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2016-07-12 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 12 July 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 70 (of 185)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 APPLICATION FOR A DEVELOPMENT APPROVAL FOR BUILDING WORKS
ASSESSABLE AGAINST THE PLANNING SCHEME - BUILDING WORKS WITHIN
COASTAL PROTECTION OVERLAY SITUATED AT 26 LORIKEET DRIVE,
PEREGIAN BEACH PBA16/0016 3
2 REPRESENTATIONS TO A DEVELOPMENT APPROVAL FOR FOR MULTIPLE
HOUSING TYPE 1 RELATIVE OR EMPLOYEE AT 52 GEVERS ROAD, BLACK
MOUNTAIN (MCU16/0036) 9
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
APPLICATION FOR A SHOWROOM (AUTOMOTIVE PARTS AND
ACCESSORIES) AT 139 EUMUNDI NOOSA ROAD & 30 LIONEL DONOVAN
DRIVE, NOOSAVILLE MCU16/0038 12
4 DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE FOR OFFICES,
NEW COMMUNITY HOUSE, RESTAURANT & SPORT AND RECREATION USES
AND BOUNDARY REALIGNMENT AT 253 & 255 DAVID LOW WAY AND 5-7
RUFOUS ST, PEREGIAN BEACH MCU16/0044 / REC16/0009 19
5 REQUEST TO CHANGE EXISTING DEVELOPMENT PERMIT FOR A MATERIAL
CHANGE OF USE FOR AN UNDEFINED USE - TEMPORARY SHORT-TERM
SELF-CONTAINED RV STOP AT 154 HOLTS ROAD, COOROY - MCU14/0060.01 64
6 PLANNING & ENVIRONMENT COURT APPEAL 1999/2016 FOR A
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR RETAIL
BUSINESSES -TYPE 5 VEHICLE USES (SERVICE STATION) & TYPE 2 SHOP AT
115 EUMUNDI NOOSA ROAD NOOSAVILLE (MCU15/0095) 72
7 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
MULTIPLE HOUSING TYPE 3 RETIREMENT & SPECIAL NEEDS (56
ADDITIONAL RETIREMENT DWELLINGS) AND RECONFIGURING A LOT (4
INTO 3 LOTS) (MCU15/0111 & REC15/0031) 76
8 OPERATIONAL WORKS APPLICATION FOR ACCESS DRIVEWAY WITHIN
HOOP PINE ROAD, COOROY (OPW15/0194) 122
9 LOCAL GOVERNMENT INFRASTRUCTURE PLAN (PRIORITY
INFRASTRUCTURE AREA) 128
10 NOOSA SHIRE KOALA CONSERVATION PLAN 147
11 HEALTHY WATERWAYS FUNDING CONTRIBUTION 165
12 FURTHER REPORT - PLANNING STUDY ON AGRICULTURE AND
AGRICULTURAL LAND 175
13 EXTRACTIVE RESOURCES AND MINERALS PLANNING STUDY 2016 178
14 PLANNING STUDY ON EFFLUENT DISPOSAL 182
REPORTS FOR NOTING BY THE COMMITTEE 184
15 WASTE WATER FACILITY AUDIT - COORAN 184
CLOSED SESSION -
Page 2 of 185
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 APPLICATION FOR A DEVELOPMENT APPROVAL FOR BUILDING WORKS
ASSESSABLE AGAINST THE PLANNING SCHEME - BUILDING WORKS WITHIN
COASTAL PROTECTION OVERLAY SITUATED AT 26 LORIKEET DRIVE, PEREGIAN
BEACH PBA16/0016
DOCUMENT INFORM AT ION
Author Development Planner - Wilhelm Koschade
Planning & Infrastructure Department
Index ECM / Application / PBA16/0016
Attachments Nil
APPLICATION DETAILS
Applicant Nicholls Building Pty Ltd
Proposal Proposed Building Works within Coastal Protection Area
Properly Made Date 25 May 2016
Decision Due Date 27 July 2016
PROPERTY DETAILS
Property Address 26 Lorikeet Drive, Peregian Beach
RP Description Lot 706 P 93127
Land Area 675m²
Existing Use of Land Detached Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches Locality
Zone Detached Housing Zone
Overlays Natural Resources Overlay (Coastal Protection Area)
Assessment Type Code Assessment
Page 3 of 185
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2016 and refuse Application No. PBA16/0016 for a Preliminary
Approval for Building Works assessable against the Planning Scheme, situated at 26 Lorikeet
Drive, Peregian Beach for the following reasons:
1. The proposed building works conflicts with the provisions of The Noosa Plan’s Natural
Resources Overlay Code.
2. The application fails to provide revegetation within a 5.0m setback from the seaward
boundary to assist in maintaining natural coastal processes including the natural cycles of
erosion and accretion of foreshore areas.
3. The works would not advance The Noosa Plan’s precautionary approach, which seeks to
improve coastal resilience.
REPORT
1. PROPOSAL
The application seeks approval for Building Works assessable against the Planning Scheme for a
concrete paved area and 2.1m x 12.0m lap pool sited within a 6.0m Coastal Protection setback.
The pool and a northern portion of the paved area are proposed at a 4.5m setback from the rear
boundary in lieu of 6.0m as a Specific Outcome of the code. An extract of the proposed site plan
is included below in Figure 1.
Figure 1 – Site Plan Extract
2. SITE DETAILS
2.1. Background
The detached dwelling was constructed at some time prior to 2000 and extensions to the
dwelling were approved on 30/01/2004.
Page 4 of 185
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
2.2. Site Description
The site is a 675m2 rectangular residential lot with a direct access and 18m frontage to Lorikeet
Drive. The site is generally level with a minor slope from the eastern portion of the lot to the rear
boundary.
Existing development on site consists of a double storey detached dwelling, driveway and
crossover. The dwelling is connected to standard urban services including reticulated water,
sewerage, electricity and telecommunications.
An existing sewer main traverses the site and runs parallel to the rear boundary at approximately
1m setback.
A locality plan is shown in Figure 2 below.
Figure 2 – Locality Plan
2.3. Surrounding Land Uses
Land uses adjoining the site consist of detached dwellings to the north and south. The site abuts
a reserve to the east zoned Open Space Conservation. Land uses within the vicinity are
predominately residential uses in the form of detached dwellings, with some unit developments
across Lorikeet Drive to the west and north-west of the site.
3. ASSESSMENT
3.1. Statutory Instruments – Planning Scheme
The subject site is located in the Eastern Beaches Locality and is zoned Detached Housing.
The application is for Building Works assessable against the Planning Scheme and triggers a
code assessable application for Building Works within a Coastal Protection Area.
Land Use & Works Provisions
The following code which regulates building works not associated with a Material Change of Use
applies:
Building Works Code
The application complies with the requirements of the Building Works code.
Page 5 of 185
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Overlay Provisions
The following overlay code is applicable to this application:
Natural Resources Overlay Code.
The application proposes Building Works in the form of a lap pool and a concrete paved area
sited within a minimum 6.0m Coastal Protection setback. The setback encroachments are
required to be assessed against the provisions of the Natural Resources Overlay Code (Coastal
Protection Area) and are set out below:
Specific Outcome O16 - The siting and design of development and materials used within the
Coastal Protection Area, as identified on the Natural Resources Overlay Maps, do not cause any
significant adverse impacts on the coastal resources of the location nor interrupt the natural
cycles of erosion and accretion of foreshore areas and beaches.
Specific Outcome O19 - Where a coastal building line does not exist on properties fronting the
beachfront or a reserve adjoining the beachfront– buildings, other structures and retaining walls
are setback a minimum of 6m from the seaward boundary of the site.
The Natural Resources Overlay of The Noosa Plan maps a Coastal Protection Area which affects
lots along the coastline within the Eastern Beaches Locality. The Coastal Protection Area
generally reflects the State Planning Policy Natural Hazard mapping for erosion prone areas. The
Coastal Protection Area highlights coastal hazard areas and erosion prone areas along the
coastline. The Natural Resources Overlay Code requires new development or redevelopment to
address resilience against natural coastal processes, such as erosion and accretion of foreshore
areas.
The Code calls for development, including all buildings and structures, to be setback a minimum
of 6.0m from the seaward boundary of the lot. In conjunction with the setback, the code seeks a
5.0m setback area to be revegetated with a mix of native landscaping. The intent of the
revegetation is to provide a further vegetated buffer to the dunal system and increase dunal
stability and resilience. The increased buffer area will better protect the whole foredune and
therefore the Code nominates the minimum setback as a Specific Outcome. Given the projected
impacts of climate change with increased extreme weather events, storm surge and sea level
rise will exacerbate coastal erosion risk to property and the coastal environment. This buffer area
intended by the Code is critical for supporting natural coastal processes and enabling vegetation
to secure and protect the foredune system from gradual erosion and from large erosion events
resulting from major storm events.
The application does not propose revegetation within the required 5.0m buffer to the rear of the
property and seeks a dispensation for building works within the 6.0m setback. The proposed
building work does not meet the planning scheme outcomes intended to increase resilience and
does not align with climate change adaptation measures for development within coastal hazard
areas. Whilst the 6.0m setback is generally an arbitrary nominated setback that does not directly
follow the coastline, it provides an important line of defence and vegetation buffer to help the
coastal zone return to a stable state after a major storm event or periods of gradual erosion.
Allowing for further encroachment of structures into this setback area would make it more difficult
to maintain this natural line of defence from incremental creep of development into the foredune
area.
Ideally there would be no development in this dune area east of the road reserve. Allowing for
development further seaward only increases the vulnerability of the natural environment to
coastal hazards and the vulnerability of buildings and infrastructure by reducing the
environment’s natural resilience or ability to repair itself. Given the conflict with The Noosa Plan’s
Natural Resources Overlay Code, the application is not supported.
Page 6 of 185
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
4. CONSULTATION
The applicant and landowner of the lot attended two meetings with Council on the 24 June 2016
and 27 June 2016. Council officers advised that the relaxations sought will not be supported. The
applicant provided written correspondence to Council in association to the proposal which is set
out below:
1) “I am asking for 1.5m relaxation on the 6.0m Setback. I believe that this is very reasonable.
I have altered my plans on three occasions, each time reducing the width of the pool and
path area. Given that our boundary is approximately 100 metres from the High Tide datum,
I struggle to see what difference 1.5m would make. I was told by the council representative,
that a 1.5m relaxation was being granted to a property that is four houses from us.”
The Natural Resources Overlay code nominates a 6.0m setback as a Specific Outcome of the
scheme. The planning scheme applies a precautionary principal in provisioning the setback. In
conjunction with the building setback, the Code seeks for the rear of the lot to be revegetated to
increase dunal stability and mitigate the risk of natural coastal processes, such as erosion. The
site has an approximate 78m buffer to the foreshore directly to the east. An existing 10m strip of
vegetation within the Reserve beyond the rear property boundary has been cleared, converted to
lawn and regularly mowed.
Recent weather events in New South Wales resulted in scour and erosion along the coastline to
a length of 40m. The intent of the Natural Resources Overlay code is to reinforce dunal stability
to the extent that is reasonable along properties within a Coastal Protection Area. The provisions
apply a precautionary principal to accommodate climate change including sea level rises and
more severe and frequent storm events.
2) “There are many properties within the eastern beaches that have new construction
undertaken within the Set back area determined in the ‘Environmental Overlay’. I am not in
a position to know if these have gained approval from Council.”
It is evident that existing development along Lorikeet Drive and south Peregian has extended and
been sited, through time within the current 6.0m setback requirement of The Noosa Plan. Council
records generally indicate that since The Noosa Plan gazetted in 2006, new development and
redevelopment has only been permitted within the 6.0m setback where reasonable grounds
applied, for instance where an existing development has been sited well within the minimum
setback making it unreasonable to significantly alter an existing footprint in applying a 6.0m
setback.
It is also noted that a large number of existing dwellings within south Peregian were approved
prior 2004 when the local government area of the former Maroochy Shire Council included south
Peregian. The former Maroochy Plan 2000 permitted more relaxed development within the area
including in particular setback and building height relaxations usually not supported under the
current Noosa Plan.
3) “What I do know is that in speaking to two builders, two certifiers, two pool builders, one
building designer and six property owners, that also front the eastern beaches, not one
individual was aware of the existence of this setback.”
Building certifiers are required to implement the outcomes of the scheme. If a variation or
relaxation is required, Council approval is to be obtained. Council officers have prepared an
information sheet provided to local certifiers. The information sheet provides guidance relating to
where an application is triggered. Building certifiers must familiarise themselves with The Noosa
Plan when making assessments against it.
Page 7 of 185
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
4.1. IDAS Referral Agencies
Not Applicable.
4.2. Other Referrals
Not Applicable.
4.3. Public Notification
Not Applicable.
5. CONCLUSION
The application seeks an approval for Building Works assessable against the Planning Scheme
for works within a Coastal Protection Area. The application seeks approval for a setback
relaxation for works within a 6.0m building setback. No revegetation is proposed within a 5m
buffer area from the seaward boundary and the application does not conform with a
precautionary coastal buffer sought by The Noosa Plan. The application conflicts with outcomes
of The Noosa Plan and is recommended for refusal.
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 8 of 185
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
2 REPRESENTATIONS TO A DEVELOPMENT APPROVAL FOR FOR MULTIPLE
HOUSING TYPE 1 RELATIVE OR EMPLOYEE AT 52 GEVERS ROAD, BLACK
OCUMENT INFORM AT ION
MOUNTAIN (MCU16/0036)
Author Development Planner, Wilhelm Koschade
Planning & Infrastructure Department
Index MCU16/0036
Attachments Nil
APPLICATION DETAILS
Applicant Mr IN McGillivray, Ms LS Wandell
Proposal Representations to Development Permit for Material Change of
Use of Premises - Multiple Housing Type 1: Relative or Employee
Representations Received 2 June 2016
Date
Original Approval Type Development Permit for a Material Change of Use of Premises
for Multiple Housing Type 1 - Relative or Employee
Number of Submissions for Not Applicable
Original Application
PROPERTY DETAILS
Property Address 52 Gevers Road, Black Mountain
RP Description Lot 3 RP 205193
Land Area 3.984 ha
Existing Use of Land Rural Residential
STATUTORY DETAILS
SEQRP Designation Rural and Regional Landscape Production Area
Locality Mary River Catchment Locality
Zone Rural Zone
Overlays Biodiversity Overlay (Environmental Protection Area)
Natural Hazards (Slide & Bushfire Hazard)
Natural Resources (Agricultural Land Conservation Area)
Assessment Type Code
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding representations made in relation to Application
MCU16/0036 for a Development Permit for Material Change of Use of Premises - Multiple
Housing Type 1 - Relative and Employee, situated at 52 Gevers Road, Black Mountain and:
A. Agree to the representations made; and
B. Amend Condition 3 to read as follows:
3. The proposed relative’s accommodation must not have any more than 1 bedroom
and must be located no more than 60m from the existing detached dwelling onsite.
Page 9 of 185
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
REPORT
1. BACKGROUND
A Development Permit for a Material Change of Use of Premises - Multiple Housing Type 1:
Relative and Employee was approved on 17 May 2016 and issued on 18 May 2016.
The applicant submitted representations on 2 June 2016 regarding condition 3 of the Decision
Notice relating to the maximum allowable separation distance between the proposed Relative’s
Apartment and the existing Detached Dwelling onsite.
2. ASSESSMENT
An assessment in relation to the submitted representations is provided below:
Condition
3 The proposed relative’s accommodation must not have any more than 1 bedroom and must
be located no more than 25m from the existing detached dwelling onsite.
Applicant’s Representations
The relative’s apartment is proposed at a 60m setback from the existing dwelling as it is intended
for the applicant’s 27 year old son. The proposed separation distance provides him with greater
independence and retains the applicant’s privacy while remaining ancillary to the existing
dwelling.
The proposed location of the relative’s apartment permits an existing track to be used which
avoids the need for additional earthworks to provide access and vehicle parking to the dwelling.
At the nominated site, the relative’s apartment can also capitalise on views of the Hinterland to
the north-west.
Assessment of Representations
The Detached House Code of The Noosa Plan sets out the parameters relating to a Multiple
Housing Type 1: Relative or Employee use. As depicted by Figure 1 below, the code allows for
Relative or Employee dwellings to be detached from the existing dwelling onsite where located
within a Rural Settlement or Rural Zone. The code nominates a maximum separation distance of
25m to ensure Relative or Employee dwellings have a direct association and relationship, while
remaining incidental and subordinate to the existing primary dwelling onsite.
Figure 1 – Multiple Housing Type 1 Provisions
Page 10 of 185
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
While the proposed Relative or Employee dwelling unit does not meet Probable Solution S30.1 of
the Detached House Code, the dwelling does align with Specific Outcome O30 of the code. The
proposed Relative or Employee dwelling will be small in scale, fully wheel chair accessible with a
Gross Floor Area of 65m2. The proposed dwelling is to share a common driveway and access
with the existing detached house and is intended to accommodate a family member directly
associated with the occupants of the detached dwelling. The proposed dwelling is appropriately
setback from adjoining land uses and provides an acceptable level of amenity for neighbours and
residents.
Notwithstanding the current provisions of a Multiple Housing Type 1: Relative or Employee use,
the proposed amendments of The Noosa Plan redefine a Relative or Employee dwelling to a
‘Secondary Dwelling’. The amended definition reads as follows:
“Secondary Dwelling means a dwelling used in conjunction with, and subordinate to, a detached
house on the same lot. A secondary dwelling may be constructed under a detached house, be
attached to a detached house or be free standing. For clarity a detached house could not include
more than one secondary dwelling.”
The new definition of the use under the amendments removes the need, to an extent, for the
occupants of a detached dwelling and secondary dwelling to be directly related and associated to
one another as it no longer requires the occupant to be either an employee or relative. While the
25m separation distance is retained as a Probable Solution, this provision is of less relevance
given the Scheme amendments.
While a separation distance of 60m is proposed in lieu of 25m, weight is given to the proposed
Planning Scheme Amendments. At a 60m setback from the existing dwelling onsite, the
proposed Relative’s dwelling remains small scale and ancillary to the existing primary dwelling.
3. CONCLUSION
The proposed Relative dwelling aligns with the Specific Outcomes of the Detached House code.
The applicant’s representations regarding condition 3 are agreed with.
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 11 of 185
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE APPLICATION
FOR A SHOWROOM (AUTOMOTIVE PARTS AND ACCESSORIES) AT 139 EUMUNDI
NOOSA ROAD & 30 LIONEL DONOVAN DRIVE, NOOSAVILLE MCU16/0038
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU16/0038
Attachments Nil
APPLICATION DETAILS
Applicant Inline Property Development P/L TTE
Proposal Development Permit for Material Change of Use of Premises -
Retail Business Type 4 - Showroom (Automotive Parts &
Accessories)
Properly Made Date 4 May 2016
Information Request Date Not Applicable
Decision Due Date 21 July 2016
Number of Submissions No submissions received
PROPERTY DETAILS
Property Address 139 Eumundi Noosa Road, Noosaville
RP Description Lot 4 SP 159610 & Lot 31 SP 170751
Land Area Lot 4 - 4166m² & Lot 31 - 3574m²
Existing Use of Land Lot 4 – Vacant; recently demolished industrial building including
mechanical repairs, car sales yard and plumbing supply business
Lot 31 – Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Industry
Overlays Natural Hazards Overlay – Low Potential Acid Sulfate Soils
Assessment Type Impact
Page 12 of 185
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding Application No. MCU16/0038 for a
Development Permit for Material Change of Use of Premises - Retail business Type 4 -
Showroom (Automotive Parts & Accessories) situated at 139 Eumundi Noosa Road and 30
Lionel Donovan 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
A1 R Site Layout, prepared by Powe Architects 14/04/2016
Nature and Extent of Approved Use
3. The approved use is for Retail Business Type 4 – Showroom (automotive parts and
accessories) with a maximum gross floor area of 800m².
4. Prior to the commencement of the use all conditions of MCU14/0102 must be
complied with.
B. Find the following are sufficient grounds to justify the decision despite the conflict with the
Planning Scheme:
1. The showroom for the sale of automotive parts and accessories provides an
automotive service-related business suitably located in the Noosaville auto precinct.
2. The proposal is compatible with and complementary to surrounding industrial and
vehicle uses.
REPORT
1. PROPOSAL
The application seeks a Material Change of Use for a Retail Business Type 4 - Showroom for the
sale of automotive parts and accessories. The subject tenancy is within an approved mixed use
industrial development currently under construction, comprising a service station and
convenience store, a drive through food outlet and four industrial use tenancies. The application
seeks a showroom within one of the industrial tenancies with a gross floor area of 800m².
The application also seeks flexibility to maintain the Industrial Business Types 1 and 2 approval
for the tenancy.
Figure 1 below shows the elevation from Eumundi Noosa Road and Figure 2 shows the
approved layout and the proposed showroom.
Page 13 of 185
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Figure 1 – Elevation
Figure 2 – Development Layout and the subject tenancy
The application is before Council as Retail Business Type 4 - Showroom is an inconsistent use
within the Industry zone.
Page 14 of 185
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
2. SITE DETAILS
2.1. Background
A Material Change of Use for various industrial businesses, a service station/convenience shop
and a food outlet and Operational Works for signage was issued on 4 June 2015 and took effect
on 10 August 2015.
On 24 September 2015 Council approved a change to the approval which primarily related to the
inclusion of a vehicle drive-through to the rear of the food outlet and minor changes to the floor
layout and car parking.
On 23 October 2015, Council approved a change to the approval to remove the Retail Business
Type 6 – Hardware Store from the Material Change of Use approval.
The service station is proposed to be operated by the 7–Eleven group, the drive-through food
outlet by KFC and one of the tenancies is a national tyre retailer.
At the time of writing this report, the old buildings that were on-site have been demolished and
the applicant has submitted an operational works application to Council.
2.2. Site Description
The site comprises Lot 4 and Lot 30. Lot 4 is a triangular shaped lot of 4,166m² fronting Eumundi
Noosa Road. There is some existing fill to the northern part of the lot that accommodated past
buildings. The lot has a small frontage to Lionel Donovan Drive.
The adjoining Lot 30 has 2 frontages, Lionel Donovan Drive and Walter Hay Drive. The 3,574m²
lot is generally rectangular in shape with a rounded frontage to Walter Hay Drive and a triangular
section to Lionel Donovan Drive. The lot has roughly 2.5m of diagonal cross fall from the Lionel
Donovan Drive frontage to the north east corner of the Walter Hay Drive frontage.
Figure 3 below shows the site’s location and surrounding uses.
2.3. Surrounding Land Uses
The lots have frontage to Lionel Donovan Drive which is the ring road that creates the Noosaville
auto park. Retail showrooms for vehicle sales are a consistent use fronting Lionel Donovan Drive
and as such dominate the southern portion of Lionel Donovan Drive. Vehicle related businesses
such as tyre retailers, vehicle service and mechanical centres, caravan repairs, car wash and
auto electrical businesses are interspersed around the other areas of Lionel Donovan Drive along
with some other industrial uses.
A vehicle sales showroom has recently opened diagonally opposite the site to the south west
along Eumundi Noosa Road (the old Bunnings site).
The Good Shepherd Lutheran College is diagonally opposite across Walter Hay Drive to the
north east and the Venture Drive industrial precinct is across Eumundi Noosa Road to the North
West.
Page 15 of 185
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Figure 3 – Surrounding land 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.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
Page 16 of 185
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
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 and the associated SEQ Regional
Plan Regulatory Provisions.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Noosaville Locality and is zoned Industry. The proposed use is
identified as an inconsistent use within the zone and is required to follow an impact assessable
application process.
Noosaville Locality Code Provisions
The Noosaville Locality Code 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;
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…
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 proposed showroom for the sale of automotive parts and accessories is located within a
mixed use industrial complex that includes a service station and a tyre retailer. The site is also
within the northern portion of the Noosaville auto park precinct where Retail Business Type 4 –
Showroom for vehicle sales is a consistent use, as the lots front Lionel Donovan Drive. The intent
of the Planning Scheme is to cluster vehicle sale uses to lots that front Lionel Donovan.
The nearby vehicle sales businesses include the sales of vehicles parts and accessories. The
proposal is similar to these businesses but with a larger stand alone floor space and without the
vehicle sales component. The proposed use is considered compatible with and complementary
to the nearby vehicle uses within the auto park and will service the surrounding Noosaville
industrial area. Council has approved automotive and trade related showrooms in the past,
finding them compatible with the industrial zone.
The proposal is unlikely to create any adverse impacts to the surrounding area given its
compatibility with nearby uses.
The Noosaville Locality Code Overall Outcome 11.8.2 y) is relevant to the assessment and
reads:
11.8.2 y) For the Industry zone – land in this zone
…ii is protected for industrial functions including Industrial business Type 2 to the
exclusion of incompatible uses including Residential Uses, Community Uses,
Commercial business and most sport and recreation uses and Retail business
uses;
Specific Outcome 11.8.2 y) excludes residential, community and commercial uses but allows for
some retail uses. In this instance, it is considered a showroom for the sale of automotive parts
and accessories is well located in amongst vehicle uses and provides an integrated complex
servicing the nearby auto precinct and the greater industrial area.
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Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
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 Code
The Noosa Plan Codes were addressed as part of the Material Change of Use for the whole
complex (MCU14/0102) and the proposal has no impact on any of these provisions. The
proposal attracts a slightly lower car parking rate than the industrial use originally approved and
therefore raises no parking concerns.
Existing approved Uses
The application seeks to maintain the existing approved Industrial Businesses Types 1 and 2.
Both uses are consistent in the Industry zone and maintaining these provides flexibility into the
future and raises no concerns.
4. CONSULTATION
4.1. 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
Despite the use conflicting with the industrial zone, the retail sale of automotive parts and
accessories is considered well located near a service station, tyre retailer and within the
Noosaville auto park precinct. The proposal is considered complementary to and compatible with
vehicle uses nearby and is unlikely to create any adverse impacts.
Despite the conflict with The Noosa Plan, the following are considered grounds to support the
application:
1. The showroom for the sale of automotive parts and accessories provides an automotive
service-related business suitably located in the Noosaville auto precinct.
1. The proposal is compatible with and complementary to surrounding industrial and vehicle
uses.
The showroom for the sale of automotive parts and accessories does not raise any other
significant planning concerns and is recommended for approval, subject to conditions.
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
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Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
4 DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE FOR OFFICES, NEW
COMMUNITY HOUSE, RESTAURANT & SPORT AND RECREATION USES AND
BOUNDARY REALIGNMENT AT 253 & 255 DAVID LOW WAY AND 5-7 RUFOUS ST,
PEREGIAN BEACH MCU16/0044 / REC16/0009
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU16/0044 & REC16/0009
Attachments 1. Proposal Plans
2. Endorsed Master Plan
APPLICATION DETAILS
Applicant Noosa Shire Council
Proposal Development Permit for Material Change of Use of Premises -
Commercial Business Type 1 Office, Entertainment & Dining
Business Type 1 Food & Beverages, Wellbeing Type 2 - Social
and Open Space Type 1 Sport & Recreation
and
Reconfiguring a lot (Boundary realignment)
Properly Made Date 3 May 2016
Decision Due Date 21 July 2016
Number of Submissions 3 objections
1 neutral
2 in support
6 submissions in total
PROPERTY DETAILS
Property Address 253 & 255 David Low Way and 5-7 Rufous St, Peregian Beach
RP Description Lot 1 SP 215942
Lot 94 SP 137431
Lot 95 SP 137431
Land Area Lot 1 – 1208m²
Lot 94 – 6503m²
Lot 95 – 1812m²
Total - 9523m²
Existing Use of Land Lot 1 – Peregian Beach Community House
Lot 94 – Vacant; previously the Peregian Beach Bowls Club
(buildings demolished)
Lot 95 – 35 car spaces and 7 bicycle parking hoops
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches
Zone Lots 1 & 95 - Community Services
Lot 94 – Open Space Recreation
Overlays Lot 94 - Natural Hazards Overlay-Low Potential Acid Sulfate
Soils
Assessment Type Impact
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding Application No. MCU16/0044 & REC16/ for a
Development Permit for Commercial Business Type 1 (Office), Wellbeing Type 2 (Social),
Entertainment and Dining Business Type 1 (Food and Beverages), Open Space Type 1 (Sport &
recreation) and Reconfiguring a Lot (Boundary realignment) situated at 253 & 255 David Low
Way and 5-7 Rufous Street, Peregian Beach and:
A. Approve the Material Change of Use application (MCU16/0044) in accordance with the
following conditions:
MATERIAL CHANGE OF USE CONDITIONS – MCU16/0044
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
SD A 1.2 Site Plan, prepared by Sparks Architecture
SD A 1.2.1 Site Plan - Stage 1, prepared by Sparks Architecture
Community House
SD C 1.1 Basement Floor Plan, prepared by Sparks
Architecture
SD C 1.2 Ground Floor Plan, prepared by Sparks Architecture
SD C 2.1 North Elevation, prepared by Sparks Architecture
SD C 2.2 East Elevation, prepared by Sparks Architecture
SD C 2.3 West Elevation, prepared by Sparks Architecture
SD C 2.4 South Elevation, prepared by Sparks Architecture
SD C 3.1 Section B, prepared by Sparks Architecture
SD C 4.1 Perspective, prepared by Sparks Architecture
Digital Hub
SD B1.1 Ground Floor Plan, prepared by Sparks Architecture
SD B1.2 First Floor Plan, prepared by Sparks Architecture
SD B1.3 Roof Plan, prepared by Sparks Architecture
SD B2.1 North Elevation, prepared by Sparks Architecture
SD B2.2 East Elevation, prepared by Sparks Architecture
SD B2.3 South Elevation, prepared by Sparks Architecture
SD B2.4 West Elevation, prepared by Sparks Architecture
SD B3.1 North Elevation, prepared by Sparks Architecture
SD B4.1 Perspective, prepared by Sparks Architecture
Building Height
3. The maximum height of the development must not exceed 8 metres above the
finished ground level and the natural ground level.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Street Identification
4. The street address of the development must be clearly visible and discernible from
the primary frontage of the site by the provision of a street number and, where
appropriate, the building name.
Building Appearance
5. All air conditioning units or other mechanical equipment must be fully enclosed or
screened such that they are not visible from the street frontages nor adjoining
properties.
Nature and Extent of Approved Use
6. The Entertainment and Dining Business use must not operate outside the hours of:
a. 6am to 10pm Monday to Thursday
b. 6am to Midnight Friday and Saturday
7. Service vehicle movements associated with the approved use (including loading and
unloading) must not occur outside the hours of 7am to 7pm Monday to Saturday and
not at all on Sundays or public holidays.
ENGINEERING
Site Access and Driveway
8. A sealed access driveway must be provided from Rufous Street to all parking and
manoeuvring areas of the development generally in compliance with the approved
plans. The works must be undertaken in accordance with an Operational Works
approval and must include in particular:
a. a driveway crossover in accordance with IPWEAQ standard drawing SEQ R-
050 and to that grades that prevent vehicles from scraping and/or bottoming
whilst also allowing for compliant grades for footpath and pedestrian
movements along the footpath and grassed verge without any step or trip
hazard
b. for 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.
Car Parking
9. Car parking must be provided within the site generally as shown on the approved
plans. The works must be undertaken in accordance with an Operational Works
approval and must include in particular:
a. the car parking must be in compliance with the provisions of AS/NZS 2890.1-
2004 for user class 2 with allowance for vehicles to enter and leave the site in a
forward gear and with a minimum head clearance (headroom) at any point of
2.2m.
b. 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
c. the temporary car park located in the southwest corner of proposed lot 3. This
temporary car park (23 spaces) must be constructed prior to the
decommissioning of the existing car park in preparation for construction of the
digital hub building on proposed Lot 2.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Reinstatement Works
10. Where required, any redundant driveway must be removed, and the kerb verge area
reinstated and landscaped to match the existing kerb and/or verge
treatments. Grassed verge areas to be reinstated must be provided with 100 mm
topsoil and turf, and must be maintained by the developer until established. The
driveway layback must be saw-cut and removed to allow for a smooth and neat finish
with the adjoining kerb.
11. Any badly damaged kerb and channel along the frontage of the site must be repaired
to the reasonable satisfaction of Council’s representative.
Easements
12. Easements of appropriate width must be created over all stormwater pipelines on the
site that convey stormwater flows from adjacent properties.
13. Unless otherwise agreed in writing by the relevant service provider, any public or third
party infrastructure located on the subject site must be placed within an easement
registered against the title of the property.
14. All easements must be created in accordance with the requirements of planning
scheme and granted at no cost to the Grantee.
15. All works must be kept clear of any existing or proposed easements on the subject
land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
16. All earthworks must be carried out in compliance with an Operational Works
Development Permit and must be generally in accordance with the approved plan.
17. All earthworks must be undertaken in accordance with the provisions of Australian
Standard AS3798: Guidelines on Earthworks for Commercial and Residential
Developments, Council’s codes and relevant government regulations and guidelines.
Certification must be provided by an RPEQ and submitted to Council prior to the
issue of the Certificate of Classification for the building.
18. The development works must not adversely impact on the stability of the subject site
or other properties.
19. Earthworks and development works carried out on site must not affect the structural
integrity of any of the existing fences or structures that border the site. Fences that
are affected must be replaced prior to the Building Certifier issuing the Certificate of
Classification.
Stormwater Drainage
20. 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 in compliance with the relevant sections of Queensland Urban
Drainage Manual and supported by a detailed stormwater drainage design prepared
and certified by a suitably qualified and experienced Registered Professional Civil
Engineer. The works must include in particular:
a. extension of the development site stormwater system to accommodate surface
stormwater runoff from any adjoining property that naturally drains through the
site or may potentially be affected by the development, including the registration
of drainage easements; and
b. the use of gravity stormwater drainage.
21. The development of the site must not worsen existing drainage conditions on other
properties by diverting stormwater runoff or cause additional stormwater ponding on
any other property.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Stormwater Quality
22. The detail design for the development must incorporate appropriate measures, as
recommended and certified by an RPEQ, to limit stormwater runoff from the
development in 1 year ARI events to the predevelopment 1 year ARI event.
23. A stormwater quality treatment system must be provided to treat all stormwater runoff
from the development to achieve a 90% reduction in gross pollutants, 80% reduction
in Total Suspended Solids, 60% Reduction in Total Phosphorous and 45% reduction
in Total Nitrogen compared to if no stormwater quality treatment was provided.
24. The Stormwater Quality Treatment System provided to the development must be
certified by a RPEQ that it has been modelled and designed in accordance with the
Water Sensitive Urban Design Technical Design Guidelines (2006), Water By Design
Music Modelling Guidelines (2010) (or the Water By Design Deemed to Comply
Solutions where relevant). Any bioretention basins to achieve the outcome must be
designed in accordance with the Water By Design Bioretention Technical Design
Guidelines (2014). The works must be undertaken in accordance with an operational
works approval.
25. Any water quality treatment devices must become an educational landscape feature
of the development and include signage stating what the water quality treatment
device is, the pollutants it removes, and the waters it will protect.
26. All stormwater quality treatment devices must be maintained in accordance with the
Water by Design (2009) - Maintaining Vegetated Stormwater Assets (Version 1).
Records of all maintenance activities undertaken must be kept and made available to
Council upon request.
27. Any proposed Community Management Statement required for the development
must include the Water by Design (2009) – Maintaining Vegetated Stormwater Assets
(Version 1) document and must include the full cost of maintaining the system in
accordance with that document.
Landscaping Works
28. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval and the Noosa Plan for that specific
area and must include in particular:
a. the works shown on the approved Landscape Concept plan 01 Rufous Street
Master Plan – Community Building.
b. provision of koala food trees to the western portion of the site in accordance
with The Noosa Plan Landscape Code
c. sufficient space and growing media to accommodate an advanced local native
canopy tree for every 4 carparks in accordance with the Noosa Plan Landscape
Code
d. all landscaping must be in accordance with Planning Scheme Policy 3
Landscaping Plants and Guidelines and the Noosa Plan Landscape Code
e. all plant species must be suitable for the local area, consist mainly of local
native species and non-local native species must not be invasive species.
f. vegetated screening of any electrical transformers, bin storage areas and the
like from the road frontage
g. provision of 1 street tree within the road reserve for every 8 metres of road
frontage.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
29. 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.
30. All landscape works must be maintained generally in accordance with the approved
design for the life of the development.
Treatment of Temporarily Vacant Land
31. Where some or all of the land remains vacant or undeveloped for more than 3
months, or buildings are demolished and redevelopment is delayed for more than 3
months, the following works must to be carried out:
a. the site must be cleared of all rubble, debris and demolition materials
b. the site must be graded to prevent ponding (to the same level as the adjoining
footpath wherever practicable), grassed and mown at a minimum 3 weekly
intervals
c. the site must be landscaped with perimeter planting consisting of advanced
specimens of fast growing tree species
d. the site must be maintained to ensure no nuisance to adjacent premises, roads
or footpaths
e. where fencing is installed to secure boundaries:
i. the fencing must be durable and not capable of being pushed or blown
over
ii. the fencing type must not detract from local amenity (barbed wire is
not acceptable)
iii. vandalism must be promptly repaired and any graffiti removed.
Health
32. The development must be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the neighbourhood by reason of the creation of
excessive noise, lighting nuisance or other emissions.
B. Approve the Reconfiguring a Lot application (REC16/0009) in accordance with the
following conditions:
RECONFIGURING A LOT APPROVAL CONDITIONS - REC16/0009
PLANNING
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice
must be completed prior to submission of the subdivision plan to Council for
compliance assessment.
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
54230/A A Plan of Development Proposed Boundary 27/04/16
realignment between Lots 94 and 95 on
SP137431 and Proposed Easements, prepared
by Murray & Associates
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
3. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Boundary Encroachments
4. Certification must be submitted to Council from a Licensed Surveyor which certifies
that:
a. the setback/s to any new boundaries for any existing buildings remaining on the
site comply with the relevant provisions of the planning scheme and the
Building Act 1975, unless varied by this Decision Notice
b. all constructed access and roadworks (including associated fill batters and
retaining walls) are fully contained within a dedicated reserve or registered
easement
c. all utility services and connections (eg. electricity, telecommunications, water,
sewerage) are wholly located within the lot they serve or alternatively included
within an easement
d. all retaining walls and structures are fully contained within the lot they retain
e. any fill, including fill batters, are wholly contained within the subject site and not
on adjacent properties
C. Find the following are sufficient grounds to justify the decision despite the conflict with the
Planning Scheme:
1. The development meets emerging community needs for co-work spaces and digital
industries.
2. The development provides new start-up, incubation, networking and development
opportunities for Noosa business and community uses.
3. The community based development aligns with the intent of the site’s community
zoning and retains significant open space and recreational areas.
4. The development is consistent with Noosa Council’s adopted Rufous Street Precinct
Master Plan.
5. The development will not adversely impact on existing residential or commercial
uses.
REPORT
1. PROPOSAL
The application seeks approval for an integrated community based development consisting of a
digital hub within 2 buildings, a new community house, a small café/restaurant/office, 2 x public
amenities, a playground and various sport and recreation uses. Figure 1 below shows an extract
of the layout plan. The development is proposed in 2 stages.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Figure 1 –Proposed layout of the Rufous Street Precinct
Digital Hub
The digital hub is proposed within a 2 storey building with different uses between the upper and
lower floors.
Lower Floor
The lower floors will consist of co-work spaces with shared facilities and services, meeting
rooms, and event spaces. The applicant’s intention is to develop a digital hub which will foster
innovative local IT businesses and at the same time help overcome the digital divide. The work
spaces will provide low cost work spaces on a permanent, casual, or regular term basis. This
provides individuals and/or small start-ups a business space at an affordable rate with networking
and mentoring opportunities.
The lower floor of the new building also includes a library kiosk, gallery and access to the training
and presentation rooms for education courses, and/or library presentations. The training and
presentation room is proposed to be used by the applicant and Industry.
Upper Floor
The intention of the larger office space on the upper floor is for commercial leases to established
IT enterprises which can incubate and provide mentorship within the hub. The concept is for the
growth start-ups to have larger offices to migrate to rather than moving out of the Shire into larger
premises.
Café/restaurant/office
A small separate building is located slightly west of the main digital hub building. Public amenities
and a small food and beverage outlet or office space are located within this building.
Existing Community House
The existing Community House will be maintained for community use as part of stage 1. As part
of stage 2 the community house will be extended by 115m² and used as part of the digital hub.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
New Community House
The larger 465m² community house will form part of stage 2 and incorporates an earth ramp to a
green roof and open and covered break out areas with 23 car parking spaces provided on the
lower level. The community house will be used similar to the existing building.
Open Space Uses
A playground is proposed as part of Stage 2. Further community consultation will be undertaken
to determine appropriate uses for the site.
The Staging of the development is proposed as follows:
Stage 1 includes:
the construction of a 2 storey 612m² (gross floor area) ‘Digital Hub’ office building
a 28m² flexi space to be used as either café/restaurant/office depending on market demand
61 car spaces including 2 disabled spaces
23 temporary car spaces in the south west corner of proposed lot 3
public amenities
the existing community house remains unchanged
It is noted that at the same time of stage 1, 21 additional car spaces are proposed along Rufous
Street. Councils Planning and Infrastructure Department is progressing this project, with the
works outside the scope of this application.
Figure 2 below shows stage 1, Figure 3 a 3D perspective of the new digital hub building and
Figure 4 the digital hub layout.
Figure 2 – Stage 1 layout
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Figure 3 – View of the digital hub from David Low Way proposed as part of stage 1.
Figure 4 – Floor layout of the new digital hub building
Stage 2 includes the following:
the construction of a new 465m² Community House and 23 associated car parks - sited in
the south west corner of proposed lot 3 near the common boundary with the tennis courts
(stage 1 temporary car park removed)
the conversion of the existing community house to office spaces for IT enterprise plus a
115m² extension (389m² gross floor area)
a 2nd public amenities block sited near the new Community House
a playground
The final layout is shown in Figure 1. Figures 5 and 6 below show a 3D perspective of the new
Community House, the elevation facing Rufous Street and floor plans.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Figure 5 – View of the community house looking south from the park.
Figure 6 – Floor layout and elevation
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Boundary realignment
The application also seeks approval to realign the boundary between existing Lots 94 & 95 to
reflect the proposed layout. The boundary realignment allows the digital hub and associated car
parking to be contained within proposed Lot 2 with various easements for access and services as
shown below in Figure 7.
Figure 7 – location of the proposed boundary
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
The application is before Council as Commercial Business Type 1 – Office and Entertainment
and Dining Business Type 1 – Food and Beverage (where not associated with a community use)
which are both inconsistent uses within the Community Services zone (the lots fronting David
Low Way).
2. SITE DETAILS
2.1. Background
Lot 1 SP 215942 - 255 David Low Way
On 25 August 2008 Council approved 132008.310 for Material Change of Use for Wellbeing
Type 2 – Social (Peregian Beach Community House). Construction was completed in late 2009.
Lot 95 SP137431 - 253 David Low Way
On 11 March 2010 Council approved 132009.1512 for Material Change of Use for Transport
Type 2 – Carpark. This approved 33 car spaces and 8 motor cycle spaces (equivalent to 35
spaces). The car park services the adjoining Community House which requires 19 spaces and
the balance of the spaces are provided for public parking.
Lot 94 SP137431 – 5-7 Rufous Street
The Peregian Beach Bowls Club was sited on this lot, which Council purchased in 2014 and
demolished the buildings for health and safety reasons.
In November 2013 staff recommended refusal for Commercial Business Type 1, Entertainment
and Dining Business Type 2 and Retail Business Type 2 for an Integrated Shopping Complex on
lot 94. The applicant enacted a Deemed Refusal under the Sustainable Planning Act 2009 and
appealed the decision. The applicant subsequently discontinued the appeal in May 2015.
Rufous Street Precinct Master Plan
Council adopted a Rufous Street Precinct Master Plan on 10 March 2016. The resolution reads:
That Council note the report by the Director Community Services to the Infrastructure & Services
Committee Meeting dated 1 March 2016 on the Rufous Street Precinct Master Plan and:
A. Approve the Rufous St Precinct Master Plan as set out in Attachments 1, 2 and 3 of the
Report;
B. Agree to provide owners consent for a Development Application for a Material Change of
Use to be lodged over Council owned lot 94 on SP 137431, Lot 1 on SP 215942 and Lot 95
on SP 137431 in the Rufous St Precinct;
C. Request the CEO to prepare a Development Application over the site in accordance with
the Master Plan; and
D. Include the Master Plan in any future planning provisions for the area.
The Rufous Street Precinct Master Plan (RSPMP) is included as Attachment 2. The RSPMP was
prepared through an extensive consultation process with the Peregian Beach community and
interested participants between May 2015 and January 2016.
The current application proposes to realise the majority of the RSPMP, except for the upgrade of
and the additional public car parking along Rufous Street, which is not part of this application but
a current project of Council’s Planning and Infrastructure Department. The timing of the upgrade
is expected to be delivered prior to Stage 1.
The submitted development layout reflects the Council endorsed Rufous Street Precinct Master
Plan.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
2.2. Site Description
The lots have frontage to David Low Way to the east, Woodland Drive to the north and Rufous
Street to the west. The existing Peregian Beach Community House is located within lot 1 and a
car park servicing the Community House on lot 95. Lot 94 is currently vacant but was previously
used by the Peregian Beach Bowls Club and beach volley courts.
Gardens surround the existing Peregian Beach Community House, with landscaping within the
car parking adjacent. No significant vegetation exists on-site.
The sites are generally level with a slight slope to the west, except for the south western corner
where there is a short steep slope to the boundary. Figure 8 shows the site and the surrounding
land uses.
Figure 8 – Locality plan and surrounding land uses
2.3. Surrounding Land Uses
To the north across Woodland Drive and to the east across David Low Way are residential uses.
To the west is a Telstra building, Vegie Village, a recreation oval and Noosa National Park. To
the south along Rufous Street are the tennis courts, Peregian Beach Community Kindergarten
and pedestrian access to David Low Way. To the south along David Low Way the site adjoins an
office complex. Further along the western side of David Low Way are a few residential uses, the
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Peregian Beach Hotel and the new IGA shopping complex. Approximately 200m to the south on
the eastern side of David Low Way is the Peregian Beach Village.
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
State Planning Policies
The proposal is consistent with State Planning Policies.
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
South East Queensland Koala Conservation State Planning Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions.
The site is within a Koala assessable development area and as the development’s footprint is
greater than 500m² the application must be assessed against Column 2 of Table 7 -
Development that is in a Koala Assessable Development Area. The development complies with
Column 2 because the development is not clearing any non-juvenile koala habitat trees, the site
is designated a Low Value Rehabilitation area and koala food trees may be provided as part of
the sites landscaping.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Eastern Beaches Locality and is zoned Community Services
and Open Space Recreation.
Commercial Business Type 1 – Office and Entertainment and Dining Business Type 1 – Food
and Beverage (where not associated with a community use) are both inconsistent uses within the
Community Services zone (the lots fronting David Low Way) and are required to follow an impact
assessable application process.
Notwithstanding this, there are some further statements in the planning scheme which suggest
professional offices are envisaged along the western side of David Low Way between Woodland
Drive and the Peregian Beach Caravan Park or at least up to 253 David Low Way, which
includes the Council’s car park site.
Page 33 of 185
Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
The proposed Wellbeing Type - Social (community house) is a consistent use within the Open
Space Recreation zone.
Eastern Beaches Locality Code Provisions
The Eastern Beaches Locality Code seeks the following Outcomes for the Community Services
zone:
7.8.2 w) For the Community Services Zone—
i is protected and managed to enable the efficient and timely delivery of
community and infrastructure uses; and
ii provides for the infrastructure, indoor recreation, education, social and safety
needs of the local community, including people with special needs, such as the
elderly, children, low income earners and disabled persons;
The Overall Outcomes for the Community Services zone does not provide any real support for a
typical commercial office development in the zone. The applicant must therefore demonstrate
sufficient need and grounds to support the inconsistent use within the zone. Need for a
development is commonly recognised as relating to community wellbeing and it may be said a
development meets need if, on balance, it improves community wellbeing. Wellbeing may be
improved by access to new services or facilities or a range of other ways. The applicant provided
an Economic Needs Analysis identifying grounds for support. The Economic Needs Analysis
suggests:
the digital hub is an emerging model outside the traditional office environment model
changes in population that Peregian Beach services (mostly from outside the Shire
boundaries) is placing additional demand on the infrastructure, facilities and services in the
village and Peregian Beach’s catchment population has increased from 2006 to 2013 by
65% and estimated to increase by 140% by 2021. Based on this growth and the pressures
on infrastructure and services caused by this growth, the development is supportable.
the development recognises a changing need
the development will help address existing and future demand for office floor space in
Peregian Beach
the digital hub will service existing IT enterprises looking to expand in Peregian Beach
the digital hub will provide for visitors that require temporary office accommodation
the development will provide local employment opportunities not reliant on the tourism cycle
The Economic Needs Analysis justification is agreed with in part though need for the additional
office space is not considered a primary ground for support.
The applicant provided the following further grounds to support the development despite the
conflict with the Planning Scheme:
significant community benefit in providing for start up business opportunities in the Peregian
Beach Locality at reduced cost in a location that will be able to be connected to high speed
infrastructure (NBN);
significant need for additional commercial office space in the Peregian Beach Locality
having regard to the expected growth in the area, which extends beyond the planning
scheme area, while not having a significant impact upon the development of the Shire
Business Centre;
significant community benefit in providing other community facilities such as a new
Peregian Beach Community House and a substantial amount of landscaped open space as
part of an integrated development; and
the proposed development is entirely consistent with the Rufous Street Master Plan, which
has been adopted by the Council and is to inform the new planning scheme.
Page 34 of 185
Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
The grounds to allow the use identified by the applicant are broadly supported. The proposal
being Council owned will also benefit the community and align with the intent of the Community
Services zone as it will provide an affordable ‘innovation type centre’ for start-up businesses. The
digital hub supports the community with low cost co-work spaces combined with traditional
community services such as the library kiosk, training and presentation rooms. The applicant
anticipates cost recovery only, enabling affordability, and most importantly, the development to
remain a community asset.
The 28m² café is intended to provide a social meeting point for the digital hub, community house
and associated open space uses and will be complementary and ancillary to the proposed uses.
The subject site could also be seen as a natural extension of office uses along David Low Way
which are consistent with The Noosa Plan. The digital hub is compatible with the surrounding
area in terms of amenity and environment, given the nature of the use. The building is well
designed and maximises natural light and ventilation meeting the built form requirements of the
Planning Scheme.
Open Space Uses
The site plan indicates a playground and natural amphitheater on proposed Lot 3. No further
detail has been provided but it is the intention of the applicant to undertake further community
consultation to establish the most appropriate open space uses for the site. All Open Space uses
are consistent on proposed Lot 3 and therefore raise no concerns.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
Business Uses Code
Community Uses Code
Landscaping Code
Engineering Works Code
The application has been assessed against each of the above applicable codes. The
development broadly complies with the provision of the Codes. The pertinent matters arising out
of the assessment against the codes are discussed below:
Landscaping
The applicant has provided a preliminary landscaping plan. Shade trees and gardens are
proposed throughout the car parking areas and substantial landscaped open space throughout
proposed Lot 3. The development incorporates permeable surfaces for car spaces. Landscaping
is provided within the front 6m setback except adjacent the disabled car space and 2 other car
spaces. A condition is recommended to ensure landscaping is provided between the car spaces
and the David Low Way boundary.
Traffic
The applicant has provided an ‘Assessment of Traffic Impacts at the Woodlands Drive / David
Low Way Intersection’, prepared by Holland Traffic Consulting. The assessment used traffic flows
nearby being a 2009 and a May 2015 count at the Heron Street roundabout and September 2015
count at the intersection of Woodland Drive / David Low Way. The assessment also allowed for
future traffic growth of 1% per annum to 2036. The assessment concludes the Woodland Drive /
David Low Way intersection has sufficient capacity to operate at peak times when the
development is fully operational.
Page 35 of 185
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Car Parking
Table 1 below provides an analysis of existing and proposed car parking for the development.
Use Planning Scheme Proposal Complies
Existing Development 19 spaces 35 existing spaces
Stage 1
Digital Hub 612m² 30 spaces
Café 28m² 2 spaces
existing Community House 19 spaces
51 spaces total 61 spaces plus 23 temporary
Stage 2
Digital Hub 49 spaces
Café 2 spaces
New Community House 23 spaces
74 spaces total 84 spaces
Stage 1 and the final development provide 10 spaces in excess of the Planning Scheme
requirements.
It is important to note that, as part of the Rufous Street Precinct Master Plan, approximately 79
car spaces will be provided within Rufous Street and pocket parking areas off Rufous Street, with
21 car spaces delivered with Stage 1. The final number of car spaces in the precinct is envisaged
to be approximately 163 car spaces.
Stormwater
The applicant provided a stormwater management plan which uses a combination of
bioretention, pits and pipes for stormwater treatment and quantity management. The stormwater
management plan meets the provisions of the Water Sensitive Design Code. Conditions are
recommended to ensure all water quality objectives are met with best practice design.
Boundary realignment
The proposed lot sizes are:
Lot 1- 1208m² (remains unchanged)
Lot 2 – 2824m²
Lot 3 - 5490
The Planning Scheme does not provide a minimum lot size for land in the Open Space
Recreation or Community Services zones. Where no minimum lot size applies, it should be
demonstrated the land is of sufficient size to accommodate the proposed use. The proposal
reflects the uses on-site and the lots are sufficiently sized to accommodate those.
It is important to note that Lot 3 has 88% open space area equivalent to 4831m², plus the
covered outdoor area directly associated with the building providing a significant area for further
open spaces uses.
Overlay Provisions
The site is affected by the Low Potential Acid Sulfate Soils Overlay. The Overlay Code is
triggered when 100m³ or more is excavated at or below 5m AHD. The new Community House
requires some minor excavation but it is unlikely to disturb acid sulfate soils as the lower finished
floor level is 6.7m AHD and above the critical 5m AHD of the Code.
Page 36 of 185
Section 37
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
4. CONSULTATION
4.1. IDAS Referral Agencies
The application was referred to the following IDAS Referral Agencies:
Concurrence
Department of Infrastructure, Local Government and Planning
The Department is a concurrence agency for Contaminated Land being for Unexploded
Ordinance and has provided conditions to be attached to any approval to ensure the safety of
people and property.
4.2. Other Referrals
The application was forwarded to internal Council specialists:
Engineering Officer
Health Officer
Community Services Officer
Ecologist
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable
Planning Act 2009. Six (6) properly made submissions were received, 3 objecting, 1 neutral and
2 in support. The following table provides a summary and assessment of the issues raised by
submitters.
Submissions Objecting
Issues Comments
No good reason to move the existing The proposal will provide signage and new
community house to a hard to find location pedestrian access to the facilities. New amenities
off Rufous Street. The existing community will be provided in 2 locations, at the new digital
house is well located near a bus stop and hub near the bus stop and at the new community
public amenities house, near vegie village.
The digital hub is a large dominating The 2 storey digital hub is of residential scale and
building similar in bulk to the neighbouring office building.
The development will create traffic A specialist assessment of traffic impacts of the
problems development concluded the Woodland Drive /
David Low Way intersection has sufficient capacity
to operate when the development is fully
operational.
Changing sport and recreation land to Every development application must be assessed
commercial uses will set a precedent. on its merits. The digital hub is proposed to be
located within the existing car park adjoining an
office building. The new community house is a
consistent use in the open space zone.
The proposal is reducing the car parking The development is providing 10 car spaces on-
numbers site in excess to that required by the Planning
Scheme.
The new community house is smaller than The existing community house is around 385m².
the existing community house. The new community house is 465m², being 85m²
larger than the existing community house.
Page 37 of 185
Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Submissions Objecting
Issues Comments
Submission objecting - from Peregian Beach Business Association Inc.
1. The development is in conflict with the The conflict has been addressed in this report.
outcomes of The Noosa Plan The submitted Economic Needs Analysis
specially the Neighbourhood Centre concludes the proposal will not negatively impact
zone. It will negatively impact the on the neighbourhood centre.
focal point being the existing Peregian
Beach Neighbourhood Centre.
2. Commercial businesses are Agree in part. The Planning Scheme allows offices
inconsistent in the Community along the western side of David Low Way from 215
Services zone and insufficient to 253 David Low Way. Statements in the Planning
grounds have been provided to Scheme also envisage between Woodland Drive
override the planning scheme. and the former Peregian Beach Caravan Park
including 253 David Low Way where the digital
hub is proposed.
Sufficient grounds to support the application are
provided in this report.
3. The location of the offices further Office uses already exist adjoining the digital hub
fragments and negatively impacts on and are permitted in the Semi-Attached Housing
the neighbourhood centre. zone along the western side of David Low Way
outside the neighbourhood centre. The
development could be seen as a progression of
the permitted adjoining office uses.
The submitted Economic Needs Analysis
concludes the proposal will not negatively impact
on the neighbourhood centre.
4. The submitted planning report This office use within the Community services
attempts to justify the commercial use zone has been addressed in this report. The
being appropriate due to the new Noosa Plan allows offices at 253 David Low Way.
community house building and open
space provided.
5. The use of publically owned land in The proposal incorporates a community based
the Community Services and Open digital hub and community infrastructure which
Space Recreation zones for office aligns with the intent of the Community Services
space is not supported. zone.
6. The proposal does not meet the car The proposal is providing 10 car spaces in addition
parking demands of the development to the requirements of The Noosa Plan and
and existing users and detrimentally therefore complies with the Planning Scheme.
impacts on the existing
neighbourhood centres’ function.
7. Parking at Peregian Village is nearly The proposal is providing 10 car spaces in addition
at capacity and is reliant on existing to the requirements of The Noosa Plan and
car parking on-site. The therefore complies with the Planning Scheme.
developments’ car parking should be Council will also be providing additional car spaces
publically available. for external users though these spaces do not
form part of this application.
Page 38 of 185
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Submissions Objecting
Issues Comments
Notwithstanding this, overall approximately 163
spaces are proposed by the Master Plan. This
exceeds the Planning Scheme requirement of 74
spaces and the existing parking provision in the
area of 35 spaces on-site and approximately 32 off
site.
8. The existing car park is used for The car parking provides excess car spaces than
overflow from Peregian Village. The that required by The Noosa Plan.
proposal does not detail how this
overflow will be catered for on-site.
9. The submitter’s traffic report indicates 23 temporary car spaces will be provided prior to
additional parking measures are the start of construction of Stage 1.
required to ensure the development The application is for development within the site
does not impact on the surrounding and not for public carparking external to the site.
area. Additional car parking should be
provided during construction of Stage Redesign of the off street parking areas could
1, public parking post development increase parking on-site, but this is not necessary
and the office car park redesigned to to meet the Planning Scheme parking provisions.
increase car spaces.
10. ‘The provision of car parking on-site The car parking meets the provisions of The
for the use and the community was Noosa Plan for the proposed uses on-site.
raised as part of submissions to the Providing parking on-site for surrounding
Draft Master Plan and is not commercial uses is not part of this application.
considered to have provided sufficient Council will also be providing additional car spaces
car parking for the proposed use or for external users though these spaces do not
surrounding commercial areas’. form part of this application.
11. The current car parking is highly The Noosa Plan discourages car parking fronting
visible from David Low Way and is streets. The digital hub is a well-designed building
utilised for overflow parking. The adding positively to the streetscape. Council’s
proposal reduces the visibility of this intention is to provide appropriate signage to car
parking and lead to additional parking parking for the proposed uses.
pressure
12. ‘The potential reduction in publically Public car parking does not form part of this
available carparking as a result of the application. Notwithstanding the above, the Rufous
proposal is considered short sighted Street Precinct Master Plan indicates an overall
and does not consider the future increase in car spaces.
carparking demands of the area’.
Neutral Submission
Issues Comments
No detail is provided as to the The community house is setback 3m from the tennis court
finish and or uses near the boundary and sufficiently from the nearest residential use. The
southern side of the new applicant’s intention is for further community consultation for the
community house. utilisation of the open space land. Adjoining residential amenity
will be maintained with appropriate landscaping.
Page 39 of 185
Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Supporting Submissions
Issues Comments
Submission in support from Peregian Beach Community House Inc.
The Peregian Beach Community House Inc. generally supports the development. The
committee appreciates the retention of a significant open and green space for recreational
activities and a good balance has been achieved with the Master Plan.
The committee requests further The detailed layout, fixtures and fitting is beyond
consultation on the detailed layout, fixtures the scope of this application. It is the intention of
and fittings in the new community house. Council to engage with the Peregian Beach
Community House Inc.to provide the best possible
design for the community house.
Submission in support from Peregian Beach Community Association (PBCAI)
The submission states:
‘Peregian Beach Community Association Inc (PBCAI) supports the Noosa Council MCU
application because it reflects significant community consultation in which we were involved’.
‘The plans submitted with the MCU application are a marked improvement on the plans
discussed at the beginning of the consultation process and show the benefit of community
consultation’.
The PBCAI supports the increase in parking to assist the businesses of the village. The new
amenities will benefit veggie village and the up-grading of the pedestrian crossing across David
Low Way are requested to be a priority.
5. CONCLUSION
The new Community House and open space uses are consistent within the Open Space
Recreation zone. While The Noosa Plan identifies commercial offices as inconsistent in the
Community Services zone, the proposal incorporates a community based digital hub and
community infrastructure which aligns with the intent of the Community Services zone.
The proposal also reflects the Rufous Street Precinct Master Plan which was subject to extensive
community consultation between May 2015 and January 2016 and adopted by Council on 10
March 2016.
The following are considered grounds to overcome the developments’ conflict with the Planning
Scheme:
1. The development meets emerging community needs for co-work spaces and digital
industries.
2. The development provides new start-up, incubation, networking and development
opportunities for Noosa business and community uses.
3. The community based development aligns with the intent of the site’s community zoning
and retains significant open space and recreational areas.
4. The development is consistent with Noosa Council’s adopted Rufous Street Precinct
Master Plan.
5. The development will not adversely impact on existing residential or commercial uses.
The application is recommended for approval, subject to approval.
Page 40 of 185
Section 41
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 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 41 of 185
Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 45 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
3,800 3,000 8,400 3,000 |
legend refer to schedules for details : |
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Sccmogtuanoane project client | job no. | drawn drawing dwg no.
Page 45 of 185Section 46
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 46 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
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eee en ne nena
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LW-Lawn
RD BLK - Rendered Blockwork
fa. Gravel Poot
ft Gis Root
a
refer to schedules for details
NOTE: all structural elements; including all
fareig to bots ecconienca abt engnsers
design and detail,
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sparks architects ~ Senn Rufous Street Precinct Noosa Shire Council 97 DS &PO East Elevation SDC.2.2 C)
7 Sounewtamnese | project [client [Jeb no, | drawn | drawing | dwg no: a
Page 46 of 185Section 47
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 47 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
ee Ft sttch Design >) date _| issued | details Sketch Design
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5 1 1 1 30 4 2135 2289 72 34 96 185Section 48
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 48 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
ee
Rit - Sheet Metal Root
Se eosted
R4 - Glass Roof
ee
refer to schedules for details
NOTE: ail structural elements; including all
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framing; to be in accordance with engineers:
design anc detail,
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Page 48 of 185Section 49
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 49 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
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eed
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refer to schedules for details
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Page 49 of 185Section 50
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 50 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
|
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Page 50 of 185Section 51
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 51 of 185
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5 1 1 1 58 3 1734 2838 75 48 36 im 4 i | i ae ! : =Section 55
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 55 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
Fez Fore Cement Glagaing with festure over Datens
LW - Lawn
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AS. Green Rot
AS. Transhocent Sheet Root
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“felerto schedules ordetaia =~S~S~*S
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framing; to be in accordance with engineer's
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| |
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LT digital hub vere Converted Existing Peregian Beach community house LT digital hub expansion |
Stage 1 Stage 2 Stage 2
pense aon erm ennh ae aer2 IT Digital Hub Scale 1:200 MWUL__1.__J
sparks architects Serene Rufous Street Precinct Noosa Shire Council #97 DS &PO North Elevation SD B2.4 C)
Rovmtmpeunnee project client jobno, drawn _—_ drawing dwg no.
Page 55 of 185Section 56
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 56 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
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: AW Tiemerngeeatane sare | project | client | fob no. | drawn | drawing: | dwgno.
Page 56 of 185Section 57
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 57 of 185
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5 1 1 1 46 1 155 3243 34 26 87 aSection 58
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 58 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
Fed Fre Cement Glagaing wih esure over Salons
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———
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Stage 2 Stage 2
- Zo Taha om eA TT VT bighal HA “Seale 1200 MML__I—1 -
sparks architects Serene Rufous Street Precinct Noosa Shire Council | #07 DS &PO West Elevation SD B24 C)
Page 58 of 185Section 59
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 59 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
legend
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5 1 1 1 18 1 1893 2288 105 44 95 Page
5 1 1 1 18 2 2013 2289 49 34 96 59
5 1 1 1 18 3 2077 2288 42 35 96 of
5 1 1 1 18 4 2135 2289 72 34 96 185Section 60
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 60 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
C ’ : Solas Sketch Design )
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v o Vf = wste 8.8 sere IT Digital Hub Seale 1:1.85 = [UU fo 7%
sparks architects Me —— Rufous Street Precinct Noosa Shire Council #97 DS &PO Perspectives SD B4.1 ( ) )
\ _ . oof x project client jobno, drawn drawing dwgno. N_/ - J
Page 60 of 185Section 61
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016 Attachment 2
Page 61 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016 Attachment 2
REVISION 1- 18th FEBRUARY 2016.
ATTACHMENT 2
Attachment A - Rufous Street Precinct Master Plan
4) UPGRADE LANEWAY
(2 ‘POCKET PARK’ - 6 CAR SPACES ae
8) VEGGIE VILLAGE FORECOURT 21
CAR PARKING - 50 SPACES - SUBJECT TO DNR APPROVAL @ G2395
5) ALL PERSON PUBLIC AMENITIES ’
@) 23 ON GRADE TEMP CAR PARKING AS PART OF
STAGE 1. FUTURE NEW 400 sam COMMUNITY 19
BUILDING WITH UNDERCOVER GAR PARKING, 3 Pd -
7) PEREGIAN GREEN - 4320 sqm - INCLUDING PLAY SCAPE Za f
8) OVER FLOW CAR PARKING “ >
@) RUFOUS STREET CAR PARKING - 20 SPACES “ ;
40 SUNSET VIEWING PLATFORM WITH MOUNT COOROY VISTA we si fr 4 a j >
44 VIEWING DECK WITH MOUNT COOLUM & EMU MOUNTAIN VISTAS on - > © i. = ;
42 WALKING & CYCLING CIRCUIT on” RA x oa Ps > a)
43 PEDESTRIAN LANEWAY or ait Ye : ‘ Py,
14 CAFE & ALL PERSON PUBUC AMENITIES - Bis, “N y :
45 NEW ,7 ENTERPRISE DIGITAL HUB BUILDING - 780 sqm CO Ne S\ 5 ‘a A FBR
46 CONVERTED EXISTING COMMUNITY HOUSE BUILDING FOR IT f NAM y ;
ENTERPRISE EXPANSION - 500 sam . a oo A 17
47, COMMERCIAL & PUBLIC CAR PARKING - 68 SPACES. ‘ é r az
48 PEDESTRIAN AVENUE \ 13) 1.7) al F
19 VIEW CORRIDOR _ NY Bix PA = _
2X ~ 3
20 IMPROVED PEDESTRIAN THOROUGHFARE % ; . Ce, ke :
21 RELOCATED PEDESTRIAN CROSSING ae Bt B ~ id a
SUBJECT TO FURTHER INVESTGATION \ Sy, << , = = Ps ;
& ACCESSIBLE FOOTPATHS AND CAR PARKING \ a Y 4 aN ™ i ' f 3) : 0 3 <3 ce
GR SCOOTER PARKING & CYCLE RACKS NY e A a F & ys ae ee aie
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5 1 1 1 49 6 1133 2154 40 10 96 Rufous
5 1 1 1 49 7 1178 2155 33 8 95 Street
5 1 1 1 49 8 1217 2154 46 9 86 Precinct
5 1 1 1 49 9 1272 2154 51 9 75 Peregian
5 1 1 1 49 10 1329 2156 33 7 81 beach
5 1 1 1 49 11 1650 2150 68 17 96 Master
5 1 1 1 49 12 1724 2150 42 17 96 Plan
5 1 1 1 49 13 2198 2146 49 25 95 Rufous
5 1 1 1 49 14 2246 2146 41 25 90 Street
5 1 1 1 49 15 2290 2146 53 25 94 Precinct,
5 1 1 1 49 16 2344 2146 43 25 92 Master
5 1 1 1 49 17 2386 2146 32 25 88 Pian
5 1 1 1 49 18 2656 2150 130 11 34 ee
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5 1 1 1 50 1 1893 2288 105 44 96 Page
5 1 1 1 50 2 2013 2288 43 35 96 61
5 1 1 1 50 3 2077 2288 42 35 96 of
5 1 1 1 50 4 2135 2288 72 35 96 185Section 62
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 62 of 185
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
REVISION 1- 18th FEBRUARY 2016
Attachment B - Rufous Street Precinct Master Plan - Stage 1
1 UPGRADE LANEWAY 14 CAFE & ALL PERSON PUBLIC AMENITIES 21 eee oe oS
2) ‘POCKET PARK’ - 6 CAR SPACES 15 NEW IT ENTERPRISE DIGITAL HUB BUILDING - 750 sqm ca oe ee
ACCESSIBLE FOOTPATHS AND CAR PARKING
6 23 ON GRADE CAR PARKING AS PART OF STAGE 1 17 COMMERCIAL & PUBLIC GAR PARKING - 68 SPACES. di Ft PARKING & CYCLE RACKS
7 POSSELE WATER PLAY, ANTWOPKS & GYM EQUPMENT. 18 PEDESTRIAN AVENUE fe
SUBJECT TO DESIGN & CONSULATION 20 NEW STREET PLANTING Qe i
8) OVER FLOW CAR PARKING © e @ @ Gi eo =
9 RUFOUS STREET CAR PARKING - 20 SPACES ®& © & = =
10 SUNSET VIEWING PLATFORM WITH MOUNT COOROY VISTA BS &
11, VIEWING DECK WITH MOUNT COOLUM& EMU
MOUNTAIN VISTAS BN ae
43. PEDESTRIAN LANEWAY gO gee N'
ot ae FE \
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Page 62 of 185Section 63
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 63 of 185
REVISION 1- 18th FEBRUARY 2016
Attachment C - Rufous Street Precinct Master Plan - Aerial View
4) UPGRADE TO PEDESTRIAN LANEWAY WITH —"
UGHTING WITH POTENTIAL COMMERCIAL -E--s}---> PEDESTRIAN LINKAGES & NODES
ACTIVATION is
2) POCKET PARK’ & PEDESTRIAN CONNECTION TO @ PUBLIC TRANSPORT NODES
NEIGHBOURING SITE - 6 CAR SPACES RETAINED @ Saar
) BL
3) VEGGIE VILLAGE FORECOURT - SPRING
FED CREEK REGENERATION PROJECT
4) CAR PARKING - 50 SPACES SERVICING OVAL, COMMUNITY ACTIVATED LANE
GARDEN & KINDY WITH PEDESTRIAN & EMERGENCY SERVICE n
VEHICLE LINK TO FIRE BREAK CORRIDOR - SUBJECT TO DNA ?
APPROVAL Pa q
5) ALL PERSON PUBLIC AMENITIES EF ! B
6) 23 ON GRADE CAR PARKING AS PART OF STAGE ase i PUBLIC SPACE & AMENITIES
1, FUTURE NEW 400 sqm COMMUNITY BUILDING : g -
WITH UNDERCOVER CAR PARKING. { if
7) PEREGIAN GREEN - 4320 sam: INCLUDING PLAY-SCAPE & 4
POSSIBLE WATER-PLAY, ARTWORKS & GYM EQUIPMENT a sete
SUBJECT TO DESIGN & CONSULATION ; CONAIUNITY HOUSE
8) OVER FLOW CAR PARKING e e ee 0-02-6606 ene :
?
9) RUFOUS STREET CAR PARKING - 20 SPACES 19 a =e 7
40 SUNSET VIEWING PLATFORM WITH MOUNT COOROY VISTA o } rd
ws 4 8 ig! Be
41) VIEWING DECK WITH MOUNT COOLUM & OP alan a j e., IT ENTERPRISE DIGITAL HUB
EMU MOUNTAIN VISTAS ae r i
. ] . ’
12 WALKING & CYCLING CIRCUIT Seg a ja 617 i
¢% \ -
18 CAFE PERSON PUBLIC AMENITIES & N
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5 1 1 1 33 9 1212 1328 22 18 21 a
5 1 1 1 33 10 1478 1295 32 44 0 .6)
5 1 1 1 33 11 2556 1313 12 16 89 G
5 1 1 1 33 12 2682 1301 44 38 40 SPAC
5 1 1 1 33 13 2815 1313 79 16 79 SCAPING
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5 1 1 1 34 2 327 1365 110 16 93 PEDESTRIAN
5 1 1 1 34 3 445 1366 85 15 91 LANEWAY
5 1 1 1 34 4 537 1365 97 16 96 PROVIDING
5 1 1 1 34 5 641 1365 75 16 96 LINKAGE
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Page 63 of 185Section 64
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
5 REQUEST TO CHANGE EXISTING DEVELOPMENT PERMIT FOR A MATERIAL
CHANGE OF USE FOR AN UNDEFINED USE - TEMPORARY SHORT-TERM SELF-
CONTAINED RV STOP AT 154 HOLTS ROAD, COOROY - MCU14/0060.01
DOCUMENT INFORM AT ION
Author Coordinator Planning, Denis Wallace
Planning & Infrastructure Department
Index ECM/ Application/ MCU14/0060.01
Attachments 1. Approved Plan
2. Proposed Effluent Pump Out Plan
APPLICATION DETAILS
Applicant J Morrow
Proposal Material Change of Use - Undefined Use - Temporary Short-
Term Self-Contained RV Stop
Properly Made Date 15 July 2015
Number of Submissions to Four (4)
Original Application
PROPERTY DETAILS
Property Address 154 Holts Road Cooroy
RP Description Lot 2 RP893989
Land Area 2.36ha
STATUTORY DETAILS
SEQRP Designation Regional Landscape and Rural Production Area
Locality Cooroy & Lake Macdonald
Zone Rural
Overlays Medium Bushfire Hazard Area, Extractive Resource Buffer Area
& Water Supply Catchment Area
Assessment Type Change to Approval
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 July 2016 regarding Application No. MCU14/0060.01 for a request
to change an existing Development Permit for Material Change of Use an Undefined Use -
Temporary Short-Term Self-Contained RV Stop situated at 154 Holts Road, Cooroy and:
A. Agree to amend Conditions 4, 5 & 10 to read:
4. Visitor stays shall not exceed 7 consecutive nights.
5. Wastewater from communal ablutions, laundry, kitchen facilities, and the like, must
be directed to holding tanks for disposal offsite. A plumbing approval must be
obtained for the associated wastewater system.
10. This temporary development approval expires on 18 December 2018. Upon receipt of
a written request, Council may provide written consent to extend the approval on an
annual basis having regard to the status of the adjacent mining lease, the degree of
compliance with the approval conditions herein and any breach history.
B. Amend the approved RV Stop use to delete the term “self-contained”.
Page 64 of 185
Section 65
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
REPORT
1. PROPOSAL
The application seeks approval for a Permissible Change to the existing development approval
for a RV Stop for 20 self-contained RV’s on the site. The site trades as the “Cooroy No Worries
RV Stop”. The proposal seeks to ratify use of communal facilities, such as toilet, shower and
kitchen facilities and remove the requirement for all RV’s at the site to be self-contained.
The site is un-sewered and the application originally sought to use the existing residential on-site
effluent treatment system to allow only 8 of 20 RV’s to not be self-contained (due to capacity
limitations of the existing system). However, assessing officers considered that proposal to be
impractical and advised the applicant it was unlikely to be supported. The applicant now
proposes to install an upgraded waste water system incorporating holding tanks for pump-out
and disposal off site.
The applicant also requests changes to condition 4, to increase the allowed length of visitor stays
from 4 nights to 7 nights, and to condition 10 to simplify the extension process for the temporary
approval given by Council.
BACKGROUND
A previously existing wholesale nursery use on the site was approved by Council in 1997
(07818TP). The nursery operations continue on the site but at a much smaller scale, due to the
commencement of the RV Stop use over most of the site.
A report on the development application for a Material Change of Use of Premises - Undefined
Use - Temporary Short-Term Self-Contained RV Stop was presented to Council’s Planning &
Organisation Committee meeting of 9 December 2014 (see agenda page 78). The application
was approved subject to conditions at Council’s Ordinary Meeting of 18 December 2014, with
Council identifying the following grounds as sufficient grounds to justify the decision despite the
conflict with the planning scheme for the site’s Rural zoning:
1. The development will help to address a significant need for low-cost accommodation for
self-contained RV travellers in the Noosa area.
2. The development will provide economic and community benefit through increased visitation
to the Noosa hinterland.
3. The development provides for the adaptive re-use of the existing nursery on the site.
4. The site’s location near the Bruce Highway is appropriate to cater for self-contained RV
traveller’s needs.
5. The development will not have significant adverse impacts on residential amenity or water
supply quality.
The Development Permit for the use was issued on 19 December 2014 and took effect on 23
December 2014.
At the time, the original application was publicly notified 4 properly made submissions were
received (2 objections, 1 neutral and 1 in support). The objections were primarily concerned with
amenity, traffic and dogs being walked off-leash.
Council received a complaint indicating the development was not operating in accordance with
the approval conditions and non-self-contained RV’s were staying at the premises. This
application seeks to resolve the associated breach matter.
Page 65 of 185
Section 66
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
ASSESSMENT
Statutory Process
The proposed change to the development approval requested by the applicant is considered to
constitute a permissible change under the Sustainable Planning Act 2009 because:
The change would not result in a substantially different development as there is no change
to the scale or intensity of the approved RV stop use;
The change would not trigger a new referral matter to the State Assessment and Referral
Agency;
The original application was impact assessable and the proposed changes would not likely
cause a person to make a properly made submission on reasonable grounds because the
changes do not introduce any significant new impacts.
The changes do not involve prohibited development.
On this basis, the applicant is considered to be following the lawful process in making the
request.
Statutory Provisions – The Noosa Plan
The primary assessment issue raised by the proposal to allow non-self-contained vans and RV’s
to stay at the site is water quality. Detailed comments are provided below.
Changes to Condition
Details and assessment of the requested changes to the existing conditions are as follows.
Condition 5 – Self Contained RV’s
2. All RV’s shall be fully self-contained and must retain all grey water and black water via
holding tanks.
Applicant’s Request
The applicant requests deletion of this condition to allow all forms of RV’s to stay at the site and
to use communal ablutions, shower, laundry and kitchen facilities. Existing bathroom facilities on
the site were for previous staff of the wholesale nursery and treated by an onsite effluent system.
The existing residential system does not have sufficient capacity to service the RV Stop and the
applicant proposes to upgrade the system to collect waste to holding tanks to be emptied by a
licensed contractor.
The applicant engaged engineers, Covey & Associates, to assess and design the upgraded
effluent system. Their submission states:
With reference to … various correspondence and discussions with Councils Planning and
Plumbing Services Officers it is proposed that all sewage and grey water from the various
sources on site be directed via the existing septic tank pump well and Taylex ABS to a 25kL
holding tank.
The proposed tank would comprise an alarm system fitted that would alert the septic clean out
contractor that the system was 40% full, thus allowing a buffer to organise a vacuum tanker truck
to attend the site. The client has had initial discussions with local contractor, Suttons Cleaning
Service, to manage the operation. The contractor will dispose of the effluent at an appropriate
DEHP licenced site for treatment.
Based on Council preferred 65l/p/d effluent quantity and nominal 40 persons on site the tank will
hold about 9 days effluent. The proposed tank location is shown on the attached plan and will
comprise an above ground tank, and audible and visual alarm system, service and access ports
as well as a vent stack for release of sewage gasses.
Page 66 of 185
Section 67
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
It is considered that the proposed arrangement will provide a solution that will alleviate Council’s
concerns regarding pollution of the area with irrigation of treated effluent from the existing Taylex
ABS unit.
A copy of Covey & Associate’s proposed holding tank design is included as Attachment 2.
Assessment
Council’s Plumbing Inspector who has attended the site a number of times and assessed the
final proposal, advises:
I have reviewed the plan provided by Covey Associates Pty Ltd. My preliminary assessment is it
will be possible to dispose of the effluent from this site via a regulated pump out system. The
applicant will need to lodge an application to the Building and Plumbing Branch with full hydraulic
plans for plumbing approval. … The proposed pump out to the holding tank is the most risk-
averse method of disposing of the effluent from this property and with the right conditions on the
permit the risk to human health and the environment will be minimal.
Council’s Plumbing Inspector indicates the requirements under a plumbing approval for the new
system would be likely include:
Septic tank and pump well (at the amenities block)
A dual macerating pump system would be required at the pump well serving the
septic tank. The type and size of the pump system would have to be specified on the
full hydraulic plans.
A new larger septic tank will need to be installed to handle the load. This would also
prevent the amount of times the septic tank needs to be pumped out by Suttons
(service provider).
An alarm system must be fitted to the pump well. If a failure occurs a plumber must
service the system as soon as possible and the amenities must be shut until it is
fixed. Fines would be issued if this is not adhered to. This would be a condition on
the permit.
Holding tank at house
An alarm system must be fitted to the holding tank.
The tank must be left with enough spare capacity to cater for a 2-3 days if the pumps
fail. Contractor will have to pump out the system within that timeframe.
A regulated pump out must be organised with the service provider.
Water reduction measures
Time limits on showers
Water saving fixtures with flow restrictors
6/3L flush toilet cisterns
Coin operated washing machine
Maintenance Schedule
Sludge and crust levels in the septic tank to be checked regularly
Alarms to be checked once a week
A walk through of the premises must be done daily to check for general issues with
plumbing and drainage (taps leaking, blockages in drainage system)
Page 67 of 185
Section 68
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
The proposed upgraded wastewater system for the site is considered a suitable alternative to the
current requirement for all RV’s to be self contained. The existing business has been observed
to be well operated and a valued addition to Cooroy’s visitor accommodation options. The new
pump out system will allow the site to be used by a wider range of RV’s and meet the needs of
more travellers.
It is recommended condition 5 be replaced with the following:
Wastewater from communal ablutions, laundry, kitchen facilities, and the like, must be directed to
holding tanks for disposal offsite. A plumbing approval must be obtained for the associated
wastewater system.
The existing approved development use description states the approval is for “self-contained
RV’s”. Given the change to condition 5, the reference to self-contained should be deleted. The
recommendation is worded accordingly.
Condition 4 – Short Term Stay Length
4. Visitor stays shall not exceed 4 consecutive nights.
Applicant’s Request
The applicant seeks the alteration of the maximum extent of stay by visitors from 4 consecutive
nights to 7 consecutive nights. The 4 night limit has placed stress upon the visitors and the
applicant due to circumstances, such as travellers using the site as a base while they seek
medical services and when travellers are seeking mechanical repairs for the vehicles. The
extension of the time limit from 4 nights to 7 nights still provides for temporary accommodation.
Assessment
Agreed. The 4 night limit was originally applied to reflect the limitations of self-contained RV’s to
remain in place before needing to empty waste holding tanks. Since the change to allow use of
on-site ablutions and common facilities is supported, the change to 7 night stays is also
supported. The 7 night limit remains consistent with the approval intent for short-term visitor
accommodation.
Condition 10 – Temporary Approval Requiring Extension
10. This temporary development approval expires in two (2) years on 18 December 2016.
Upon request, Council may provide written consent to extend the approval on an annual
basis having regard to the status of the adjacent mining lease, the degree of compliance
with the approval conditions herein and the complaint history relating to the development.
Applicant’s Request
The use has required substantial investment and the implementation of the plumbing
infrastructure required by Condition will require further substantial investment.
The applicant seeks an amendment of this Condition that provides for Council to issue a
compulsory renewal of the approval; unless the status of the adjacent mining lease changes and
there are serious complaints regarding the use. Should the status of the minimum lease be
altered or there be serious complaints received; the applicant is then required to apply for an
extension of the consent.
Assessment
The temporary approval condition was applied to overcome a statutory planning conflict with an
extractive resource buffer for a mining lease (clay pit) on neighbouring land to the north. The
resource currently sits dormant but the property owners have not relinquished their mining rights.
Should the mining operation re-commence the temporary visitor accommodation use may need
to cease.
Consideration of the financial impost of carrying out the development in light of the level of risk
the neighbouring clay pit might re-commence is a matter for the applicant.
Page 68 of 185
Section 69
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
The condition currently allows Council to issue a simple written agreement to extend the expiry
date and is considered appropriate. It is recommended that the process under the condition
remain unchanged but the expiry date now be extended a further two years, given the adjacent
mining lease remains dormant and this application further addresses compliance issues.
It is recommended the condition be amended to read:
This temporary development approval expires on 18 December 2018. Upon receipt of a written
request, Council may provide written consent to extend the approval on an annual basis having
regard to the status of the adjacent mining lease, the degree of compliance with the approval
conditions herein and any breach history.
Internal Consultation
The application was referred to Council’s Plumbing Inspector.
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 69 of 185
Section 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2016
Page 70 of 185
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