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AGENDA
Planning & Organisation
Committee Meeting
Tuesday, 28 April 2015
commencing at 1.30pm
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Noel Playford, Tony Wellington, Frank Wilkie
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Full text of sections 2 to 104 (of 211)
Section 2
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
PLANNING & INFRASTRUCTURE DEPARTMENT REPORTS 3
Building & Plumbing Services 3
1 OUTSTANDING BUILDING FINALS 3
2 NEW SWIMMING POOL LEGISLATION 6
DA Planning & Environment 8
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A
MIXED USE DEVELOPMENT (SERVICE STATION, SHOP, FAST FOOD
RESTAURANT, CAR WASH, SELF STORAGE FACILITY AND TOURIST
PARK) AT 125 MYALL STREET COOROY MCU14/0056 8
4 MATERIAL CHANGE OF USE APPLICATION FOR AN INDUSTRIAL
BUSINESS TYPE 2 (PRODUCTION, ALTERATION REPACKAGING &
REPAIRING SITUATED AT 1 FACTORY ST POMONA MCU14/0009 38
5 NOOSA LGA PEST MANAGEMENT PLAN 2015-2019 59
6 LAND FOR WILDLIFE AND VOLUNTARY CONSERVATION AGREEMENT
PROGRAMMES 68
7 GREEN ARMY PROJECT AGREEMENT 71
8 STORMWATER QUALITY MANAGEMENT IN NOOSA 74
Strategic Land Use Planning 81
9 NOOSA RIVER HYDRODYNAMIC MODEL UPDATE 81
10 FLOOD DATA COLLECTION AND ANALYSIS FROM CYCLONE MARCIA 84
11 WASTE MANAGEMENT PLANNING SCHEME POLICIES 89
CORPORATE SERVICES DEPARTMENT REPORTS 108
12 MANAGEMENT OF RESTRICTED CASH POLICY 108
13 CORPORATE SERVICES DEPARTMENT UPDATE - 3RD QUARTER 2014-15 114
Finance 119
14 FINANCIAL PERFORMANCE REPORT - MARCH 2015 119
EXECUTIVE OFFICE REPORTS 128
15 OPERATIONAL PLAN PROGRESS REPORT - 3RD QUARTER 2014-15 128
16 FINANCIAL ASSISTANCE GRANTS PROGRAM 138
17 EXECUTIVE OFFICE UPDATE - 3RD QUARTER 2014-15 140
18 NOOSA BIOSPHERE RESERVE FUNDING ARRANGEMENTS - REVISED
FUNDING DEED 147
Customer Service 167
19 CUSTOMER SERVICE CHARTER 167
Governance 172
20 PROPOSED LOCAL AND SUBORDINATE LOCAL LAWS 172
CLOSED SESSION -
Page 2 of 211
Section 3
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
PLANNING & INFRASTRUCTURE DEPARTMENT REPORTS
(Planning & Development Sections only)
Building & Plumbing Services
1 OUTSTANDING BUILDING FINALS
Author Building and Plumbing Manager, Allan Hazell
Planning and Infrastructure Department
Index ECM / Subject / Plumbing Management/ Legislation / Outstanding
Building Finals
Attachments Nil
EXECUTIVE SUMMARY
Not Applicable.
RECOMMENDATION
That Council note the report by the Building and Plumbing Manager to the Planning &
Organisation Committee Meeting dated 28 April 2015 regarding the outstanding building
finals held by Council.
REPORT
The purpose of this report is to provide Council with the latest information with regard to
outstanding building finals held by Council.
Background
Over many years, Council has undertaken building approval activities previously under the
business name of Noosa Building Certifiers. These activities included the approval of
domestic and commercial dwellings and many of these files have not been completed with
respect to applicants requesting final inspections. Council is legislatively obligated to follow
up on outstanding building activities and building finals.
To date it has been identified that there are 1,200 outstanding files for processing and
Building and Plumbing Services staff are currently prioritising these for action.
Structure of Outstanding Building Application Program
To ensure Council’s obligations are met, Building and Plumbing Services has developed and
implemented a program to provide applicants with options for having outstanding
applications completed.
Building and Plumbing Services commenced this program in January 2015 with 143
applicants receiving notification about their outstanding application from Council. This
notification provided applicants with a number of options for rectification, these being:
Page 3 of 211
Section 4
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Option one: contact Council and re-activate outstanding application. Fees apply for
inspections carried out. At the Certifier’s discretion, the fee is $174 (final) or
$396 (full application).
Option two: request an extension of time for outstanding application.
Option three: request Council to lapse outstanding application.
Results of Reminder Program to Date
1,200 Outstanding Percentage % of
Completed
Files Program Objectives
Applicants notified as
part of this program 143 143 12% of total program
Request to re-activate
63 63 41%
application
Request to lapse
12 12 9%
application
Request to extend
1 <1%
No response from
21% require further
communication 35
action
Customer contact –
19% working with
working with applicant
32 Council to rectify
pending further action
outstanding issues
Further Program Actions
Building and Plumbing Services will endeavour to work with applicants to rectify all
outstanding applications identified and continue to fulfil Council’s legislative obligations with
regard to record management.
Preparation for the next stage of communication to applicants with outstanding applications
will commence in May 2015.
Previous Council Consideration
Nil
Finance & Risk
Council has obligations under legislation after receiving an application to undertake building
works to ensure that the building application meets the appropriate legislative requirements
and to undertake the appropriate record management processes.
Consultation
External Consultation - Community & Stakeholder
Consultation with the Sunshine Coast Council (Building and Plumbing Branch) has taken
place with respect to any existing building files that fall outside of Noosa Shire Council
boundaries and obligations that were approved under the previous joint Council.
Page 4 of 211
Section 5
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Internal Consultation
Consultation with Finance in regards to fees and charges for fee for service requirements.
Community Services x Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office x Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 5 of 211
Section 6
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
2 NEW SWIMMING POOL LEGISLATION
Author Building and Plumbing Services Manager, Allan Hazell
Planning and Infrastructure Department
Index ECM / Subject / Plumbing Management/Legislation / New Swimming
Pool Legislation
Attachments Nil
EXECUTIVE SUMMARY
Not Applicable.
RECOMMENDATION
That Council note the report by the Building and Plumbing Services Manager to the Planning
& Organisation Committee Meeting dated 28 April 2015 advising of new legislation from 30
November 2015 regarding swimming pools.
REPORT
The purpose of this report is to advise Council of new legislation coming into effect at 30
November 2015 in regard to swimming pools and the new obligations that affect Local
Governments and owners of existing and newly constructed swimming pools.
Background
In December 2009, new pool safety laws were introduced within Queensland, requiring new
pool owners to undertake safety checks of their pools and to obtain a pool safety certificate
(Form 23). In 2010 new laws were introduced for existing pool owners, requiring all pool
owners in Queensland to register their pool on a State wide register held by the State
Government.
New Legislation as of 30 November 2015
The Queensland Development Code (QDC) part 3.4 has been developed to replace 11
existing pool safety standards. QDC part 3.4 is mandatory and designed to cover areas not
covered within existing pool safety standards, with its introduction on the 30 November 2015.
Key Changes:
Set time frames for owners of non-shared swimming pools to have a pool safety
certificate (domestic pools).
Set time frames for owners/body corporates of shared swimming pools to have a pool
safety certificate (commercial/ public).
Safety fencing of all portable pools/spas that are capable of being filled with 300mm or
more of water.
Mandatory inspections by Local Government following immersion incidents.
Requirements for pool safety certificates by persons/real estate’s selling or leasing
properties with pools.
Introduction of a new State Government Notice (Notice of No Pool Safety Certificate -
form 36) for persons selling a property without a pool safety certificate.
Local Government may charge a fee for service for requested pool inspections.
Page 6 of 211
Section 7
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Strengthening powers of entry for local governments to inspect pools.
Expanded prosecution powers and authority to cancel pool safety certificates for local
governments.
Private building certifiers must undertake mandatory follow up inspections of building
approvals given in relation to swimming pools/spas.
State register has been developed for registering all pools and spas.
Local Governments Obligations under New Legislation
Inspect swimming pools if requested by owners.
Provide records of existing pools as requested from State Government.
Undertake enforcement action following an immersion notice from Queensland Health
and/or receiving a complaint notice from the department (State Government).
Develop and implement State Penalties processes for on the spot fines.
Give pool advisory information to pool owners every 4 years if a pool safety certificate
has not been in effect – by sending pool owners a notice.
Local Government may set a fee for service under the Local Government Act 2009 for
works under the new legislation requirements to be introduced on the 30 November
2015.
A further detailed report will be presented for proposed Council resolution in September
2015 which will include proposals for fees.
Finance & Risk
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
Nil.
Departments/Sections Consulted:
Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 7 of 211
Section 8
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
DA Planning & Environment
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A MIXED
USE DEVELOPMENT (SERVICE STATION, SHOP, FAST FOOD RESTAURANT,
CAR WASH, SELF STORAGE FACILITY AND TOURIST PARK) AT 125 MYALL
STREET COOROY MCU14/0056
Author Coordinator Planning, Denis Wallace
Planning & Infrastructure Department
Index ECM/Application/MCU14/0056
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Creekgold Pty Ltd
C/- Saunders Havill Group
Proposal Material Change of Use for a Mixed Use Development
comprising: Retail Business Type 5 - Vehicle Uses (Service
Station & Car Wash), Entertainment & Dining Business
Type 1 - Food & Beverages (Fast Food Restaurant), Retail
Business Type 2 – Shop (Convenience Retail), Industrial
Business Type 1 – Warehouse (Self-Storage Facility),
Visitor Accommodation Type 2 - Caravan Park (Tourist
Park)
Properly Made Date 17 July 2014
Information Request Date 19 August 2014
Information Response Date 04 February 2015
Decision Due Date 12 May 2015
Number of Submissions 16 properly made and 3 not properly made
PROPERTY DETAILS
Property Address 125 Myall Street Cooroy
RP Description 4 SP248479
Land Area 6.77ha
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Cooroy & Lake Macdonald Locality
Zone Rural
Overlays Biodiversity Overlays
Environmental Protection Area
Riparian Buffer Area
Natural Resources Overlays
Water Supply Catchment Area
Assessment Type Impact
Page 8 of 211
Section 9
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Organisation
Committee Meeting dated 28 April 2015 and refuse Application No. MCU14/0056 for a
Development Permit for Material Change of Premises for a Mixed Use Development
comprising: Retail Business Type 5 - Vehicle Uses (Service Station & Car Wash),
Entertainment & Dining Business Type 1 - Food & Beverages (Fast Food Restaurant), Retail
Business Type 2 – Shop (Convenience Retail), Industrial Business Type 1 – Warehouse
(Self-Storage Facility), Visitor Accommodation Type 2 - Caravan Park (Tourist Park),
situated at 125 Myall St, Cooroy for the following reasons:
1. The development raises significant conflicts with The Noosa Plan and its land use
intent for the rural zone and water supply catchment area.
2. The development conflicts with the Southeast Queensland Regional Plan policy for
drinking water catchment protection because it proposes expanded urban
development with Noosa’s water supply catchment area.
3. The development represents a substantial expansion of Cooroy’s commercial
precincts that will further disperse and fragment its business centre, which is
undesirable.
4. The development will compound existing traffic problems at the Myall Street & Elm
Street intersection, which is undesirable.
5. The development is partly proposed within a mapped riparian buffer area on the site,
with insufficient basis provided to justify a reduced buffer.
6. The applicant has not demonstrated sufficient grounds exist to overcome the
development’s conflicts with The Noosa Plan, with only low to moderate overall need
apparent for the development.
REPORT
1. PROPOSAL
1.1. Development Details
The application seeks approval for a Material Change of Use of Premises for a mixed use
development comprising Retail Business Type 5 - Vehicle Uses (Service Station & Car
wash), Entertainment & Dining Business Type 1 - Food & Beverages (Fast Food Outlet),
Retail Business Type 2 – Shop (Convenience Retail), Industrial Business Type 1 –
Warehouse (Self-Storage Facility) and Visitor Accommodation Type 2 - Caravan Park
(Tourist Park) uses on vacant land on Cooroy’s southern urban fringe. The site abuts the
Bruce Highway and the applicant describes the development as a “highway oriented
development” that will benefit from highway trade having good access via the adjacent
upgraded Myall Street highway interchange. The development is proposed in 3 stages,
being:
Stage 1
Petrol station (557m2 fuel bowser forecourt)
Fuel sales & convenience retail shop (190m2)
Tourist information kiosk (10m2)
Fast food restaurant and drive through (270m2)
Public amenities (30m2)
Public rest area with parking and shelters
Tourist park with 10 cabins, 27 van sites, amenities and onsite manager’s residence.
Page 9 of 211
Section 10
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Stage 2
Car wash with 4 wash bays and vacuum area (267m2)
Stage 3
Self-storage facility with 52 storage units (1,110m2 floor area)
The development occupies roughly 41% of what the applicant identifies as “usable site area”
(i.e. not set aside for environmental purposes) and leaves undeveloped portions of land the
application indicates may be the subject of future development applications. The proposal
plans are included as Attachment 1. The plan extracts in Figures 1 and 2 below indicate
the proposed staging, development layout and undeveloped balance lands on the site.
Figure 1 – Proposed Development Stages
Page 10 of 211
Section 11
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 2 – Architect’s Impression from Myall Street
Access is proposed via a single channelised road entrance from Myall Street, with acoustic
fencing proposed to the Ferrells Road and the Bruce Highway frontages that will attenuate
noise escape to adjacent residents and highway noise nuisance to the development
respectively. The layout provides for vegetated buffers of 7m+ to be established to the
Ferrells Road and highway frontages to screen the acoustic fencing.
A total of 20 freestanding buildings are proposed (including 10 cabins and 4 storage facility
buildings), all of which are single level. A range of buildings types are included - reflective of
the mix of uses sought. The most prominent are the fuel forecourt and service centre (fuel
retail, convenience shop & fast food) buildings toward the Myall Street frontage. These
present relatively standard underlying built forms for such development but their design
includes substantial variation of materials and façade treatments, and embellishments such
as blade awnings, wide eaves, screens and decorative columns that add some visual
interest and articulation. Proposal plans for the carwash, storage and tourist park buildings
indicate common buildings styles for these types of development.
The applicant proposes to operate the service centre and tourist park 24hrs a day, 7 days a
week. The carwash and self-storage facilities are proposed to operate from 7am to 10pm.
All development stages include parking spaces, with the majority (42 spaces) located
adjacent the service centre building. The rest area includes extended parking bays to cater
for caravans and trailers. The applicant indicates the petrol station will not provide parking or
ultra-hi flow diesel pumps for heavy reticulated vehicles (e.g. semi-trailers) and is not
intended to cater for those.
Trunk sewer reticulation will be extended to the site. A new sewage pump station to service
the development will be constructed adjacent the Myall Street frontage to the south of the
entrance.
A simple pedestrian and cycle network is planned through the site, with the applicant
proposing to extend the existing pathway network on the northern side of Ferrells Road to
the site.
Substantial earthworks are required to level the development area, with cuts to 2m+
proposed along the west of the development footprint and fill to 2m deep along the west. The
earthworks do not extend into the modelled 100yr ARI flood area on the site. An extract of an
indicative earthworks plan is shown below.
Page 11 of 211
Section 12
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 3 – Cut and Fill Plan Extract
A 10m setback to vegetated riparian areas is proposed, with a substantial stormwater
detention basin included in this area.
1.2. Supporting Documents
The application material includes specialist reports and supporting documents, comprising:
Planning Report
Urban Design Report and Landscape Concept
Economic Impact Report
Civil Engineering Report
Stormwater Management Plan
Acoustic Assessment
Ecological Assessment
Traffic Report
Page 12 of 211
Section 13
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
1.3. Application Incudes Grounds for Support
The application acknowledges the proposal must demonstrate sufficient grounds to gain
approval to justify the development’s conflicts with relevant planning instruments. Details
and discussion of the grounds are included in Section 3.3.3 of this report.
2. SITE DETAILS
2.1. Site Description
The site is an almost triangular shaped 6.77ha allotment located on the southern fringe of
Cooroy’s urban area. It is surrounded by road reserves, having frontages of approximately
480m to Myall Street, 280m to Ferrells Road and 320m to the Bruce Highway. The land
slopes moderately toward a watercourse running through the south eastern portion of the
site. The overall fall across the development area is approximately 9 metres.
The site is within the Lake Macdonald catchment. Creek flows enter the site from pipes
beneath the highway and leave via pipes under Myall Street that release to the Cooroy Golf
Course. The riparian areas of the creekline are vegetated with predominately native flora of
species characteristically found in the Six Mile Creek and Mary River locally. The north
western edge (facing the proposed development area) has a narrow band of vegetation, in
some places only one tree deep to the top of bank. The creek channel is deeply incised and
contains a number of in-stream habitat values including riffles and ponds. Scattered weed
species exist - predominately Camphor Laurels, Small Leaved Privets and some lantana.
The vegetated portions of the site provide suitable habitat for a variety of birds, bats, small
mammals, reptiles and amphibians, including the Giant Barred Frog (listed as vulnerable)
and Tusked Frog. The site and the Myall Street road reserve also contain significant habitat
trees that provide a range of nesting hollows suitable for cockatoos, gliders and possums.
The site is zoned Rural and is substantially cleared for pasture but not currently used for
rural purposes. Since March 2015 the Cooroy to Curra highway upgrade contractor, Lend
Lease, has used part of the site for storage and operational purposes associated with the
upgrade works.
The location of the site in relation to its surrounds is shown in the images below:
Page 13 of 211
Section 14
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 4 – Locality & Zoning Plan
Page 14 of 211
Section 15
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 5 – Aerial Photograph
2.2. Surrounding Land Uses
Existing development across Ferrells Road to the west is predominantly detached housing.
The Cooroy Village retirement estate also fronts Ferrells Road to the northwest. Cooroy Golf
course and 2 rural allotments are to the east of the site across Myall Street, with further rural
and rural residential blocks further afield to the east and southeast. Land across the
highway to the west and southwest is generally rural residential or rural. The State
Government industrial development, Nandroya Estate, is on the opposite side of the highway
to the south of the site and is accessed off Holts Road. A number of existing lawful non-
conforming uses are located within the surrounding rural zoned lands, including uses such
as a motor vehicle wrecker, transport yards, a telecommunication tower, an RV stop and
small goods producer.
2.3. Background
No previous development applications have been lodged over the site but there is relevant
history relating to Local and State Government planning controls. In response to
submissions by the previous owner to the Sunshine Coast Council on the drafting of the new
Sunshine Coast Planning Scheme, the site was identified for a tourist facility in its draft
planning scheme. Following council deamalgamation, the Noosa LGA portions of that
scheme did not proceed and The Noosa Plan continues to identify the site within the rural
zone.
Page 15 of 211
Section 16
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The site previously also fell outside identified urban areas under the South East Queensland
Regional Plan, which generally prohibited its urban development. The Plan’s urban footprint
for Cooroy was expanded in its 2009 revision to include the site and further lands to the
southeast.
No pre-lodgement discussions were held with the applicant.
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.
The statutory planning instruments relevant to this application are discussed in the sections
that follow.
3.2. State and Other Statutory Instruments
State Planning Policy
The interim development assessment requirements of the State Planning Policy July 2014
relating to matters of State interest apply to this application, specifically those relating to
water quality. The development complies with the specific outcomes and measures
contained in the Seqwater Development Guidelines: Development Guidelines for Water
Quality Management in Drinking Water Catchments 2012 and meets the provisions of the
Policy.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the urban footprint area of the SEQ Regional Plan. The proposal
raises concerns with the Plan’s Desired Regional Outcome for Water Management -
specifically Regional Policy 11.5.1 regarding drinking water catchment protection. The
stated policy is to:
Identify and protect existing and potential drinking water catchments from inappropriate land
use.
The notes relating to the policy state:
Catchment management is a core element of managing the quality of drinking water, and is
achieved by managing existing uses, planning new development to manage risks, and
rehabilitating catchments. Local government planning schemes must identify drinking water
catchment areas and include appropriate development controls. Planning studies in these
areas must consider how to avoid future types or scales of development that would pose an
unacceptable risk to water quality. Where development is permitted, strict controls may be
required to protect the natural water cycle. Infrastructure should also be located and
designed with regard to water quality risks.
Page 16 of 211
Section 17
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Seqwater has prepared guidelines on how to address development in drinking water
catchments. These guidelines should be considered in planning and development
assessment decisions for all land from which water flows to drinking water supplies.
Noosa’s planning scheme identifies the site within the catchment to Lake Macdonald and
currently seeks to avoid expanded development within it. The development can meet the
Seqwater development guidelines but these apply to permitted development on land already
committed for development purposes. No planning study exists that invalidates The Noosa
Plan’s precautionary approach of avoiding expanded urban development in the catchment
and the development conflicts with the SEQ Regional Plan in this regard.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the
SEQ Regional Plan Regulatory Provisions.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Cooroy & Lake Macdonald Locality and is zoned Rural. The
proposed uses are identified as inconsistent within the zone and required to follow an impact
assessable application process.
Cooroy & Lake Macdonald Locality Code Provisions
Broad conflicts are raised with the locality code provisions for the site because the code
does not anticipate or provide for urban development in the rural zone. Caravan Parks are
consistent with the Rural zone but only outside of the water supply catchment area. As
such, all the proposed uses are listed as inconsistent and Specific Outcome O80 states that
these are not located in the Rural Zone. Relevant overall outcomes of the code include:
6.8.2 a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of works;
iii 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;
b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural
settlement of permanent residents;
c) Development is consistent with the Priority Infrastructure Plan in Part 15.
d) Cooroy retains its role as the major business centre for Noosa’s hinterland area;
e) The relaxed country town atmosphere of Cooroy is protected for the enjoyment of
future generations;
g) The traditional built form of Cooroy is retained and new development complements
traditional streetscape and building forms;
h) Outside the town of Cooroy, development is characterised by—
….
ii conservation of open space for biodiversity and water quality purposes;
….
Page 17 of 211
Section 18
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
i) Economic activities are focused on—
i Cooroy’s role as the principal business and service centre for the hinterland;
ii Cooroy’s industrial estate;
iii technology based businesses reliant on broadband communication;
iv timber industry initiatives and product manufacturing at the Nandroya Mill
site;
v Cooroy’s support role in the locality for surrounding agricultural activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business enterprises; and
viii agricultural industries and associated rural enterprises;
j) Business opportunities in Cooroy are enhanced by its access to the Bruce Highway
and the North Coast Rail line;
….
l) New areas of urban and rural settlement development are precluded from the part
of the locality within the catchment area of Lake Macdonald where the dominant goal
is the protection of water quality within the primary water supply source;
m) The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, parts of
Myall Street and Diamond Street, Cooroy-Belli Road, Maple Street, Mary River Road,
Lake Macdonald Drive and Sunrise Road are protected as parts of the Noosa’s major
road network;
n) A public transport node is located within Cooroy and links public transport services
to other centres in Noosa, including railway stations;
o) The vistas offered from the major road corridors are protected and add to the
attraction of the locality for visitors and residents;
p) Environmental and aesthetic values associated with the hillslopes, including iconic
mountains and the watercourses of Lake Macdonald, Ringtail, Six Mile and Cooroy
Creeks, are protected;
q) Water quality standards in the watercourses of this locality are maintained or
improved through land management practices;
r) Open space networks across the locality are protected and enhanced including—
….
iii the riparian corridors of Six Mile and Ringtail Creeks and their tributaries;
and
s) Areas of native remnant or regrowth vegetation, including their biodiversity and
habitat values are protected;
z) For the Rural Zone—rural land is protected and appropriately managed such that
scenic and environmental values, the distinct rural amenity of the locality and
agricultural productivity of the locality are preserved and are not adversely impacted
upon as a consequence of development on or adjacent to that land;
Overall Outcomes 6.8.2 b, d, i & j provide a degree of support for the development insofar as
identifying Cooroy as the primary location for commercial business and services in Noosa’s
hinterland. In particular, 6.8.2(j) highlights that business growth and new opportunities are
likely to arise from Cooroy’s access to the highway.
Page 18 of 211
Section 19
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The applicant also submits that the level of conflict with the provisions for the Rural zone is
diminished stating:
… the proposed development of the land, having regard to its location to nearby urban
development, its part urban designation under the Noosa Plan Strategy map, Urban
Footprint classification in the SEQ Regional Plan and land attributes, will not impact on rural
amenity nor agricultural productivity, nor scenic and environmental values.
It is generally agreed the site is not a typical rural parcel and the development will not unduly
impact on rural amenity or agricultural productivity of the locality. The rural zoning does,
however, reflect the site sits beyond Cooroy’s urban fringe and forms part of the non-urban,
open space character currently experienced along the Myall Street approach to the town.
Overwhelmingly, the code’s outcomes reinforce a planning approach that seeks to limit
development within the water supply catchment area of Lake Macdonald. The extract of
Overlay Map OM3.5 below shows the extent of Cooroy affected by the catchment area in
blue, being land generally southwest of Maple and Diamond Streets.
Figure 6 – Water Supply Catchment Area within Cooroy (shown blue)
The catchment affects a significant portion of urban zoned land within Cooroy. The code
allows this land to be developed consistent with its zoning but does not allow further
subdivision. Beyond the urban zonings the code seeks to prohibit urban development where
the dominant goal is the protection of water quality within the primary water supply source.
The proposed urban expansion therefore raises significant conflicts with local planning
provisions for Cooroy for which overriding grounds must be identified for the application to
be supported. The grounds are discussed in detail in section 3.3.3.
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Land Use, Works & Overlay Code Provisions
The following planning scheme codes are most applicable to this application:
Business Uses Code
Visitor Accommodation Code
Advertising Devices Code
Landscaping Code
Engineering Works Codes
Biodiversity Overlay Code
Natural Resources Overlay Code
The application has been assessed against each of the above applicable codes. The
pertinent issues arising out of the assessment against the codes are discussed below.
3.3.1. Primary Assessment Issues
Riparian Buffers and Habitat
The development proposes hard stand, tourist cabins and water treatment and detention
devices within the riparian buffer area. Fill of up to two meters is also proposed within the
buffer. The Noosa Plan seeks to prevent any new development in the riparian buffer area.
The site has a high potential of supporting scheduled (rare and threatened) amphibian
species. Insufficient fauna sampling has occurred, in particular adequate searches for
scheduled amphibians.
Insufficient revegetation works are proposed within the northern section of the riparian buffer
area. This area is lacking in numbers or variety of species in riparian vegetation and ranges
between 2 - 5m of vegetation to the top of bank. Vegetation in this area is required for bank
stability, light penetration, protection of in-stream and bank habitat values, fauna movement,
successional forest development, filtration and forage source for fauna.
The proponent suggests the stream is a stream order of 1, which is a headwater stream and
proposes a 10m buffer zone. Council mapping identifies it as a stream order of 4, which is a
medium sized stream that drains a catchment of 228ha to the west of the highway. The
proponent states SEQ Healthy Waterways recommends a minimum of 10m buffer, however
this source was not able to be verified. Instead the SEQ Healthy Waterways Living
Waterways recommends a minimum of 25m vegetated buffer to the top of bank where the
local planning scheme does not recommend other widths.
The lack of information and survey data presents a concern that the development within the
riparian buffer area is unsupported by sound scientific bases. This survey information was
requested from the applicant as there is concern the development could impact on habitat
for State and Commonwealth listed frog species such as the Giant Barred Frog, Tusked
frog, Cascade Tree Frog and possibly the Green Thighed Frog. Inspection of the site
indicates that suitable habitat for these species exists on site and there is a strong likelihood
that these species would be present. Considering the proposed intensification of use within
both the rural zone and the water supply catchment, and the scale of the works proposed for
the development, the protection of a suitable riparian buffer is considered critical to achieve
the outcomes of the Biodiversity Overlay Code.
The current layout is not supported due to encroachment into the riparian buffer area. A
more substantial riparian buffer should be provided to protect and enhance the biodiversity
values of the site and to protect water quality and in stream habitats. An operational works
application would be required to address the restoration of the riparian buffer areas, the
landscaping of the site, protection of significant gumtrees in the road reserve, plantings to
screen acoustic and to manage vegetation.
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Water Supply Catchment
Operational Phase (completed development)
The applicant submits that, because the water supply now falls outside the jurisdiction of
Council, the water quality parameters required by the lake’s managing authority, Seqwater,
should apply. Seqwater provided written advice stating the proposed water quality treatment
is consistent with the Seqwater Development Guidelines: Development Guidelines for Water
Quality Management in Drinking Water Catchments 2012.
The applicant has demonstrated they have proposed all engineering solutions currently
considered reasonable and practical for development sites in order to reduce the additional
volume of constituents to the water catchment. Despite this, stormwater quality modelling
predicts that the development will still result in an increase in Nitrogen, Phosphorous and
sediment loads during the operational phase. The development will have an effect on the
quality of water entering the Lake Macdonald catchment due to the conversion from a
greenfield to a largely impermeable site, which will increase the load of nitrogen,
phosphorous and other water constituents to the tributaries that enter Lake Macdonald.
Notably, Seqwater’s third party advice to Council highlights that land use planning for local
water supply catchments remains a matter for Local Governments, it states:
… Seqwater’s advice in no way indicates general support of such a development in a
drinking water catchment area, however recognises that measures have been proposed in
the application which stand to minimise the risk to water quality in Lake Macdonald to an
acceptable level. Seqwater’s review of the application material has not given consideration
to the suitability of the proposed development for the site’s zoning or any precinct, overlays
or development intent expressed by Council’s planning scheme.
Construction Phase
Rainfall events exceeding the design capacity of construction sediment basins (i.e. events
above 46mm) will result in discharges of sediment from the site and into the water supply
catchment. If the development is approved conditions should be applied that Restricting the
construction phase to low rainfall months, with any incomplete construction fully stabilised in
rainfall events throughout the rainy season months of December to March could assist in
minimising potential discharges
Flooding
A detailed Site-Based Stormwater Quantity Management Plan prepared by Storm Water
Consulting was submitted. The flood modelling for the developed site includes the proposed
buildings as a blocked obstruction and the future development area was assumed to be
constructed at an elevation of 108.0m AHD (Australian Height Datum) (equating to the
highest calculated Q100 water level on the site). With the exception of a large stormwater
detention and treatment basin, the development footprint does not extend into the area
affected by the 100yr ARI flood (ARI - Average Recurrence Interval). The assessment
shows marginal increases in flood levels (1-3mm) during a 1yr, 5yr and 10yr ARI storm
events but decreases are expected during a 20yr, 50yr and 100yr ARI storm events. The
minor event increases are considered acceptable and the development will not adversely
impact neighbouring properties and the roads.
Noise
The submitted Acoustic Assessment report prepared by MRG Environmental provides an
assessment of the likely noise impacts on the development (in particular from the highway)
and the development’s impacts on nearby residents. Council officers engaged Savery &
Associates to undertake a peer review of the report. The assessment adopts DTMR noise
criteria for buildings and these criteria are reinforced by the State’s concurrence agency
response in regard to traffic noise. The development incorporates acoustic barriers up to 5m
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high to attenuate highway noise but traffic noise levels at the proposed cabins will exceed
DTMR noise limits and require additional construction methods to comply.
The submitted architectural plans indicate relatively standard cabins of lightweight
construction however, the acoustic report indicates Queensland Development Code
construction category 2 will be required for at least the building envelope of the bedrooms.
An example of one option to achieve Category 2 construction comprises 110mm+ masonry
construction for walls, 50mm insulation and plasterboard ceiling for the roof, concrete slab
floor at least 100mm thick, 6.38mm or 10.38mm laminated glass with full permitter
acoustically rated seals, solid core door with full perimeter acoustically rated seals. Such
measures would require the cabins to be partly redesigned.
The predicted noise levels for the caravan area show that only a few of the caravan sites
located near the noise barrier comply with the façade noise limit with the proposed noise
barrier dimensions. The acoustic report indicates that the acoustic barrier has been
designed to comply with a relaxed façade noise limit and that TMR has advised that
achieving this limit is appropriate for temporary sensitive receptors.
A 2.5m high acoustic barrier is proposed between the service centre and the Ferrells Road
frontage. Noise levels emanating toward Ferrells Road residents are assessed as within
acceptable limits provided the development is conditioned to limit night deliveries and refuse
collection.
Roadworks & Traffic
Road widening and additional turning lanes are proposed for Myall Street for vehicles
entering and leaving the site. It is considered reasonable that the development provide
further frontage upgrades to Myall Street (along the eastern and southern boundaries) and
Ferrells Road (along western boundary).
Council’s consulting traffic engineer, Colin Beard, considers the acceptability of the modelled
site access intersection performance depends critically on assumptions about gap
acceptance parameters (i.e. opportunities to execute a manoeuvre in or across traffic) and
future background traffic growth rates, with traffic calculations very sensitive to small
changes in both. Mr Beard advises if the development were to proceed as proposed, and
higher background traffic does occur, there will be little which can be practically done in the
future to ensure satisfactory and safe driveway intersection performance.
In Mr Beard’s opinion, the only way to ensure satisfactory longer term traffic operations is to
require construction of a single lane roundabout to accommodate background traffic growth
at all reasonably forecast rates. However, this would necessitate land dedication from the
subject site and a modified site layout. Myall Street is State controlled and a requirement for
a roundabout would require DTMR consent. Discussions with the Department indicate it
would be unlikely to object if Council deemed construction of a roundabout necessary.
Council staff have significant concerns with the existing poor performance of the Myall/Elm
Street T-section to the north of the site. This State controlled intersection is observed as
being one of the poorest performing in Noosa’s road network. Mr Beard agrees, stating “the
Elm Street /Myall Street intersection is easily the most critical intersection in the local
network, and it has terrible geometry. That is, both traffic operations and traffic safety are at
issue”. Concern with the development’s impact on this intersection was raised with both the
applicant and Mr Beard during the assessment. Both agree that, because the modelled
traffic impact on this intersection of 2% is less than the industry accepted 5%, no further
analysis or consideration of the intersection is justified. Notably, the development leaves
substantial undeveloped land that may be subject to future development but impacts
associated with future development cannot form part of this assessment.
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Despite the impacts on the Myall/Elm Street intersection being within acceptable industry
limits, any compounding of the existing poor performance is considered an undesirable
outcome of the development.
Earthworks
Significant amounts of cut (9,536m3) and fill (8,860m3) are proposed on the development
site. Cuts along the west of the development exceed 2.0m and fill of up to 2.0m extends
into the riparian buffer area and close to the Myall Street frontage. Appropriate retaining
treatment and landscaping along Myall Street will be important to achieve satisfactory
streetscape outcomes. The earthworks retention methods, associated landscaping and any
required geotechnical assessment would be addressed in more details in any operational
works application.
Priority Infrastructure Plan
The development site falls outside the Priority Infrastructure Area (PIA) for Cooroy under the
Priority Infrastructure Plan (PIP) in Part 15 of The Noosa Plan. The PIP identifies Council’s
trunk infrastructure planning and assumptions associated with urban form, population, timing
and the like. Since the development is outside the PIA, it must bear any works or costs
associated with extension of trunk infrastructure to service the site and additional demands it
generates on the broader trunk infrastructure network.
Cooroy Urban Form
The proposed out-of-zone development raises significant issues in relation to Cooroy’s
urban form. The town’s existing commercial precincts are severed by the rail corridor and
linkages and accessibility between the eastern and western sides of Cooroy are poor. The
proposed development footprint is roughly 2ha of what the applicant suggests is “usable site
area” totalling 5ha. This will create a significant new commercial precinct separated from
existing centres. Clearly there are imperatives for locating the tourist park on the urban
fringe and siting the service centre to benefit from highway trade but the structural effects on
Cooroy cannot be ignored. The development of new retail, dining, vehicle and industrial
uses out of zone will further disperse Cooroy’s commercial lands and appears
counterproductive to the consolidation and redevelopment of its business centre.
The urban form issue intertwines with the Myall/Elm Street traffic concerns previously raised.
It is difficult to support a substantial new commercial development on the site where the
primary northern access is via State controlled roads including an intersection that is one of
the worst in Noosa’s road network. Council has no certainty that upgrades could or would
be undertaken to improve the situation. Estimates on traffic splits between highway and
local customers are only that and there is risk that, should the site function more as a local
facility than framed by the applicant, impacts on the functionality of Cooroy’s road network
will be greater.
Noosa Plan Strategy Map
The applicant refers to the Planning Scheme Strategy Map in support of its proposal as it
identifies land within the site fronting Ferrells Road as urban. The map is included within
Part 1 of the Noosa Plan and shows the preferred land use pattern for the whole of Noosa
Shire. Extracts of the map area including the site and legend are shown below:
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Figure 7 – Strategy Map Extracts
Strategic Planning staff have advised that the map gives an indication of the hierarchy of
centres, the major transport network, water supply catchment, extractive and mining
resources and conservation corridors. The Strategy Map is addressed in Part 1 Division 2 of
the Noosa Plan and (as stated in Part 1 Division 2 Section 1.3), this division does not have a
role in development assessment under the planning scheme and cannot be sited as a basis
to justify the development.
Need
Need is a critical aspect of this assessment. Since the development is broadly contrary to
the planning scheme intent for the site, need is a ground that may present sufficient
community benefit to overcome the conflict. Need for a development is commonly
recognised as relating to community wellbeing. A development may be said to be needed 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 level of need for each proposed use should be considered. The applicant provided an
economic need and impact assessment prepared by Foresight Partners. The assessment is
extensive – comprising a 33 page report initially submitted with the application and a further
33 page response to Council’s information request. Due to their size these have not been
attached to this report but can be provided to Councillors on request.
Council engaged Economic Associates to undertake an independent peer review. Details of
the assessment of the development’s uses are provided below.
Service Station, Convenience, Fast Food & Car Wash
Key aspects of Foresight Partners’ assessment of the need for the Service Station,
Convenience & Fast Food uses include:
The Cooroy urban area is currently served by two service stations. The proposed
development is expected to draw the majority of its trade from Bruce Highway traffic by
virtue of the service station’s location at the Myall Street interchange.
The service station is anticipated to achieve 1% penetration [i.e. turn in] of car traffic
along the Bruce Highway.
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The proposed service station would achieve sales from fuel and retail goods of $4.83
million at 2017, increasing in line with traffic growth along the Bruce Highway. An
estimated $1.45 million of this would be generated by the convenience retail
component of the service station operation.
A convenience retail offer is now an essential and virtually inseparable part of a
modern service station, with the co-location of fast food outlets also increasingly
common in major highway and arterial road locations. The entry of Coles and
Woolworths into the retail petrol market has cemented and strengthened the
convenience retail component of the retail fuel industry. With significantly higher
margins on convenience retail goods than is achievable on fuel sales, the sale of retail
goods generates a sizable component of a service station’s profit and can underpin its
viability.
Although the service station development is aimed at capturing highway traffic, part of
its forecast sales will come from Cooroy area residents, particularly as other
components of the development, such as the carwash and fast food operation, are
also likely to appeal to local residents and draw them to the site.
At June 2017, [the fast food component] is forecast to achieve about $1.5 million in
turnover, with about a third this amount ($0.5 million) derived from Cooroy area
residents (which is about a 5% market share of available catchment area household
spending on meals out/takeaway) and two-thirds from highway traffic, caravan park
visitors and other visitors/traffic through the area.
There are currently no commercial car wash facilities in Cooroy. The two nearest are in
Noosaville … The car wash will cater to traffic drawn from the Bruce Highway,
including caravans and others using the short stay tourist park, as well as Cooroy area
residents.
Modern commercial car wash facilities often co-locate with service stations thereby
enabling motorists to combine vehicle-related services in a single location, contributing
to consumer convenience and savings in travel times, trips and costs. The proposed
car wash will provide visitors and residents with a facility currently missing from
Cooroy’s range of automotive-related businesses.
The introduction of a modern commercial car wash facility, in our opinion, will have no
discernible adverse impact implications for Cooroy, and nor would it have any
implications for Noosa’s centres network.
The cumulative attraction of the highway-oriented service station, fast-food restaurant
and tourist park should enable the viable operation and support of the car wash and
provide Cooroy with a complementary commercial facility that might otherwise not be
possible were it reliant solely on local residents for its business. The introduction of a
modern carwash as part of the Myall Street mixed use development augments
Cooroy’s range of commercial activities and attractions as an urban centre.
Following the submission of the applicant’s need assessment, the State concurrence agency
response was received addressing Department of Transport and Main Roads (DTMR)
matters. Advice included in the response and subsequent discussions with DTMR indicate
the Department does not consider the development to fulfil a “highway service centre” role
under its provisions and planning for such centres. The Department stressed it would not
support any commercial or third party signage on the highway or on the site visible from the
highway. The applicant has acknowledged the Department’s position and subsequently
applied for simple advisory signage (i.e. blue and white symbols) to augment existing
signage on the highway (shown below). That application is pending approval.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 8 – Existing Highway Advisory Signage
DTMR also indicates it is in the process of updating planning for suitable service centre
locations on the upgraded highway. The upgraded alignment bypasses a number of existing
service stations and the Department indicates it may actively seek new highway service
centres through commercial tenders.
The peer review by Economic Associates finds:
The assessment provided by Foresight Partners appears to recognise that the proposed
development does not or could not completely fulfil the role of a highway service centre [in
that it provides for a 1% penetration rate of highway traffic, where a highway service centre
would likely achieve 5%+ penetration]. We also note that at this time DTMR has not
identified future service centre locations along this segment of the Bruce Highway. Hence,
the proposed development seeks to meet a short term need for that period between now and
when DTMR resolves their highway planning issues. This meeting of a short term need
should be considered in light of the long term consequences of approval.
A highway service centre would offer a similar and perhaps more expansive range of
facilities than the proposed development. However, that being said no highway service
centre site has been designated. While we would agree with Foresight Partners that there is
a need for the proposed facilities, development of the subject proposal would only meet that
need in part. As such, we would contend that there is a low to medium level of need for the
service station, fast food and car wash component of the proposed development.
It is also relevant to note Cooroy has two existing service stations and other existing
convenience retail and dining options and does not suffer from a pressing local need for
these uses.
Self Storage
Foresight Partners’ assessment of the need for the self-storage facility states:
Telephone enquiries with Cooroy’s two self storage providers in November 2014
indicated that all 70 units are rented, with one indicating a waiting list for units. This
clearly suggests there is a latent demand for additional self storage units, although it is
not possible to readily quantify the likely number of additional units needed to meet
current and likely future demand, or the likely private household – business mix of this
demand.
The incorporation of 52 secure self storage units as part of the Myall Street mixed use
development should cater to current latent and likely future demand in an easily
accessible location for Cooroy area residents and businesses. Its position just off the
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Bruce Highway should also enable it to serve a larger area than the defined Cooroy
catchment.
Cooroy’s existing self storage facilities are located in the Cooroy Industrial Estate, and
others in Noosaville are also located in an industrial area. Some are associated with
other businesses, such as removal companies, which necessitate an industrial
location, or a location removed from (higher value) commercial areas.
Although used by households and businesses, self-storage facilities are a low impact
industrial activity, and they are drawn to industrial land because of generally higher
land requirements and lower costs. However, for an industrial activity, they employ
very few people.
Inspection of Industrial zoned land in Cooroy’s two main industrial areas (Cooroy
Industrial Estate and the Lower Mill Road area) revealed that:
o There are approximately 11.29 hectares of Industrial zoned land in the Cooroy
Industrial Estate, spread across 25 lots. Three of these lots, totalling 4.86ha, are
vacant and owned by Council.
o Another three hectares of Industrial zoned land is located in the Lower Mill Road
area, spread across 12 lots. One of these lots has been subdivided and is
partially vacant (approximately 0.24ha) and is privately owned. It is the only
vacant industrial land in the Lower Mill Road area.
Of Cooroy’s 14.29ha of Industrial zoned land, only 5.1ha are currently vacant.
However, 4.86ha of this vacant land is Council owned. This leaves approximately
0.24ha of privately owned vacant Industrial zoned land in Cooroy (approximately
1.67% of Cooroy’s total Industrial zoned land).
As self storage facilities are low density and low employment, building such a facility
on Cooroy’s very limited vacant Industrial zoned land would be an inefficient use of
land generally intended for more productive employment generating industrial
activities.
Economic Development Queensland’s (EDQ) 6.56ha Nandroya Industrial Estate
located on Holts Road, south of Cooroy still has three of its six lots available for sale
(or lease). These are large lots (1.05, 1.51 and 2.02ha) and potential buyers/lessees
must meet EDQ’s eligibility criteria. This industrial area is an unlikely alternative
location for the proposed Myall Street self storage units.
Consequently, it is our opinion that accommodating the self storage units as part of the
Myall Street mixed use development has significant beneficial community and planning
impacts as it preserves limited vacant zoned industrial land for more productive
activities (in terms of employment generation).
The Foresight Partner’s review appears to indicate that the substantial undeveloped
industrial zoned land holdings in Cooroy will not be available for commercial development
(and will instead be used for community infrastructure uses or the like) but does not
acknowledge Council has obtained development approval to subdivide land at Carpenters
Road and Jarrah Street into 22 industrial lots (development approval 132005.220.04).
Economic Associates’ peer review finds:
… a need has been demonstrated for the self-storage uses of the proposed development.
We note that existing facilities located within Cooroy are full and waiting lists are in place.
We do note however, that there may be scope to locate self-storage facilities in other
locations within or near Cooroy (e.g. Cooroy industrial area). We note Council’s recent
advice that Council has received development approval to subdivide its holdings within the
Cooroy industrial area into a 22 lot industrial subdivision. It is our understanding that self-
storage uses are consistent within the industry zone. Hence, the need for additional self-
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storage facilities could reasonably be accommodated within Council’s new industrial
subdivision. As such, we would contend that there is a low to medium level of need for the
self-storage component of the proposed development on the subject site.
Tourist Park
Foresight Partners need assessment highlights the broad growth of caravanning, RV’s and
grey nomads in Australia in recent years and further states:
… the loss of caravan parks and campgrounds has constrained industry growth over the
past five years. The caravan park industry is moving to offer more facilities and better
accommodation. Unpowered sites are being upgraded to powered sites, and parks are
offering more cabin accommodation to improve profitability as well as meet higher market
expectations.
Using historic caravan and campground listings for the Sunshine Coast region, Foresight
Partners found that, since 2001, seven caravan parks appear to have closed (but two have
opened).
The proposed Myall Street tourist park, although relatively small, will add to Noosa’s, and the
Sunshine Coast’s, tourism infrastructure, particularly for the growing caravan and self-
contained traveller market.
Economic Associates’ peer review finds:
… the applicant has demonstrated need for additional tourist park facilities within the
Sunshine Coast generally, but not specifically in the locality of Cooroy or the subject site.
Our conclusion that need has not been demonstrated for this component of the development
on the subject site remains. This does not mean that there is no need, but rather the
applicant has not demonstrated a site specific need.
Despite Economic Associates’ concern with the lack of detail regarding local demand,
Council has been broadly aware of the need for improved Caravan and RV facilities within
the Noosa Shire and has been actively attempting to address the issue. It recently gave
development approval for a small RV Stop facility west of Cooroy at Holts Road
(MCU14/0060) and has lodged a development application for another RV Stop facility on
community land at 17 Mary River Road (MCU15/0003). Neither provides amenities or
facilities such as those in the proposed tourist park.
Council’s assessment report for the Holts Road RV Stop highlighted the caravan,
motorhome and camping industry is reported to be the fastest growing domestic tourism
sector in Australia and has been for each of the last 10 years (source: Caravan and
Camping Tourism Association of NSW Annual report 2012). Cooroy has no other caravan
park or camping facilities and is unable to capture the broad economic and community
benefits that flow from increased visitation. The need for a “Self Contained RV Overnight
Area” in Cooroy has been identified by the:
Campervan & Motorhome Club of Australia
Queensland Drive Tourism Strategy
Cooroy Chamber of Commerce
The proposed Tourist Park is therefore considered to respond to known need for such
facilities in the Noosa Area.
3.3.2. Grounds to Support the Application Despite Planning Conflicts
Given the extent of the development’s conflict with planning provisions for the site, it is
crucial that grounds be identified to overcome the conflicts if the development is to be
supported. Section 329 of the Sustainable Planning Act 2009 requires sufficient grounds
must exist to justify a decision, despite a conflict with a relevant instrument. Grounds are
simply defined in the Act as matters of public interest and can be taken to include matters
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such as: planning instruments that are incorrect or have been overtaken by events (i.e. are
out of date); outcomes that address identified community need; and outcomes that provide
overriding community benefit.
The applicant provided 5 primary grounds in its planning report, which are discussed below.
3.3.3. Assessment of Applicant’s Grounds for Approval
Need
There is a demonstrated need for the proposed mixed use development and it is well located
to serve residents, visitors and highway traffic in the region. The development is not
anticipated to affect the function and viability of the Cooroy Town Centre or existing service
stations and the benefits to the community are expected to outweigh any negative impacts.
Assessment
It is agreed some need exists for a number of the proposed uses but these are overstated by
the applicant. The need for a highway service centre along a 60km stretch of highway
currently lacking in facilities would appear significant but the development is unable to
function as a compliant highway service centre, will not be visible from the highway and only
meets such needs to a limited extent.
Some need also exists for the retail, dining and storage uses but these could be
accommodated within existing commercial zoned land. The need for the fuel, retail and
dining uses significantly hinges on the need for a mixed use service centre overall.
Need is known to exist for additional Tourist Park facilities in the Noosa hinterland and this is
seen as a beneficial component of the development.
Overall, Council’s economic need consultant finds:
I note that there are a number of planning conflicts associated with the proposed
development and that Council needs to balance these conflicts against potential grounds for
approval. We would contend that there is a level of need for various aspects of the proposed
development. However, the level of need could at best be described as low to medium. To
be clear, there is not an overwhelming or pressing need for the proposed development.
In regard to impacts, it is not agreed that the development will not affect the function or
viability of Cooroy’s town centre. The development will result in some poor urban planning
outcomes as it will further disperse and fragment the town’s commercial precincts and
exacerbate traffic problems on Myall & Elm Streets.
Community Benefit
The proposal expects to benefit the residents of the local area by providing complementary
facilities such as the fuel retailing, the convenience retail and the fast food retailing. There is
a clear gap in the distribution of fast food/takeaway outlets in the area, with the Cooroy
community having to travel to one of the higher order centres such as Tewantin or
Noosaville for greater choice of such facilities.
Assessment
As stated above regarding the need for the development, it is agreed some degree of need
exists for a number of the proposed uses but these could be accommodated in Cooroy’s
existing business zoned land.
Highway Facilities
The proposed development would provide a service station and drive-thru fast food option
about halfway between the Matilda Fuels service station at Kybong (to the north) and the BP
at Forest Glen (to the south)- approx. 60km.
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Assessment
The need for a service centre along a 60km stretch of highway currently lacking in facilities
would appear compelling, as service centres form an important part of highway infrastructure
and play a role in safety and reducing driver fatigue. Critically though, the development is
unable to function as a highway service centre of the type sought by DTMR and only meets
such needs to a limited extent. The site is easily accessible from the highway but the
development is oriented toward Myall Street and will not be visible to highway travellers.
The service station would help meet needs of travellers who choose to exit at Cooroy and
would be preferred over the two existing service stations 1.3 – 1.5km to the north. Residents
that use the highway in a relatively broad catchment would also become familiar with the
facility and use it. On balance, there does not appear to be an overwhelming benefit from
the service centre facility due to the limited level of need it meets.
Limited Rural & Environmental Conflicts/Impacts
Having regard to its location to nearby urban development, its part urban designation under
the Noosa Plan Strategy map, Urban Footprint classification in the SEQ Regional Plan and
land attributes, the development will not impact on rural amenity nor agricultural productivity,
nor scenic and environmental values to an extent to warrant refusal of the application.
Assessment
The development will not significantly impact rural amenity or agricultural productivity but the
site’s rural zoning under The Noosa Plan also reflects non-urban and open space intents
and a primary intent to avoid further urban expansion within the water supply catchment
area. The development does raise concerns with its location within a riparian buffer and
incremental impacts on water quality.
Outdated Planning Scheme Provisions
The Noosa Planning Scheme 2006 with regards to the subject site and the intended form of
development is out of date and does not adequately provide for development of the nature
proposed.
Assessment
The applicant appears to suggest the expansion of the urban footprint under the SEQ
Regional Plan 2009-2031 and transfer of water supply assets to State control should
override The Noosa Plan’s non-urban zoning and water supply catchment designation that
broadly limit urban development. The issues of the preferred urban form of Cooroy and
whether urban development should be allowed within the water catchment are important
community issues and have not been invalidated by the change in circumstances since the
planning scheme’s inception or by the application material.
4. CONSULTATION
4.1. IDAS Referral Matters
The application was referred to the State Assessment and Referral Agency (SARA) in
relation to the following referral matters:
Concurrence
State Controlled Roads & Transport Infrastructure
The Department of Transport & Main Roads provided a concurrence response relating to the
development’s proximity to Myall Street and the highway. The response provides conditions
to be applied to any approval addressing noise, stormwater and road access issues.
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The Department also included further advice recommending a pedestrian connection to the
existing Ferrells Rd bus stop and stating the following regarding signage:
In accordance with the Department of transport and Main Roads Roadside Advertising
Guide (RAG), the location of the proposed advertising device fronting the Bruce Highway is
within the Device Restriction Area and will pose a potential distraction and risk to motorist
safety.
Any future application for Advertising devices facing the Bruce Highway in this location will
not be supported pursuant to s43 of the Transport Infrastructure Act 1994 (TIA).
4.2. Third Party Advice
Written and verbal third party advice was sought from Unitywater, Seqwater and DTMR
during the application. Their advice forms part of this report.
4.3. Other Referrals
The application was forwarded to Unitywater and the following internal Council specialists:
Engineering Officer
Environmental Health Officer
Environment Officers
Principal Strategic Planner
4.4. Public Notification
The application was publicly notified for 15 business days in accordance with the
Sustainable Planning Act 2009. 16 properly made and 3 not properly made submissions
were received. 15 objected to the development and 4 were in support (including a
submission by the Cooroy Chamber of Commerce). The following table provides a summary
and assessment of the issues raised.
Issues Comments
The land is not suitable for much else. The site has limited rural production or
agricultural value but its rural zoning reflects
The development will utilise a tract of land that
non-urban and open space planning intents
has sat idle for decades and that is in a position
under The Noosa Plan.
that it is ideally suited for this use as it will have
little impact on the majority of residents and is
close to the highway so is unlikely to substantially
increase noise or traffic.
Site is an eyesore and appropriate for
development
The development would bring both a range of It is agreed the development will bring
services, some of which have been noticeably additional range of services and choices to
lacking in the Cooroy area (caravan parking) and Cooroy but a number could be
more visitors to the town who will inject money accommodated on suitably zoned land.
into the local economy and also create a small Provision of new tourist facilities and
number of jobs that don’t exist at present. increased visitation is considered the
A tourist park is something that has been needed primary benefit of the development.
for many years in Cooroy for both the
caravanning and RV contingent but also as there
is currently a shortage of affordable tourist
accommodation in town.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The development poses significant positives A number of benefits are posed - the
including additional jobs, attracting tourists to the primary is considered to be the provision of
town, providing information about the town and the tourist park. Other benefits relating to
encouraging stays of a few days which is likely to the provision of a service centre on the
provide economic benefits for existing retailers highway are overstated and a number of the
and service providers. In addition, the existing component uses could be appropriately
storage facility in Cooroy is generally at capacity sited within existing commercial precincts.
so additional storage units would also be a
benefit to locals who currently store goods in
neighbouring areas such as Eumundi and Kunda
Park. The inclusion of a car wash when many
locals are on tank water is also seen as a benefit
to many of our residents.
Economic and job creation crucial for the town.
A car wash is needed as many people are on It is agreed the car wash will provide benefit
tank water and have to go to Noosa to get their but the use could be accommodated on
car washed, this development will enable the suitably zoned land.
money to stay locally as well reducing costs of
travel for locals as they will not have to drive so
far.
2
The Information booth about Cooroy will promote The 10m Cooroy information kiosk within
the town and further afield to both people passing the development is desirable but considered
through (they might come back if they know a minor component of the proposal.
what’s on offer) and to those who are staying.
The development will attract travellers off the
Bruce Highway – it might entice them to come
stay and/or come back to visit.
While we have two petrol stations their pricing is It is agreed fuel price competition is a
often higher than others in the region. A third benefit of an additional service station but
petrol station may actually force some the use could be accommodated on suitably
competition and see price reductions providing zoned land.
benefits to residents and visitors alike.
Cooroy has the most expensive fuel on the
Sunshine Coast and new competition would be
welcomed.
There are too many activities proposed in the one It is agreed the development represents a
location, with two future development sites substantial commercial expansion for
available, additional fast food expansion may be Cooroy. Consideration of future uses on the
likely. balance lands does not form part of the
assessment but overarching urban form
With the existing retail centre on the western side
issues are important. The development
of the railway line enjoying a peaceful and
proposes undesirable outcomes in relation
relaxed atmosphere, this proposal would
to the dispersal and fragmentation of
introduce an additional retail centre and risks
Cooroy’s commercial precincts.
destroying the present community ambience.
Questionable town planning to create another
retail area on the town’s periphery when Cooroy
has a population of only 3500 people. This will
divide the town unnecessarily and have
undoubted detrimental effects of the vibrant
village feel along with threaten the existing
businesses which are currently located in the
approved business centre zones not on rural
land.
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The parcel of land for this proposal is currently Noted but not part of this assessment.
zoned Rural. A much better use for the land
would be if it was to be re zoned Residential. It is
the only sizable parcel of land which is still within
walking distance to the township. When
developed as residential this would in fact expand
the Cooroy township and community for the
better offering sustained growth.
Rezoning as Residential would help the existing
businesses grow as well as the added
employment in building and construction this
would bring.
Access into Cooroy will be impacted there is no Impacts on the Myall/Elm Street intersection
doubt. are predicted to be minor but will compound
the existing poor traffic situation at this
Concern with the amount of traffic that the service
location.
station and fast food outlet will generate in Myall
St. There is no direct access to the site from the
highway and vehicles must enter and exit the site
from Myall Street.
The development will exacerbate Cooroy’s
increasing traffic problems of a town divided by
an inadequate railway overpass.
Until there is a solution to the Elm St railway
bridge, Cooroy is not ready for satellite
development zones
The proposed Service Station could not be Agreed. The development will benefit from
classified as a highway site as it will not be visible highway trade but will not function as a
from the highway due to fencing, landscaping and highly visible highway service centre.
the overall position of the building on the site. The
site pylon sign which would only be restricted to 5
metres under current Noosa Shire Council
bylaws, is situated after the off ramp turnoff point
from the highway.
The application suggests most of the trade will be The development is unable to gain direct
from the Bruce Hwy - access to the development access to the highway due to DTMR
should be directly from the Bruce Highway. restrictions and design requirements.
Litter will end up on the roadside and its This is a potential impact of the
surrounds from the fast food takeaway. development.
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This site is part of the Lake Macdonald catchment Stormwater runoff impacts from the
and there is a likelihood of impurities, chemicals development may only be incremental but it
and litter ending up in our essential water storage is agreed that expanded urban development
catchment. within the water supply catchment is
considered to be a core planning issue.
How will the developer ensure the water quality of
Lake Macdonald will not be detrimentally effected The service station design will ensure fuel
by impurities particularly oils and fuel that will flow forecourt areas drain to a proprietary
overland from the site and the sites road entrance interception device with a minimum capacity
especially in heavy rain events? of 10,000L and are not subject to overland
flows or rainfall runoff.
Some people will inevitably forget to place their
fuel caps on after refilling and fuel will spill onto
the road for hundreds of meters upon exiting the
development. This is of particular concern when it
happens in heavy rain events, which is also the
time it will most often occur with commuters being
rushed.
Would create a very poor visual effect for visitors The development will change the nature of
(and locals) entering the Noosa Shire from the the Cooroy’s urban fringe and its primary
northern reaches. entrance. Whether or not the development
is visually appealing is subjective but
The site at the entrance to the Noosa Shire from significant urban form concerns exists with
the North is it prudent to have the first visual
the creation of a new commercial precinct at
impression for visitors to be one of a fast food
this location.
takeaway, petrol station, including the built form
of a Caravan Park, cabins, and storage facilities?
The existing rural zoning and green belt would
appear to be more in keeping with the first
impression council should want to portray to
visitors and locals.
Currently the land proposed for the development
is rural, and as such forms an appropriate entry to
the low-key, historic country town. Please ensure
that Cooroy does not get started on a
suburbanisation process that would see it look
like nothing more than an outer Brisbane suburb.
The proposed development would detract from
the current “Village” feel that Cooroy has long
worked hard to earn and sustain, the
development would be the first sight that any
tourist would be greeted to when coming from the
Highway, this is not what the Cooroy Community
requires to promote or enhance our offer of a
“Village Community”.
Any developmental approval must require that The applicant has demonstrated no net
there is no additional runoff from the site in even flood worsening in major events, with
the most severe of storm events. The event that appropriate detention devices included in
occurred in Cooroy in 2012 would be an the design.
appropriate basis. The detention dam design
should be of the highest quality with generous
inbuilt contingency and assessed and signed off
by an independent hydrology engineer who is a
specialist in such works.
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Lighting will need to be bright for night/security, Lighting will be screened by vegetated
will attract insects from boggy areas and bother buffers to Ferrells Road and further
locals in Ferrell’s Road conditions can be applied to ensure no
nuisance is created.
Caravan Park is beside boggy nature area where Biting midges have not formed part of the
insects will abound and beside the highway assessment but an increased riparian buffer
where 24 hours noise will be an issue. is considered necessary.
Highway noise will be relatively high within
the tourist park but is supported by DTMR
and would not be unexpected by guests,
given the location.
The close proximity of the proposed development The development is not considered to pose
to an aged care facility, noise and elderly safety an undue risk to adjacent aged care
have to be considered as the development will be residents.
open 24 hours which may also attract late night
hoons. The Cooroy Police station is not maned
24 hours a day to cope with this, the nearest
open police station is situated in Noosa some
20klms away.
A major 24 hour fast food outlet in very close Noted and generally agreed though this
proximity to the district high school is of a concern issue has not formed part of this
for our youth, considering healthy eating is being assessment.
championed in Queensland schools.
Noise impacts on adjacent residents The applicant’s acoustic report proposes
suitable measures to mitigate noise for
residents.
The Cooroy community already has existing The economic assessments do not suggest
facilities and services offering food, fuel, undue impacts on existing service station
accommodation and storage. This new retailers.
development would place great pressure on
these businesses and may even close some of
these businesses which in turn effects the whole
community in a negative way.
Proponent has an excellent track record in the Not a planning matter.
business community and as an employer and
contributes significantly to the community broadly.
5. CONCLUSION
The application for a mixed use development comprising six different uses on rural zoned
land within Noosa’s water supply catchment area raises complex planning issues.
Significant planning conflicts are identified, however the development also offers some
community benefits. In essence, any decision regarding the proposed development should
be based on whether its’ benefits sufficiently outweigh the planning conflicts and impacts.
The primary conflicts and impacts identified in the assessment include:
Rural zoned site
Water Supply Catchment area
Development within riparian buffer
Incremental increases to pollutants within water supply catchment
Increased traffic through Myall/Elm St Intersection
Structural Changes to Cooroy’s urban form and addition of a new commercial precinct
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The primary benefits of the development are considered to comprise:
The Service Centre facility will help meet needs of highway drivers to a limited extent
Provision of greater retail and fast food choice, and fuel competition to residents
Car wash will provide a facility currently unavailable in Cooroy, which will be particularly
useful to residents on tank water
Self-storage facility will help meet a demonstrated need in Cooroy
Tourist Park will help meet known need for such facilities in the Noosa hinterland
Construction and operational job creation
In terms of the local community, Cooroy has existing fuel, dining and retail options, and its
need for these cannot be said to be pressing. Opportunities also exist to locate the retail,
dining and industrial uses within Cooroy’s existing commercial zones.
The development will not significantly impact on rural amenity or agricultural production
values however its rural zoning also reflects non-urban and open space intents under The
Noosa Plan. The proposal for expansive development within the water supply catchment is
a fundamental planning issue for the Noosa community and land use planning within
catchments remains relevant to Council. Seqwater has raised no objection to the application
and impacts on drinking water quality may only be incremental, however this does not
invalidate The Noosa Plan’s precautionary approach of avoidance of expanded urban
development within the catchment.
Structural issues relating to Cooroy’s urban form and existing traffic issues are also
concerning. The development will further disperse and fragment the town’s commercial
precincts and see increased traffic through the Myall/Elm Street intersection that will
incrementally exacerbate traffic problems. Council can neither instigate nor require upgrade
works at this intersection as it is State controlled.
Given the significance of the water supply catchment, urban form and traffic issues in
particular, it is considered that substantial levels of need and/or community benefit must be
shown for the development application to be supported. A known need for tourist-park-type
facilities exist in Noosa’s hinterland and this is seen as the development’s most beneficial
component. The site’s size and location suggests it could appropriately accommodate a
tourist park with few impacts while providing community benefit. A demonstrated need also
exists for a self-storage facility but that industrial use would be more appropriately sited
within the Cooroy industrial estate for which further subdivision approval exists.
The applicant originally framed the development as “highway oriented” however DTMR
restrictions impinge upon the development’s visibility and signage to the extent that,
practically speaking, it might better be described as “the best located of Cooroy’s service
stations to benefit from highway trade”. Indications are, while the service station will help
meet the needs of highway traffic, it will do so only to a limited extent. Discussions with
DTMR suggest planning for the upgraded highway corridor is still likely to identify future
locations for compliant service centres in the region. The service station is not needed by
local residents, with Cooroy well serviced by two existing service stations.
The development’s mix of uses poses a number of synergies that provide some basis for the
overall proposal. On balance, however, the assessment does not identify sufficient levels of
need or community benefits for the service station, retail, fast food, car wash and self-
storage uses to warrant their development out of zone. Further, due to the insufficient
riparian buffer proposed to the tourist park, approval of the application for this use only is not
considered appropriate. The application is recommended for refusal, with detailed reasons
listed in the recommendation.
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Departments/Sections Consulted:
X Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
4 MATERIAL CHANGE OF USE APPLICATION FOR AN INDUSTRIAL BUSINESS
TYPE 2 (PRODUCTION, ALTERATION REPACKAGING & REPAIRING SITUATED
AT 1 FACTORY ST POMONA MCU14/0009
OCUMENT INFORM AT ION
Author Development Planner, Jack Lewis
Planning & Infrastructure Department
Index ECM / Application / MCU14/0009
Attachments 1. Locality Plan
2. Site Plan
3. Elevations
4. Site Photos
APPLICATION DETAILS
Applicant Keith & Christina Rolton C/- Murray & Associates
Proposal Development Permit for Material Change of Use for an Industrial
Business Type 2 (Production, alteration, repackaging & repairing)
Properly Made Date 1 February 2014
Information Request Date 19 February 2014
Information Response Date 13 November 2014
Notification Period 9 January 2015 – 3 February 2015
Decision Due Date 7 May 2015
Number of Submissions 4 properly made and 1 not properly made
PROPERTY DETAILS
Property Address 1 Factory Street, Pomona
RP Description Lot 20 on SP194118
2
Land Area 1,636m
Existing Use of Land Service Station
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Mary River Catchment
Zone Village Mix
Overlays Nil
Assessment Type Impact
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RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Organisation
Committee Meeting dated 28 April 2015 regarding Application No. MCU14/0009 for a
Development Permit for an Industrial Business Type 2 (Production, alteration, repackaging &
repairing) situated at 1 Factory Street, Pomona and 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, including any annotations. The approved plans
are listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
0642-SD102 A Proposed Site Plan & Floor Layout Plan, drawn by 04/11/2014
BRD Group (Including setback annotations)
0642-SD103 A Elevations, drawn by BRD Group 05/02/2015
3. Prior to the issue of a Development Permit for Operational Works, amended plans
shall be submitted to Council demonstrating compliance with The Noosa Plan’s
streetscape and character requirements for the locality. The amendments shall
incorporate the following at a minimum:
a. Sunhoods and/or eave overhangs a minimum of 600mm wide over the windows
facing Factory and Hill Streets.
b. Non–reflective roof materials.
c. Screening of all mechanical equipment from view of Factory and Hill Streets
d. Identification of the proposed fire treatment methods along the western side wall
adjacent the Majestic Theatre
e. Setback and acoustic mitigation measures
4. All buildings shall be setback a minimum of 1 metre from the western boundary to the
Majestic Theatre.
Nature and Extent of Approved Use
5. Any display and retail sale of goods associated with the industrial tenancies must
remain an ancillary component to the approved use and must not exceed 20%.
6. The approved use (including any service vehicle movements) shall not operate outside
the hours of 7am to 6pm. The requirements of this condition must be included in the
Community Management Statement for any body corporate for the subject site.
7. No part of the site shall be used for outdoor storage of materials associated with the
industrial uses.
8. Any advertising signage shall have a maximum sign face area of 4m 2 for any sign, and
a combined sign face area for the site projecting to the street of no more than 10m 2.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Fire Separation
9. Fire resistance of the building must comply with the Building Code of Australia Volume
1, Section C – Fire Resistance.
Landscaping Works
10. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval and Planning Scheme Policy 3 –
Landscaping Plants & Guidelines for the specific area and must include in particular:
a. A minimum 0.5m wide landscaping strip between the western property boundary
and proposed tenancy 2. Species within the setback shall consist of minimum
45L fast growing, native screening varieties;
b. Native landscaping along the Factory Street frontage of the site;
c. Provision of 6 x 100L street trees within the road reserve and/or site frontage.
Species type and location shall be carefully chosen, so as to avoid any existing
infrastructure, proposed frontage works (footpaths, curb & channeling and the
like), and maintain adequate sight lines; and
d. Vegetated screening of any electrical transformers, bin storage areas and the
like from the road frontage.
11. 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.
Waste Storage
12. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9, Waste Management, including –
a. A new bunded and paved bin wash facility connected to sewer; and
b. Adequate numbers of waste and recycling receptacles for the whole property.
Effects of Use
13. The approved use must not interfere with the existing amenity of adjoining uses from
the operation of machinery or electrical equipment, or from light, vibration, smell,
fumes, smoke, vapour, steam, soot, ash, grit, oil, dust, waste water, waste products,
electrical interference or the like.
Noise
14. An acoustic report from a suitably qualified person must be submitted to Council prior
to issue of a Development Permit for Operational Works. The report shall include
measures to mitigate noise impacts on the adjoining Majestic Theatre from likely
industrial tenants. These measures shall ensure sound pressure levels from the use
(including any fixed plant and equipment) at the western boundary with the Majestic
Theatre do not exceed background noise levels + 5dB(A).
15. Prior to the commencement of the use, certification from a suitably qualified person
shall be provided to Council, demonstrating compliance with the approved acoustic
report.
Storage of Chemicals
16. Any storage of flammable and/or combustible liquids must comply with the provisions
of Australian Standard AS1940 “The Storage and Handling of Flammable and
Combustible Liquids”.
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Lighting
17. Lighting associated with the use must be designed, sited, installed and tested to
comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the
obtrusive effects of outdoor lighting”.
Performance Bond
18. Security in the form of a cash bond or trading bank guarantee to the sum of $15,000
must be submitted to Council, to secure performance of all conditions of this approval,
prior to the issue of a Development Permit for Operational Works. The cash bond or
trading bank guarantee will be returned on performance of the conditions of approval
less any costs incurred by Council in respect of enforcing performance of this permit.
Council reserves the right to call upon the bond or guaranteed sum to effect
compliance with conditions.
Water & Sewer Connections
19. An underground connection to reticulated water and sewerage must be provided to the
development site in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
20. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
Community Management Statement
21. Any proposed Community Management Statement required for the development
pursuant to the Body Corporate and Community Management Act 1997 must be
submitted to Council for endorsement at the same time as submission of the Building
Format Plan (or similar) to Council for compliance assessment.
ENGINEERING
External Works
22. The frontages to Factory and Hill Streets must be upgraded. The works must be
undertaken in accordance with an Operational Works approval and must include in
particular:
a. Construction of kerb and channeling (or other suitable surface drainage) and
underground stormwater drainage to the development site only;
b. Widening and sealing of the existing road pavement where necessary;
c. Construction of a pedestrian footpath in accordance with the conditions of this
Decision Notice;
d. Removal of any redundant property accesses and reinstatement of the kerb,
footpath and verge area to match the balance of the site frontage, including the
provision of topsoil and turf where the existing verge is grassed;
e. Removal of any existing private infrastructure (garden beds etc) located within
the existing and proposed road reserve;
f. Truncation of the existing property boundary at the intersection of Factory Street
and Hill Street. The extent of the truncation must be sufficient to provide for a
minimum 4m wide verge between the property boundary and the new kerb line;
and
g. Installation of street lighting where necessary.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being
non-trunk infrastructure.
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Site Access and Driveways
23. A sealed access driveway must be provided from Factory and Hill Streets to all parking
and maneuvering areas of the development. The works must be undertaken in
accordance with an Operational Works approval and must include driveway
crossovers generally in accordance with IPWEAQ standard drawing SEQ R-051 Type
B.
24. Approval from the Department of Transport and Main Roads for the final design of the
site access, driveway and frontage works must be submitted in writing to Council prior
to the issue of any Development Permit for Operational Works.
Car Parking
25. A minimum of 8 car parking spaces must be provided and marked on the site and
made available and accessible at all times while the use is open for business. The
works must be undertaken in accordance with an Operational Works approval and
must include in particular:
a. A minimum of 1 disabled parking space located in front of tenancy 2; and
b. Crossfalls, gradients and dimensions in accordance with Australian Standard
AS2890:2014 Parking Facilities.
26. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and maneuvering and kept in a tidy and safe condition at all times.
27. Directional signage must be provided to direct visitors and customers to the car
parking spaces provided on site.
Service Vehicles
28. Service vehicle parking, maneuvering and standing spaces must be provided on the
site. The works must be undertaken in accordance with an Operational Works
approval.
Pedestrian and Bicycle Facilities
29. Bicycle facilities must be provided for the development, including 2 bicycle parking
spaces on the site and be indicated on the Operational Works landscaping plan.
30. A 2m wide concrete footpath shall be provided within the road verge for the entire
length of the site’s frontages to Factory Street and Hill Street. The works must be
undertaken in accordance with an Operational Works approval.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being
non-trunk infrastructure.
Stormwater Drainage/ Flooding
31. 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 and must include the works described in the “Technical Note”
prepared by TOD Consulting Engineers dated 7 November 2014 and the “Stormwater
Management Plan” Revision A prepared by Aquaintel Pty Ltd dated 20 August 2014.
32. The development of the site must not impede the overland flow of stormwater/flood
water through the site or cause additional ponding of stormwater/flood water on any
adjoining property or road.
Preparation of a Construction Management Plan
33. A preliminary Construction Management Plan must be submitted with the Operational
Works application and must address the following:
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a. A works programme identifying key components of the works and their
respective durations;
b. Coordination of site works with the Majestic Theatre regarding upcoming show
times and any potential noise conflicts associated with construction activities.
The establishment of a communication protocol with the general public, adjoining
owners, emergency services and local businesses to advise of agreed
construction times, impacts on traffic, services and other relevant issues;
c. Traffic management during all aspects of the construction phase including:
i. a Traffic Management Control Plan in accordance with the Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary signage
and traffic control measures prior to construction.
ii. maintenance of safe pedestrian access for the areas affected by the works
during and after daily construction has ceased.
iii. proposed fencing to the site during the construction phase of the
development.
iv. approval of the Traffic Management Control Plan by the Department of
Transport and Main Roads (DTMR) for any works on State controlled
roads.
v. provision for worker car parking.
d. Maintenance and protection of water quality and existing drainage lines through
the construction site, with the implementation of appropriate erosion and
sediment control measures; and
e. Identification of compliant management procedures including:
i. contact details for the on-site manager.
ii. dispute resolution procedures.
It is acknowledged that the preliminary Construction Management Plan will be a draft
document requiring finalisation upon appointment of the Principal Contractor employed
to construct the works and a final document will be required to be submitted at the Pre-
Start Meeting for the project.
Electricity and Telecommunication Services
34. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
35. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and all
applicable legislation at the time of construction.
Damage to Services and Assets
36. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
REPORT
1. PROPOSAL
The application seeks a Development Permit for a Material Change of Use for 2 new
industrial tenancies with a total gross floor area of 200m2, located behind the existing service
station at 1 Factory Street, Pomona.
The existing service station has a gross floor area of 260m2 and includes 3 bowsers facing
the Factory and Hill Street frontages, with a vehicle service yard located along the eastern
boundary of the site. The proposed development retains the existing service station use and
proposes 2 new adjacent tenancies. The locality plan, site plan, elevations and site photos
are included as Attachments 1 – 4. Details are as follows:
Each tenancy is 100m2 in size, with tenancy 1 adjoining the existing service station
building along its northern perimeter, and tenancy 2 along the western perimeter.
Both proposed tenancies include a nil setback to the western property boundary with
the Majestic Theatre.
Suspended floor construction (approximately 1m above existing natural ground levels)
allowing for flood waters to pass under the building.
A 4.4m high fire rated wall along the western boundary with the Majestic Theatre.
Weatherboard cladding to walls.
Colorbond roof sheeting with 5° roof pitch.
Wheelchair accessible ramps along the tenancy frontages.
Aluminium framed glazing and doors.
A total of 8 on-site car spaces, with 3 new spaces in front of tenancy 2 fronting Factory
St, 3 new spaces in the northern corner of the site adjacent to tenancy 1, and 2
existing spaces in the eastern corner of the site adjacent to Hill Street.
2. SITE DETAILS
2.1. Background
The site has existing use rights to operate as a service station and motor vehicle workshop.
The use was established prior to the commencement of a planning scheme for Noosa Shire
and therefore operates as an established lawful use. An associated Environmentally
Relevant Activity (ERA) approval has been issued for Motor Vehicle Workshop and
Chemical Storage on the site.
On 26 June 2006, Council issued an approval for a boundary realignment (06/1097) to
rectify encroachments of the neighbouring Majestic Theatre building. The boundary line is
now 0.2m from guttering attached to the south eastern wall of the Majestic Theatre, and 1m
away from the theatre’s north eastern wall.
2.2. Site Description
The subject site is located at the southern end of Factory Street at the junction of Factory
Street, Hill Street and Subway Avenue, Pomona. The site has 21m of road frontage to
Factory Street and 39m of frontage to Hill Street. Both roads are State controlled. The site is
also adjacent to Cooroora Creek Parklands, is relatively flat and floods periodically.
The site is prominent and marks the eastern entry into Pomona’s commercial precinct.
2.3. Surrounding Land Uses
The site adjoins the Majestic Theatre along its western boundary. The theatre is promoted
as the oldest authentic silent movie theatre in the world and the longest continuously
operating movie theatre in Australia. The theatre is listed on the QLD Heritage Register and
mapped by The Noosa Plan’s Heritage Overlay.
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The theatre is on a 1,019m2 lot, with the building located along the Factory Street frontage
and a grassed area at the rear. Although there is no formal vehicle access to the site, there
appears to be an informal access arrangement with the commercial property to the west.
Other buildings along Factory Street are a mix of older factory/industrial sheds and ‘timber
and tin’ style buildings with little-to-no street setbacks. Across the road to the west is the
North Coast Railway corridor and Pomona Station platform. Across the road to the south is
the Pomona Fire Station and Subway Park.
To the east of the site are the Cooroora Creek Parklands, associated walkway and carpark
area. The 9.7ha parkland extends from Hill Street in the south through to Mill Street in the
north.
Several streams feed into Cooroora Creek from the southern and western side of town.
Cooroora Creek itself joins Six Mile Creek on the northern side of Louis Bazzo Drive and
forms part of the Mary River system.
2.4. 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 Policy;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions; and
The Noosa Plan.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
2.5. State and Other Statutory Instruments
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.
2.6. Statutory Instruments – The Noosa Plan
The subject site is located in the Mary River Catchment Locality and is zoned Village Mix.
The proposed use is identified as a consistent use within the zone and is required to follow
an impact assessable application process.
Locality Provisions
The Overall Outcomes of the Village Mix Zone within the Mary River Catchment locality seek
a range of business uses catering for the immediate needs of residents and visitors, which
are of a scale and form consistent with the historical village context. The Specific Outcomes
seek that land on the north eastern side of Factory Street is primarily for industrial business
uses and does not include retail shops.
The southern half of Factory Street includes a variety of existing service-type industrial and
commercial uses. The predominant streetscape character includes traditional timber and tin
buildings fronting the street, with industrial sheds located to the rear of the sites, adjoining
the Cooroora Creek Parklands.
The proposal is for additional development beside the existing service station, with the new
industrial tenancies setback more than 15m from the street. The proposed buildings will be
somewhat concealed behind the existing service station, of a scale consistent with existing
development in the street and will not be visually dominant or obtrusive.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
A nil side setback to the adjacent Majestic Theatre is proposed. The theatre is identified by
The Noosa Plan as a heritage site and forms an important element in the streetscape,
reflecting Pomona’s history. Further discussion about the proposed development’s scale and
form with respect to the theatre is discussed in the following sections.
Land Use & Works Provisions
The proposal has been assessed against each of the relevant Noosa Plan codes and
generally complies with the key technical parameters (see Table.1).
Table.1 – Assessment against the key technical parameters of The Noosa Plan
Criteria Planning Scheme Proposal Complies
Boundary Frontage –
setbacks 0 setback for the ground floor and 2m for the 15.2m to tenancy 2
first floor. (1 storey)
Other Boundaries –
0 setback, and
3m for boundaries adjoining a residential Nil to western boundary
zone.
2 2
Plot ratio 1.0:1 (1,636m ) 0.29:1 (475m )
Building 2 storeys max 1 storey
height 8 metres max 4.4 metres
Carparking 6 car parking spaces 6 new & 2 existing
and and
A loading bay for a single truck of 12m x A loading bay >12m long x
3.6m 3.6m wide for a single truck
2 2
Landscaping Minimum area 10% (163m ), and 15% (244m )
Area Nil frontage setback, and
3m for boundaries adjoining a residential
zone.
The following discussion details the application’s compliance with the applicable Specific
Outcomes of The Noosa Plan.
Streetscape & Character
The Locality code outcomes require new buildings be compatible with the existing
streetscape through the use of Federation and Art Deco building styles. The Heritage
Overlay Code also seeks to ensure new development is sympathetic to the adjacent
Majestic Theatre building.
Proposed tenancy 2 is adjacent to the theatre and the existing service station. The tenancy
has been setback more than 15m from the Factory Street frontage, and includes a large
landscaping area designated in front of the tenancy. The substantive landscaped setback
ensures the development will not take away from the adjacent Majestic Theatre building
when viewed from the Factory Street frontage.
The proposed tenancy incorporates elements characteristic of the surrounding building
styles including weatherboard cladding, colorbond roof sheeting and a 5 degree pitched roof.
Additional façade details including appropriate colours should be provided for assessment
prior to the issue of an Operational Works permit.
The proposed development is reasonably designed and sited to be sympathetic to the
adjacent theatre.
Effects of Use
A number of The Noosa Plan’s codes (including the locality, works and overlay codes) seek
to ensure new uses do not cause significant adverse impacts on neighbouring properties.
The proposal includes a 4.4m high wall to be setback only 0.2m away from the Majestic
Theatre’s guttering and less than 1m away from existing windows along the southern façade.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
This part of the theatre contains the ‘green room’, including the backstage area (see Figure
1).
Figure 1 – Site Photo of the Majestic Theatre’s southern façade looking from Factory Street
to the northeast. The approximate location of the proposed fire rated wall has been
superimposed.
The applicant indicates no specific industrial tenants have been identified for the proposed
tenancies. However, owing to their relatively small size (100m2), it is likely they will be used
for predominantly small scale service type industries.
The Pomona Arts Society own and manage the Majestic Theatre and made a detailed
submission to the development application. The submission expresses concern about the
proposed industrial development being built too close to the existing silent movie theatre,
which will have adverse noise, light and air flow impacts.
Noise impacts
The Pomona Arts Society’s submission indicates that any new uses adjacent to their site
should be sensitive to the existing silent movie theatre.
In assessing potential noise impacts, it must be recognised that the existing service station
use currently generates noise and the site is adjacent to a main road. The existing service
station approval currently allows for noise at the boundary to be background levels + 8
decibels.
Council’s Environmental Health Officer advises that the construction of the new industrial
units and associated fire walls between the service station and the theatre will actually assist
in reducing noise from the existing service station, as it will provide a physical barrier
between the existing buildings. Notwithstanding this, the proposed development should
contain noise as far as practical. This can be achieved by using suitable construction
methods and acoustic insulation.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
In response to the theatre’s concerns, the applicant is also willing to accept a condition
restricting the hours of any tenant to daytime hours (7am to 6pm), to further avoid conflicts
with the majority of the theatre show times, which occur during the evenings.
Having regard to the permitted uses on the site, imposing conditions on noise levels and
time of use will reasonably mitigate additional adverse noise impacts on the adjacent
heritage theatre.
Light and air flow impacts
The Pomona Arts Society has expressed concerns the proposed nil setbacks to the western
boundary will result in adverse impacts to light and ventilation (opening windows and
changes to the air movement around the traditional stilt and vent cap designed building).
In response to the theatre’s concerns, the applicant has expressed willingness to further set
the proposed building extensions 1m from the boundary near the theatre’s eastern facade.
This will ensure a 2m overall setback between the buildings.
Increasing the building setback to the theatre will allow for the opening of existing windows,
and increase the air flow and landscaping between buildings. Conditions may also be
imposed for the new uses to not unreasonably interfere with the existing theatre from the
operation of machinery or the like.
Frontage Works and Access
The current frontage works are degraded and incomplete, with some elements of the current
use (garden beds and pavement) located beyond the boundary in the road reserve. Both
Factory Street and Hill Street are State controlled roads and the concurrence agency
response requires the site’s frontages and access driveways to be upgraded. Council’s
codes and polices also require the development to provide suitable frontage works.
In order to provide a suitable verge width, the property boundary at the corner of Factory
Street and Hill Street will need to be truncated. Conditions are recommended requiring a
footpath and kerb and channelling along the frontage of the site consistent with the
Department of Transport and Main Roads (DTMR) concurrence agency response.
Stormwater
The application includes a “Stormwater Management Plan” prepared by Aquaintel, which
shows a bio-retention basin and stormwater detention area within the eastern corner of the
site. The report details how the construction of the nominated works will not cause any off-
site water quality impacts or increase flows to adjoining sites, consistent with the outcomes
of The Noosa Plan.
Conditions are recommended requiring the development of the site to be undertaken in
accordance with the stormwater management plan, so as to achieve the recommended
water quality objectives and detention requirements.
Flooding
The subject site is affected by flooding from the adjacent Cooroora Creek during major rain
events. The applicant includes a ‘technical note’ prepared by TOD Consulting Engineers
outlining that the development involves all new buildings to be erected on stumps above the
1% AEP flood level.
The design allows flood water to flow freely through the site and avoids ponding on the
adjoining properties, consistent with the outcomes of the Natural Hazards Overlay code.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Other
The proposal generally complies with all other aspects of The Noosa Plan, with conditions
recommended for the screening of mechanical equipment, fencing, lighting, bicycle parking,
waste storage and a 20% limit on the retail sales area associated with the industrial
tenancies.
3. CONSULTATION
3.1. IDAS Referral Agencies
The application was referred to the following IDAS Referral Agencies:
Concurrence
Department of Transport & Main Roads
The Department is a concurrence agency for development adjoining a State controlled road.
The agency responded on the 11 February 2015 requiring the following conditions be
attached to the development permit:
Entry access to the site is restricted to the Factory Street driveway only;
Road access signage and line marking; and
Road works comprising new footpath, verge, and curb and channelling along the entire
frontage of the site connecting in to the adjoining footpaths.
3.2. Other Referrals
The application was forwarded to the following internal specialists, with their comments
forming part of the report:
Coordinator Engineering Assessment,
Building Certifier; and
Environmental Health Officer.
3.3. Public Notification
The application was publicly notified for 15 business days in accordance with the
Sustainable Planning Act 2009. Four (4) properly made submissions and one (1) not
properly made submission were received. Two (2) of the submissions raised objections to
the development, on the grounds of its close proximity to the Majestic Theatre. The other
three (3) submitters generally support the development; but have some concerns with the
design and potential impacts. The following table provides a summary and assessment of
the issues raised by submitters.
Issues Comments
Design
Lack of information about the building The site is located at a prominent entry to Pomona
elevations, colours, treatments and signage. and adjacent to the Majestic Theatre. It is agreed
that more detailed plans should be provided of the
proposed building. A condition is recommended
for further elevation/streetscape plans to be
provided and approved by Council prior to the
issue of any operational works permits.
Provide general support for the development, The proposed use is consistent with the zoning
with the proposal being consistent with the intent for the site.
zoning and is a logical and orderly approach to
the reuse of the site.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Issues Comments
The design conceals the proposed buildings It is agreed that setting the proposed tenancies
behind the existing service station, helping to back from the main street frontages will retain the
retain the existing character of the Majestic existing streetscape character.
Theatre. Furthermore, the large landscaping Conditions are recommended for landscaping in
area at the front of the site is a critical aspect the Factory Street frontage and along the western
which will improve the presentation to the boundary, with landscaping detail forming part of a
adjacent Majestic Theatre. subsequent operational works application.
The adjacent Majestic Theatre was built in The applicant has agreed to a 1m setback of
1921 and relies on drawing air through the proposed tenancy 2 from the western property
openings at the bottom of the theatre walls and boundary with the Majestic Theatre. This will
up through the vented roof capping. Any result in a 2m total setback between buildings,
adjacent building should be appropriately allowing for landscaping to be established
setback to ensure this air movement. between buildings and some air movement,
especially near the windows on the eastern side of
the theatre.
The height of the building and use of steel The increased building setback along the western
roofing will reflect heat to the adjacent green boundary with the Majestic Theatre allows for
room and the nearby stage would be landscaping to be provided between neighbouring
unbearably hot and render the theatre virtually buildings, assisting to reduce the heat transfer
unusable during the summer months. between buildings.
Any industrial development adjacent the The proposed industrial tenancies are a consistent
Majestic Theatre will look unsightly no matter use within the Village Mix zone. The design has
what construction. been setback 15m from the street frontage and
conditions are recommended for the design to
include appropriate materials and finishes
sympathetic with the adjoining heritage site.
Noise
The existing Majestic Theatre has excellent Appropriate acoustic conditions are recommended
acoustics. A 1937 original compton pipe organ to mitigate noise from the proposed industrial
is currently being built in the theatre, and any tenancies and restrict their hours of operation.
new industrial tenancies built close to the The conditions will restrict noise emissions to a
theatre will impact negatively on any maximum allowable noise level of background +
performance being conducted. Conditions of 5dB, which is consistent with the acceptable noise
approval should be included supported by criteria for a residential area, thereby avoiding any
technical studies. significant impacts on the adjacent theatre.
Certification is required from a suitably qualified
person confirming that sound pressure levels from
the use at the western boundary with the Majestic
Theatre comply with these standards.
Potential noise pollution from heavy machinery Industrial businesses are a consistent use within
on the amenity of the park users. the southern half of Factory Street, and the
proposed acoustic controls will limit the use of
heavy machinery on the site.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Issues Comments
Traffic Management
Removal of the service station use on the site The service station is an existing lawful use and is
will improve traffic management. not proposed to be removed from the site. The
new buildings are proposed at the rear of the
existing service station, with new carparking areas
in front of each tenancy and the existing bowsers
to remain at the front of the site.
The use will further add to the existing traffic The development is a consistent use within the
problems in this area, and carparking numbers zone and provides for appropriate carparking
do not seem sufficient. spaces in accordance with The Noosa Plan
requirements. The Department of Transport &
Main Roads (DTMR) includes additional
conditions about entering and egress to improve
traffic safety in front of the site.
The development will compound the risk DTMR have conditioned substantial frontage
associated with pedestrians being hit by a car. works to be undertaken, including the provision of
a footpath and kerb & channelling. These works
will substantially improve the pedestrian walkway
along the frontage of the site, to ensure the safety
of all road users (both pedestrians and vehicles).
This path is to link up with the existing refuge
island and pathway across Hill Street located just
east of the site’s frontage, and connects the
Cooroora Creek parklands to the existing footpath
network.
The proposed land for the industrial tenancies There are no existing rights or easements allowing
is currently being used by tourist buses visiting for carparking or bus parking on the subject site
the adjacent Majestic Theatre. This space will for the benefit of the theatre, and The Noosa Plan
be unavailable for that purpose once only requires on-site carparking be provided for
constructed. Council should be exploring the proposed development.
options for appropriate bus and carparking A Council owned carparking area is located 50m
areas for the theatre. to the east within the Cooroora Creek parkland
and informal parking area across Factory Street
associated with the Pomona Railway station.
Construction
How can construction be managed, so as not to A condition is recommended for a construction
impact on theatre events, and is there any management plan, requiring coordination of site
compensation available in these works with the Majestic Theatre, regarding their
circumstances. upcoming show times and any potential noise
conflicts associated with construction activities.
In this instance there is no requirement under the
Sustainable Planning Act for compensation
relating to construction on an adjoining site.
Concerns about the damming of water Advice from Council’s building certifier indicates
associated with the proposed walls and fire that there are numerous construction techniques
protection. able to be employed to ensure adequate fire
protection (including a tilt panel wall and
suspended slab), while also allowing for flood
waters to flow freely through the site and not
cause any additional ponding of flood waters on
adjoining properties.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Issues Comments
Water Quality
Concerns about the risk of pollution to the The stormwater management plan recommends a
2
adjacent Cooroora Creek Park from chemical 27m bio-basin for water treatment and detention
run-off. along the site’s eastern boundary. The treatment
facility has been sized to treat the entire site,
including the existing service station. This includes
a new grated trench drain along the southern
frontage and will improve the water quality
currently leaving the site.
4. CONCLUSION
The proposal is for the development of 2 new industrial tenancies behind the existing service
station at 1 Factory Street, Pomona. The Noosa Plan makes industrial businesses consistent
uses within the associated Village Mix zone, subject to compliance with the relevant code
and overlay outcomes.
While the proposal is for a consistent use within the zone, the development adjoins the
Majestic Theatre and there is the potential for impacts as a result of industrial uses located
next to a silent movie theatre. During the public notification period, the Pomona Arts Society
raised a number of concerns about the design and potential impacts to the theatre as a
result of the development.
The new tenancies have been designed to be generally concealed behind the existing
service station and setback more than 15m from Factory Street. However, the proposal is for
a nil setback along the western boundary with the theatre and could have an adverse impact
in regard to changes in noise, light and ventilation. The applicant has agreed to accept
conditions setting the building back a further 1m and provide for appropriate finishes and
materials consistent with the locality. The applicant is also willing to accept reasonable and
relevant conditions to avoid any adverse noise and environmental impacts on the adjoining
theatre. Conditions include restricting the operations of any new tenant to daytime hours,
and including appropriate acoustic treatment to limit noise.
The proposed development is consistent with the existing land use pattern of the street and
reasonably sympathetic to the adjoining heritage site, meeting the requirements of The
Noosa Plan. The proposal is recommended for approval, subject to reasonable and relevant
conditions.
Departments/Sections Consulted:
x Community Services x Planning & Infrastructure
x Disaster Management & Public Order x Building & Plumbing Services
x Waste & Environmental Health x DA Planning
Community Facilities x Strategic Land Use Planning
Cultural Facilities x Asset Design & Investigations
Asset Planning
Civil Operations
Environment
x
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 52 of 211
Section 53
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 1 – Locality Plan
Page 53 of 211
Section 54
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 2 – Site Plan
Page 54 of 211
Section 55
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 3 – Elevations
Page 55 of 211
Section 56
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 56 of 211
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—_ oSection 57
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 4 – Site Photos
Looking north from Factory St towards the western boundary with the Majestic Theatre
Page 57 of 211
Section 58
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Looking south from the rear of the Majestic Theatre, towards the Service Station site.
Page 58 of 211
Section 59
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
5 NOOSA LGA PEST MANAGEMENT PLAN 2015-2019
Author Principal Environment Officer, Peter Milne
Planning and Infrastructure
Index ECM/Pest Management Plan
Attachments 1. Public Submissions Summary Table
2. Noosa LGA Pest Management Plan 2015-2019 (40 page document
provided separately to this Agenda; 2 hard copies available in the Councillors’
Room)
EXECUTIVE SUMMARY
Nil
RECOMMENDATION
That Council note the report by the Principal Environment Officer to the Planning &
Organisation Committee Meeting dated 28 April 2015 and
A. Thank the Pest Management Stakeholder Group for their work in developing the Pest
Management Plan; and
B. Adopt the Noosa LGA Pest Management Plan 2015-2019 (Attachment 2).
REPORT
At Council's Ordinary Meeting on 15 January 2015, Council resolved to undertake public
consultation on the Noosa LGA Draft Pest Management Plan 2015-2019. Under the Land
Protection (Stock Route and Rural Land) Act 2002 a proposed Pest Management Plan must
undergo a 28 day public consultation process. The Draft Pest Management Plan was posted
on Council's 'Your Say Noosa' website with submissions closing on 7 April 2015. Council
received five submissions.
1. Pest Management Plan Public Submissions
Attachment 1 provides a summary table of the submissions. Comments provided by the
submitters have been considered and recommendations made in the summary table. Public
submissions can be viewed on Council’s Your Say Noosa webpage and a copy (57 pages)
has been placed in the Councillors’ room.
In summary, the submissions mainly concern the use of 1080 poison for wild dog control and
specific comments from Bushland Care and Environment Groups on weed control in natural
areas. These matters are discussed below.
2. The Use of 1080 Poison for Wild Dog Control
Submissions relating to the use of 1080 poison for wild dog control were mainly concerned
with animal suffering, impacts on non-target species and potential human health issues. The
submitters provided examples of alternatives to 1080 poison. One submitter has provided a
petition against using 1080 in Noosa Shire with 269 signatories.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The Pest Management Plan Stakeholder Group had expert advisors (two qualified
veterinaries) concerning the use of 1080 and provided a balanced viewpoint on the issue. In
their view, there is little evidence to support the contention that 1080 causes suffering to wild
dogs, but rather induces a 'fit like' state, which can be distressing to observers. 1080 breaks
down quickly and is very short lived, and seldom impacts on non-target species such as
native fauna, when used correctly.
There are expensive and labour intensive alternatives to 1080 wild dog control, such as
trapping and fencing. However these measures are case specific and are not effective on
their own in managing wild dog populations. It is therefore recommended that Council
continues to support the use of 1080 poison for wild dog control until other alternatives or
more cost effective options become available for Council and landholders. This approach is
consistent with the Queensland Government Wild Dog Management Strategy 2011-16.
It is acknowledged that there are other alternatives to 1080, although not necessarily as
effective in controlling wild dog populations. The Draft Pest Management Plan has been
amended to acknowledge this.
3. Bushland Care and Environment Group submissions
Submissions concerned a range of topics including:
Suggestions on controlling specific target weed species;
Improved planning for weed management in natural areas;
Greater resourcing for Council’s Natural Areas team and volunteers to undertake weed
control;
The provision of fact sheets and website material to the community;
Clarifying weed management responsibilities; and
Educating Council staff and contractors on weed control.
Each of the subject areas raised by the Bushland Care Groups and Environment Groups
have been addressed in the Attachment 1 summary table, with recommendations on any
changes to the Plan.
4. Final approval of the Pest Management Plan
The Draft Noosa LGA Pest Management Plan 2015-2019 attached has been updated to
include the recommended changes from the Attachment 1 summary table and a copy has
been provided to Biosecurity Queensland. Biosecurity Queensland is supportive of the
amendments. It is also proposed that after Council consideration, a copy of the Attachment 1
summary table, with recommendations, be posted on Your Say Noosa, for viewing by the
submitters.
Previous Council Consideration
Ordinary Meeting Minutes 15 January 2015, Page 18
That Council note the report by the Principal Environment Officer to the General Committee
Meeting dated 12 January 2015 and:
A. Note that the Pest Management Plan Stakeholder Group has prepared a Draft Noosa
Local Government Area Pest Management Plan 2015-2019; and
B. Approve the undertaking of a 28 day public consultation process for the Draft Noosa
Local Government Area Pest Management Plan 2015-2019, as a requirement of the
Land Protection (Pest and Stock Route Management) Act 2002.
Page 60 of 211
Section 61
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Finance & Risk
Pest management is currently funded through the Waste and Environmental Health budget.
It is not anticipated that the Noosa Pest Management Plan will impact on the current budget
levels. As there are over 300 species of pest in Noosa Shire, the Plan identities priority pest
species for management, and therefore provides a more targeted and effective delivery of
pest management services, rather than attempting to control all species.
Consultation
External Consultation - Community & Stakeholder
Organisations that had representation at the Pest Management Stakeholder Group and/or
provided input into Plan development were:
Australian Veterinary Association
Biosecurity Queensland
Energex
Gympie Council
Mary River Catchment Coordination Committee
Noosa Council (1 Councillor and 4 staff)
Noosa Integrated Catchment Association
Noosa Landcare
Noosa Parks Association
Queensland Department of National Parks, Recreation, Sports and Racing
Queensland Rail
SEQ Catchment
Sunshine Coast Council
Transport and Main Roads
SEQ Water
The Noosa LGA Draft Pest Management Plan 2015-2019 was posted on Council’s Your Say
Noosa website for 28 days, receiving 5 submissions.
Internal Consultation
Pest Management Officers
Local Laws Officers
Departments/Sections Consulted:
x Community Services x Planning & Infrastructure
x Disaster Management & Public Order Building & Plumbing Services
x Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
x Civil Operations
Environment
x
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 61 of 211
Section 62
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
ATTACHMENT 1
SUMMARY OF SUBMISSIONS
Five submissions were received from Bushland Care Groups (2), an Environment Group (1),
an individual concerned about the use of 1080 and a head petitioner with 269 signatures,
also concerned about the use of 1080. The table below provides a summary of these
submissions with recommendations.
Topic Comments Recommendation Edits to PMP draft
Change scientific name of The scientific name Seek expert opinion
dingo from Canis familiaris in the PMP is and if necessary
dingo to Canis dingo consistent with State amend scientific name.
Government No change at present.
Biosecurity Qld
listings.
Impact of domestic pets It is acknowledged Council Local Laws
and foster responsible pet that domestic pets continue to educate
ownership can impact on other and enforce animal
domestic animals management by-laws
and wildlife. within current work
priorities. This is
identified as an action
in the PMP.
Use of 1080 should be There are different Until an effective P10 After first
stopped in Noosa Shire opinions on the use alternative solution to paragraph of Case
because of animal of 1080. Some 1080 is developed, Study:
suffering, impacts on non- residents are then discontinuing its
target species and human strongly opposed use is not supported. There are a number of
health issues. One because of animal This is consistent with methods of wild dog
submitter has provided a cruelty concerns. the Qld State Wild Dog control. Examples
petition with 268 Some landholders Management Strategy include baiting with
signatures use 1080 as an 2011-2016. It is 1080 poison, trapping,
effective measure to acknowledged that fencing and guardian
control wild dogs that there are other more animals. 1080 is
attack their stock. costly methods of feral considered the most
Council has sought animal control that may practical measure for
expert advice on the be used on a case by keeping wild dog
matter. Expert case basis such as populations under
advice states there is trapping and fencing. control. It is likely to
little evidence to This information is to continue as the
support claims of be included in the preferred method of
suffering by animals PMP. control until other
and alternative alternatives are
methods such as available that are
cage trapping can be equal to, or more,
quite stressful to wild effective.
animals.
In terms of impacts
on non-target
species, expert
advice is that 1080
used in correct
dosages has little
impact on native
fauna. 1080 breaks
down quite quickly
and is short lived.
Page 62 of 211
Section 63
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Topic Comments Recommendation Edits to PMP draft
Local references books PMP Action Plan 2.1 Recommend current
such as 'Noosa's Native concerns Council webpage
Plants', 'Grasses' and development of a include additional
'Weeds' of the Sunshine PMP communication publications as
Coast be recommended plan and includes suggested.
as reference books provisions for pest
publications.
Greater resourcing for This is subject to P27 Action Plan 6.3
Council Natural Areas Council's budget under success
team to undertake weed deliberations. Amend indicator column
control in bushland PMP to consider
reserves, rather than increasing Council's Review Council
depending on Community capacity to manage service levels for weed
Volunteer Groups & weeds on bushland control and consider
Landholders reserves (Action Plan increased capacity,
Objective 6.3) subject to budget
deliberations
Appears to be no plan on Action Plan The programming of
how to begin with weed Objective 6 states prioritising target
control the importance of locations on bushland
developing a priority reserves is an ongoing
listing of pest process of planning
species (this has and consultation
now been completed between Council's
by PMP stakeholder Natural Areas team
group) and and Bushland Care
establishing priority Groups.
locations for targeted
pest management.
Target Broad Leafed It is not practical for The suggestion of
Peppers for shire wide all Council utilising other Council
control by all Council Departments to be Departments for weed
Departments involved with weed control is not a
control. Staff already practical option.
have other priority However Broad Leafed
duties, are not Peppers are identified
necessarily trained in the Top 10 species
and do not have list and as such it is
resources such as recommended for
vehicles and priority control within
equipment to existing Council
manage weeds. programmes.
Page 63 of 211
Section 64
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Topic Comments Recommendation Edits to PMP draft
Have pest plant species It is not possible to Pest plant eradication
eradication as a goal of eradicate all pest is only supported for
the PMP plant species in specific species where
Noosa Shire. Pest there is a realistic
plants can have an chance of success
ecological role such (e.g. Bitou Bush). For
as retaining water most weed
quality, providing management,
fauna habitat, containment and
protecting soil and reduction is a practical
providing food for measure where there
fauna. Pest is a specific outcome
management is e.g. enhancing
needed to control threatened species
specific species that habitat.
may be a threat to
biodiversity, for
example, a climbing
weed that is
smothering native
vegetation.
Include fact sheets in rate Action Plan Including fact sheets in
notices, on displays and in Objective 2 states Council rate notices is
publications the development of a not supported as there
PMP Communication are many topics and
Plan. It is anticipated issues, apart from pest
that most management, that
communication could be promoted as
media will be well. A more targeted
electronic, however approach is
there will displays at recommended, e.g.
community events letterbox drop to
such as Noosa Show neighbours who
and Festival of indiscriminately dump
Water. garden waste into
bushland reserves.
Doesn't appear to be a The PMP is a Covered under Action
long term pro-active plan strategic plan for Plan Objective 6
for coastal bushland managing pest
reserves, but more species in Noosa
reactive Shire. Specific
bushland reserves
operational plans will
develop on a priority
basis in consultation
with local interest
groups.
Page 64 of 211
Section 65
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Topic Comments Recommendation Edits to PMP draft
Give ‘Objective 7.2 Supported. Amend P28 Action 7.2
Review Environmentally Action Plan Objective Replace with
Significant Areas’, a 7.2 to include
higher priority and consult Bushcare Groups. Review
with Bushcare Groups. Environmentally
Significant Areas
within the shire in
consultation with
Environment and
Bushland Care Groups
and identify additional
areas for possible
inclusion as
designated ESA's
Under the Action Plan The PMP is a four The suggestion is
Responsibilities heading, year strategic level supported in principle
specify actual document. State and except that it is
departments, officers and Local Government recommended such
committees Departments and detail not be included
local organisations in the PMP, but rather
sometimes re- as an online listing that
structure, change can be easily updated
responsibilities and and attached to the
contact details PMP as an addendum
change. on an annual basis.
Re-write objective 1 to This is a broad No change
specify a process, rather objective. The recommended
than an outcome process is the PMP
Working Group
meeting on a 6
monthly basis
Amend Action 1.1 Supported. P25 Action 1.1 Under
Establish a Working Success Indicator
Group: make Column replace with:
responsibilities clearer
A PMP Working Group
meeting is held every
6 months to review the
PMP and make
recommendations, in
consultation with
stakeholders
Under Responsibilities
column replace with:
The PMP Working
Group will be
coordinated by Council
and will be seeking
feedback from key
stakeholders on the
effectiveness of the
PMP.
Page 65 of 211
Section 66
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Topic Comments Recommendation Edits to PMP draft
Amend Action 2.1 success Supported P25 Action 2.1
indicators and Success Indicator
responsibilities to include include:
entire Communications Completed PMP
Plan Communication Plan
Amend Action 2.1 Supported but include P25 Action 2.2 under
Communication Plan to in 2.2 Strategic Action
include education column
programs for Council staff
and contractors involved After 'key' include:
with natural areas.
Internal and external
stakeholders
Provide an additional This is generally
action under Objective 3 covered under action
for strengthening 3.3.
volunteer Bushcare
Groups with training,
meetings and recruitment
programs
Make Action 6.3 more The PMP is a strategic
specific on details of work document and does
planning and resources for not detail operational
priority areas matters. Recommend
that this suggestion be
considered in current
and future reserve
management planning
Enable livestock owners to Amend Action Plan P25 Action 2.1 under
have access to detailed Objective 2.1 to Strategic Actions
advice regarding livestock include this provision column
security
Add:
-information to
landholders on
livestock securit
Use of 1080 to be rigidly Current dog baiting Concerns are noted
controlled: programs are and recommend that
only used in governed by strict baiting programmes
instances of regulation and work are continually
serious feral canid practices reviewed to ensure
incidents safety and compliance
administered by
rigorously
qualified operators
carefully targeted
programs
meticulous bait
retrieval
Page 66 of 211
Section 67
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Topic Comments Recommendation Edits to PMP draft
1080 baiting not to be Currently 1080 is Include this provision P27 Action 6.2 under
used as a method of pig seldom used for pig in Action Plan 6.2 Strategic Action
control control in Noosa Column
Shire
Add:
Note that it is
recommended that
measures other than
1080, be used for feral
pig control in Noosa
Shire
If and when PAPP is Addressed If or when adopted for
registered for feral animal previously use, Biosecurity Qld
control, its use is subject will advise codes of
to the same restrictions as practice. Make mention
for 1080 of PAPP in Wild Dog
Control Program case
study
A watching brief be kept This is currently P25 Action 2.2 Under
for development of other undertaken by State Strategic Actions
feral control methods and Local Government column
officers and
information methods Add:
distributed to
stakeholders. Make -control measures and
mention in Action Plan alternatives
2.2 Deliver education
programs
Target highly visible Like many weed
weeds such as Easter species it is suggested
Cassia that there is
significantly more
Easter Cassia across
the Shire than first
appears. Recommend
that the PMP working
group consider Easter
Cassia for listing in
Top 10 weed species
at annual review,
depending on its
deemed threat level.
Page 67 of 211
Section 68
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
6 LAND FOR WILDLIFE AND VOLUNTARY CONSERVATION AGREEMENT
PROGRAMMES
Author Environment Officer, Conor Neville
Planning & Infrastructure Department
Index ECM/Subject/ 21.35 - Voluntary Conservation Agreements and
Covenants
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Environment Officer to the Planning & Organisation
Committee Meeting dated 28 April 2015 regarding the Land for Wildlife and the Voluntary
Conservation Agreement Programmes.
REPORT
Purpose
The purpose of this report is to provide Council with an update on the protection of native
vegetation and wildlife habitat on private land through the Land for Wildlife Programme and
the Voluntary Conservation Agreement Programme.
Background
The Land for Wildlife (LFW) Programme was initiated in Victoria in 1981 to promote the co-
existence of native wildlife on agricultural lands. In this programme the landholder voluntarily
offers a portion of their property to be included as retained habitat for native fauna habitat.
The programme in South East Queensland started in 1998 and now includes upwards of
3900 properties. In Noosa there are 304 participating properties, representing 2,512
hectares of native vegetation being managed for the benefit of native wildlife.
The Voluntary Conservation Agreement (VCA) Programme provides incentives for
landholders to voluntarily secure a portion of their property for conservation purposes. The
securing of the land for conservation purposes is done by way of covenant enacted under
the Land Title Act 1994. The covenant is legally binding and provides enduring protection of
the nominated portion of the lot and is recorded on the survey plan. Any future owners of the
lot are required to manage the land in accordance with the terms of the covenant. In the
Noosa Shire there are 19 properties in the Voluntary Conservation Agreement Program
protecting upwards of 371 hectares of land in perpetuity for conservation purposes.
Both programs actively promote the management of predominantly rural lands for native
wildlife habitat. Most landholders who have Voluntary Conservation Agreements were
initially Land for Wildlife members which demonstrates that this is a key mechanism
increasing the numbers of Voluntary Conservation Agreements.
Page 68 of 211
Section 69
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Current Situation
Land for Wildlife (LFW) Programme
Through Council’s partnership with SEQ Catchments, LFW provides landholder extension
advice to new participants and the existing members on an “as needs” basis regarding
natural resource management. The program delivery includes the:
• Assessment of new member applications, undertaking property visits, provision of
LFW signs, plant species list for the property, fauna habitat assessments and advice
on weed control, feral animals and vegetation rehabilitation projects;
• Follow up and visiting existing LFW members and providing extension advice on
property management;
• Administration of the programme including distribution of the SEQ LFW quarterly
newsletter and maintaining the enQuire database of all the LFW landholders and
activities, registering and de-registering properties;
• Sourcing of grants for landholder incentives such as free trees, nest boxes and natural
resource management publications (in the past Council funded these incentives
through general rates).
Voluntary Conservation Agreement (VCA) Program
VCAs provide financial incentives to landholders to manage their covenant areas in
accordance with an agreed environment management plan. The environment management
plan provides a prioritisation of natural resource management actions which are required to
be undertaken in order to provide optimal allocation of the financial incentive. The financial
incentives range from $1500 to $5000 per annum. The landholder may also elect to receive
a reimbursement of the general rates paid, in accordance with the portion of land protected.
The VCA Program is funded through the Environmental Levy.
Environment Levy Policy
In January 2015 Council adopted the Environment Levy Policy. The purpose of this policy is
to raise funds to conserve and/or improve biodiversity in the Noosa Shire. One of the key
aims of the levy is to support the VCA Program where such involvement adds to the
protection/enhancement of biodiversity in the Noosa Shire and/or promotes or enhances
biodiversity and wildlife corridors.
Future Directions
In December 2014, a meeting of Land for Wildlife and Voluntary Conservation Agreement
holders was held at Pomona. At this meeting the landholders were given an opportunity to
provide feedback on the programs. This feedback primarily related to requests for:
• Extension services - Education and advice on natural resource management and pest
control for conservation of biodiversity values.
• Provision of field days
• Provision of incentives to encourage participation in voluntary conservation Programs
These requests will be considered as part of the 2015/16 budget development.
Previous Council Consideration
Adoption of the Environmental Levy Policy on 15 January 2015.
Finance & Risk
The LFW Programme funding will be considered during the 2015/16 budget development.
Page 69 of 211
Section 70
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The VCA Programme is funded through the Environmental Levy and currently committed at
$51,000 pa.
Consultation
External Consultation - Community & Stakeholder
LFW and VCA members, December 2014.
Internal Consultation
Nil
Departments/Sections Consulted:
Community Services x Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 70 of 211
Section 71
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
7 GREEN ARMY PROJECT AGREEMENT
Author Environment Officer (Rivers and Coast), Jan Maddin
Planning and Infrastructure Department
Index ECM /Subject / Green Army Grants
Attachments 1. Green Army Project Agreement (51 page document provided separately
to this Agenda; 2 hard copies available in the Councillors’ Room)
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Environment Officer (Rivers and Coast) to the Planning &
Organisation Committee Meeting dated 28 April 2015 regarding the successful outcome in
obtaining a Green Army Project for the Noosa Shire.
REPORT
The purpose of this report is to inform Council about the successful bid to the Australian
Government’s Green Army Program for the services of a Green Army team to assist
managing weed threats in the bushland reserves and coastal habitats in the Noosa Local
Government Area.
The urban-bushland-coastal interface is an area of intense pressure from the impact of
weeds (and litter) which degrade these important habitats and threaten biodiversity.
The Green Army team of 10 will be deployed for 22 weeks from 11 May to 5 October, 2015,
to work in collaboration with Council, local bushland care group volunteers and shorebird
survey volunteers to help reverse the trend of the loss of biodiversity in the local area.
In total, 20 project sites have been identified for assistance by the Green Army (refer
Attachment 1 Project Agreement - Appendix 1) and a Works Program established to enable
five visits by the Green Army per project site (refer Attachment 1 Project Agreement -
Appendix 4).
The expected outcomes of the Green Army Project include:
Reducing the impacts of Weeds of National Significance (WONS) in bushland
reserves;
Support for the protection and conservation of nationally threatened species,
ecological communities and migratory species; and
Fostering intergenerational learning, mentoring and skill sharing between the Green
Army team, local conservation volunteers and Council.
Background
The Green Army is a hands-on, environmental action program that supports local
environment and heritage conservation projects across Australia. It is an initiative of the
Australian Government’s Department of the Environment.
Page 71 of 211
Section 72
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
The program provides opportunities for young Australians aged 17-24 years to gain training
and experience in environmental and heritage conservation fields and explore careers in
conservation management, while participating in projects that generate benefits for the
environment.
The Australian Government has allocated $525 million for the program over four years from
1 July 2014.
Green Army teams of 10 (up to nine participants and one team supervisor) are deployed to
projects lasting 20-26 weeks to help communities deliver local conservation outcomes
through activities such as:
restoring and protecting habitat;
weeding;
planting:
cleaning up creeks and rivers
conserving cultural or national heritage places.
Service Providers are engaged by Australian Government to recruit Green Army
participants, manage work health and safety, provide training, pay allowances, oversee
project management and ensure participants are able to develop skills that will help their
transition into the workforce.
In Queensland, these Service Providers include organisations such as:
Conservation Volunteers Australia;
Campbell Page Ltd;
Manpower Services (Australia); and
Landcare Australia.
Projects may be carried out on public land, Indigenous-held lands, or private land across
urban, regional and remote Australia where there is a clear community and environmental
and heritage benefit.
Project Sponsors are applicants who are successful in being awarded the services of a
Green Army team and include local governments, environment groups and community
organisations that enter into a Project Agreement with the Service Provider.
As specified in the Project Agreement, the Green Army team arrive fully equipped on a
scheduled date, ready to commence activities outlined in the Agreement.
Project Sponsors do not receive any cash funding for their Project, but do receive project
specific materials such as herbicide, plants, mulch, tree stakes, tree guards, small tools and
equipment.
For details regarding the project specific items allocated to Noosa Council’s Green Army
Project see Section 6.2 of the Project Agreement (Attachment 1, provided separately).
Previous Council Consideration
Nil
Finance & Risk
Nil
Page 72 of 211
Section 73
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Departments/Sections Consulted:
Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
X Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 73 of 211
Section 74
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
8 STORMWATER QUALITY MANAGEMENT IN NOOSA
Author Environment Officer, Cherie O’Sullivan
Planning & Infrastructure Department
Index ECM/Subject/Water Quality/Water Sensitive Urban Design
Attachments Nil
EXECUTIVE SUMMARY
The Noosa Plan and State Planning Policies require new urban developments to treat their
stormwater runoff to reduce suspended solids, nutrients and litter. This is necessary to
mitigate the effects of urban development on the quality of stormwater reaching Noosa
Shire’s creeks and rivers.
Over the past 5 years, “bioretention basins” have become the most common stormwater
quality treatment device installed in developments throughout Noosa Shire. Bioretention
basins are a hybrid engineered and vegetated filtration device to remove sediment, nutrients,
and litter from urban stormwater runoff. Computer modelling is used to determine the most
effective bioretention basin size dependant on the unique characteristics of each
development.
To perform effectively, bioretention basins must be maintained.
This report is seeking Council’s agreement to undertake a Bioretention Basin Maintenance
Review of both Council and privately owned bioretention basin assets. The Bioretention
Basin Maintenance Review will ensure the following objectives of bioretention basins are
achieved:
1. The quality of stormwater runoff from developments that have bioretention basin is the
best it can be, to reduce impacts of those developments on creek and river water
quality;
2. Ongoing compliance with development conditions that require maintenance of
bioretention basins; and
3. Owners of bioretention basins are educated about their purpose and how to maintain
them.
RECOMMENDATION
That Council note the report by the Environment Officer to the Planning & Organisation
Committee Meeting dated 28 April 2015 and agree to a review of both Council and privately
owned Bioretention Basins with a focus on maintenance of those Bioretention Basins.
REPORT
1. Introduction
This report is provided to:
inform Council how the quality of stormwater runoff is managed during the operational
phase of developments approved in Noosa Shire; and
inform Council of the importance to undertake a review of bioretention basin water
quality treatment devices to ensure they are maintained and functioning appropriately.
Page 74 of 211
Section 75
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
2. Noosa Shire Waterways
The Noosa Shire is traversed by the Noosa River Catchment as well as parts of the Mary
River Catchment. All waterways in both these catchments are highly valued for the lifestyle
and natural environment attributes their waterways support.
The Noosa River Environmental Values and Water Quality Objectives, as well as the Mary
River Environmental Values and Water Quality Objectives, both published by the
Department of Environment and Heritage Protection in July 2010 outline the recommended
water quality criteria for different parts of the Noosa and Mary River Catchments
respectively. This recommended water quality criteria is referred to hereafter as EVWQO.
The EVWQO intend to ensure healthy ecological balances for native plant, fish, animal
populations as well as human recreation purposes.
3. Protecting the Environmental Values and Water Quality Objectives
Noosa Council has responsibility to demonstrate their decisions made to maintain the
EVWQO of both Noosa and Mary River catchments. Additionally, the Environmental
Protection Act and its subordinate legislation require Local Governments to include
measures within the Planning Scheme to maintain relevant EVWQO.
The Planning Scheme manages land use activities throughout the catchment and therefore it
is prudent that it adequately considers how the EVWQO will be affected by developments on
a catchment wide scale.
As the first steps towards ensuring the EVWQO would be met throughout the Noosa Shire,
the Noosa Plan and State Planning Policies adopted the current best practices available at
the time. These best practices combined research and computer modelling technology to
determine the most cost and land efficient methods to remove pollutants from urban
development properties. Using this information, targets were developed for the load of
pollutants considered reasonable for individual developments to remove prior to discharge of
stormwater from their property using Water Sensitive Urban Design (WSUD) methods.
WSUD does not remove all the additional pollutants generated by a development, but are
sized and selected to achieve the best cost to efficiency ratio. This ratio is 80% reduction in
total Suspended Solids, 45% reduction in Total Nitrogen, 60% Reduction in Total
Phosphorous and 100% reduction in Gross Pollutants compared to if there was no WSUD
incorporated into the development.
These four pollutant constituents are important to manage for the reasons outlined in the
table below:
Constituent Reasons for management
Total Suspended Solids Suspended solids are a charged particle, like a magnet, and are able
to temporarily bond with other microscopic particles and trace metals
with the opposite charge, such as fertiliser, iron etc then also carry
these elements into the waterway.
When in salt water it is common for suspended solids to sink to the
river floor leading to layers of silt rather than clean sand in previously
sandy areas. Over time, suspended solids accumulate on creek and
river beds, smother seagrasses or offshore reefs or just affect general
amenity.
Page 75 of 211
Section 76
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Constituent Reasons for management
Total Nitrogen Nitrogen is a natural element in the atmosphere. Over vegetated
areas the nitrogen settles onto the ground and the plants are able to
absorb the nitrogen and release it to the atmosphere again as a gas.
When vegetated areas are replaced with non-vegetated areas, the
nitrogen settles on grounds and roofs and then in rainfall events
washes direct to the waterways. Once in the waterways the nitrogen
is like a fertiliser and is able to encourage algal growth within the
water and increased environmental weed growth along riparian areas.
This is called eutrophication. Eutrophication affects oxygen balance
in the water and also changes the natural habitat for water and
riparian dwelling fauna.
Total Phosphorous Phosphorous is delivered via atmospheric deposition, as well as
cycling of animal and plant wastes through the soil to be taken up by
plants again. In urban areas, additional inputs of phosphorous enter
the system via external sources through general garden fertilisers and
detergents etc. As with nitrogen, when the ground surfaces become
impervious through urban development, the atmospheric
phosphorous, along with the additional imported phosphorous is able
to wash direct into the waterways to act as a fertiliser with similar
consequences as nitrogen increases.
Gross Pollutants Gross pollutants can clog natural and man-made drainage lines then
affect local flooding. Non-degradable gross pollutants are harmful to
wildlife if ingested. It is also visual pollution.
4. Computer Modelling and Stormwater Quality Treatment
The computer model used to determine whether the pollutant removal targets can be
achieved is called MUSIC (this is the acronym for its function which is “Model for Urban
Stormwater Improvement Conceptualisation”). MUSIC modellers are able to input site
specific rainfall data, the development footprint (i.e. roads, roofs, grassed areas etc) then the
MUSIC model is able to compare the estimated annual loads of Nitrogen, Phosphorous,
Suspended Solids and Gross Pollutants (i.e. litter) likely to be released from the proposed
development with the loads of these pollutants able to be reduced via the site specific
WSUD treatment strategies.
The most common WSUD treatment strategy that has been used in the MUSIC modelling is
called ‘bioretention basins’. Bioretention basins are basically a sandpit which contains
specially engineered sand, plants that are very effective at removing the nutrients and
underdrainage pipes to convey the treated water back to the conventional stormwater
system or discharge direct to the receiving watercourses. Typical cross sections of
bioretention basins showing the functions of each element of them are shown following.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
(image from http://www.kingston.vic.gov.au/Planning-and-Building/Roads-and-Traffic-Management/Roads-and-Traffic-
Management/Water-Sensitive-Urban-Design)
5. Water Sensitive Design in Noosa
Through the requirements of the Noosa Plan and State Planning Policies, Noosa Shire
currently has an estimated 80 bioretention basins of which approximately half are Council
assets. Collectively these occupy a footprint of almost 5,000m2. A rough estimate is that
these bioretention basins treat approximately 20 hectares of land transferred to impervious
urban development through the Noosa Shire in the past decade.
In order for the bioretention basins to operate at their most effective capacity, it is important
that they are maintained. The most critical design parameters and common maintenance
issues that reduce their efficiency are detailed in the table below:
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Critical Design Parameter Most Common Impacts on the Critical Design
Parameter
Speed at which water can filter through the Sedimentation or blocking of the underdrainage
engineered sand (called hydroconductivity) pipes which affects the speed water can move
through the engineered sand
Plant selection (in particular related to the density Weed intrusion or conversion to non-specified
of plant leaf to root ratio ) native plants that are not efficient at removing the
nutrients
Volume of water able to be held within the Installation of other structures within the footprint
bioretention basin of the bioretention basin.
Development approvals issued under the Noosa Plan include conditions for the bioretention
basins to be maintained in accordance with their own proposed maintenance manual or the
maintenance strategies recommended by WSUD championing body - Healthy Waterways.
During, and on completion of construction of the bioretention basins, officers undertake
inspections to ensure the basins are constructed correctly. However, after completion of the
development, no further audit of the basins for compliance with the development approval
conditions is currently undertaken.
6. The future of Water Sensitive Urban Design to protect the Noosa Shire
Environmental Values and Water Quality Objectives (EVWQO)
Continual advances in technology means changes are being investigated for future best
practise methods to make sure EVWQO are met in all Queensland waters. A new computer
modelling program has been developed called eWater Source Catchment Modelling. The
intent of the eWater Source catchment model is to be able to input different land
management practices across the catchment, then the theoretical quality of creek and river
water at any point in the catchment can be predicted within the parameters of the eWater
Source catchment model. The intent of the eWater Source catchment model is to indicate
the resilience of the waterways to absorb more development while theoretically maintaining
EVWQO. This is not currently possible under the MUSIC modelling.
eWater Source Catchment Modelling generates theoretical results to inform catchment
decisions. At a broad scale, the model has capacity to incorporate the influence of existing
and future stormwater quality improvement scenarios – such as WSUD (i.e. bioretention
basins), riparian buffer areas and other land management practices etc. across the entire
catchment and theoretically predict the influence of these on downstream waterquality.
In the future, and with improved data input accuracy, it is hoped the eWater Source
catchment model will be able to theoretically identify whether parts of Noosa and Mary River
are, or are not likely meet their EVWQO over the long term, and whether any changes in
upstream land use practice scenarios, including for example retrofitting of WSUD or other
offset strategies will help.
The eWater Source catchment model will be heavily relied on by Healthy Waterways for
future annual River Health Report Cards.
In conjunction with Healthy Waterways, Noosa Council Officers have already begun
investigating development of eWater Source catchment modelling for the Noosa River as
part of Council’s Hydrodynamic Modelling Project. In the event the eWater Source
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catchment model is adopted, and to ensure the most accurate prediction of results, it is
important that as much and as accurate data as possible is input to the model. Existing
WSUD treatment strategies that have already been installed within developments can be
included in the eWater Source catchment model to ensure that their benefit can be captured
for the investment made into WSUD by Council and private developers. This can be
considered in future Healthy Waterways Report Cards as well as informing future catchment
management decisions. Inputting data surrounding existing bioretention basins will only be
relevant and meaningful if the existing bioretention basins are maintained to be functioning
as originally modelled.
7. Proposed review of WSUD devices
It is proposed to undertake a review of all installed bioretention basins to confirm they still
exist as per approved design and are being maintained appropriately.
This review will ensure the following:
1. Bioretention basins achieve their purpose of improving stormwater quality discharging
to Noosa Shire’s creeks and rivers.
2. Bioretention basins continue to operate as closely as possible to computer modelling
predictions.
3. Landowners with bioretention devices are educated of their purpose and the
importance of their maintenance.
4. Development approval conditions are being met.
The proposed strategy for review is as follows:
Phase 1
Compile a list of all bioretention basins required by the Noosa Plan, their current property
owners and relevant conditions of approval as they relate to maintenance of the bioretention
basin.
Phase 2
Write to private owners and liaise with Council asset owners of all the bioretention basins to:
a) inform of the purpose of bioretention basins on their development;
b) advise of the upcoming Bioretention Basin Review;
c) remind them of the conditions of their development approval that require ongoing
maintenance of their bioretention basins;
d) advise that they will be contacted in the near future to arrange for Council Officer to
inspect the bioretention basins; and
e) request copies of the most recent maintenance documents for the bioretention basin to
be made available to Council.
Phase 3
Arrange with owners to undertake checks of their bioretention basins to confirm the
maintenance has been undertaken and provide extension advice to assist with future
maintenance of the bioretention basins.
Phase 4
Provide a summary report to Council and recommendations for future action.
Previous Council Consideration
Nil
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Finance & Risk
The costs will be primarily officer time undertake the review strategy. It is estimated that the
workload will equate to approximately 2 months of officer time. Due to other officer
commitments, this time will be spread over a 12 month period (i.e. an average of 1.7 basins
reviewed per week).
The review may also identify some outstanding maintenance and or rectification works
needed on Council owned bioretention basins.
The risk of not undertaking the proposed project is associated with ineffective stormwater
quality management from urban developments, localised nutrient pulses which affect flora
and fauna and in particular encourage weed growth in heathlands that require low nutrients.
This then causes increased workloads for the weed management teams within Council.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Civil Operations Manager, Planning & Infrastructure - Allan Hull, for implications on Council
Owned Bioretention Basins
Principal Strategic Planner – Rebecca Britton, for current status of eWater Source catchment
modelling for Noosa Shire.
Departments/Sections Consulted:
Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health DA Planning
Community Facilities X Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
X Civil Operations
Environment
X
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
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Section 81
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Strategic Land Use Planning
9 NOOSA RIVER HYDRODYNAMIC MODEL UPDATE
Author Principal Strategic Planner, Rebecca Britton
Planning & Infrastructure Department
Index ECM/Subject/Flood Management/Flood Studies
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Principal Strategic Planner to the Planning &
Organisation Committee Meeting dated 28 April 2015 providing an update on the preparation
of a Hydrodynamic Model for the Noosa River.
REPORT
Background
Ongoing erosion of public land and infrastructure assets around the lower reaches of the
Noosa River, including Munna Point, has highlighted the need for better decision making
tools through hydrodynamic modelling to assist Council and the community with future
management of the river.
At Munna Point a sand filled geotextile bag seawall was constructed as emergency works to
protect the holiday park in 2013 following a flood event. To address further erosion risks an
application has been recently submitted by Council to the Department of Environment and
Heritage Protection (EHP) for the construction of sandbag groynes on a trial basis.
Community workshops with river users and discussions with EHP mid last year helped to
formulate a way forward for future river management. It was determined that a hydrodynamic
model for the lower reaches of the Noosa River (from Tewantin to the river mouth) should be
developed to enable predictive modelling of erosion management options and how these
options might affect the movement of sand through the system.
Coupled with this, the Noosa River flood model requires updating. The basis for this model
was developed in 1995 using 1D (one dimensional) modelling. Updating the model using
contemporary 2D (two dimensional) modelling would provide more reliable information on
erosion processes within the river, as well as overland flood velocities and flood levels
across the catchment.
Council has also been approached by Healthy Waterways to partner in the development of a
Pollutant Export Model to simulate the generation of pollutants from catchment land uses
and the transporting and assimilation of these pollutants through the Noosa River system.
Other councils in South East Queensland have carried out similar pollution export modelling
including Moreton and Gold Coast Councils.
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Project Scope
Work has commenced on preparing a detailed scope and brief for the hydrodynamic model
project. Initial scoping has determined three elements to management of the Noosa River
that have interdependences and co-benefits when addressed in combination. These are:
Foreshore erosion
Flood inundation and flood velocity mapping
River water quality and health (pollution management).
Updates and new modelling is desired for each of these elements.
While the primary driver for the allocation of project funds is to develop a greater
understanding of erosion processes influencing foreshore erosion in the lower Noosa River,
it is apparent there are common parameters and requirements that would enable benefits to
be derived for each of the 3 river management elements. Conversely, there would be lost
opportunities if each of these elements were not considered together.
The proposed steps involve collecting various data and developing a combination of models
including the following:
Collect measurements of tidal flow velocity (hydrographic data) and river depth
(bathymetry) for the Noosa River
Update catchment hydrologic (rainfall to runoff) model for the whole of Noosa River
Catchment
Partner with Healthy Waterways to develop a catchment pollution export model and
associated hydrodynamic model (50/50 cost sharing agreement with Healthy
Waterways)
Use the hydrodynamic model to improve Council’s understanding of tidal forces in the
river and foreshore erosion
Establish a hydraulic model to generate flow velocities within the river and across the
flood plain and to generate updated design flood levels and mapped flood inundation
extents.
Based on this, a project brief for public tender will be developed. The tender process is
planned to commence in May and the project should be completed around December. Staff
will report back to Council during the Tender process.
Previous Council Consideration
Ordinary Meeting Minutes 25 September 2014, Page 4 :
That Council note the report by the Director Planning & Infrastructure and Senior Technical
Officer to the Infrastructure & Services Committee Meeting dated 16 September 2014 and:
A. Request that a detailed assessment for the development of a hydrodynamic model for
the Noosa River between Tewantin and the river mouth be prepared for consideration
by Council at the next budget review; and
B. That a Tidal Works application be submitted to the Department of Environment and
Heritage Protection for the trialling of geotextile sandbag groynes at Noosa River
Holiday Park located at Munna Point.
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Finance & Risk
Council has allocated sufficient funds to the Noosa River hydrodynamic modelling project to
enable development of the various models and to run scenarios to test management options.
This will include modelling and scenarios for erosion management, catchment pollution and
updated flood levels and flood velocity.
Recalibration of the hydrodynamic model is expected every 5 to 7 years to take account of
river bed changes and flooding events. The additional cost involved is estimated to be
around $50,000 to $70,000 and will be included in the ten year capital program.
Including the Pollution Export modelling into the project is not estimated to incur any
additional costs given proposed cost-shared arrangements with Healthy Waterways.
Developing a new hydraulic model as part of the project will ensure that the updated flood
levels and overland flood velocities are available for the next planning scheme and for use in
development regulation. There are benefits in having updated information based on best
available technology given the risks and legal liabilities associated with flood hazard
management. There are also cost efficiencies in preparing this hydraulic model now rather
than later given the common data requirements across each of the erosion, pollution and
flood modelling components.
Consultation
External Consultation - Community & Stakeholder
Early consultation has occurred with the community and EHP to determine concerns,
preferred approaches, and the need for a hydrodynamic model.
Communications with Healthy Waterways and Moreton Bay Council has helped inform the
proposed scope.
Internal Consultation
Meetings with internal staff across Planning & Infrastructure Branch have been held to
discuss the scope and project dependencies. Through this process the flooding and water
quality issues have been integrated into the project to maximise benefits and deliverables for
not just river erosion but overland flooding and catchment water quality management.
Departments/Sections Consulted:
X Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health X DA Planning
Community Facilities X Strategic Land Use Planning
Cultural Facilities X Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
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Section 84
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
10 FLOOD DATA COLLECTION AND ANALYSIS FROM CYCLONE MARCIA
Author Principal Strategic Planner, Rebecca Britton
Planning & Infrastructure Department
Index ECM/Subject/Flood Management/Flood Studies
Attachments 1. Cyclone Marcia Hydrologic Data Collection and Analysis
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Principal Strategic Planning to the Planning &
Organisation Committee Meeting dated 28 April 2015 on flood data collection and analysis
as a result of Cyclone Marcia.
REPORT
The after-effects of flooding often provide the opportunity to collect data to help improve
Council’s understand of flooding characteristics in the Noosa Shire. Collection of flood level
data provides a useful historical reference of flood magnitude and frequency and is used for
future validating of flood modelling. The process involves measuring and collecting
observable peak flood levels in the field (from debris, water stains etc) and analysing the
rainfall intensity data recorded at the various rainfall gauges throughout the Noosa Shire.
Ex-tropical cyclone Marcia resulted in moderate precipitation throughout much of the Noosa
Shire with greater intensities in the hinterland areas. This caused minor to moderate flooding
in several areas, with Cooran being the most heavily affected.
The attached report documents that the Annual Exceedence Probability (AEP) peak average
intensities for the various localities in the hinterland were around the 5%AEP (1 in 20 year)
and 20%AEP (1 in 5 year).
This information has been recorded and incorporated into Noosa Council’s GIS layer which
contains data for all recordings associated with previous historic flood events. The data is
therefore readily available for future flood studies and Council flood searches.
Previous Council Consideration
Nil
Finance & Risk
Collection of flood data is seen as good practice for ensuring up to data flood level
information for managing flood risk through planning, development regulation and works
design and for increasing Council’s preparedness for future disasters.
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
The results of this data collection and analysis have been distributed to relevant staff across
the organisation for their information and future flood management purposes.
Departments/Sections Consulted:
X Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
Waste & Environmental Health X DA Planning
Community Facilities X Strategic Land Use Planning
Cultural Facilities X Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
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Section 86
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 1
Page 86 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 1
PO Box 120 Coolum Beach Qld 4573
Hydrology & Water Tel 07 5448 2839 Mob 0405 194 639
. Email [email protected]
Management Consulting Web www. hydrologyandwater.com.au
ABN 25 153 466 981 ACN 153 466 981
27"" March 2015 Our Reference: J00193Lt1
Rebecca Britton
Noosa Council
[email protected]
Cyclone Marcia Hydrologic Data Collection and Analysis
Dear Rebecca,
Hydrology and Water Management Consulting Pty Ltd (HWMC) has completed hydrologic data
collection and analysis of the flood event associated with ex-tropical cyclone Marcia and we provide
this letter to summarise the results.
1. RAINFALL INTENSITIES
The low pressure system associated with ex tropical cyclone Maria resulted in moderate
precipitation throughout much of the Noosa LGA, with greatest intensities being recorded in the
hinterland areas. Analysis of rainfall intensities recorded at gauges throughout the Noosa LGA has
been carried out and plotted against design rainfall intensity data produced by the Bureau of
Meteorology using the latest 2013 IFD data. The approximate location of these rainfall gauges is
provided in attachment A for reference and it is noted that this attachment also shows the location of
flood height alert gauges in the region. The rainfall IFD plots are provided in attachment B of this
letter and a summary of the findings at key locations is provided below:
Cooroy Alert Gauge
The peak intensity averaged over a 24 hour duration recorded at the Cooroy Alert gauge was
slightly less than a 20% Annual Exceedance Probability (AEP) design rainfall intensity. Over a 48
hour duration, the peak average intensity was slightly less than a 10% AEP event. Intensities
recorded over durations ranging from between approximately 1 hour and 36 hours generally fall
between the 10% and 20% AEP design intensities (in old terminology this would be similar to
between 10 year and 5 year Average Recurrence Interval intensities).
Tewantin Alert Gauge
Peak average intensities recorded over durations of up to 6 hours were less than the 50% AEP
intensities at Tewantin. For durations of 6 hours or longer, the peak average intensities recorded
were slightly greater than the 50% AEP event.
Black Mountain Alert Gauge
Peak average intensities recorded over a 1 hour duration were between a 10% and 5% AEP design
intensity. Over a 24 hour duration, the peak average intensity recorded was slightly less than a 20%
AEP event. Over a 48 hour duration, the peak average intensity recorded was approximately
equivalent to a 10% AEP event.
Pomona Alert Gauge
Peak average intensities recorded at the Pomona Alert gauge where generally in the range of
between a 10% AEP and a 20% AEP event.
Cooran Alert Gauge
Peak average intensities recorded at the Cooran Alert gauge over a 6 hour duration where
equivalent to between a 5% and 2% AEP event. For most other durations, the intensities ranged
between the 5% and the 20% AEP event.
eee reer erence eee ee
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< Management Consulting
2. FLOOD HEIGHT ALERT GAUGES (BUREAU OF METEOROLOGY)
There are several bureau of meteorology (BoM) flood height alert gauges situated within the Noosa
LGA and an image showing the approximate location of these is provided in attachment A.
Flood height data recorded at these gauges has been plotted against the BoM'’s flood height
categories (i.e. minor, moderate and major) and these plots are provided in attachment C of this
report. The plots show that levels within the Noosa River at Tewantin and at Boreen Point did not
reach beyond a ‘minor’ flood categorisation.
The flood height at the Cooran Alert gauge reached slightly above the moderate category flood
level.
The flood height at the Lake Macdonald Drive Alert gauge reached approximately halfway between
the moderate and the major category flood level.
It is noted that a flood height alert gauge is operation at Kin Kin however the Bureau of Meteorology
website currently does not define the flood hazard category levels for this gauge.
3. MEAN HEIGHT GAUGE DATA
Mean height gauge (MHG) data has been collected from numerous gauges situated throughout the
Noosa hinterland. This data has been converted to AHD levels based upon instructions from the
council officers at Sunshine Coast Council who previously held responsibility for this data (prior to
de-amalgamation).
The MHG data has been incorporated into Noosa Council's GIS layer (MapInfo table) which
contains data for all recordings associated with previous historic flood events. Therefore the data is
now readily available for future flood studies and for council flood searches.
A copy of the MHG data is provided in Attachment D and a copy of Noosa Council's updated GIS
layer for historic flood levels is provided in Attachment E.
4. LIMITATIONS AND QUALIFICATIONS
In preparing this report, HWMC has relied upon and assumed accurate data provided by Sunshine
Coast and Noosa Council. Unless otherwise stated in this report, HWMC has not attempted to
verify the accuracy or completeness of any such information. The accuracy of this report is reliant
upon the accuracy of this information.
ee eee reer reer renee eee eee eee eee
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< Management Consulting
5. CLOSURE
Please feel free to contact the undersigned with any queries and we look forward to hearing any
feedback or queries you may have.
Kind Regards,
Rob Stewart MIEAust CPEng
Director
RPEQ 13272
Enclosed:
Attachment A — BoM Alert gauge locations (rainfall intensity and flood height)
Attachment B — Rainfall Intensity-Frequency-Duration (IFD) plots
Attachment C — Recorded flood levels at BoM alert gauges
Attachment D — Spreadsheet containing MHG flood height data
Attachment E — MapInfo Table containing updated historic flood heights.
ee eee reer reer renee eee eee eee eee
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PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
11 WASTE MANAGEMENT PLANNING SCHEME POLICIES
Author Principal Strategic Planner, Rebecca Britton
Planning & Infrastructure Department
Index ECM/Subject/Noosa Planning Scheme Policies
Attachments 1. PSP 9
2. PSP 11
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Principal Strategic Planner to the Planning &
Organisation Committee Meeting dated 28 April 2015 and:
A. commence the process of amending Planning Scheme Policies (PSP) 9 and 11;
B. agree to major amendments to Planning Scheme Policy No. 9 Waste Management
Plans for the purposes of commencing public consultation; and
C. adopt administrative amendments to Planning Scheme Policy No. 11 Waste
Management.
BACKGROUND
This report presents proposed amendments to two planning scheme policies (PSPs) on
waste management. The report seeks Council’s endorsement of ‘major amendments’ to PSP
9 and ‘administrative amendments’ to PSP 11 consistent with Statutory Guideline 04/14
Making and Amending Local Planning Instruments.
PSP 9 provides design criteria for waste facilities and minimum service levels for bins, while
PSP 11 provides guidance on the preparation and assessment of waste management plans.
PSP 9
The more substantial nature of the amendments to PSP 9 means that the amendments are
considered ‘major’ changes for which public consultation is required.
The amendments relate to updates to the minimum service levels for bins in Table 5.1 (refer
to attachment PSP 9). The reason for the updates is that Council now tends to provide low
noise plastic bulk bins shared amongst residential units with a volume of 120 litres per unit
(half a 240 litre wheelie bin), rather than individual 240 litre bins.
PSP 11
Amendments to PSP 11 are simple editorials – a change to a telephone number and a
change to a staff title. The very minor nature of the changes mean that public consultation is
not required and Council can proceed to adoption, if satisfied with the amendments.
Page 89 of 211
Section 90
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Previous Council Consideration
PSP11 and PSP9 were adopted by Noosa Council on 3 November and 15 December 2005
respectively, following formal public notification and took effect on 3 February 2006.
The amendments accurately reflect the Waste Collection Services Policy that was endorsed
by Council at the Ordinary meeting of 18 December 2014.
Ordinary Meeting, 18 December 2014, Item 2, Page 49
That Council note the report by the Waste Coordinator to the Infrastructure and Services
Committee dated 9 December 2014 and the further report to the General Committee
Meeting dated 15 December 2014 and:
A. Rescind the existing Waste Collection Services Policy that transferred to the Noosa
Council from the Sunshine Coast Council under the Local Government (De-
amalgamation Implementation) Regulation; and
B. Approve the amended Noosa Council Waste Collection Services Policy provided as
Attachment 1 to the further report incorporating the minor wording amendments noted
at the meeting.
Finance & Risk
Nil
Consultation
External Consultation - Community & Stakeholder
The amendments will need to be advertised as a public notice in the local newspaper calling
for comments from the community over a public notification period of 40 days. Following
public notification, the results will be reported back to Council with any suggested
amendments in response to comments before being finalised.
Internal Consultation
The amendments were prepared at the request of Council’s Waste and Environmental
Health section.
Departments/Sections Consulted:
X Community Services X Planning & Infrastructure
Disaster Management & Public Order Building & Plumbing Services
X Waste & Environmental Health X DA Planning
Community Facilities Strategic Land Use Planning
Cultural Facilities Asset Design & Investigations
Asset Planning
Civil Operations
Environment
Executive Office Corporate Services
Community Engagement Finance
Customer Service ICT
Executive Support Procurement & Fleet
Governance Property & Facilities
Human Resources Revenue Services
Page 90 of 211
Section 91
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Attachment 1
Page 91 of 211
Attachment 1
NOOSA PLANNING SCHEME POLICY 9 — i
WASTE MANAGEMENT ©
Purpose of Policy ® «
Es
The purpose of this planning scheme policy is to— Oe
. support the Waste Management Code within The Noosa Plan in identifying planning and S 2
design considerations for waste management: Y g
. provide design criteria for waste management areas associated with development; Ds
. ensure safe, hygienic, convenient and environmentally sustainable waste management S
practices; &
. encourage ongoing improvement in the proportion of waste recycled within the shire; and &
° provide efficient waste management practices that meet needs of occupants and a
contractors and minimises environmental nuisance to neighbours’.
The policy is an adjunct to existing waste management legislation, such as the Environmental
Protection (Waste Management) Regulation 2000 and the Environmental Protection (Waste
Management) Policy 2000, but does not seek to duplicate this existing legislation.
. Storage facilities for rubbish and recycling collection is a basic and often undervalued
element of development planning. If waste management is considered as part of the
planning of development, the collection and disposal of waste and recyclables can be
undertaken conveniently and efficiently in a manner that ensures ease of access to the
building's occupants and to the contractors that provide the collection services. Well-
planned facilities can also achieve quiet, efficient and near invisible management of waste
and recyclables. Poorly planned storage and collection areas can result in nuisance and
irritation to occupants, neighbours and contractors for the life of the building.
1. Definitions
minimum service levels means the waste container volumes and the minimum frequency of
the collection service.
commercial waste includes but is not exclusive to waste arising from commercial, industrial,
trade, government or educational activity.
Zi Matters for consideration
21 Preliminary considerations prior to designing waste facilities may include—
a) types of waste generated from the site;
b) presence or absence of service staff or on site management;
Cc) distance waste needs to be moved to a waste storage area and/or collection area;
d) mechanism or pathway used to move bins to the waste storage area;
e) the need for a bin wash facility;
‘If further specific information about waste management is required, contact Council's Waste Management Officer.
1
PSPO9 Waste Management
Page 91 of 211Section 92
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 92 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
> f) whether the collection service will be kerbside or on private property; and
=
& g) whether a central waste storage area will be used prior to relocation of the bin to a bin
collection point.
Oe
5 S 2.2 Without limiting its powers under sections 3.5.4 or 3.5.5 of the Integrated Planning Act 1997
S
= 3 (IPA), Council may consider the following matters in assessing applications for development—
O8
Ys .
g a) the types of waste generated;
Qe
e b) waste generation rates;
&
> Cc) minimum service levels required;
d) the types of waste storage bins;
e) location of waste storage areas and bin wash areas;
f) required size of waste storage areas;
9) safe vehicle and pedestrian access to bins; and
h) nuisance issues.
3. Types of waste generated
3.1 Consideration of the following matters will determine the types of waste storage bins and the
minimum service level required—
a) whether the waste will be putrescible or dry waste;
b) whether the waste will be recyclable waste; and
Cc) whether the waste will be heavy or light.
4. Waste generation rates
4.1 Appendix 1 provides a guide to likely waste generation for various uses.
5. Minimum service levels
5.1 Table 5.1 indicates minimum service levels for uses. Council may seek to vary the
requirements having regard to the size, location and level of occupancy of the use.
2
PSPO9 Waste Management
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Page 93 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Table 5.1 Minimum Service Levels >
&
Multiple Housing & Visitor Waste So
Accommodation Qo.
1 x 240L waste bin per two dwelling units. Weekly ® «6
Or S
Bulk waste bin, 120L volume per unit. Weekly = >
eS
O8
Recycling “” 5
Ds
1x 240L recycling bin per two dwelling units. Fortnightly s
Or
Bulk recycling bin, 120L volume per unit. Fortnightly cS
Or n-
Bulk recycling bin/s to provide a volume of, 60L per Weekly o
single dwelling unit per week.
Caravan Park / Portable Waste
Cabins
1 x 240L waste bin per 4 cabins or caravan sites. Weekly
Or
Bulk waste bin/s to provide storage capacity of 60L per | Weekly
site per week.
Recycling
1 x 240L recycling bin per 4 cabins or caravan sites. Fortnightly
Or
Bulk recycling bin to provide storage capacity of 60L Fortnightly
per site.
Commercial/Industrial Waste
1 x 240L waste bin per commercial or Industrial unit. Weekly
Or
Bulk waste bin/s to provide storage capacity of 240 L | Weekly
per commercial/industrial unit per week.
Recycling
1x 240L recycling bin per commercial or Industrial Fortnightly
unit.
Or
Bulk recycling bin/s to provide storage capacity of Fortnightly
240L per commercial/industrial unit.
Food Premises Waste
1 x 240L Waste bin per food premise. Twice
Weekly
Recycling
2x 240L Recycling bin per food premise. Fortnightly
3
PSP09 Waste Management
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Page 94 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
oi 6. Specialised waste storage bins
=
& 6.1 Appendix 2 describes two types of specialised waste storage bins available through Council's
© contractor.
iD
Es ;
g s Te Size of waste storage areas
O8
Me 71 The following matters will be considered in determining an appropriate size for waste storage
Dp 2 areas—
° —<
S a) Types of waste and storage required—
> i bins f ibl t
wv i ins for putrescible waste;
ii bins for recyclables;
iii drums for waste cooking oils;
iv bales for cardboard;
Vv bags or bins for green waste; and
vi any other specialised waste storage bins needed, eg: medical waste; and
b) Sufficient space between waste storage bins to allow for manoeuvring and washing of
bins, where appropriate.
“2 Waste storage areas can be roofed or unroofed. Appendices 4 and 5 display examples of a
roofed and an unroofed bin wash and waste storage area.
Figure 7.1 A well- designed, roofed waste storage area. The entire floor is drained toa
centrally located floor waste connected to sewer.
ee a
eats) et: Bm. | mS ae
a]
| |
3 og Ht |
' aN bi |
=. wa A |
4
PSP09 Waste Management
Page 94 of 211Section 95
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 95 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Figure 7.2 An unroofed waste storage area containing a 1100 litre low noise bulk bin >
suitable for the resort situation. The bin enclosure has a bunded area for bin washing. 2
©
Uy yaa aq
H ae Li ® aly
ie F i]
y . € S
Ay =~, = ‘ Oo 8
|i en" $
| z £
aed ee gs
7 ea |e =
a ie . =
A hi ——_ | ii oO
a —s = (" TA
BF oe
—— Sst a . ae
ss j= eee
oP a - ol Sand a 2
7.3 Waste storage areas contain bunded and non-bunded areas depending on their size and the
type of waste to be stored.
Figure 7.3 A bunded bin wash area in an unroofed bin enclosure, which is drained to
sewer via a drain. Bund is no more than 100mm in height.
ay, SB ™
> "!h aes
a 7 oe
a " ry were i
5 , t ‘s
aa) ! ‘ iam
al —— 4 by oh 4 ho
a ; , Hi =
/ eee
7.4 Where bunded areas are required—
a) waste oil containers must be stored within bunded areas; and
b) bins must be washed within the bunded area.
Advisory note - Washing bins within bunded areas
240 litre bins should be tipped on their side and washed out to the bunded drain. Bulk
bins should be wheeled over the bunded area and washed out by removing the plug from
the base of the bin.
2
5
PSP09 Waste Management
Page 95 of 211Section 96
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Page 96 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
> 7.5 Aesthetics- waste storage areas
=
& a) Screening of waste storage areas is required.
= = b) Waste storage areas can be attractively designed to minimise their visual impact on the
oO < streetscape and surrounding areas. Examples exist within our shire of such storage
= 3 areas. Figure 7.4 indicates a storage area designed as a feature wall, with 240 litre bins
a 3 stored behind the wall and access via wooden panel doors.
=
a
2 § Figure 7.4 Aesthetically designed waste storage area for 240 litre wheelie bins
S 8 ee
S a ine I
a ow i
— - .
7
- a =
. ie ea
4 TEs ™~
ie Pm “on Shs
8. Indoor waste storage
8.1 Waste and waste storage bins must not be placed—
a) where they may impede safe use of any exit, exit corridor, doorway or stairway;
b) under stairways; or
Cc) near any existing or potential heat source.
8.2 Waste storage bins must be made of non-combustible materials.
8.3 Indoor waste storage areas must—
a) be well ventilated;
b) be well lit; and
c) have “hazardous waste” and “no smoking” signs installed.
Figure 10.1 provides an example of an indoor waste storage area.
Figure 8.1 Indoors waste storage areas
6
PSP09 Waste Management
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Page 97 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
—— So
Tiida e
* I ae AM fl ; z : >
i (a N§ ata =
| rey) i =s
3 BE i &8
“ ‘(ian 4 5
hoe 7 no Ds
. Age &
es =
&
&
oO
9. Design standards - vehicle access
9.1 Within the development site—
a) design specifications must be sufficient to carry a wheel load of 7 tonnes per axle;
AND
b) turning circles are designed in accordance with AUSTROADS: design single unit
truck/bus (12.5m) template;
AND
c) vehicles must be able to move in a forward direction at all times or be able to enter and
exit the development in a forward direction; or
d) a turning bowl or a “T” or “Y” shaped manoeuvring area is provided, which allows the
vehicle to turn with no more than a three point turn;
AND
e) for bin collection from within a building or structure—
i height clearance must be sufficient to allow for safe travel and lifting for vehicles
and bins (see Appendix 2 for bin dimensions and Appendix 3 for vehicle
specifications); and
ii the grade of access/egress ramps must not exceed 1:8.
10. Specialised equipment and facilities
10.1 Council may require or accept specialised equipment in some circumstances, including—
a) refuse chutes where the building is 3 storeys or greater; and
b) compaction equipment to minimise storage area.
10.2 Compaction equipment may be accepted for the following wastes—
a) mixed waste (other than glass);
7
PSP09 Waste Management
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Page 98 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
> b) cardboard or paper;
=
& c) plastic or aluminium containers; and
S 5 d) putrescible waste - provided a specialised refrigerated compactor is used.
o>
<< = 10.3 Plans for the installation of compactors must be submitted for the approval of Council’s Waste
A £ Management Officer.
<S
DE
& Related PSPs-
= PSP 11 Waste Management Plans details requirements for waste management plans,
& including when they are required and the information they are to contain.
QO
POLICY HISTORY
PSP9 adopted by Council on 15 December 2005 and effective 3 February 2006, amended May 2015
8
PSP09 Waste Management
Page 98 of 211Section 99
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Page 99 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
. er . . >
Appendix 1 — Indicative waste generation rates for various &
©
uses o.
1. Waste generation rates—kg/m2/d ® wo
ape | pwstcs: | | organist | Waste |
/ Paper t Plastics t Organics ¢ Waste +O i
| Fresh meat, fish & poultry 10.116 0.038 0.011 0.549 0.045
|Fruit&vegretal 0.234 0.006.002, 701 0.085)
| Bread &cakeretail (0.077 0.003 0.014 0.074 0.153
| Furnitureretaiing 0.119 0.006 0.000 0.000 0.004
| Domestic hardware &houseware [0.035 10.001 10.001 f0.000_—s 0.009
Page eer [ee fees feat eoe fee
retailing
| Photographic equipment retail 0.005 1.0.000 0.000 sf 0.000 0.001
| Pharmaceutical, cosmetic retailing | 0.038 —|.0.003_ 10.001 0.000_ sf 0.031
| Flowerretailing 0.006 0.000 0.002 1.423 0.091
retailing
T kilograms of material generated per m? floor space per day (per premises)
2. Waste generation rates per employee/year (tonnes)
PUse_ | Total waste + | Cardboard / paper + | Recycling+ | Food & Organics + [| General waste + |
some [| [eee
grocery stores
retailing & services
restaurants
+ Tonnes of waste generated per employee per year
Waste density conversion factors
9
PSP09 Waste Management
Page 99 of 211Section 100
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 100 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
3 Appendix 2 — Specialised Waste Storage Bins
& 240 litre mobile garbage bins (MGB)
Os
ER
Os
£5
© 8 =
Ye a
2. : __nx re j 3
S : 7 | | E
Oo 2 HE A ig
a | i ZAG
g fs & ; ——— oo —- Oy? re)
i FS |="! &
re wal e | is
: : : ; ==} ! L; a. —— }
RES Phe
x tt , — Kon” . c
i : tL s : ; [ * ] | is
t KK iy Dee f
; mga E
coe, be
. tae i
2 mee)
oe
S
. i ; ¢ Fa
og) we
| . s ;
Vibes er |
10
PSP09 Waste Management
Page 100 of 211Section 101
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 101 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Bulk or Skip Bin Dimensions o>
oS
| Skip [Skip [Skip [Skip /Skip_ | Oo
es
1465mm 1225mm|1570mm| 8s
Depth 1070mm 1400mm_ |1505mm|1605mm| 3
Width 1360mm | 1810mm | 1830mm_ | 1805mm | 1805mm DE
£
=
w
Low Noise 1.1m* Skip with rubber wheels — suitable for unit and resort situations a.
ek ae. cen ~~
, aa a
Se ad ar a era 3
e Me tree 3 ' s a =m. . i a oa
Ss : x
1g " & att (no
i] pee al
Tt oa
Keio
we 2
Bb
S xh .
é yr a 7
11
PSP09 Waste Management
Page 101 of 211Section 102
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 102 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
3 Appendix 3 — Refuse vehicle specifications
Oo
oO
® © Side loading collection vehicle Front loading collection vehicle
= 3 S| o
S = #7 ; i . ™ | a
| gh Dc
De a yy " é “ PTT rTereeitt ey
§ o* OO= OO
a —— “ PNAS a Ty zt 14 Sy
<
&
oO
Side loading collection vehicle for Front loading collection vehicle for
MGBs skips
(Mainly used for domestic waste (mainly used for commercial waste
collection collection
truck _| Truck
overall
overhang kerb
Wheelbase Turning circle wall to 23.66 m
overhang Travel height
Turning 16.40m =| 18.70m Clearance height for 6.10m
circle kerb to loadina
kerb
Turning 18.14m 19.20m
circle wall to
wall
Front of 2.70m 3.30m
vehicle to
collection
arm
Maximum 2.00m 1.70m
reach of side
arm
Travel height
Clearance 4.00m 3.80m
height for
loading
12
PSP09 Waste Management
Page 102 of 211Section 103
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 103 of 211
uw
a =
rr
_ N
oS
ra —_
a o
So
% r
S APPENDIX FOUR A GENERAL DESIGN FOR UNROOFED, BIN WASH AND STORAGE AREA S
c o
w :
= |
rs | - 1800 HIGH PALING FENCE
< z (| h- 100 x 50 RAILINGS
‘ -
Gi To SS SS ————* a s 100 x 100 POST
= > ; 5 x POSTS
oO 2 ls |
< ° | \ | |
9 i] \ - OTTO WAST BIN MGB360
<= © |
- = {| | \ - 100 x 50 RAILINGS
f = | |
° —
—_ / - Ny j
S = m |
wi ; | 5 50 x 8 MS STIRRUP TO POST ©
Lu & F ee ns 7 ° WITH 2/ M12 BOLTS <
” & | fos oy has ef te Rr EERREECT p.--8--- ae | |= F62 REINFORCING MESH
E o ? | ‘ 4 l= 20 Mpa CONCRETE SLAB
- BEDDING SAND Re ee
= = | BUND - 100 HIGH 1m SQ 1 STAINLESS STEEL | = PAD FOOTING }
Ss — g '. © GRADED CONCRETE FLOOR + ; .
oO © i | BASKET &
2 i : ~ 12 REINFORCING BAR g
O oO Be BOLTED FIXED 3
> ¢ ® . GALVANISED GRATE SCREEN §
Oo o © | oA | WITH CHANELLED TRAY | ~ TOVENTED DRAIN i
— ®
E I & - 100 THICK CONCRETE SUPPORT .
n v © ECTION S
= SECTION VIEW E
Zz x8 :
0
© 2° — —
oc o£ NOT TO ‘
oO a tena GENERAL DESIGN FOR NON - ROOFED BUNDED c
” SCALE BIN WASH DOWN AREA 2
8 z§ |
Oo
za
Zz
za
<x
—_l
ouSection 104
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
Page 104 of 211
PLANNING & ORGANISATION COMMITTEE MEETING AGENDA 28 APRIL 2015
3 Appendix 5 — General design for roofed bin wash and
© waste storage area
Do sy =
Ge 7 5 «CS :
me a2 523 _ 5
© 2% F 5 =
a 7 —— — i =
th 5 z= — ra
= Q
| = _ ie
| - 3
é 5 > fe)
ih = gs 5 : Ps
3 8 & m
3 27 & =
& a. 8 3 z
m f 2 3 E
i 1 a l — g
g & Pd
= 7)
$ = 2
B=
Cc aT | \ fe)
g Q ¥ = = = or —a A Fa
27 $ & B i is a
zie _ &f y
23% — < | J
> oM * 450 + Z i
r —=——7
14
PSPO9 Waste Management
Page 104 of 211The text continues on section 105.