworth
DIRECTOR
INNOVATIVE PLANNING SOLUTIONS
P: 07 5452 5207
E: [email protected]
Level 1, 9 First Avenue, Maroochydore Qld 4558
PO Box 1043 Maroochydore Q 4558
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