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2016-11-08 S&O Agenda - Item 1, Attachment 1 - Annual Report 2015-16
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 8 November 2016
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Ingrid Jackson, Brian Stockwell, Tony Wellington
“Engagement with our community to protect and enhance our lifestyle”
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Full text of sections 2 to 60 (of 70)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 PLANNING & ENVIRONMENT COURT APPEAL 3814 OF 2016 FOR CHANGE TO
AN EXISTING APPROVAL FOR MATERIAL CHANGE OF USE FOR A DWELLING
TO INCLUDE AN UNROOFED DECK AND RETAINING WALL ADDITIONS AT 12
PARK ROAD, NOOSA HEADS 3
2 MCU16/0084 & OPW16/0157 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE OF PREMISES FOR A SERVICE STATION, CONVENIENCE
SHOP & FOOD OUTLET AND OPERATIONAL WORKS FOR SIGNAGE AT 140-
142 EUMUNDI NOOSA ROAD, NOOSAVILLE 6
3 OPW16/0006 - APPLICATION FOR DEVELOPMENT PERMIT FOR
OPERATIONAL WORKS 15 BLACKBEAN COURT, BLACK MOUNTAIN
EXCAVATION, EXTRACTION OR FILLING BRINGING IN FILL, TOP SOIL AND
GRASS 28
4 MCU16/0098 & OPW16/0183 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 2 - NOOSA CHOCOLATE
FACTORY, ANCILLARY CAFE & DWELLING UNIT AND OPERATIONAL WORKS
AT 21 VENTURE DRIVE, NOOSAVILLE 38
5 WALLACE PARK FLYING FOX AND RESIDENTIAL SUBSIDISED SERVICES
INITIATIVE 58
REPORTS FOR NOTING BY THE COMMITTEE 67
6 DEVELOPMENT ASSESSMENT - FEES & CHARGES VARIATIONS FOR 1 APRIL
TO 30 SEPTEMBER 2016 67
CLOSED SESSION -
Page 2 of 70
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 PLANNING & ENVIRONMENT COURT APPEAL 3814 OF 2016 FOR CHANGE TO AN
EXISTING APPROVAL FOR MATERIAL CHANGE OF USE FOR A DWELLING TO
INCLUDE AN UNROOFED DECK AND RETAINING WALL ADDITIONS AT 12 PARK
ROAD, NOOSA HEADS
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application 132003.221152.5 & Case / 3814/2016
Attachments Nil
APPLICATION DETAILS
Applicant G. Woolley C/ Martoo Consulting
Proposal Change to an Existing Approval
Appeal Filed 20 September 2016
PROPERTY DETAILS
Property Address 12 Park Road, Noosa Heads
RP Description Lot 54 RP 52918
Land Area 794m²
Existing Use of Land Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Detached Housing
Overlays Natural Hazards Overlay – Landslide Hazard
Natural Hazards Overlay – Medium Bushfire Hazard
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 8 November 2016 regarding Planning & Environment Court Appeal
3814 of 2016 and agree to defend the appeal.
Page 3 of 70
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
REPORT
A report on a development application requesting a change to a Development Permit for Material
Change of Use for a dwelling house to include a retaining wall and unroofed deck, situated at 12
Park Road, Noosa Heads was considered by Council’s Planning & Environment Committee on 6
September 2016. At its Ordinary Meeting 15 September 2016, Council resolved to approve the
change but conditioned the works to be setback a minimum of 2m from the boundary to Park
Road.
Following Council’s decision, an appeal was lodged with the Planning and Environment Court on
20 September 2016 by the applicant.
The appellant is appealing conditions 48 & 49. The appellant states that the “…conditions are
neither:
a. relevant to the proposed development or use of the premises or;
b. reasonably required in relation to the proposed development or use of the premises.”
The appellant is requesting that conditions 48 & 49 be deleted and the retaining wall and deck be
permitted to be constructed with a zero setback to the Park Road frontage. Conditions 48 and 49
were included to provide a 2m setback to Park Road boundary to ensure that vegetation within
the property would buffer the works and the vegetated backdrop of Noosa Hill was maintained.
It is in order for Council to defend the appeal and the recommendation is worded accordingly.
Previous Council Consideration
Ordinary Meeting Minutes, 15 September 2016, Item 4, Page 7
That Council note the report by the Development Planner to the Planning and Environment
Committee dated 6 September 2016 regarding Application No. 132003.221152.5 for a request to
change a Development Permit for Material Change of Use for a dwelling house to include a
retaining wall and unroofed deck, situated at 12 Park Road, Noosa Heads and:
A. Approve the change with additional Conditions 47, 48, 49, 50, 51 and 52 being included as
follows:
Additional Conditions September 2016
47. Development undertaken in accordance with this approval must comply with the
approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
MB_12PR_01 F Cover Sheet, prepared by Myles Baldwin 08.07.16
Design
MB_12PR_02 F Landscape Plan, prepared by Myles Baldwin 08.07.16
Design
MB_12PR_03 D Elevation / Section, prepared by Myles Baldwin 08.07.16
Design
MB_12PR_08 B Sewer Setback Detail, prepared by Myles 08.07.16
Baldwin Design
MB_12PR_09 B Existing Plants, prepared by Myles Baldwin 08.07.16
Design
48. The Approved Plans must be amended to incorporate a minimum 2 metre setback for
all structures to the Park Road boundary. The amended plans must be submitted to
Council prior to the issue of any Development Permit for Operational Works*. *(Refer
to Advisory Note)
49. The 2 metre setback must be densely landscaped in accordance with Planning
Scheme Policy PSP3 Landscaping Plants and Guidelines and an Operational Works
Approval and must in particular include:
Page 4 of 70
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
a. existing native trees including but not limited to trees 61, 62, 181, 171 and 175
retained in accordance with an Arborist Report prepared by a suitably qualified
person.
b. under storey plants that grow to a minimum height of 4m
c. four (4) 100lt endemic native trees planted at equal spacing along the length of
the structure.
50. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works. The cash
bond or trading bank guarantee will be returned on performance of the conditions of
approval less any costs incurred by Council in respect of enforcing performance of
this permit. Council reserves the right to call upon the bond or guaranteed sum to
effect compliance with conditions.
51. The works must comply with the terms of Easement B on RP 177551.
52. The works must be carried out generally in accordance with the Construction
Management Plan, prepared by TOD Engineers and Project Managers, dated July
2016 and the Slope Stability Assessment – Proposed Deck, Project No. 16072-001-
Rev0, prepared by Tectonic Geotechnical & Environmental Engineers, dated 14 April
2016.
B. Advise the applicant to cease pruning the trees in the road reserve in front of the subject
site
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 5 of 70
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
2 MCU16/0084 & OPW16/0157 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE OF PREMISES FOR A SERVICE STATION, CONVENIENCE SHOP &
FOOD OUTLET AND OPERATIONAL WORKS FOR SIGNAGE AT 140-142 EUMUNDI
NOOSA ROAD, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM/Application/MCU160084 & OPW16/0157
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Denmac Nominees Pty Ltd
Proposal Development Permit for Material Change of Use of Premises - Retail
Business Type 5 - Vehicle uses, Retail Business Type 2 - Shop &
Entertainment & Dining Business - Type 1 - Food & Beverages
Properly Made Date 27 July 2016
Information Request Date 16 August 2016
Information Response Date 23 September 2016
Decision Due Date 17 November 2016
Number of Submissions Nil
PROPERTY DETAILS
Property Address 140-142 Eumundi Noosa Road, Noosaville
RP Description Lot 2 RP 173876
Land Area 2428m²
Existing Use of Land 2 x industrial tenancies and lunch bar tenancy
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Overlays Natural hazards Overlay – Low Potential Acid Sulfate Soils
Assessment Type Impact
Page 6 of 70
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Organisation
Committee Meeting dated 8 November 2016 regarding Application No. MCU16/0084 for a
Development Permit for a Material Change of Use of Premises - Entertainment and Dining
Business Type 1 Food and Beverages, Retail Business Type 2 Shop & Type 5 Vehicle Uses and
Development Permit for Operational Works – Signage OPW16/0157 situated at 140-142
Eumundi Noosa Road, Noosaville and:
A. Approve the Material Change of Use for the Entertainment and Dining Business Type 1
Food and Beverages, Retail Business Type 2 Shop & Type 5 Vehicle Uses, subject to the
following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA02 9 Site Location Plan, prepared by Thomson Adsett 19/09/2016
DA03 7 Elevations 01, prepared by Thomson Adsett 19/09/2016
DA04 6 Elevations 02, prepared by Thomson Adsett 19/09/2016
LP-01 B Landscape Concept Plan, prepared by Urbis 24.08.2016
Nature and Extent of Approved Use
3. The approved Gross Floor Area of the Convenience Shop is 100m².
4. The approved Use Area of the Entertainment and Dining Business is 90m².
Building Height
5. The maximum height of the development must not exceed 10 metres above the
finished ground level and the natural ground level.
6. Certification must be submitted to Council from a Licensed Surveyor which certifies
that the buildings do not exceed the maximum height requirement of this Decision
Notice.
Performance Bond
7. Security in the form of a cash bond or trading bank guarantee to the sum of $15,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works for any
civil works (or landscaping). The cash bond or trading bank guarantee will be
returned on performance of the conditions of approval less any costs incurred by
Council in respect of enforcing performance of this permit. Council reserves the right
to call upon the bond or guaranteed sum to effect compliance with conditions.
Landscaping
8. The development must be landscaped in accordance with the approved site plan and
landscape concept plan, Planning Scheme Policy PSP3 - Landscaping Plants and
Guidelines and an Operational Works approval and must include in particular:
a. the trees in the Project Avenue road reserve must be retained where not
required to be removed for vehicle access.
Page 7 of 70
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
b. the setback area fronting Project Avenue must be densely landscaped. Two (2)
x 45 litre trees must be planted in addition to the existing trees which are
indicated to be retained on the approved plan.
c. dense planting to the landscaped gardens along the Eumundi Noosa Road
frontage must be provided which must include 1 medium shrub or 1 small tree
in each garden except for the southern garden where 2 medium shrubs or 2
small trees must be provided.
Signage
9. The development must comply with the Acceptable Solutions of the Advertising
Devices Code, including the proposed food outlet sign which must be reduced so as
to not exceed a sign face area of 4m².
Earthworks
10. All earthworks and associated retention structures must be undertaken in compliance
with a Development Permit for Operational Works generally in accordance with
Drawing No: B16239-CSK01 Rev D dated 22/09/2016, titled Preliminary Earthworks
Layout Plan, prepared by Lambert & Rehbein engineers.
11. All earthworks must be undertaken in accordance with the provisions of AS 3798
Guidelines on Earthworks for Commercial and Residential Development, with
geotechnical supervision and testing undertaken in accordance with Section 8 of the
Standard, and to a minimum of ‘Level 1’ as defined in Appendix B.
12. All Earthworks and construction works must be carried out taking into consideration
the protection of any existing above and below surface services, and the stability and
protection of fences and any buildings and structures on the adjoining properties.
Site Access and Driveways
13. Sealed access driveways must be provided from Eumundi Noosa Road and Project
Avenue generally in accordance with approved plans. The works must be undertaken
in accordance with an Operational Works approval and must include in particular:
a. driveway crossovers in accordance with IPWEAQ standard drawing SEQ R-051
and with levels and grades in compliance with the applicable Sections of AS
2890.1 and AS 2890.2.
b. levels and grades that match the levels and the grades of the existing concrete
footpath without posing safety or trip hazards.
c. the relocation or modification to any existing public services affected by the
driveway works.
d. all redundant driveway/s must be removed and the area reinstated in
accordance with a landscaping approval.
Car Parking
14. A minimum of 18 car parking spaces and 4 motor cycle parking spaces must be
provided and marked on the site. The works must be undertaken in accordance with
an Operational Works approval and must include in particular:
a. provision of vandal resistant public lighting with intensities to satisfy the
requirements of Australian Standard AS1158: Public Lighting Code
b. 1 disabled parking space within the total.
15. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Page 8 of 70
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Service Vehicles
16. All required service vehicles’ parking, manoeuvring and standing spaces must be
provided on the site. The works must be undertaken in accordance with an
Operational Works approval and must include in particular:
a. Heavy Rigid Vehicle (HRV) space.
b. A regular access for a 19m B-Double refuelling vehicle.
Pedestrian and Bicycle Facilities
17. Pedestrian and bicycle facilities must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and must
include in particular:
a. a dedicated pedestrian pathway along the northern boundary to provide a link
between the Eumundi Noosa Road footpath and the building. The pathway
must be clearly marked for pedestrian use.
b. signage and lighting at strategic locations to direct people to building entries.
c. any required pedestrian refuge areas within the carpark to ensure safe and
convenient pedestrians movements within the site.
d. a total of 3 bicycle parking spaces.
Electricity and Telecommunication Services
18. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
19. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and
all applicable legislation at the time of construction.
Undergrounding of Existing Overhead Power Connections
20. Any existing overhead electricity connections to the site must be removed and new
service connections must be provided underground.
Water & Sewer Connections
21. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of Northern
SEQ Distributor–Retailer Authority (Unitywater).
22. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
Damage to Services and Assets
23. Any damage caused to existing services and assets above or below the ground must
be repaired:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services
and assets must first be referred to the relevant service authority for approval.
Page 9 of 70
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Stormwater Drainage
24. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in accordance with an Operational
Works approval issued in accordance with The Noosa Plan and the Queensland
Urban Drainage Manual.
25. The stormwater detention system for the development must achieve the outcomes
detailed in Section 3.5 of the Stormwater management Plan for Noosa Energy Centre
– 140-142 Eumundi Noosa Road, Noosaville for Denmac Nominees Pty Ltd by
Lambert & Rehbein Engineers Managers Scientists dated 14 July 2016 reference
number B16239CR002.
26. A stormwater quality treatment system must be provided for the development to
achieve pollutant reduction targets of 90% reduction in gross pollutants, 80%
reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45%
reduction in Total Nitrogen.
27. The Operational Works application must be supported by a MUSIC model that
includes water quality treatment nodes endorsed by Stormwater Australia or their
delegate to meet the Stormwater Quality Improvement Devices Evaluation Protocol.
Evidence of the endorsement of the product must be provided with the Application for
Operational Works.
28. Any proprietary stormwater quality improvement product must be:
a. designed and installed in accordance with its relevant Technical Design Guide;
b. incorporate adequate high flow bypass for peak flows that exceed the design
capacity of the system;
c. include energy dissipation to prevent resuspension of accumulated sediment;
d. include for activation of any necessary components following key rainfall events
for the device (i.e. for Stormwater 360, the design must include for activation of
the siphon following a 5mm rainfall event over the catchment area.
29. All proprietary stormwater quality treatment devices must be routinely checked,
serviced and cleaned in accordance with the manufacturer’s recommendations.
Records of all maintenance activities undertaken must be kept and made available to
Council upon request. Where replacement cartridges or other necessary components
for the system become unavailable, an alternative system is required to be retrofitted
into the development to achieve an equivalent pollutant reduction outcome.
30. A copy of a signed supply agreement between the site operator and the stormwater
filtration system supplier for the replacement and maintenance of treatment
components of the proprietary stormwater quality treatment devices must be provided
to Council prior to issue of Operational Works Approval. The supply agreement must
be for at least 10 years.
Stormwater Harvesting
31. Operating stormwater harvesting tanks must be provided for the development. The
tanks must be provided in accordance with a Building Works for above ground tanks,
or Operational Works Approval for below ground tanks and must include in particular:
a. a minimum capacity of 5,000L to deliver the outcome proposed in item 9 of the
letter from Lambert & Rehbein Engineers Managers Scientists to Urbis dated
23 September 2016 with reference number B16239CL002.
b. re-use of harvested rainwater for internal non-potable uses and outdoor uses.
Page 10 of 70
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Acid Sulfate Soils
32. An acid sulfate soils investigation (with recommendations) for the management of the
proposed development must be undertaken by a qualified person* in accordance with
the Queensland Acid Sulfate Soil Technical Manual Soil Management Guideline v4.0
(2014), or a more current version and submitted with the application for Operational
Works.
33. All works must be carried out in accordance with the Acid Sulfate Soil and
Groundwater Management Plan for the development prepared by a qualified person*
and referenced in a Development Permit for Operational Works. *(Refer to Advisory
Note)
34. All waters, including stormwater runoff, groundwater seepage and leachate from acid
sulfate soils must achieve the following quality prior to release from the site:
a. a pH range of 6.5-8.5 pH units
b. 50mg/L maximum total suspended solids concentration
c. 0.3mg/L maximum total iron concentration
d. 0.2mg/L maximum total aluminium concentration
e. no visible plume at either the point of release from the site or within a waterway
35. Any underground tanks including the underground detention tank stormwater quality
improvement proprietary device must be and designed and constructed as a water
excluding structure in accordance with Australian Standard AS3735 “Concrete
Structures for Retaining Liquids” to ensure groundwater does not enter after
construction is completed.
36. All treated material must undergo verification testing at the rate of one sample per
250m³ throughout the duration of the excavation phase of the development. The
verification testing must be undertaken by a qualified person* using the SPOCAS or
Chromium Reducible Sulphur testing suite and the results must be submitted to
Council for appraisal.
ENVIRONMENTAL HEALTH
Development Code – Hazardous Industry
37. The design, specifications and construction of the Manifest Quantity Workplace
(MQW) storage and dispensing of petroleum products (Service Station) is to comply
in all respects with the Model Development Code for Hazardous Industries and
Chemicals - Workplace Health and Safety Queensland(WHSQ)
38. Certification must be provided to Council from a suitably qualified person* which
certifies that the design, construction, operation and safety of the MQW (specifically
including the design and operation of the stormwater quality improvement device:
treatment tank/Stormwater 360 pods filter cartridges & detention tank) complies in all
respects with the WHSQ Code prior to commissioning the site.
A suitably qualified person* is a Registered Professional Engineer of Queensland
with experience and knowledge in the design and operation of the storage and
dispensing of petroleum products.
Environmental Protection – General Environmental Duty S319
39. A copy of this decision notice must be kept on site in a location readily accessible to
personnel carrying out this activity.
40. Notwithstanding any other condition of this decision notice, this notice does not
authorize any release of contaminants that cause or is likely to cause an
environmental nuisance beyond the boundary of the property.
Page 11 of 70
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Underground Tanks
41. The underground petroleum storage system (UPSS) must be designed by a suitably
qualified person** with relevant industry experience, and a copy of the design
certification must be provided to Council prior to issue of development permit for
operational works.
42. The site must contain a total of 150,000L of underground petroleum storage
consisting of 1 x 80,000L tank and 1 x 70,000L tank.
43. Underground tanks must be non-corrodible and be constructed of either:
a. fibre-reinforced thermosetting resin (fibreglass) that is compatible with the
product; or
b. a steel inner wall and a fibre-reinforced thermosetting resin composite
(fibreglass) outer wall with an interstitial space between the 2 walls.
44. Underground tanks must be double walled and have an interstitial space between the
two (2) walls of the tanks that is capable of being monitored for any breach of either
the inner or outer wall of the tank.
45. All tanks are to meet the requirements of UL 1316 Glass fibre reinforced underground
storage tanks for petroleum products, alcohols and alcohol gasoline mixtures or the
equivalent.
46. A Certificate of Compliance must be provided by the manufacturer of the tanks to
Council prior to the commissioning of the tanks for service.
47. An overfill protection valve must be installed in the drop tube of the tank and
calibrated to prevent the tank from being filled in excess of 90% of its capacity. An
overfill alarm must be installed to visually and audibly alert persons in the vicinity of
the tank.
Leak Detection UPSS
48. The leak detection system of the UPSS must:
a. detect a leak from any portion of the underground storage system
b. use equipment that has been installed, calibrated and commissioned in
accordance with the manufacturer's instructions
c. be capable of detecting a leak at a rate of 0.76L per hour or more with at least
95% accuracy and a probability of false detection of 0.05 or less (United States
Environmental Protection Agency (USEPA)
d. be certified by an independent third party, consistent with the current USEPA
protocols and system of verification (USEPA 1990, 40 Code of Federal
Regulation Part 280, Subpart D)
49. A Certificate of Compliance must be provided by the independent third party that the
UPSS leak detection system is consistent with the current USEPA protocols and
system of verification and be provided to Council prior to the commissioning the
UPSS.
Leak Detection System for Underground Tanks
50. The following leak detection systems must be used for the underground tanks:
a. statistical inventory reconciliation (SIR) that includes a software-based system
where daily tank dip readings, delivery records and sales records are entered
onto a proprietary software package; or
Page 12 of 70
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
b. automatic tank gauging (ATG) that includes an automatic system using an
arrangement of sensor probes and other devices that monitor the underground
petroleum storage system and provide inventory information and leak testing;
c. a tank pit observation well at the lowest point of each tank excavation pit.
51. Leak detection systems for the underground pipework must include:
a. electronic line leak detection (ELLD) for pressure piping; or
b. safe suction for suction piping;
c. for remote fill lines, a statistical inventory reconciliation system to monitor leaks
in the fill lines.
52. All underground pipework must be made of approved, non-corrodible materials which
include either:
a. fibre-reinforced thermosetting resin composite (fibreglass) compatible with the
product to be transferred; or
b. flexible plastic meeting the requirements of UL971 Standard for non-metallic
underground piping for flammable liquids.
53. All product piping must have secondary containment consisting of double-walled
piping with an interstitial space.
54. A Certificate of Compliance is to be provided by the manufacturer that the pipework
meets the Standard and be provided to Council prior to the commissioning the UPSS.
Fill/Vapour Recovery Points
55. Each tank fill point is to be:
a. clearly labelled and identified in compliance with AS 4977-2008 Petroleum
products - Pipeline, road tanker compartment and underground tank
identification
b. fitted with a camlock type or other liquid-tight connection
c. provided with spill containment of at least 15L capacity per spill point.
56. All fill and vapour recovery points must be earthed in compliance with AS 1020-1984
The control of undesirable static electricity and AS 3000-2007 Electrical installations.
Monitoring
57. Monitoring of the interstitial space of the double walled tanks or product piping must
be capable of detecting a release through either wall of the tank or product piping. A
6-monthly inspection program conducted by a suitably qualified and experienced
person is required to monitor the following:
a. the system is active;
b. leak detection measurements (e.g. liquid levels or pressure levels) are within
manufacturer’s tolerances;
c. leak detection measurements are recorded;
d. any loses outside the manufacturer’s leak detection tolerances are to be
reported to council in writing and the tank owner immediately.
Fuel Dispensing Area (FDA)
58. The FDA must be designed and constructed to ensure that no vehicle may be
refuelled outside the delineated area.
59. The FDA must be designed and constructed so as to prevent the entry of watershed
from overland stormwater flows entering the fuel dispensing forecourt.
Page 13 of 70
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
60. All ground surfaces within the FDA must be constructed of impermeable materials
free of gaps and/or cracks. Suitable materials include waterproofed, reinforced
concrete or an approved equivalent.
61. The FDA must be clearly demarcated from the outer forecourt area, access roads,
general parking bays and all other areas to clearly delineate the higher contamination
risk area from lower risk areas. Acceptable demarcation methods include a painted
line on the ground, roll-over bunds, drainage lines or different coloured impermeable
material.
62. The canopy installed over FDA must be designed to minimise the amount of rain
entering the dispensing area and shall overhang by a horizontal distance of at least
one-quarter of the roof height out from the vertical above the boundary of the
demarcated fuel dispensing area as per drawing B16239-CSK01.
63. Stormwater from roofed areas must be directed away from the FDA catchment.
64. The area within the FDA must be graded and drained to a containment vessel (or
collection sump) with no connection to stormwater or sewer or above ground
detention tank (i.e. a ‘blind sump’). Acceptable materials of construction include
precast concrete with a minimum certified design life of 50 years, designed in
accordance with AS 3600-2009 Concrete structures. Other materials of construction
may be used where approved by Council.
65. The containment vessel must have a capacity to hold a volume equivalent to at least
that of the largest tanker compartment likely to be delivering fuel to the site plus an
allowance for windblown rain (i.e. no less than 10,000litre capacity). Windblown rain
allowance in m3 (Vr) can be calculated using the following
equation: Vr = 0.005 x 3 x Po where Po is the total length of the open perimeter of the
canopy in metres.
66. Signage indicating the rate of flow must be provided for drainage inlets in the FDA.
Examples include 'Flows to blind sump', or 'Flows to containment facility'. Signage is
to be painted or otherwise indicated around the drain inlets.
67. Where fuel deliveries are intended within the FDA, the standing area must be clearly
demarcated and graded to the FDA containment vessel as per drawing B16239-
CSK01.
68. A liquid-tight dispenser sump must be installed under each dispensing unit. It is to be
designed to house all pipework joins and fittings and to collect and contain any leak
from contaminating the surrounding soil/groundwater.
Uncovered Forecourt Area (UFA)
69. All ground surfaces of UFA liable to contamination from vehicular activities must be
constructed of impermeable materials, free of gaps or cracks. Suitable materials
include asphalt, waterproofed, reinforced concrete or an approved equivalent.
70. Signage indicating the rate of flow must be provided for drainage inlets in the UFA.
Examples may include 'flows to stormwater treatment system' or 'flows to creek'.
Signage is to be painted or otherwise indicated around the drain inlets.
71. Road tanker delivery stands located within the UFA must be clearly demarcated and
sited away from buildings, traffic areas, dispensing areas and emergency escape
routes. The road tanker delivery stand is to be normally drained to the UFA
stormwater quality improvement device (SQUID), however, diversion valves are to be
engaged during fuel delivery operations to divert drainage to the FDA containment
system (blind sump).
Stormwater Quality Improvement Device (SQUID)
72. All stormwater from UFAs must be captured and drained to the approved SQUID.
Page 14 of 70
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
73. The SQUID (treatment tank/ Stormwater 360 pods filter cartridges & detention tank)
intended to be installed as part of the stormwater drainage system for the UFA, must
incorporate the following design measures as a minimum:
a. steel bars or trash gates with at least 20mm spacing;
b. filtration devices such as sand filters or gross pollutant traps capable of
removing litter (diameter greater than 5mm) and at least 70% of fine sediments
(>125µm).
c. a wastewater treatment device, such as an oil and hydrocarbon separator, triple
interceptor or equivalent, capable of removing droplets larger than 60µm (i.e.
corresponding to outlet discharge of approximately 15mg/L) and to a point
where there is no visible sheen or odour on stormwater. This device is to be
able to meet these requirements during a storm up to the 2 year ARI-6 minute
design rainfall event without surcharging or backing up the drainage system.
d. flow cut-off valves are to be installed at the outlet from the separator to use in
case of an emergency or cleaning operations.
e. be maintained in accordance with the manufacturers recommendations.
f. be engineered to ventilate any likely hazchem vapour and make a safe working
environment in accordance with the Model Development Code for Hazardous
Industries and Chemicals - Workplace Health and Safety Queensland.
Equipment Integrity Test (EIT) of UPSS
74. An EIT of the UPSS is to be conducted by a duly qualified person in accordance with
the manufacturer’s written instructions specific to the UPSS.
75. The EIT must be capable of detecting a leak of 0.38 litres per hour, with a probability
of detection of at least 95% and of false detection of 5% or less in accordance with
AS 4897–2008 – The design, installation and operation of underground petroleum
storage systems.
76. The EIT must be a nationally approved and certified method of testing that meets, at
a minimum, the requirements or certification standards of the United States
Environmental Protection Agency (USEPA 1990).
77. The EIT of the UPSS must be undertaken at the following times :
a. immediately before commissioning the new UPSS
b. immediately following any modification to the UPSS
c. immediately following installation of re-used equipment
d. immediately following any equipment retrofit
e. immediately following any repair to UPSS equipment
f. where the leak detection systems indicate failure
g. where there is only one method of leak detection system in use
h. where there is evidence of a leak
i. when requested by Council
78. The results of any EIT must be provided to Council upon commissioning the UPSS
and as requested by Council and must provide as a minimum the following
information:
a. equipment identification number
b. location and date of test
Page 15 of 70
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
c. results of test and test method
d. certification by and details of testing company or individual
e. discussion, conclusion and any remedial actions proposed, implemented and
timetable for compliance.
Stage 1 Vapour Recovery
79. Each underground storage tank is to have:
a. vapour return lines that return all vapour displaced from the storage tank to the
delivery tanker;
b. vapour-tight couplings on the vapour line that close automatically when
disconnected;
c. liquid-tight couplings on the liquid transfer hoses;
d. incompatible liquid and vapour couplings;
e. spill containment enclosures for the storage tank fill connection point;
f. secure seals on tank filling pipes and vapour return pipes that minimise vapour
leaks when the pipes are not in use;
g. submerged fill pipes, so they terminate below the suction inlet used for pumping
petrol out of the storage tank;
h. overfill protection devices (float vent valves) fitted to shut off the petrol flow at
the level advised by the tank manufacturer;
i. overfill prevention devices (mechanical or electronic) that slow delivery of petrol
into the storage tank as the level in the storage tank approaches the design fill
level – the devices should be positioned to stop the petrol flow before the float
vent valve operates;
j. secure seals on any dip hatch openings;
k. a pressure vacuum valve and a 10-millimetre orifice in parallel fitted to the
storage tank vent pipe. Similar devices are permitted, but will only be accepted
by Council where they are shown by an independent certifier to perform the
same duty.
Ground Water Monitoring Well
80. At least two (2) ground water monitoring wells must be installed on site for the
purposes of monitoring ground water for the presence of contaminants.
81. The design and installation of ground water monitoring wells must be by a suitably
qualified person experienced in designing and/or installing groundwater monitoring
wells.
82. The location of the ground water monitoring wells must be installed to maximize the
likelihood that the wells will intercept contaminated ground water whatever the ground
water flow conditions.
83. The ground water monitoring wells must be:
a. installed and operational before use of the UPSS commences
b. sealed to exclude surface water, clearly marked to indicate their presence and
properly secured
Page 16 of 70
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
84. The ground water in the monitoring wells must be tested for petroleum contaminants
immediately after either:
a. the discovery whether by routine test or otherwise that ground water may be
contaminated by petroleum originating from the property
b. the discovery whether pursuant to the loss monitoring procedure for the system
or otherwise that the system has a leak
c. when requested by Council
De-commissioning of the UPSS
85. Where more than 2 years lapses since a tank were decommissioned, the UPSS must
be permanently removed in accordance with the relevant Australian Standards and
Workplace Health and Safety Qld requirements.
86. Certification must be provided to Council confirming the UPSS de-commissioning
was conducted by a suitably qualified and experienced person, and that removal,
transportation and disposal was in accordance with the Standards and legislation.
87. At the time of abandonment of any UPSS the site must be investigated for
contamination. An assessment report must be prepared by a suitably qualified and
experienced person ( as required under the Environmental Protection Act 1994) to
verify the site has either met remediation criteria or is suitable for continued and
future use. The assessment report must be submitted to Council no later than 60
days of either the:
a. decommissioning of an UPSS if no soil or ground water remediation is required
b. completion of any remediation associated with the decommissioning of an
UPSS if remediation is required.
88. All records associated with the decommissioning of UPSS must be maintained for a
period of 7 years after removal of the UPSS. These records must be provided to
future owners/operators of the service station and property, as part of ensuring all
practicable measures have been implemented to prevent site contamination.
Noise
89. Mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc. on site must be located within the building or suitably
provided with noise reduction measures and located to prevent a noise nuisance
beyond the boundary of the site and to not exceed the levels specified in Table 1.
Table 1
NOISE LIMITS AT A SENSITIVE RECEPTOR
PERIOD Noise level at noise sensitive place measured as the adjusted
maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 5 dB(A)
6pm – 10pm Background noise level plus 5 dB(A)
10pm – 7am Inaudible
NOISE LEVELS AT COMMERCIAL PLACE
PERIOD Noise level at a commercial place measured as the adjusted
maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 10 dB(A)
6pm – 10pm Background noise level plus10 dB(A)
10pm – 7am Background noise level plus 8 dB(A)
90. When requested by Council, a Noise Impact Assessment Report (NIAR) showing
monitoring and recording of noise levels must be undertaken to investigate any
complaint (other than a frivolous or vexatious complaint) caused by noise emissions
from operations at the premises.
Page 17 of 70
Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
91. Such monitoring must be undertaken within a reasonable and practicable timeframe
nominated by Council and be performed by a suitably qualified person in accordance
with accepted guidelines and standards. The report is to be submitted to Council
detailing the results of such monitoring and recommendations for any measures to
achieve compliance with limits outlined in Table 1 of this Decision Notice.
For the purpose of measuring and certifying relevant noise conditions and reporting
(e.g. mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps, rooftop plant and equipment. etc) a suitably qualified person is
either:
a. a Registered Professional Engineer of Queensland, or
b. an environmental consultant with a minimum of three (3) years current
experience in the field of acoustics.
Rainwater/Detention Tanks
92. In accordance with the Public Health Act 2005, rainwater tanks (including the
detention tank) must be constructed with mosquito proof screens (made from either
brass, copper, aluminium or stainless steel), and constructed with a mesh size of no
more than 1mm, and must be installed in a way that does not accelerate corrosion.
Tanks that contain flap valves must be installed so that when closed, mosquitoes
cannot pass through the valve.
93. Where it is intended to use rainwater for drinking purposes, a suitable treatment
system is required to be installed to disinfect or treat the water to microbiological and
physical standards as described in the current Australian Drinking Water Guidelines
to make it fit for drinking purposes.
Compliance Certification Required for UPSS
94. Notwithstanding any other condition of this Decision Notice, a Certificate of
Compliance issued by a suitably qualified person* must be provided to Council prior
to commissioning the operation of the UPSS, that certifies the design, installation,
construction and operation of the underground petroleum storage system (Service
Station) complies in all respects with the conditions of this Decision Notice and any
relevant Australian Standards, Standard Test Procedures and Codes referred to
herein.
* A suitably qualified person is a Registered Professional Engineer of Queensland
with experience and knowledge in the design and operation of the storage and
dispensing of petroleum products and underground petroleum storage systems.
WASTE
Waste Disposal
95. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial
and Industrial Premises”. The facilities must include an external impervious area
correctly sized for all refuse and recycling containers and suitably screened from
public places and neighbouring properties. A bin wash area is required with a cold-
water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain
outlet must be designed to prevent storm water entry to the sewerage system. This
can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max
0.5m²), or alternatively the waste area can be roofed, or any other design approved
by Council.
96. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
Page 18 of 70
Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
B. Find the following are sufficient grounds to justify the decision to approve the Material
Change of Use for the Entertainment and Dining Business Type 1 Food and Beverages,
Retail Business Type 2 Shop & Type 5 Vehicle Uses despite the conflict with the Planning
Scheme:
1. The convenience shop is well located on Noosa’s major road network to service the
convenience needs of local workers and the travelling public.
2. The food outlet will replace the existing lunch bar and continue to service the workers
of the industrial estate without negatively impacting on surrounding uses.
C. Refuse the Operational Works Application for signage for the following reasons:
1. The food outlet sign is not proportional to the scale of the building;
2. The food outlet sign is out of character with and would not contribute positively to the
streetscape and surrounding area.
REPORT
1. PROPOSAL
The application seeks approval for a service station, convenience shop, food outlet and
Operational Works for signage. The 290m² building and development comprises:
200m² Coles Express service station tenancy
90m² food outlet
charge station for electric cars, bicycles and motor cycles
4 covered fuel bowsers
photovoltaic cells on the main building roof.
The pay point, convenience shop and food outlet building are sited 6m from the Project Avenue
boundary and nearly 44m from Eumundi Noosa Road. The fuel canopy is setback approximately
19m from the Eumundi Noosa Road boundary.
The main building is sited on approximately 3.5m of fill and presents 2 storeys to Project Avenue.
Landscaping and staff car parking are at grade within the Project Avenue setback and the
balance of the lot is filled to accommodate car parking and the fuel bowsers.
A total of 19 car spaces are proposed including 4 car spaces within the Eumundi Noosa Road
setback with 3.5m of landscaping along the boundary. Figures 1 & 2 below show the site layout
and perspectives of the proposal from the street frontages.
Page 19 of 70
Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Figure 1 – Site layout
Figure 2 – Image on the left is from Eumundi Noosa Road and on right from Project Avenue.
Signage
The proposed signage consists of the following:
1 x 5m high illuminated pylon sign setback 2m from Eumundi Noosa Road boundary,
2 x 1.4m² ‘shell brand’ signs on the facia of the fuel bowser canopy
1 x 6.3m² wall sign on the food outlet tenancy
1 x 1m² ‘Coles express’ sign for the pay point and convenience shop
Figure 3 below shows the pylon sign, food outlet, pay point and shell branding signs.
Figure 3 – Proposed signage.
Page 20 of 70
Section 21
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
The application is before Council as the food outlet and convenience shop are inconsistent uses
in the Industry zone.
2. SITE DETAILS
2.1. Background
2.2. Site Description
The lot has a 40m frontage to Eumundi Noosa Road and 27m to Project Avenue. The lot has
approximately a 5 degree (7.5%) slope from the Eumundi Noosa Road to the Project Avenue
frontage. An industrial building including a lunch bar, sits level with and towards the Eumundi
Noosa Road with hard stand area within this setback. A relatively steep vehicle access from
Project Avenue leads to an unsealed parking area which is scattered with trees. Figure 4 below
shows the location and some surrounding uses.
2.3. Surrounding Land Uses
The site is surrounded by typical industrial uses within the Noosaville industrial area and is
located approximately 100m south of the Walter Hay Drive roundabout and directly opposite the
recently approved 7-Eleven service station and industrial complex currently under construction.
Figure 4 – Aerial and surrounding uses
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each of the
following statutory planning instruments to the extent they are relevant to the development:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
any Structure Plan or Master Plan in place for declared areas;
any Preliminary Approval Overriding the Planning Scheme for the land;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Page 21 of 70
Section 22
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
State Planning Policy
The development is within a mapped potential acid sulfate soils area and triggers assessment
against the State Planning Policy in regard to Water Quality. This aspect is assessed in Section
3.3 of this report, with the development able to comply, subject to appropriate conditions.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies and Regulatory Provisions of the SEQ Regional Plan.
3.3. Statutory Instruments – Planning Scheme
The site is located in the Noosaville locality and is zoned Industry. A service station is identified
as a consistent use within the zone but the retail shop and food outlet components are identified
as inconsistent uses. The application is required to follow an impact assessable application
process.
The service station is adjacent to a major arterial road, being well located to service the high
volume of passing traffic and will complement the 7-eleven service station and drive through food
outlet under construction directly across the road.
Locality Provisions
Convenience shop
The retail shop component raises conflicts with the uses sought within the zone. Generally, The
Noosa Plan seeks to avoid retail shops (of the type normally expected within shopping centres
and retail shopping strips) from the Industry zone. Overall Outcome 11.8.2 (y) of the Noosaville
Locality Code states:
For the Industry Zone—land in this zone—
… is protected for industrial functions including Industrial business Type 2 to the exclusion of
incompatible uses including Residential Uses, Community Uses, Commercial business and most
sport and recreation uses and Retail business uses;
The retail shop component is an ancillary and commonly expected component of a modern
service station development. The convenience retail role of service stations has largely replaced
traditional corner stores, which have all but disappeared, and now form an important part of the
retail network to meet residents’ needs. The site is located on Eumundi Noosa Road, a major
arterial road, and will serve the high levels of passing traffic. At 100m 2, the retail shop component
will not significantly detract from the site’s overall industrial function, nor the Industry zone more
broadly, and is unlikely to have any adverse impact on Noosa’s existing retail centres.
Food Outlet
The proposed food outlet also raises conflicts with the uses sought for the zone. There is an
existing lawful food outlet use on-site, which the proposed food outlet would essentially replace,
albeit with a 57m² larger floor plate. A food outlet is a common expected component of a
contemporary service station development and is unlikely to adversely affect other food outlets
within the nearby industrial area and retail centre.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
Business Uses Code
Engineering Works Codes
Landscaping Code
Page 22 of 70
Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:
Safety and Amenity
The proposal is more than 220m from the school and at least 420m from the nearest residential
use ensuring health and safety is maintained between the proposal and these sensitive uses.
Probable Solution 30.1 and S30.2 seek that safe and convenient access is provided to the
existing pathway network. The development does not provide safe passage, but an opportunity
exists along the northern boundary to provide safe pedestrian access. A condition is
recommended accordingly.
Car Parking
Table 1 – Car parking analysis
Use Planning Scheme requirement Proposal Complies
Service Station 5 spaces minimum 5
Convenience shop - 100m² 5 spaces 5
1 space per 20m²
Food outlet - 90m² 9 spaces 9
1 space per 10m² 19 req. 19 total provided
The development proposes 19 car spaces, including 4 staff spaces at grade within the Project
Avenue setback. A loading zone, air/water, electric charge station and additional car spaces are
provided, accessed from Eumundi Noosa Road. The applicant has demonstrated that vehicle
manoeuvring areas are sufficient for all vehicles and tankers. The entry driveway provides an on-
site queuing length of around 20m which avoids any off-site impacts from queuing.
Landscaping
Table 2 below outlines the landscaping for the site.
Table 2 - Landscaping
Criteria Planning Scheme requirement Proposal Complies
Landscaped open space 10% = 242m² 10.01% = 245m²
Landscape setbacks 3m to frontage and 2m to car spaces
Eumundi Noosa Road 3.4m
Project Avenue 0.75 X
The proposal meets the overall quantity of landscaping required but does not propose the
required 2m landscaped setback between the staff car spaces and the Project Avenue frontage.
The proposed 0.75m of landscaping near the staff spaces is considered to be sufficient to reduce
the visual impact of the car spaces within the setback. Furthermore, nearly half this elevation has
a 6m landscaped setback where existing mature trees and new landscaping will screen the
building.
Stormwater quality
The applicant has demonstrated that the pollutant reduction targets in Total Suspended Solids,
Total Phosphorous and Total Nitrogen can be achieved using a Stormwater 360. Stormwater
Australia is currently refining the testing methods to ensure modelling strategies for estimating
pollutant reduction targets for the proprietary devices are accurate. A condition is therefore
recommended to ensure the required pollutant reduction target outcomes are met, whilst allowing
for the applicant to change the proprietary device selected.
Overlay Provisions
The site is within a Low Potential Acid Sulphate Soils Area. Given the earthworks required for the
underground fuel storage tanks and proposed fill, conditions are recommended requiring further
soil assessment and the implementation of an acid sulphate soils management plan as part of
any operational works application.
Page 23 of 70
Section 24
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Emissions Reduction Policy
Although the application is not required to be assessed for sustainability targets, the proposed
‘Noosa Energy Centre’ offers an electric charge station and photovoltaic panels which generally
aligns with Council’s Emissions Reduction Policy objectives to seek greater efficiency in the use
of natural resources by … reducing the amount of electricity and fuel consumed, especially
where sourced from fossil fuels.
3.4. Signage
The Advertising Devices Code allows the following:
a total sign face area of 10m² per premises
no sign exceeding a single sign face area of 4m² per premises
1 pylon sign per frontage
1 illuminated sign per frontage.
The proposal complies with these provisions except for the indicative food outlet sign which is
proposed at 6.3m², exceeding the maximum allowable sign face area of 4m². It is considered the
sign is out of proportion to the small scale building and out of character with signage in the
surrounding area, as generally small scale signage exists nearby.
4. CONSULTATION
4.1. Referrals
The application was forwarded the following internal Council specialists:
Engineering Officer
Environmental Health Officer
Hydraulics Officer
4.2. Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable
Planning Act 2009. No properly made submissions were received.
5. CONCLUSION
The applicant has demonstrated the service station can operate without adverse effects on the
major road network with safe vehicle and tanker access and the queuing and manoeuvring being
wholly within the site. The food outlet is essentially replacing the existing lunch bar and will
continue to service surrounding workers and the wider Noosa community. The shop will provide
convenience shopping needs without adversely affecting or impacting on the surrounding area.
The following grounds are considered sufficient to overcome the conflict with the Planning
Scheme for the inconsistent uses:
1. The convenience shop is well located on Noosa’s major road network to service the
convenience needs of local workers and the travelling public.
2. The food outlet will replace the existing lunch bar and continue to service the workers of the
industrial estate without negatively impacting on surrounding uses.
The food outlet hamper/wall sign does not comply with the Advertising Devices Code and is
therefore recommended for refusal.
The proposal does not raise any other significant planning concerns and is recommended for
approval, subject to conditions.
Page 24 of 70
Section 25
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 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
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 25 of 70
Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Page 26 of 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
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Page 27 of 70Section 28
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
3 OPW16/0006 - APPLICATION FOR DEVELOPMENT PERMIT FOR OPERATIONAL
WORKS 15 BLACKBEAN COURT, BLACK MOUNTAIN EXCAVATION, EXTRACTION
OR FILLING BRINGING IN FILL, TOP SOIL AND GRASS
DOCUMENT INFORM AT ION
Author Coordinator - Engineering, Mark Lewis
Planning & Infrastructure Department
Index ECM / Application / OPW16/0006
Attachments 1. Aerial Photo
2. Site Inspection Photo
APPLICATION DETAILS
Applicant Ms SM Cochrane
Proposal Development Permit for Operational Work Excavation, Extraction or
Filling - Bringing in Fill, Top Soil & Grass
Properly Made Date 27 January 2016
Information Request Date 29 January 2016
Information Response Date 19 July 2016
Decision Due Date 11 October 2016
Number of Submissions Not applicable
PROPERTY DETAILS
Property Address 15 Blackbean Court, Black Mountain
RP Description Lot 108 RP 907722
Land Area 6662m²
Existing Use of Land Rural Settlement
STATUTORY DETAILS
SEQRP Designation Rural Living Area
Locality Tewantin
Zone Open Space Recreation
Overlays Bushfire, Environmental Enhancement
Assessment Type Code
Page 28 of 70
Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Environment
Committee Meeting dated 8 November 2016 regarding application OPW16/0006 for a
Development Permit Operational Works – Excavation, Extraction or Filling – Bringing in fill, top
soil and grass at 15 Blackbean Court, Black Mountain and:
A. Refuse the application for the following reasons:
1. The applicant has not provided the additional information as described in Council’s
Information Request necessary for the assessment of the application; and
2. The works have the potential to block the overland flow of stormwater and cause
damage to the subject site and the adjoining property which is contrary to the Noosa
Plan.
B. Direct the property owner to remove any unapproved structures and/or fill that affects the
overland flow of stormwater.
REPORT
The application was submitted in a response to a complaint received by Council. The complaint
concerned the placement of fill and the construction of retaining walls and fencing on 15
Blackbean Court that have the potential to block the overland flow of stormwater from 19
Blackbean Court on to the subject site.
There is a history of complaints regarding stormwater both between the individual property
owners and between the property owners and Council. Council has previously advised the owner
of the subject site in a letter dated 25 June 2015 that:
Council’s responsibilities associated with the discharge of stormwater on the adjoining
property (No 19) stop at the end of the easement within that property; and
Damage resulting from re-direction of stormwater from the natural flow path which creates
erosion or other nuisance to private property is considered a civil issue.
The works that are the subject of the application were undertaken by the owner of the subject site
during December 2015 and January 2016 and do not comply with the ‘self assessable’ criteria of
the Earthworks Code of the Noosa Plan.
Council sent an Information Request on 29 January 2016 requesting additional information
sufficient to fully assess the application. Council’s Information Request reads as follows:
“Provide certification from a Registered Professional Engineer of Queensland (RPEQ) that states
that the constructed works are in accordance with The Noosa Plan – Earthworks Code and
Biodiversity Overlay Code or alternatively provide a plan prepared by an RPEQ that indicates the
remedial works required to ensure that the works are in accordance with the codes.”
On 19 July 2016 Council received a response to the Information Request. The response
consisted of a letter from a solicitor. It is noted that, on the same date, the applicant submitted a
letter to the Director Infrastructure and Planning regarding the stormwater outlet within 19
Blackbean Court. The letters do not include any information to assist with the assessment of the
application. The letters:
suggest that the drainage issues for 15 Blackbean Court have been created by Council’s
failure to maintain the drainage system and the previous activities of the owner of 19
Blackbean Court.
request that Council refund the application fee and approve the works.
Page 29 of 70
Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Council officers sought legal advice from its solicitor in regard to the submitted letters. After
discussions with staff Council’s solicitor responded to the applicant’s solicitor concerning the
letters sent to Council. The response includes:
in my view, the Council has no legal responsibility with respect to the drainage issues on
your client’s land or the manner of drainage from the point of discharge from the easement
on the adjoining land,
there is no “system of drainage” beyond the registered drainage easement, nor can an
easement by necessity be implied in favour of the Council in these circumstances,
there is no requirement at law for the Council to maintain a drainage system, and
any liability on the part of the Council as alleged in your letter is denied.
Council is acting pursuant to its statutory obligations to process the application and in doing
so has requested further information from your client in order that it can make a full
assessment of the issues raised by the application, and
it is not appropriate for the Council to provide the development approval in the absence of
relevant information. Nor is it appropriate for the application fee to be refunded.
CONCLUSION
The works undertaken by the owner of 15 Blackbean Court have the potential to block the
overland flow of stormwater and cause damage to the subject site and the adjoining property and
also adversely affect the native vegetation at the rear of the sites due to changes to runoff
characteristics. The information submitted by the applicant has not addressed Council’s concerns
and has not demonstrated that the works will not create any adverse impacts.
It is noted that the subject site and the adjoining properties are affected by building envelopes
created as part of the original development. The building envelopes are located in the front
portion of the sites. Due to the natural topography and the level of the stormwater outlet pipe the
potential blockage of overland flow is unlikely to affect any dwellings or ancillary buildings and
only impact on the rear of the site.
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 30 of 70
Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
ATTACHMENT 1
Page 31 of 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
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i” a | hee Y v4 5 1 1 1 55 8 2634 2135 9 23 33 |Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
4 MCU16/0098 & OPW16/0183 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 2 - NOOSA CHOCOLATE
FACTORY, ANCILLARY CAFE & DWELLING UNIT AND OPERATIONAL WORKS AT
21 VENTURE DRIVE, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU16/0098 & OPW16/0183
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Building Suncoast Green
Proposal Development Permit for Material Change of Use of Premises - Industrial
Business Type 2, Entertainment & Dining Business Type 1 and Ancillary
dwelling unit & Operational Works for stormwater, landscaping &
access.
Properly Made Date 6 September 2016
Decision Due Date 17 November 2016
Number of Submissions Nil
PROPERTY DETAILS
Property Address 21 Venture Drive, Noosaville
RP Description Lot 9 SP 216079
Land Area 1663m²
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Overlays Natural Hazards Overlay – Low Potential Acid Sulfate Soils
Assessment Type Impact
Page 38 of 70
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Organisation
Committee Meeting dated 8 November 2016 regarding Application No. MCU16/0098 &
OPW16/0183 for a Development Permit for Material Change of Use for Industrial Business Type
2 – Noosa Chocolate Factory, Entertainment and Dining Business Type 1 – Food & Beverage,
Ancillary Dwelling Unit and Development Permit for Operational Works for Stormwater,
Landscaping, excavation/fill and access situated at 21 Venture Drive, Noosaville and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
Sheet 01 of 11 Q Site/Floor Plan, prepared by Building Suncoast Green 11.09.16
Sheet 02 of 11 Q Mezzanine Floor Plan, prepared by Building Suncoast 11.09.16
Green
Sheet 03 of 11 Q Elevations, prepared by Building Suncoast Green 11.09.16
Sheet 04 of 11 Q Café Layout, prepared by Building Suncoast Green 11.09.16
Sheet 05 of 11 Q Section, prepared by Building Suncoast Green 11.09.16
Sheet 10 of 11 Q 3D View, prepared by Building Suncoast Green 11.09.16
Nature and Extent of Approved Use
3. The Industrial Business Type 2 may operate 24 hours.
4. The Entertainment and Dining Business must not operate outside the hours of 6am to
10pm.
5. The outdoor dining area must not exceed 20m2.
6. Any display and retail sale of goods must remain an ancillary component to the
approved use and must not exceed 20% of the gross floor area.
Building Height
7. The maximum height of the development must not exceed 10 metres above the
finished ground level and the natural ground level.
Performance Bond
8. Security in the form of a cash bond or trading bank guarantee to the sum of $15,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the pre-start meeting. The cash bond or trading bank guarantee will
be returned on performance of the conditions of approval less any costs incurred by
Council in respect of enforcing performance of this permit. Council reserves the right
to call upon the bond or guaranteed sum to effect compliance with conditions.
Building Design
9. All air conditioning units or other mechanical equipment must be fully enclosed or
screened such that they are not visible from the street frontages.
Page 39 of 70
Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Water & Sewer Connections
10. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of Northern
SEQ Distributor–Retailer Authority (Unitywater).
11. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
ENGINEERING
12. A minimum of 18 car parking spaces and 4 motor cycle spaces must be provided on
the site which includes 1 disabled space. One loading bay in addition to the 18 car
spaces as indicated on the approved plans.
13. Eight (8) bicycle parking spaces must be provided on-site.
14. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
15. Any awnings and/or other structures in close proximity to the proposed loading zone
must be designed to ensure no obstruction or impact on the functioning and the use
of the loading zone.
16. To ensure pedestrian safety between vehicles exiting the site and pedestrians on the
footpath, the driveway and any associated fencing or vegetation near the driveway
must comply with the minimum sight line requirements as defined in AS 2890.1,
section 3.2.4.
Stormwater Drainage
17. Stormwater runoff from the development must be disposed of on-site generally in
accordance with the approved engineering plans causing scour or damage to the
subject site or any adjoining property.
Electricity and Telecommunication Services
18. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
Landscaping Works
19. The development site must be landscaped. The works must be undertaken in
accordance with the approved plans and Planning Scheme Policy PSP 3
Landscaping Plants and Guidelines.
20. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed to
grow to full form and be refurbished when its life expectancy is reached.
ENVIRONMENTAL HEALTH
Noise
21. Mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc. must be situated within the building or suitably provided
with noise reduction measures and located as to prevent a noise nuisance beyond
the boundary of the site and not exceed the levels specified in Table 1.
Page 40 of 70
Section 41
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Table 1
NOISE LIMITS AT A SENSITIVE RECEPTOR
(Excludes On-Site Ancillary Dwelling Unit – Caretakers Unit)
PERIOD Noise level at noise sensitive place measured as the adjusted
maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 5 dB(A)
6pm – 10pm Background noise level plus 5 dB(A)
10pm – 7am Inaudible
NOISE LEVELS AT COMMERCIAL PLACE
PERIOD Noise level at a commercial place measured as the adjusted
maximum sound pressure level (Lamax, adj,T)
7am – 6pm Background noise level (LAbg,T) plus 10 dB(A)
6pm – 10pm Background noise level plus10 dB(A)
10pm – 7am Background noise level plus 8 dB(A)
22. When requested by Noosa Council, a Noise Impact Assessment Report (NIAR)
showing monitoring and recording of noise levels must be undertaken to investigate
any non-vexatious complaint caused by noise emissions from operations at the
premises. Such monitoring must be undertaken and completed within a reasonable
and practicable timeframe as nominated by council and be performed by a suitably
qualified and experienced person.
The NIAR must be submitted to Council detailing the results of such monitoring and
recommendations for any measures to achieve compliance with limits outlined in
Table 1 of this Decision Notice.
23. Measurement of sound pressure levels (adjusted for tonality and impulse) must be in
accordance with Australian Standard AS1055.1 “Acoustics – Description and
measurement of environmental noise – General procedures”.
For the purpose of measuring and certifying relevant noise conditions and reporting
(eg. mechanical plant and equipment, a/c units, motors, refrigeration equipment,
compressors, pumps etc ), a suitably qualified person is either:
a. a Registered Professional Engineer of Queensland, or
b. an environmental consultant with a minimum of 3 years current experience in
the field of acoustics.
Outdoor Lighting Devices
24. Lighting associated with the use must be designed, sited, installed and tested to
comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the
obtrusive effects of outdoor lighting” using a control level of 1.
25. Certification must be submitted to Council from a qualified person which certifies that
all outdoor lighting devices comply with the requirements of this Decision Notice at
the time of commissioning.
For the purpose of certifying outdoor lighting devices for the development, a qualified
person is:
a. a Registered Professional Engineer of Queensland;
b. an environmental or electrical design consultant with a minimum of 3 years
current experience in the field of outdoor lighting.
Page 41 of 70
Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Waste Disposal
26. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial
and Industrial Premises”. The facilities must include an external impervious area
correctly sized for all refuse and recycling containers and suitably screened from
public places and neighbouring properties. A bin wash area is required with a cold-
water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain
outlet must be designed to prevent storm water entry to the sewerage system. This
can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max
0.5m²), or alternatively the waste area can be roofed, or any other design approved
by Council.
27. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
OPERATIONAL WORKS - OPW16/0183
PLANNING
Approved Plans
1. Development undertaken in accordance with this operational works approval must
generally comply with the approved plans of development. The approved plans are
listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
C001 A Drawing Index and Standard Notes, prepared by 18/08/2016
Job No: SC-5734 Empire Engineering
C020 A Siteworks and Drainage Plan, prepared by Empire 18/08/2016
Job No: SC-5734 Engineering
C025 A Siteworks and Drainage Sections and Details, 18/08/2016
Job No: SC-5734 prepared by Empire Engineering
C030 A Pavement Plan, prepared by Empire Engineering 18/08/2016
Job No: SC-5734
C040 A Sign and Linemarking Plan, prepared by Empire 18/08/2016
Job No: SC-5734 Engineering
Sheet 07 of 09 Q Part 1 Landscape Plan, prepared by Building 11.09.16
Suncoast Green
Sheet 08 of 09 Q Part 2 Landscape Plan, prepared by Building 11.09.16
Suncoast Green
Sheet 09 of 09 Q Landscape Details, prepared by Building 11.09.16
Suncoast Green
LANDSCAPING WORKS
2. The low wall and screening trellis near the corner of Venture Drive and the unnamed
Road must be setback in accordance with the approved Landscape Plans.
3. All landscape works must be constructed and undertaken generally in accordance
with the approved plans and conditions detailed in this Decision Notice.
4. Turfed areas within the Venture Drive and the unnamed road reserves must:
a. Join smoothly and level with adjoining surfaces.
b. Be free of disease, pest, weeds, rock and debris.
Page 42 of 70
Section 43
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
5. Landscape works must:
a. Take all measures to prevent Fire Ants (or any stages of the fire ant life cycle)
entering the work site.
b. Take all measures to prevent Myrtle Rust infection.
c. Not obstruct overland flow paths and must include adequate drainage to
minimise ponding. Mulch or any floatable material must not be located in
swales, overland flow paths or around grated drains.
d. Not encroach onto kerb and channel, footpaths, pedestrian or vehicular/
circulation areas.
e. Not restrict access to service meters.
f. Delineate all garden to grassed area interfaces with a hard edge.
g. Ensure sales signage and ancillary infrastructure is not installed within the road
reserve.
h. Ensure permanent irrigation is not installed within the road reserve.
i. Ensure all weeds and debris are removed from planting areas prior to planting.
j. Ensure mulch is aged, comprised of leaf and limb material of varying sizes, free
of foreign matter including anthropogenic waste, rock, soil / sediment
contamination and is applied to ensure a minimum 100mm depth once settled.
6. Soil provided for landscaping must provide for the site specific vegetation
performance objectives.
7. All landscape works must be completed prior to the commencement of use.
ENGINEERING
Prior to Commencement of Works
8. At least 5 working days prior to any works commencing, written advice must be
provided to Council detailing:
a. The name, contact details and ACN for the supervising Registered Professional
Engineer of Queensland (RPEQ) and Principal Contractor.
b. Proposed dates for commencement and completion of construction.
9. The principal contractor must have all the appropriate insurance and public liability
documentation to carry out the works. The principal contractor is also responsible to
ensure that any subcontractors also have the appropriate insurance and public
liability documentation. Certificates demonstrating currency of public liability
insurance and works insurance covering the works must be submitted to Council prior
to the prestart meeting.
10. Council must be contacted at least 5 working days prior to any works commencing to
organise a prestart meeting*. The contact number to arrange a prestart meeting is
5329 6244. The prestart meeting must include the relevant parties for the following
aspects of the works:
a. Civil engineering works.
b. Landscape works.
c. Erosion and sediment control works.
* (Refer to Advisory Note)
Page 43 of 70
Section 44
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
11. Copies of the approved plans, duly signed by the consultant Registered Professional
Engineer of Queensland (RPEQ) must be provided to Council’s Engineering Officer
Construction at the “prestart” meeting.
12. A detailed condition report including photographs of all frontages of the site must be
completed and submitted to Council prior to the prestart meeting.
13. A condition report including photographs of all fences and retaining walls bordering
the site and any buildings, structures, pathways, landscaping features etc on
adjoining properties that could potentially be impacted on by the proposed earthworks
and construction works must be completed and submitted to Council prior to the
prestart meeting.
14. A Construction Management Plan must be submitted to Council for approval prior to
the prestart meeting and must specifically include/address the following:
a. Traffic Management during all aspects of the construct phase including:
i. A Traffic Management Control Plan in accordance with Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary signage and
traffic control measures to be installed prior to construction.
ii. Fencing to the work site during the construction phase to ensure the
safety of the public and the road users.
iii. Maintenance of safe pedestrians and cyclists access across the frontage
of the site both during daily construction and after daily construction has
ceased.
iv. Sufficient parking arrangements for trucks, machineries and construction
workers without adversely impacting on traffic flow and/or the availability
of on-street parking in the local street.
b. Maintenance and protection of water quality and existing drainage lines through
the construction site through the implementation of appropriate erosion and
sediment control measures.
c. Works programme identifying key components of the works and their respective
durations.
d. The proposed dates for the commencement and the completion of the works.
e. Effective procedures and measures to minimise adverse environmental impact
on other properties and roads users including noise and dust emission.
f. Establishment of a communication protocol with the adjoining owners and any
other affected parties to advise of construction times, impacts on traffic and
services and any other relevant issues.
g. Identification of communication and complaint management procedures
including:
i. Contact details for the on-site manager.
ii. Dispute resolution procedures.
15. Any changes to the details associated with the supervising RPEQ or Principal
Contractor during construction, must be notified to council in writing within five
business days of the change occurring.
16. Any alteration to existing services or conflict between the development and an
existing or proposed service must be referred to the relevant service authority for
determination prior to commencement of works.
Page 44 of 70
Section 45
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
DURING CONSTRUCTION
General
17. The developer must meet any costs to repair damage to any Council asset during
construction, where damage is a result of the development works. Damage to assets
must be repaired immediately where it creates a hazard to the community. In
circumstances where the damage does not create a hazard to the community, it must
be repaired immediately on completion of the works associated with the
development.
18. All works must be supervised by a Registered Professional Engineer of Queensland
(RPEQ) who is independent of the Developer and Principal Contractor, and they must
certify that all works conform to the Operational Works permit. Where municipal
works are involved, such confirmation must be submitted for the respective hold
points prior to any site inspection by Council Officers.
19. All works must be constructed and work procedure undertaken in accordance with:
a. The approved plans and conditions detailed in this Decision Notice.
b. All relevant Noosa Council Planning Scheme Policies, standard drawings,
standard specifications and guidelines, particularly PSP 5 – Engineering Design
Standards – Roads, Drainage and Earthworks.
c. The latest version of the Healthy Waterways document “Water Sensitive Urban
Design Technical Design Guidelines for South East Queensland” for all water
quality devices to be constructed on site.
Driveways
20. Driveway crossovers must be designed and constructed generally in accordance with
the approved plans and in accordance with IPWEA standard drawing RS- 051 and
must have levels and grades match the levels and the grades of the existing concrete
footpath without posing trip hazard.
21. The following must be complied with during the construction of the required
crossovers/driveways:
a. The driveway width must not exceed 6m at the front boundary line and 13m at
the kerb line.
b. The driveway surfacing must consist of either an approved hot mixed asphaltic
concrete or patterned/plain concrete and must have a slip resistant surface.
c. The driveway must be constructed so as not to concentrate stormwater runoff
or ponding onto other properties and/or the road verge.
d. For public safety, the finish levels of crossover must ensure smooth transition to
existing surfaces such as the road grassed verge and existing concrete
pathway.
e. Where applicable, underground service conduits for water supply, electricity
and any other services must be provided as part of the access driveway works.
f. Have a minimum clearance of 1.0m from any existing power poles, streetlights
or other signage.
g. Have a minimum clearance of 500mm from any Unitywater/Telstra asset,
unless a written approval is obtained from Unitywater/Telstra and submitted to
Council.
Page 45 of 70
Section 46
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Pavement Design and Construction
22. Pavement design for privately owned works must be undertaken in accordance with
the relevant standards and be designed and constructed to comply with the Disability
Discrimination Act (DDA), Access to Premises Standard and relevant sections of
AS1428 Design for access and mobility. Structural integrity of the driveway and car
park areas will remain the responsibility of the property owner/developer and must be
certified by an RPEQ.
Works within Road Reserve and Reinstatement Works
23. Safe pedestrian access on all streets in the vicinity of the development must be
maintained at all times. Should footpath/road closures be necessary to carry out
construction works, Council’s Engineering Officer must be notified prior to the
proposed closure and all requirements complied with.
24. Where required, any reinstated road pavement must be in accordance with IPWEA
standard drawing RS-170 with road pavement resurfacing to consist of a minimum
depth of 50mm of an approved hot mixed asphaltic concrete.
Earthworks
25. All earthworks must be undertaken in accordance with the provisions of AS 3798
Guidelines on Earthworks for Commercial and Residential Development, with
geotechnical supervision and testing undertaken in accordance with Section 8 of the
Standard, and to a minimum of ‘Level 2’ as defined in Appendix B.
26. All Earthworks and construction works must be carried out taking into consideration
the protection of any existing above and below surface services, and the stability and
protection of fences and any buildings and structures on the adjoining properties.
Stormwater Drainage
27. Works associated with this permit must not adversely impact on the existing drainage
conditions on other properties including road and public footpath by blocking or
interfering with overland flow path.
28. Construction of all internal stormwater drainage works must comply with the relevant
section/s of Australian Standard AS/NZS 3500.3.
Erosion and Sediment Control
29. Sediment and erosion control measures must be in place prior to works commencing.
If such measures are not in place or are not satisfactory, “on the spot” fines may be
issued. Such fines can be issued if sediments from the site are found to enter or have
the potential to enter Council’s stormwater system, natural waterways, any
downstream stormwater filtration system or adversely impacting on other properties.
The sediment and erosion control design and measures have NOT been approved, it
is the site's Supervising Engineer who is responsible for ensuring that the sediment
and erosion control measures have:
a. Been duly designed by an RPEQ or CPESC and constructed in accordance
with "best practise" methods,
b. Been revised by an RPEQ or CPESC to address the issues raised by changes
in the projected construction schedule and/or methods,
c. Been revised to address predicted rainfall events, and
d. Achieve the desired environmental outcomes.
Council may request further controls to be installed should the implemented
measures be found inefficient.
Page 46 of 70
Section 47
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
30. The erosion and sediment control measures must be designed, installed and
maintained in accordance with the supervising engineer instructions and the current
best practice standards * (Refer to Advisory Note).
31. The applicant must ensure non essential exposure of soil is prevented by restricting
the extent of clearing and minimising the duration of soil exposure to adverse weather
conditions and effectively turf or stabilise any cleared area without delay and prior to
rainfall occurring.
32. The applicant must ensure sediment does not leave the site or enter onto adjoining
properties or Council’s drainage system due to surface runoff or on tyres of vehicles
and/or machinery. It is essential to implement appropriate approved erosion and
sediment control measures throughout the site during all phases of construction
including vehicle shakedown pad/grid (or similar) at the access to the construction
site.
33. Prior to the completion of the development and commencement of use, all site
surfaces must be effectively stabilised using methods which have achieved effective
short-term stabilisation and which will continue to achieve effective stabilisation in the
medium to long-term. For the purpose of this condition, an effectively stabilised
surface is defined as one that does not, or is not likely to result in visible evidence of
soil loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to
water contamination.
Damage to Services and Assets
34. Any damage caused to existing services, streetscape and assets (including kerb and
footpath) as a result of the development works must be repaired at no cost to the
asset owner at the following times:
a. Where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. Where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services
and assets must first be referred to the relevant service authority for approval.
FOLLOWING CONSTRUCTION
Certification
35. Upon completion of the work and prior to the final inspection a certificate must be
issued by an RPEQ certifying that the works have been constructed in accordance
with the Operational Works permit and applicable engineering standards.
36. A final inspection and approval of the completed works by Council’s Inspector is
required. Please contact Council on 5329 6244 to arrange for the inspection
B. Find that the café is ancillary and complementary to the primary industrial use on-site and
will not cause any reverse amenity issues and therefore is sufficient grounds to justify the
decision despite the conflict with the Planning Scheme.
REPORT
1. PROPOSAL
The application seeks approval for Industrial Business Type 2 being for the Noosa Chocolate
Factory, ancillary café and an Ancillary Dwelling Unit.
Page 47 of 70
Section 48
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
The total Gross Floor Area of the building and the outdoor dining area is 743m² which includes:
655m² (including mezzanine) for the industrial business
40m² Café area (with more than 10 chairs)
28m² for the Ancillary Dwelling Unit
20m² of outdoor dining
The applicant seeks the following operating hours:
24 hours, 7 days per week for manufacturing and processing
6am to 10pm for the café and retail sales.
The industrial business consists of the manufacturing and processing of chocolate, product sales,
and office and staff room. The intent of the café is to provide an opportunity for customers to view
the chocolate manufacturing process, taste and enjoy a light meal served with coffee and
chocolate on the premises. The Ancillary Dwelling Unit is for 1 staff member/partner to care take
the site.
External materials consist of painted tilt panel construction with glazing and decorative screening
devices to the upper level facing the corner. A covered outdoor dining area in a garden setting
faces Venture Drive. The proposal provides 18 car spaces and 4 motor cycle spaces to the rear
of the building accessed from a currently unnamed stub road and deliveries and some staff
parking accessed from Venture Drive. Figures 1 and 2 provide 3D views of the proposal.
Figure 1 – View from the east along the unnamed road.
Figure 2 – View from Venture Drive.
Page 48 of 70
Section 49
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
The applicant offers the following to describe their business and intent:
The clients own and operate Noosa Chocolate Factory which currently operates from
Project Avenue Noosaville. The business was established here in 2009.The family run
operation has gone from success to success in recent years with expansion into the
international market and several retail outlets in Brisbane CBD.
It is the client’s intention to develop a new industrial premises on the subject (site)
allowing them to expand and continue their manufacturing and dispatch operations. With
the inclusion of a café and retail component they will be able to make their products
available to the public in Noosa for the first time. Currently, the products are unavailable
to the public as their existing premises are too small to cope with the demand. As such,
the success of this proposal will realise their long time desire to make their products
readily available to the public on the Sunshine Coast.
The application is before Council as the Entertainment and Dining Business Type 1 use (café
with more than 10 seats) is an inconsistent use in the Industry zone.
2. SITE DETAILS
2.1. Site Description
The site is a corner lot which has a slight slope from the south to north with no existing
vegetation.
Figure 3 below shows the site’s location.
Figure 3 – Locality Plan
Page 49 of 70
Section 50
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
2.2. Surrounding Land Uses
The site is within a new subdivision located between Gateway and Venture Drives that has
provided a vehicle link between the previously disconnected industrial precincts. The site is near
the small industrial tenancies of Gateway Drive and the Project Avenue industrial area. Currently
there is no development directly adjoining the site. A small tenancy industrial development has
recently been approved nearby on the corner of Gateway and Venture Drive.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each of the
following statutory planning instruments to the extent they are relevant to the development:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
any Structure Plan or Master Plan in place for declared areas;
any Preliminary Approval Overriding the Planning Scheme for the land;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions
3.3. Statutory Instruments – Planning Scheme
Locality Provisions
The Industrial Business Type 2 (chocolate factory) and the Ancillary Dwelling Unit components
are consistent uses in the zone and would require a Code Assessable application process. The
Entertainment and Dining Business being the proposed café with more than 10 seats is an
inconsistent use in the Industry zone and required to follow an impact assessable application
process.
The Noosaville Locality Code is most relevant and provides the following overall Outcomes for
new uses:
Overall Outcome 11.8.2 reads
11.8.2 The overall outcomes sought for the Noosaville Locality are the following—
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
Page 50 of 70
Section 51
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of
other premises, including acoustic and visual qualities; and…
vi provides important industries and service-related businesses to the whole
of Noosa, but particularly the coastal area and the north-east area of the
former Maroochy Shire
AND
The following Specific Outcome for the Industry zone is also relevant:
Specific Outcome O188
O188 Uses are predominantly of an industrial nature ordinarily expected in an industrial
estate with ancillary uses compatible with industrial businesses
The Noosa Chocolate Factory wishes to provide a whole chocolate experience for customers,
which includes the viewing of the manufacturing process (through a glass wall) and tasting the
product combined with a light meal and or coffee. The café is an integral part of this
contemporary business model that is not currently offered or been approved in the Shire. It is
important to note the café is not proposed as a stand alone use but is intended to be ancillary to
the primary industrial use of the site, being chocolate manufacturing and distribution. The larger
purpose built premises will also allow for sales growth to service the Noosa Shire and for
expansion to other markets.
The 40m² café use area includes a 20m² outdoor dining area in a garden setting generally
screened from the street frontages. The corner location provides good separation from adjoining
future uses and the nearby uses in Gateway and Venture Drives. The proposed car park and
building provides a buffer to the adjoining undeveloped industrial land located to the rear of the
lot. There are generally small scale industrial uses within the surrounding area which are
considered compatible with the proposal. It is also considered that sufficient separation is
provided between surrounding industrial uses to mitigate any potential reverse amenity issues.
The 40m² retail sales component complies with the Planning Scheme which allows a maximum
of 20% of the floor area for the retail sales of the goods manufactured on-site.
Hours of operation
The applicant seeks 24 hour operation for the manufacturing and distribution components of
business and 6am to 10pm for the café and retail components. The applicant advises the
operating hours provided ‘are not expected to be the immediate hours of operation. Details have
been provided so as to allow for the prospect of future growth in the business and in-turn the
possibility to exercise these time/ day allowances.’
Chocolate making does not generate noise emissions that would not be reasonably expected in
an industrial area. The requested hours raise no concern and conditions are recommended that
ensure the relevant noise criteria for a commercial area are complied with.
Ancillary Dwelling Unit
The 28m² Ancillary Dwelling Unit is basic accommodation but has natural light from north facing
glazing, is the only residential use on-site and is subordinate to the industrial use and complies
with the provisions of the Code.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
Business Uses Code
Landscaping Code
Engineering Works Codes
Page 51 of 70
Section 52
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:
Criteria Planning Scheme Proposal Complies
Landscaped open space 249m² = 15% min 323m² = 9.3%
Landscaping Setbacks 6m to building 6m – 10m
2m to uncovered 2.85m
carparking 0 to a small area X
on Venture Drive
Building height
storeys 2 storeys max 2 storeys
metres 10 metres 7.7metres
Boundary setbacks
Frontage – Venture Drive 6 metres min 8m – 9.6 metres
Frontage – Unnamed Road 4.5 metres min 6 metres
Southern side 0 metres min 17 metres
Western Side 0 metres min 0metres
Carparking (use area m²)
Industrial Business (655m² 14 14
including mezzanine)
4 4
Café & outdoor dining (40m²)
1 1
Ancillary Dwelling Unit
Total req.18 18 plus 4 motor
cycle spaces
Bicycle Spaces 7 bicycle spaces 0 bicycle spaces X
End of Trip Facilities* 1 locker per 2 bicycle 0 locker/s X
*(required only where 5 + spaces spaces and;
are required) 1 shower cubicle with 1 shower cubicles
ancillary change room
per 10 bicycle spaces
Landscaping
The proposal is providing good landscape setbacks except for a small area to the west of the
Venture Drive vehicle access where no landscaping is proposed between the boundary and a
staff car space. Given the proposal is providing landscaping well in excess (74m² excess) than
that required by the Code, with the majority being to the street frontages, the small non-
compliance raises no concern.
No bicycle parking or lockers are indicated on the plans. A condition is recommended to ensure
bicycle parking is installed in accordance with the code requirements.
Engineering
It is proposed that delivery trucks reverse onto the site which is common practice throughout the
industrial areas and generally does not raise significant concern. The applicant has demonstrated
compliance to the relevant codes and does not raise any other concerns.
4. CONSULTATION
4.1. Referrals
The application was forwarded to the following internal Council specialists:
Engineering Officer
Waste Officer
Environment Officer
Page 52 of 70
Section 53
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
4.2. Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable
Planning Act 2009. No submissions were received.
5. CONCLUSION
The manufacturing, distribution and retail sales of chocolate, and the Ancillary Dwelling Unit
components of the proposal are consistent uses within the zone but the café is inconsistent and
the Planning Scheme does not provide any real support for the use in the zone. However, the
café is not a stand alone use but is an integral component to the unique business model Noosa
Chocolate Factory seeks to establish. The café is small scale and considered ancillary to the
primary industrial use on-site with sufficient separation from other nearby uses so as not to raise
any adverse impacts or reverse amenity issues. As a whole, the Noosa Chocolate Factory is
considered compatible with the surrounding industrial uses.
Despite the conflict with The Noosa Plan, the café is ancillary and complementary to the primary
industrial use on-site and will not cause any reverse amenity issues and therefore is sufficient
grounds to justify the decision despite the conflict with the Planning Scheme.
The Noosa Chocolate Factory incorporating the manufacturing, distribution and retail sales of
chocolate, café and Ancillary Dwelling Unit does not raise any other significant planning concerns
and is recommended for approval, subject to conditions.
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
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 53 of 70
Section 54
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Page 54 of 70
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Page 57 of 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
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Page 57 of 70 |Section 58
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
5 WALLACE PARK FLYING FOX AND RESIDENTIAL SUBSIDISED SERVICES
INITIATIVE
DOCUMENT INFORM AT ION
Author Flying Fox Management Officer, Tyron de Kauwe
Planning & Infrastructure Department
Index ECM / Subject / Fauna
Attachments 1. Survey for Potential Subsidised Services Initiative
EXECUTIVE SUMMARY
Not Applicable.
RECOMMENDATION
That Council note the report by the Flying Fox Management Officer to the Planning &
Environment Committee Meeting dated 8 November, 2016 and implement a Subsidised Services
Initiative to provide covers for cars and clotheslines, automatic air fresheners, professional
cleaning of solar panels and access to high pressure water cleaners at a total cost of $10,000
based on predicted subscription.
REPORT
1. Background
Flying-foxes are ubiquitous in forests across the country and have been so for centuries. They fill
an important ecological role of forest pollination and seed dispersal, but increased urbanisation
has encroached upon flying-fox habitat and increased human-wildlife conflict. Flying-fox numbers
are greatly influenced by food availability, and increase particularly when Eucalypt and Melaleuca
paperbark trees are in flower. Flying-foxes are a concern to some residents because of noise,
smell, property damage from droppings and potential infection. Queensland Health advises that
there are only 3 known cases of infection from Australian Bat Lyssavirus (ABLV) since records
began. In comparison there were 389 deaths from influenza and pneumonia in 2010 alone from
human transmission (Qld Health 2014). ABLV can only be transmitted to humans from saliva of
an infected bat penetrating the skin or contacting a mucous membrane. Therefore, it is advised
that bats should not be handled by the general public, to avoid potentially being bitten or
scratched. If bitten or scratched medical attention must be sought immediately and the bat sent
for ABLV testing.
Although flying-foxes appear plentiful nationally, populations are on the decline and they are a
protected species. Like other flying fauna (e.g. birds), flying-foxes are highly mobile. It is not
possible to control the movement of flying-foxes across the Noosa landscape and they can feed
and roost anywhere and anytime throughout the shire. It is unknown how long camps remain in a
particular location. They can last a few days or can stay for many years. Some residents may find
it difficult to accept that it is unlikely that flying-foxes will leave Noosa Shire.
A review of previous dispersal events by Roberts and Eby (2013) revealed that dispersal
attempts do not result in flying-foxes abandoning the local area. Furthermore, it was shown that
dispersal actions result in colonies splintering and establishing new camps nearby, with
numerous flying-foxes periodically returning to the original site. This showed that 71% of
dispersal programs resulted in unresolved conflict across larger areas and more camp sites,
requiring ongoing dispersal programs at large costs. The successful dispersals of flying-foxes
from the Royal Botanical Gardens at Melbourne and Sydney required over 6 months of separate
actions and cost $3 million and over $1 million respectively to perform. In both of these cases,
animals moved less than 6.5km from the dispersal site.
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Section 59
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Where flying-fox camps are located in close proximity to housing, Council may undertake
vegetation works or use deterrents such as sprinkler systems to ‘nudge’ flying-foxes further away
from residential boundaries. Other councils have also implemented a Subsidised Services
Program providing vehicle and clothesline covers and free access to water pressure cleaners to
residents in high conflict areas.
2. Subsidised Services Initiative
In 2015/2016, Eurobodella Shire Council implemented a subsidised services program for 740
eligible properties, offering covers for cars, caravans, boats and clotheslines, removal of exotic
Cocos Palms, air fresheners for houses and cars, doormats for local businesses and free access
to high pressure water cleaners. Out of the 740 eligible properties, currently under 200 properties
have subscribed to the services. The Natural Resource Manager has reported a large increase in
community tolerance for the flying-fox colony.
Due to the success of the Eurobodella model in mitigating conflict issues, a public engagement
program was undertaken on Sunday 16 October 2016. This survey aimed to determine the
interest of Noosa Shire residents in the proposed subsidised services and to gain feedback on
their main issues if any, with flying foxes in the highest conflict areas around Wallace Park.
3. Public Engagement
The Flying Fox Management Officer and Cr Ingrid Jackson performed face-to-face interviews
with residents of 54 households within a 75-metre radius to inform them of current management
programs underway and survey their responses to the proposed services. Those not home on
the day were provided with a copy of the Subsidised Services Initiative Survey, the current
management programs and a covering letter with contact details to return feedback.
Main issues for residents
7%4% 9%1%
11%
15%
3%
23%
27%
Reduced wildlife Dead bodies in backyard Noise
Smell Droppings/Mess Health concerns
No issue Property Damage Fruit scavenging
Figure 1 - Main flying-fox conflict issues established by residents in high conflict area
Page 59 of 70
Section 60
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 NOVEMBER 2016
Percentage of total respondents concerned with each issue
70.00
Percentage of residents concerned with issue
52.50
35.00
17.50
0.00
Reduced wildlife Dead bodies in backyard Noise
Smell Droppings/Mess Health concerns
No issue Property Damage Fruit scavenging
Figure 2 - Percentage of total respondents surveyed that were concerned with each conflict issue
Figure 1 shows smell, droppings and noise were the main issues residents had with flying-foxes
in Wallace Park. The feedback from residents indicates greater emphasis should be placed on
the inclusion of air fresheners, protective coverings and cleaning services. The large proportion
of residents with ‘no issues’ with the Flying-foxes may still benefit from the programme, but also
show there are a significant number of residents with a high tolerance for the conflict. The
reduction in ‘other wildlife’, such as rainbow lorikeets, during times of peak flying-fox numbers
cannot be avoided and is brought about by increased resource competition in the park.
Figure 2 indicates that while over 26% of total respondents had ‘no issues’ with flying-foxes in
their vicinity, by offering services that focus on minimising the odour and the droppings, the key
issues for over 66% of residents could be lessened.
The current survey offered residents covers for cars, clotheslines and pools, protective cover for
fruit trees, rental of high pressure water cleaners and professional cleaning of solar panels. Many
residents also provided suggestions outside the scope of the survey, that have been included for
consideration in the program.
Figure 3 demonstrated the largest interest was in clothesline covers, water pressure cleaners
and car covers. Providing these services addresses the issue of reducing property damage from
flying-fox droppings however, surprisingly few residents were interested in air fresheners despite
the overwhelming opinion of odour being the most distressing issue from the conflict.
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The text continues on section 61.