2016-07-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                      12 JULY 2016


A revised acoustic assessment has been submitted for the development and its
recommendations require the construction of a 2.1m high acoustic fence to the Elm Street
frontage to attenuate road and rail noise, differing acoustic construction standards for buildings
across the site, and provisions for mechanical equipment such as air conditioners. Conditions
are recommended to ensure the development incorporates the requirements of the acoustic
report, mechanical equipment does not cause noise nuisance and the development operates in a
way that does not affect the amenity of residents in the area.
Gas Pipeline Buffer
The site is within a mapped buffer area to a designated future gas pipeline approximately 30m to
the northeast. The issue of development within the buffer area has been considered by Council
in assessing the existing approval and a number of nearby subdivisions approved under The
Noosa Plan. Council has previously accepted urban development within the buffer on the basis
the pipeline operator has no safety concerns and provided written consent to development within
the buffer.
3.4. Noosa Plan Amendments
The development provisions relating to the site remain broadly unchanged under the pending
amendments to The Noosa Plan, with the exception of the expanded natural hazard areas. The
amendments indicate the site within a flood hazard area (as addressed above) and a bushfire
hazard area.
In regard to bushfire risk, the expanded development on Lot 4, 20 Trading Post Road contains
medium and low bushfire hazard areas. Vegetation directly outside the site to the north
comprises a stand of trees approximately 20m wide, with open pasture beyond. A 40m wide
vegetation break exists adjacent the site, which is a high voltage electricity easement and future
gas pipeline route. As such, the level of bushfire risk from neighbouring vegetation is likely to be
low. The development layout provides for setbacks greater than 1.5 times tree height to the
vegetation for the new independent living units and clubhouse. The caretaker’s residence is
within the deemed-to-comply setback distance and future assessment for a building permit will
either need to confirm the vegetation is low risk or is suitably addressed.
4.   CONSULTATION
4.1. IDAS Referral Agencies
The application was referred to the State Assessment & Referral Agency (SARA) in relation to
the State Controlled Roads & Transport Infrastructure concurrence agency matters. SARA
responded by letter dated 15 April 2016. The concurrence response includes Department of
Transport & Main Roads concurrence agency conditions relating to the development’s proximity
to a main road (Elm Street) and its potential impact on transport infrastructure due to the scale of
residential development. The Department’s conditions require:
   Construction of the acoustic fence to Elm Street, as identified in the applicant’s acoustic
     report
   Construction of bus stops on both the northbound and southbound lanes of Elm Street
     south of the Pearson’s Road intersection
   Stormwater management controls relating to Elm Street
   Road upgrades to Pearsons Road/Elm Street (Cooroy Connection Road) intersection,
     including:
      Channelised right turn treatment (CHR)
      Auxiliary left turn treatment
      Pedestrian crossing facility including necessary overhead lighting
   Road upgrades to Lamonts Road/Elm Street (Cooroy Connection Road) intersection,
     including
      Channelised right turn treatment
      Auxiliary Left turn treatment

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