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Planning Report
PLANNING REPORT
Development Permit for a Material
Change of Use
NoosaCate Inc
186 Cooroy-Noosa Road, 'Tewantin
APRIL 2011
B10 el Aya
TOWN PLANNING CONSULTANTS
STATUTORY PLANNING
‘STRATEGIC PLANNING
URBAN DESIGN
WwWw.buckvann.com.au
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Prepared by:
Buckley Vann Town Planning Consultants
Ground Floor, 140 Brunswick Street, Fortitude Valley QLD 4006
PO Box 205, Fortitude Valley QLD 4006
T: (07) 3852 1822
F: (07) 3852 1750
E: [email protected]
© Buckley Vann Town Planning Consultants 2011
This document remains the property of Buckley Vann Town Planning Consultants and has been prepared for the sole use of its intended recipient.
Unauthorised use of this document in any form whatsoever is prohibited.
Document Management
Author/s: Nicole McMaster
Reviewer/s: Morag Gilbert
Date: 27 April 2011
Job Number: 10-3466
Job Name: DA - 186 Cooroy Noosa Road, Tewantin - Noosa Care
File Location: J:\ 10\ 10-3466 DA - 186 Cooroy Noosa Road, Tewantin - Noosa Care - JJR\ Planning
Report\ FINAL REPORT
Revision History
Revision Revision Date Approved By Details of Revision
A
B
C
D
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TABLE OF CONTENTS
Page No.
1.0 INTRODUCTION .............................................................................................................. 1
1.1 SITE H ISTORY .............................................................................................................................................1
1.2 APPROVAL H ISTORY .................................................................................................................................1
1.3 PRELODGEMENT D ISCUSSIONS ..............................................................................................................2
1.4 REFERRAL AGENCIES ...............................................................................................................................3
2.0 THE SITE ............................................................................................................................ 4
2.1 SITE D ESCRIPTION ....................................................................................................................................4
2.2 SURROUNDING LAND USES ....................................................................................................................5
3.0 PROPOSED DEVELOPMENT.......................................................................................... 7
4.0 TOWN PLANNING ASSESSMENT .................................................................................. 8
4.1 PRELIMINARY APPROVAL ........................................................................................................................8
4.2 ASSESSMENT AGAINST N OOSA PLANNING SCHEME CODES ...........................................................8
4.2.1 Tewantin and Doonan Locality Code.........................................................................................................8
4.2.2 Residential Uses Code..............................................................................................................................10
4.2.3 Landscaping Code....................................................................................................................................10
4.2.4 Engineering Works Codes........................................................................................................................11
4.2.5 Biodiversity Overlay..................................................................................................................................11
4.2.6 Acid Sulfate Soils Overlay .......................................................................................................................12
5.0 CONCLUSION .................................................................................................................. 13
FIGURE 1: Site Location
FIGURE 2: Photographs of Subject Site
FIGURE 3: Aerial Photograph
APPENDIX A: 2007 Preliminary Approval
APPENDIX B: Prelodgement Meeting Minutes
APPENDIX C: Plans of the Development
APPENDIX D: Response to Planning Scheme Codes
APPENDIX E: Landscaping Plan
APPENDIX F: Stormwater Management Plan
APPENDIX G: Traffic Impact Assessment Report
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1.0 INTRODUCTION
This planning report has been prepared on behalf of the applicant, NoosaCare Inc, in support of a code
assessable development application seeking a material change of use for extension to multiple housing
type 3 retirement and special needs (aged persons home and ancillary uses) over land located at 186
Cooroy Noosa Road, Tewantin. The site is formally described as Lot 2 on RP177554.
The site is currently used as an aged care facility and this application seeks an extension of the existing
facility.
Within the planning scheme, the site is included within the Community Services Zone.
An aged persons home is defined as a multiple housing type 3 retirement and special needs use under
the Noosa Planning Scheme and is a code assessable use within the Community Services Zone.
A preliminary approval was approved over the site in April 2007, which makes an aged persons home and
ancillary uses code assessable on the subject site. Further details about the preliminary approval are
outlined in section 1.2 below.
To assist in Council s determination of this development application, this planning report covers the
following matters:
a site description including immediate surrounds and site characteristics;
a description of the proposed use; and
an assessment of how the proposal complies with the planning scheme provisions.
The report is also accompanied by the following supporting information in the appendices:
Appendix A: 2007 Preliminary Approval;
Appendix B: Pre-lodgement Meeting Minutes;
Appendix C: Plans of Development;
Appendix D: Response to Planning Scheme Codes;
Appendix E: Landscaping Plan;
Appendix F: Stormwater Management Plan; and
Appendix G: Traffic Impact Assessment Report.
1.1 Site History
Aged care facilities have been located on the site for almost 30 years. Entries included on Council s PD
Online indicate that the site has been approved for an aged care facility since 1981. Since that time, a
number of approvals for extensions have been sought over the site.
1.2 Approval History
In April 2007, the then Noosa Shire Council issued a preliminary approval (Council ref. 2004/ 5763) with
respect to the future expansion of the aged care facility. The preliminary approval has the effect of:
making an Aged Persons Home and ancillary features code assessable uses;
setting general planning parameters for future development, including matters such as maximum
GFA, site cover, boundary setbacks, car parking, flood mitigation and vegetation management; and
imposing certain conditions relating to future development, including some external works
requirements.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 1
Page 5
The preliminary approval has a currency period of six years and will expire in April 2013. A copy of the
approval and associated site plan is included in Appendix A.
This development application does not rely on the preliminary approval and the preliminary approval will
remain in place regardless of this application.
1.3 Prelodgement Discussions
A pre-lodgement meeting was held with the Sunshine Coast Regional Council on 10 November 2010.
Minutes prepared by Buckley Vann Town Planning Consultants are attached as Appendix B.
The issues discussed at the meeting and their outcomes are summarised below.
Issues Discussion/Outcome
(a) Proposed GFA of Proposed GFA is 2,224m2, with 32 beds and 4 staff.
new special care
building Outcome: Council is not concerned by the additional GFA, provided the
overall GFA does not exceed 12,200m2, with a site cover of 30%.
(b) Setback to rear Approximately 1.5m of landscaping is provided along the rear boundary.
boundary
Outcome: A revised plan to be provided to Council, due to the following
concerns:
proximity of the driveway to adjoining to the north;
the interface between the facility and the residential uses to the north;
amenity issues; and
frequency of laundry vehicles and gas delivery vehicles.
(c) Setback to street Car parking is proposed to be set back 4.5m from the road frontage.
frontage
Outcome: Council is happy to accept this setback, provided that existing
landscaping is retained and/or more landscaping provided.
(d) Setback to eastern A turning circle is proposed in the south-western corner of the site within the
boundary and 6m setback, which removes the need for trucks to do a three point turn to
location of new exit the premises.
kitchen block
Outcome: A revised plan to be provided to Council, due to the following
concerns:
protection of the neighbour s amenity;
noise generated by vehicles and by kitchen and service block;
reversing operations so close to the neighbouring property;
high activity area so close to the neighbouring property;
preferable no to extend in this corner unless layout reviewed; and
number of parking spaces here can be reduced provided overall parking
spaces on the site comply with the planning scheme requirements.
(e) Engineering issues Loss of on-street car parking is acceptable and car parking is to be provided at
the rates set out in the planning scheme, including the emergency vehicle bay.
(f) General Supporting documentation to be lodged with the application is to include:
landscape concept plan;
stormwater management plan;
traffic report, including a traffic management plan, detailing, for example
frequency of deliveries to kitchen and laundry facilities.
(g) Further action Council is to review a revised set of drawings (as per the requested changes
above) before the application is lodged.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 2
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1.4 Referral Agencies
There are a number of referral agencies which are triggered by this development application:
Energex due to an Energex substation being located on the subject site;
Department of Transport and Main Roads due to impacts upon public passenger transport and
thresholds (Schedule 12) and railway safety and efficiency and thresholds (Schedule 13); and
Department of Environment and Resource Management due to the site being located within 100m
of a conservation estate.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 3
Page 7
2.0 THE SITE
2.1 Site Description
The site is made up of a rectangular shaped lot with frontage to Cooroy Noosa Road. The site is 4.05ha in
size and is currently operating as Carramar Residential Aged Care, which is part of Noosa Care
Incorporated.
SITE
Figure 1: Site Location
The existing number of beds, number of staff, gross floor area and site cover is broken down as follows:
Block description # of beds # of staff Gross floor area (m2) Site cover (m2)
Ward & Wood Lodge 24 4 1,499 763
Margaret Angus Lodge 10 2 470 470
Macdonald House 8 2 334 334
Legacy Lodge 8 2 334 334
Harlow House 8 2 334 334
Butler House 8 2 334 334
Quota Lodge 8 2 233 233
Berry Lodge 8 2 334 334
Wilson Lodge 8 2 393 393
Escott Lodge - - 32 324
Auxiliary Lodge 8 2 717 386
Robena Lodge 12 2 874 576
Admin Building - - 392 392
Recreation Hall - 1 444 444
Maintenance Sheds - 3 60 60
Totals 110 28 7,076 5,711
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 4
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The eastern half of the site is densely vegetated with a creek running near to the eastern boundary. Part of
the eastern area of the site is also subject to the Q100 flood line.
There is an existing Energex padmount and underground 11kV powerlines located on the site. These
assets are currently located within an easement.
Photographs of the subject site are included below.
Figure 2: Photographs of Subject Site
2.2 Surrounding Land Uses
Low density residential development adjoins the site to the north and west. Beyond the residential
development and to the east of the site lies the Tewantin State Forest. Opposite the subject site, on
Cooroy-Noosa Road, is the Tewantin State Forest.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 5
Page 9
SITE
Figure 3: Aerial Photograph
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 6
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3.0 PROPOSED DEVELOPMENT
The proposed extensions and alterations to the existing aged care facility trigger a material change of use
application.
The proposed development at Noosa Care Inc at 186 Cooroy Noosa Road Tewantin involves 32
additional residential aged care beds (approved by the Commonwealth Department of Health and
Ageing) specifically to care for frail, elderly people who have high care requirements. The residents of the
proposed new 32 bed unit will have been assessed by the Commonwealth Aged Care Assessment Team
as having significant physical and/ or cognitive limitations and deficits resulting in the need for full time
care.
This means that the residents require extensive supportive care in order to meet their basic activities of
daily living, remaining largely within the confines of the proposed new building until their transfer to
another facility or until death. The nature of the health status of the future residents of the proposed new
development would not be able to use public amenities or facilities such as public parks, footpaths or
other public recreational areas.
This development has no resemblance to a retirement living development where the majority of the
occupiers of those developments remain physically active and engaged within the general community,
many with full mobility and capacity to continue to hold a car driver s licence and remain in full control
of their lives.
The other elements of the proposal are summarised below:
repositioning the reception and administration facility to a new building adjoining the existing
activities block in the centre of the site;
a drop off / pick-up facility via a porte cochere in front of the new reception building;
88 off-street car parking bays located behind the vegetated frontage to Cooroy Noosa Road, east of
the existing access, and a new ambulance bay and loading bay; and
repositioning the maintenance facilities to two small sheds west of the proposed special care unit.
No buildings, structures or car parking areas are proposed within the Q100 flood line.
The plans of the proposed development are included in Appendix C.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 7
Page 11
4.0 TOWN PLANNING ASSESSMENT
4.1 Preliminary Approval
As noted in section 1.1 above, a preliminary approval overriding the planning scheme was given over the
site in April 2007.
This approval made aged persons accommodation (and ancillary facilities) on the site code assessable.
This approval is valid until April 2013.
Whilst the development is in accordance with the preliminary approval, this application does not rely on
the preliminary approval.
4.2 Assessment Against Noosa Planning Scheme Codes
The other codes triggered in the Noosa Planning Scheme are as follows:
(a) Tewantin & Doonan Locality Code; and
(b) Residential Uses Code;
(c) Landscaping Code;
(d) Engineering Works Codes;
(e) Biodiversity Overlay (Environmental Protection Area); and
(f) Acid sulfate soils overlay (low potential).
There is a response to the relevant codes in Appendix D.
4.2.1 Tewantin and Doonan Locality Code
An assessment of the development against the relevant overall outcomes for the Tewantin and Doonan
Locality Code has been provided below.
12.8 Overall outcomes for the Tewantin & Doonan Locality.
12.8.1 The overall outcomes are the purpose of the Tewantin & Doonan Locality Code.
12.8.2 The overall outcomes sought for the Tewantin & Doonan Locality are the following
a) New uses and works are located, designed and managed to
(i) be compatible with other uses and works;
(i) maintain the safety of people and works;
(ii) avoid significant adverse impacts on the amenity enjoyed by users of other premises including acoustic and
visual qualities; and
(iv) avoid significant adverse effects on the natural environment, including native habitat removal, fragmentation
and attrition;
Response: The development will not have any significant impacts upon the amenity or environmental
qualities of the subject site and surrounds. The landscaping on-site will consist of several large trees on
the property being retained and the introduction of a number of landscaping areas throughout the site.
The development is set back from vegetation/Q100 on the eastern part of the site.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
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April 2011 Page 8
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b) The Tewantin & Doonan Locality retains its primary role of providing housing for permanent residents;
Response: The development provides for much needed special needs care for the ageing population on
the Sunshine Coast and is in keeping with the surrounding residential areas.
i) The urban boundaries of Tewantin remain defined by vegetated edges provided by Tewantin State Forest, Harry
Springs Conservation Park, Lake Doonella and the floodplains of the N oosa River and Cooroibah, Wooroi,
Eenie and Keyser Creeks;
Response: The development will remain within the urban boundary of Tewantin and will not impact on
the nearby forest areas.
l) The following roads are protected as part of N oosa s major road network
(i) Cooroy-Noosa Road;
(ii) Eumundi Road;
(iii) Emu Mountain Road;
(iv) McKinnon Drive, and parts of Butler Street;
(v) Poinciana Avenue;
(vi) Sections of Doonella Street, Memorial Avenue and Sidoni Street;
(vii) Walter Hay Drive;
(viii) Beckmans Road; and
(ix) Sunrise Road;
Response: The development is located along Cooroy-Noosa Road. The traffic impact assessment
undertaken as part of this development has found that the impacts on the road network will be negligible
and the ingress/egress points are appropriate.
m) The key character and entry-defining role of the following roads are protected from visually intrusive development
(i) eastern approach along Hilton Terrace, looking across Lake Doonella where Casuarinas, Eucalyptus,
Mangroves and Melaleucas flank the lake shore and Noosa Harbour Marine Village occupies the riverside;
(ii) western approach along Cooroy-Noosa Road past Tewantin State Forest, the golf course and sports fields;
(iii) northern approach along McKinnon Drive past Harry Springs Conservation Park and open space
associated with rural settlement and sports fields; and
(iv) from the south along Walter Hay Drive and Eumundi Road, flanked by State Forest, bushland and rural
residential development;
Response: The development is primarily located wholly internal to the site and will not significantly alter
the existing façade and vegetation treatments along Cooroy-Noosa Road.
n) Tewantin contributes to the Shires social and economic well-being through the retention of
(i) the significant business and community activities generated in or by the Tewantin Business Centre;
(ii) access to the Noosa North Shore area, via the ferry crossing at Moorindil Street;
(iii) visitor and resident entertainment, dining; boating-related activities at Noosa Harbour Marine Village;
(iv) recreational opportunities based on the watercourses and State forest;
(v) caravan parks providing low cost visitor accommodation opportunities;
(vi) the primary school;
(vii) aged care facilities and retirement communities;
(viii) major sporting facilities including those of the N oosa District Sports Complex and the Tewantin-Noosa
Golf Club;
(ix) the coastal landfill facility and associated recycling and waste collection facilities in the south of the locality;
and
(x) State forest resources;
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 9
Page 13
Response: The development consolidate aged care facilities on the existing aged care site. The
development provides these facilities on a site with good access to local services and facilities.
o) The environmental, aesthetic and scenic values of the locality, or watercourses just outside the locality, are protected
and maintained. These include
(i) the Noosa River;
(ii) Lakes Cooroibah, Doonella and Weyba;
(iii) Cooroibah, Wooroi, Cranks, Eenie and Keyser Creeks and their associated riparian communities;
(iv) Mt Tinbeerwah;
(v) the vegetated range systems, particularly in areas close to or visible from Eumundi Road, Cooroy-Noosa
Road and Beckmans Road;
(vi) Tewantin State Forest;
(vii) views to Noosa North Shore;
(viii) lowland areas in their natural state; and
(ix) major open space network links between Lake Cooroibah, Tewantin State Forest, Lake Weyba and open
space areas to the south;
Response: The development will not impact on the nearby forest areas and will be wholly located outside
of the Q100 flood area.
p) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are protected;
Response: The development will not impact on the nearby forest areas and will be wholly located outside
of the Q100 flood area.
v) For the Community Services Zone land committed or planned for community purposes
(i) is protected and managed to enable the efficient and timely delivery of community services; and
(ii) is consistent with the 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;
Response: The proposed development will maintain the site for community service purposes through the
consolidation of aged care uses on the site. The development will provide for much-need aged care
facilities on the Sunshine Coast. The development is in keeping with the intent for the site.
The development provides a high level of compliance with the Tewantin and Doonan Locality Code. A
response to the code is attached in Appendix D.
4.2.2 Residential Uses Code
The development has a high level of compliance with the Residential Uses Code. The proposed use is an
extension to an existing facility and has been designed in accordance with the Residential Uses Code.
A response to the code is attached in Appendix D.
4.2.3 Landscaping Code
A landscaping plan has been prepared and is taken as a response to the Landscaping Code. A copy of the
landscaping plan is included in Appendix E.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 10
Page 14
4.2.4 Engineering Works Codes
4.2.4.1 Water Sensitive Design Code
The development will be provided with appropriate water management design principles. A stormwater
management plan has been prepared and is included in Appendix F. This plan is provided in lieu of a
response to this code.
4.2.4.2 Existing Services Code
The site is an existing aged care facility which is provided with reticulated sewerage, water, electricity and
telecommunications. The extension will not significantly increase the use of these services on the site.
A response to this code is attached in Appendix D.
4.2.4.3 Waste Management Code
The development is currently provided with a waste storage area in the south-western corner of the site.
This area is setback 11m from the side boundary and 6m from the front boundary. This area is located
and designed appropriately and will be easily accessible by waste collection movements.
A response to this code is attached in Appendix D.
4.2.4.4 Erosion and Sediment Code
The development will not create an erosion hazard. Erosion management will be in place during
construction.
A response to this code has not been prepared.
4.2.4.5 Transport, Roads and Drainage Code
A traffic impact assessment report is provided in Appendix G. This is provided in lieu of a response to
the Transport, Roads and Drainage Code.
4.2.4.6 Earthworks Code
Earthworks will be required for roads, building platforms and car parks. The development will involve the
removal of 1300 cubic metres of soil (net) and 2600 cubic metres of soil fill to prepare the area for the
Special Needs Unit building platform.
A response to this code has not been prepared.
4.2.5 Biodiversity Overlay
The eastern side of the subject site is included in the Environmental Protection Area of the Biodiversity
Overlay, which is designed to reflect existing vegetation on that part of the site and the Q100 flood line.
A response to the Biodiversity Overlay has not been prepared as the development is set well back from
these areas and hence has no impact on these areas.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 11
Page 15
4.2.6 Acid Sulfate Soils Overlay
The subject site is included as a Low Potential Acid Sulfate Area (5-20m AHD). The development will
involve the removal of 1300 cubic metres of soil (nett) and 2600 cubic metres of soil fill to prepare the
area for the Special Needs Unit building platform.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 12
Page 16
5.0 CONCLUSION
The proposal is for a extension to an aged care facility on a site located within the Community Services
Zone. The proposed development is code assessable.
The proposal plans illustrate that the extension will operate effectively and efficiently. The proposed
development has been designed to take into consideration the acoustic and traffic impacts of the
development.
The proposed aged care facility:
has a clean attractive high amenity image;
achieves a high standard of appearance through good site layout, building design and landscaping;
will not be constructed within an unstable land area;
will provide significant landscaping on the site;
will provide sufficient car parking; and
presents no risk to people, property and the environment.
Overall, the proposal demonstrates a high level of compliance with the specific outcomes and probable
solutions of the applicable codes.
The proposal is therefore recommended for approval.
Development Permit for a MCU
NoosaCare Inc
186 Cooroy-Noosa Road, Tewantin
Buckley Vann
Town Planning Consultants
April 2011 Page 13