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Appendix C - Prelodgement Meeting Minutes
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Appendix C
Prelodgement Meeting Minutes
PR139784 | Town Planning Report | v4 | 5 June 2019
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Noosa Council documents
PRE-LODGEMENT NOTES
Development Assessment
1. PRE-LODGEMENT MEETING DETAILS
Application No: PLM18/0015
Date: 12 April 2018
Simon Pollock, Technical Director – Planning (RPS)
Applicant Attendees:
Mark McConnell, Project Manager (RPS)
Chiara Towler, Senior Planner (RPS)
Council Attendees: Kerri Coyle
Lisa Pienaar
Mark Lewis
2. PROPOSAL
Street address: 22 Rose Gum Rd BLACK MOUNTAIN QLD 4563
Real property description: Lot 1 & 2 RP 862537
Lot 3 SP 235191
Planning Scheme: The Noosa Plan
Material change of use for residential care facility, 80-100
Proposal Details:
beds (comprising both pallative care and dementia care). The
facilities will also cater for respite and day respite care
(4974.12m2).
The proposed chapel and community hall will be ancillary and
are proposed to be primarily for the public to encourage
interaction between the public and the development. The floor
area for this is 667.86m2.
Excluding the hall and the church, the development will not
exceed 5,000m2.
The development seeks to provide a dementia friendly living
environment that is in a rural setting that will provide residents
with a greater level of accessibility and activity. There will be
common facilities (kitchen, laundry, administration) for the
development.
3. SUPPORTING INFORMATION (PROVIDED BY THE APPLICANT)
Documents / Plans
Schematic Master and Context Plan
This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20561112
Version: 4, Version Date: 24/04/2018 Print Date: 26 April 2018, 10:44 AM
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Noosa Council documents
4. PLANNING SCHEME INFORMATION
Development Type: Material Change of Use – Residential Use – Multiple Housing
Type 3 Retirement and special needs; Community Use - Type 3
Worship; and
Environmentally Relevant Activity (On site sewerage treatment
plant).
Level of Assessment: Impact
Planning Locality: Cooroy and Lake McDonald
Overlays: Biodiversity Overlay – Riparian Buffer Area and Environmental
Enhancement and Protection Area (Of Concern over waterway to
the east)
Natural Hazard Overly – Potential impact buffer, Medium to Very
High Bushfire intensity
Koala Habitat area (Remnant habitat and regrowth) (Schedule 7)
Zone: Rural
5. ADVICE & INFORMATION
Kerri Coyle - Comments
1. A previous pre-lodgement meeting has occurred over this site 10 October 2016.
A hard copy of these minutes of this meeting were provided to the attendees at the time
of this meeting.
2. Discussions with SARA are necessary to determine if the church/community hall
footprint needs to be included within the maximum allowable gross floor area of 5,000m2
allowed under the South East Queensland Regional Plan.
3. The proposal subject to this meeting is of a far greater scale than what was presented
in 2016. It is therefore important to provide justification as to why this use needs to be
situated on rural land and not on urban zoned land.
4. The proposed use needs to ensure that access to the site is available for emergency
vehicles at all times, particularly during major flood events. This is considered critical for
the proposal given the nature of the use and as an emergency evacuation plan is not
considered an acceptable alternative. The current upgrade works undertaken by DTMR
may have resulted in some improvements to the road to ensure the road is flood free. It
is highly recommended that this be investigated in conjunction with the DTMR who may
have information in this regard. Note that Elm St east of the site is inundated during flood
times and is not considered an acceptable access.
5. Development should be outside of the riparian buffer area and any development of the
site may require rehabilitation of this area. This rehabilitation could also assist with
visually screening the development as viewed externally. The application should provide
view lines to the site and development including a photomontage.
6. The site is prominent from the Bruce Highway and siting of buildings should be carefully
considered. Siting should be situated within the landscape as much as possible. Building
design is important and should consider the character of the area, use a mix of materials
in muted tones and use materials that are lightweight and blend with the environment.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20561112
Version: 4, Version Date: 24/04/2018 Print Date: 26 April 2018, 10:44 AM
Page 4
Noosa Council documents
7. It is suggested that the adjoining property to the west be consulted and the potential
impacts associated with the development be considered. This may inform the need for
buffering or the placement of buildings.
8. Consideration of the need for noise attenuation should be investigated with regard to
noise from the Bruce Highway.
Lisa Pienaar - Comments
1. Placement of buildings should consider the retention of existing mature vegetation as
much as possible.
2. If events are to be held on site, details of frequency, expected numbers, car parking
requirements need to be provided and likely impacts addressed. Design of water and
sewer provisions would also need to consider the impacts of additional numbers.
Mark Lewis - Comments
1. A report detailing water and sewer provision to the site needs to be submitted with any
application, along with a stormwater management plan.
2. Clearing in the road reserve for access should consider retention of vegetation as much
as possible and consider preserving some for buffering to the road. Consider that
bushfire provisions may also trigger clearing of more vegetation.
6. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee.
7. FURTHER ADVICE TO BE SOUGHT
You are advised to contact any relevant Queensland Government Agencies for their specific
requirements in respect of your proposal.
Yours faithfully
Lisa Pienaar
Development Planner
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 20561112
Version: 4, Version Date: 24/04/2018 Print Date: 26 April 2018, 10:44 AM
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PA5-L
Our reference: 1803-4611 SPL
Your reference: 139784
8 May 2018
Lutheran Services c/- RPS Australia East
PO Box 1559
Fortitude Valley QLD 4006
[email protected]
Attention: Chiara Towler
Dear Lutheran Services c/- RPS Australia East
Pre-lodgement advice
This pre-lodgement record provides a summary of the advice provided at the pre-lodgement meeting.
This record provides advice regarding the likely major issues relevant to the development proposal to
assist in the timely processing of a development application. While this advice is provided in good faith, if
the proposal is changed from that which was discussed with the department during the pre-application
meeting, this advice is not binding.
Reference information
Departmental role: Referral agency
Departmental jurisdiction: Schedule 10, Part 3, Division 4, Table 3, Item 1—Clearing native
vegetation
Schedule 10, Part 9, Division 4, Subdivision 1, Table 1, Item 1—State
transport infrastructure generally
Schedule 10, Part 9, Division 4, Subdivision 2, Table 4, Item 1—State
transport corridors and future State transport corridors
Schedule 10, Part 16, Division 3, Subdivision 4, Table 1, Item 1—SEQ
regional landscape and rural production area and SEQ rural living
area
Schedule 10, Part 19, Division 1, Subdivision 3, Table 1, Item 1—
Taking or interfering with water
Pre-lodgement meeting date: 12 April 2018
South East Queensland (North) regional
office
Mike Ahern Building, Level 3, 12 First
Avenue, Maroochydore
Page 1 of 5 PO Box 1129, Maroochydore QLD 4558
Page 6
1803-4611 SPL
Meeting attendees:
Name Position Organisation
Chiara Towler Senior Planner RPS Group
Simon Pollock Technical Director – Planning RPS Group
Mark McConnell Representing Lutheran Services RPS Group
Mitchell Fuller Town Planner (Development Department of Transport and
Assessment) Main Roads
Belinda Walker Principal Engineer (Civil) Department of Transport and
Main Roads
Chris Head Principal Advisor (Development Department of Transport and
Assessment & Corridor Main Roads
Management)
Sarah Doring Principal Planner Department of State
Development, Manufacturing,
Infrastructure and Planning
Mira Moulds Principal Planner Department of State
Development, Manufacturing,
Infrastructure and Planning
Celeste Bownds Senior Planning Officer Department of State
Development, Manufacturing,
Infrastructure and Planning
Location details
Street address: 521 Elm Street, 10 Rose Gum Road and 22 Rose Gum Road, Black
Mountain
Real property description: Lot 1 RP862537, Lot 2 RP862537 and Lot 3 SP235191
Local government area: Noosa Shire Council
Details of proposal
Development type: Material change of use
Development description: Residential care facility – 80-100 beds
Supporting information
Drawing/report title Prepared by Date Reference no. Version/issue
Cooroy Care Farm - 19 March Masterplan -
2018 Schematic –
Stage 1
Context Plan: Pallative, - 26 March - -
Respite & Day Respite 2018
Context Plan: Central - 26 March - -
Precinct 2018
Context Plan: Dementia - 26 March - -
Stage 1 2018
Department of State Development, Manufacturing, Infrastructure and Planning Page 2 of 5
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1803-4611 SPL
Background
1. The proposed development includes a residential care facility (80-100 beds) comprising both
palliative care and dementia care, day respite, and a chapel and community hall. The chapel and
community hall are intended to be public facilities.
2. There will be some common facilities (e.g. kitchen, dining, laundry, administration) for the
development. Excluding the community hall and the chapel, the development will not exceed a gross
floor area (GFA) of 5,000m2.
3. The primary goal of the development is to provide a dementia friendly living environment that will
provide residents with a greater level of accessibility and activity in a rural setting compared with the
dementia wings in a traditional residential care facility.
South East Queensland Regional Plan 2017 (ShapingSEQ)
4. The site is located within the regional landscape and rural production area (RLRPA), under
ShapingSEQ. The RLRPA comprises south east Queensland’s important rural areas, natural
landscapes and major environmental assets, and protects this land from inappropriate development.
5. Based on the information provided, the proposed residential care facility would have a GFA of less
than 5,000m2 and would be assessable development under schedule 10, part 16, section 26 of the
Planning Regulation 2017 (the Planning Regulation). If the proposed development or layout changes
to result in a residential care facility with a GFA of more than 5,000m2 it will be prohibited
development under schedule 10, part 16, section 25 of the Planning Regulation.
6. If it can be demonstrated that the proposed chapel and community hall are independent uses and not
ancillary to the residential care facility, they could be defined as ‘another urban activity’ under the
Planning Regulation. As such, these proposed community activities would not be included in the GFA
limit of 5,000m2, and would therefore not be assessable under schedule 10, part 16, section 27 of the
Planning Regulation. Any development application must demonstrate the purpose and proposed use
of these facilities, in order to confirm the chapel and community hall are not ancillary to the residential
care facility.
7. Based on the information provided, the referral agency’s assessment for the residential care facility
must be against the matters identified in schedule 10, part 16, division 3, subdivision 4, table 1, item
4, of the Planning Regulation. The development application will be required to demonstrate that the
locational requirements or environmental impacts of the material change of use for the residential
care facility require it to be located outside the urban footprint (see section 41A of the Planning
Regulation).
Transport
8. The internal connection road and driveway must be located within the property boundary. They must
not be located within the road reserve.
9. The sight lines for the access must consider the 100km/h speed limit on the state-controlled road,
and the crest near the railway. Screening / fencing along the site boundary will be required to ensure
the development does not create a safety hazard from vehicle headlights. This may be achieved by
establishing a dense landscape buffer.
10. Community uses have different traffic generation than that of a residential care facility. The traffic
impact assessment for the development must consider the types of uses (i.e. the proposed
community uses (the chapel, community hall and nature centre) and the residential care facility use)
in terms of traffic generation, traffic peaks, access and parking requirements for vehicles that will
access the site.
11. The traffic impact assessment will determine the required turn treatments and deceleration lane
requirements for access to the development. Where upgrade works are required, the works must be
built in accordance with Department of Transport and Main Roads (DTMR) requirements. Other
approvals under the Transport Infrastructure Act 1994 may be required. Contact the North Coast
District office of DTMR on telephone (07) 5451 7055 or email [email protected] of State Development, Manufacturing, Infrastructure and Planning Page 3 of 5
Page 8
1803-4611 SPL
12. The development application must demonstrate that the development will not worsen stormwater,
flooding or drainage impacts on the state-controlled road or the railway.
13. A noise report will be required to demonstrate that the development will achieve compliance with the
relevant noise criteria given the proximity to the railway and state-controlled road.
Taking or interfering with water
14. The Department of Natural Resources, Mines and Energy (DNRME) has determined that the
unnamed tributary of Six Mile Creek Left Branch located on Lot 3 SP235191 is a watercourse as
defined by the Water Act 2000 (Water Act). Please see the attached map showing the approximate
location of the determined watercourse and drainage features on the land. If the development will
interfere with, change the course of flow or take water from the watercourse, the development
application will trigger referral under schedule 10, part 19, division 1, subdivision 3, section 29 of the
Planning Regulation.
15. Any feature that flows into the unnamed tributary of Six Mile Creek Left Branch within Lot 1
RP862537, Lot 2 RP862537 and Lot 3 SP235191 has been determined to be a drainage feature (e.g.
drains, depressions, gullies and overland flow dams) as defined in the Water Act, and hold or carry
overland flow water which is allowed for at this location under the Water Plan (Mary Basin) 2006.
Approvals are not required for taking water or interfering with the flow in a drainage feature at this
location.
16. Depending on the extent of the proposed channel connection works to the watercourse, there may be
a requirement to obtain a water licence under the Water Act.
17. If the connection works are minor in nature, they may be undertaken using the Riverine Protection
Permit Exemption Requirements (available on the DNRME website
https://www.dnrm.qld.gov.au/?a=109113:policy_registry/riverine-protection-permit-exemption-
requirements.pdf). The minimum requirements in section 4 of the document must be achieved to be
eligible for an exemption from having to obtain a riverine protection permit.
18. Please contact the Gympie office of DNRME Water Services on telephone (07) 5352 4219 for more
information and to discuss the requirements under the Water Act.
Clearing native vegetation
19. It is not clear from the plans where proposed infrastructure will be located in relation to the category B
regulated vegetation. DNRME recommends that the plans are revised to show property boundaries
and the setbacks from proposed new infrastructure to category B vegetation areas as shown on the
regulated vegetation map.
20. To avoid referral for native vegetation clearing under schedule 10, part 3, division 4, table 3, item 1 of
the Planning Regulation, all new proposed infrastructure (excluding roads) must be located within a
category X area and setback from the nearest category B area by the appropriate firebreak and
safety buffer distance. All proposed new roads must be setback by at least 10 metres from the
nearest category B area. If this is not achieved and clearing of native vegetation cannot be entirely
avoided, the development application will require referral under schedule 10, part 3, division 4, table
3, item 1 of the Planning Regulation.
21. Prior to submitting the development application, written confirmation must be obtained from DNRME
that the proposed development is for a relevant purpose under section 22A of the Vegetation
Management Act 1999. A request for a relevant purpose determination must be lodged in writing
directly to DNRME and can be made by email to [email protected]. There is no
prescribed form or fee for a request for a relevant purpose determination. A written request must
provide all of the following:
a map showing the location and extent of the development and clearing footprint
the relevant purpose for the proposed development (refer to s22A of the Vegetation
Management Act 1999). In this case, the relevant purpose may be for ‘relevant infrastructure
activities and the clearing cannot reasonably be avoided and minimised’. In order to meet this
purpose, the application must provide information about the type of proposed infrastructure,
Department of State Development, Manufacturing, Infrastructure and Planning Page 4 of 5
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1803-4611 SPL
evidence to demonstrate that the infrastructure is necessary, and how the clearing of
vegetation and the adverse impacts of clearing will be avoided (e.g. considering any
alternative sites) and minimised.
22. The firebreak and safety buffer distance is calculated as a width of 20 metres, or 1.5 times the height
of the tallest tree adjacent the infrastructure, whichever is the greater. If tree heights cannot be
obtained, a setback of 75 metres is sufficient, as this is 1.5 times the average mature tree height for
Eucalyptus grandis, the dominant tree species identified within regional ecosystem 12.3.2.
23. DNRME recommends that tree heights are obtained from within the subject site to allow an accurate
firebreak / safety buffer to be calculated.
24. The development application will be assessed against the State code 16: Native vegetation clearing
of the State Development Assessment Provisions (SDAP), in particular:
Table 16.2.2: PO1 – PO4
Table 16.2.3: PO7, PO11, PO16, PO20, PO22 – PO24 and PO27.
As there are extensive areas of category X mapped on the subject lots and that the category B areas
contains of concern regional ecosystem 12.3.2, the application would need to consider how PO1 of Table
16.2.2 (clearing avoids or minimises impacts) and PO23 of Table 16.2.3 (conserving endangered and of
concern regional ecosystems) are met if the development will result in clearing of native vegetation.
For further information please contact Celeste Bownds, Senior Planning Officer, on 07 5352 9707 or via
email [email protected] who will be pleased to assist.
Yours sincerely
Garth Nolan
Manager (Planning)
Enc Map showing approximate location of watercourse
Department of State Development, Manufacturing, Infrastructure and Planning Page 5 of 5