APPROVED Decision Notice MCU15/0111

Officer:	Denis Wallace
Direct Telephone:	07 53296239
Our Reference:	MCU15/0111 & REC15/0031
Your Reference:	N/A

22 July 2016

Palm Lake Works
PO Box 10479
SOUTHPORT  QLD  4215

Dear Sir/Madam

Decision Notice
Sustainable Planning Act 2009
I refer to your application and advise that on 21 July 2016 Council decided to approve the application in full subject to conditions.
Details of the decision are as follows:
application details
Application No:	MCU15/0111 & REC15/0031
Street Address:	2 & 4 Lamonts Road and 19 & 20 Trading Post Road, Cooroy
Real Property Description:	Lots 1 & 4 RP 215922; and Lots 1 & 2 RP 165418
Planning Scheme:	The Noosa Plan (16 September 2013)
Decision details
The following type of approval has been issued:
Development Permit for Material Change of Use of Premises - Multiple housing Type 3 - Retirement & Special Needs
Development Permit for Reconfiguring a Lot – 4 Lots into 3 Lots
Relevant period of approval
The relevant period for this development approval is 4 years starting the day that this development approval takes effect.
assessment manager conditions
Material Change of Use Conditions for Multiple Housing – Type 3 Retirement & Special Needs MCU15/0111
Approved Plans
Development shall be undertaken in accordance with this approval and must generally comply with the approved plans of development. The approved plans are titled and numbered: -
Plan Title	Drawing Reference	Revision No.	Date	Prepared by
Overall Site Plan	CO-000-2014 sheet 1 of 2	H	13/11/2015	Palm Lake Works
Staging Plan As annotated by Council	CO-000-2014 sheet 2 of 2	H	13/11/2015	Palm Lake Works
Site Plan [Aged Care]	01.1	-	21/08/2015	Interworks
Elevations [Aged Care]	02.1	-	21/08/2015	Interworks
Clubhouse Cover Sheet	CC000	A	15/10/2015	PAA Design
Clubhouse Site Plan	CC101	B	15/10/2015	PAA Design
Clubhouse Floor Plan	CC102	B	15/10/2015	PAA Design
Clubhouse Roof plan	CC103	B	15/10/2015	PAA Design
Clubhouse Elevations	CC105	B	15/10/2015	PAA Design
Bowls Green floor plan	CO-BG-2015 Sheet 1 of 3	A	23/11/15	Palm Lake Works
Bowls Green Elevations 1	CO-BG-2015 Sheet 2 of 2	A	23/11/15	Palm Lake Works
Bowls Green Elevations 2	CO-BG-2015 Sheet 3 of 3	A	23/11/15	Palm Lake Works
Golf & Workshop	CO-GC-2015 Sheet 1 of 1	A	23/11/15	Palm Lake Works
and as may be amended by these conditions.
Nature and Extent of Approved Use
The approved development comprises the following:
	220 Independent Living Units (each having a maximum of 2 bedrooms + study), associated common facilities and 1 caretaker’s residence; and
	120 Bed Aged Care Facility.
General
Security in the form of a cash bond or trading bank guarantee to the sum of $100,000 must be submitted, to secure performance of all conditions of this approval, prior to the commencement of Stage 1 of the development. 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.
The requirements of this development approval are to be effected, prior to the use of the premises.  Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions.
The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of off-site parking impacts, excessive noise, lighting nuisance or other emissions.
The requirements for the associated Reconfiguration of a Lot approval included in this permit must be completed and Endorsement of the Plan of Survey by Council must be obtained prior to any commencement of any use approved by this Development Permit.
The Development Permit for a material change of use lapses if the use has not commenced by 21 July 2020. The uncompleted aspects of this development approval lapse if the whole of the approved use has not happened by 21 July 2024.
Staging
The development may be staged in accordance with the approved plan titled “Staging Plan” CO-000-2014 Sheet 02/02 Revision H dated 13 November 2015 (as annotated by Council) and as follows:-
8.1	The following works shall be undertaken and completed prior to the commencement of use of Stage 1a:
8.1.1.	All roadworks on the Main Road of Cooroy Connection Road (Elm Street) including the upgrading works for the road intersections with Pearsons Road, linemarking and pedestrian refuge crossing, as required by conditions of this approval.
8.1.2.	All frontage works including footpaths and landscaping for Trading Post Road, Pearson Road and Elm Street as required by conditions of this approval.
8.1.3.	A Bus stop and shelter on the eastern side of Elm Street as required by conditions of this approval.
8.1.4.	A Bus stop and shelter on the western side of Elm Street as required by conditions of this approval.
8.1.5.	A pedestrian refuge crossing and lighting associated with the bus stop pair on Elm Street.
8.1.6.	All fencing to Trading Post Road and Pearson Road, and all acoustic fencing to Elm Street as required by the approved Acoustic Report.
8.1.7.	Landscaping treatments to open space areas associated with Stage 1a including the establishment and rehabilitation of all detention basins, the establishment of landscaping buffers to site boundaries and adjoining residential properties and street trees.
8.2.	The following works shall be undertaken and completed prior to the commencement of use of Stage 4:
8.2.1.	All roadworks, access and frontage works and landscaping for Lamonts Road as required by conditions of this approval.
8.2.2.	All fencing to Lamonts Road.
Landscaping
A Landscape Plan shall be prepared by a suitably qualified Landscape Architect or Horticulturalist and shall be in accordance with Council’s Landscaping Code of The Noosa Plan and Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.  The Landscaping Plan shall be submitted and approved as part of an application for Operational Works.  The Landscaping Plan shall address landscaping treatments for the development including internal streetscapes and open space areas, adjoining road network and properties.
The detailed Landscaping Plans shall identify and/or address the following:-
9.1.	Street tree planting to Pearsons Road and Trading Post Road to allow good shade canopy once fully mature;
9.2.	Existing vegetation to be removed, with this vegetation clearly identified on site for inspection by Council;
9.3.	Existing vegetation to be retained and measures employed to ensure vegetation retention;
9.4.	Landscaping treatments to internal road network and between buildings;
9.5.	Landscaping treatments to open space areas, including any rehabilitation and planting enhancement requirements around the drainage basins within the site;
9.6.	Landscaping buffers and fencing to Elm Street, Pearsons Road, Trading Post Road and Lamonts Road;
9.7.	Landscape buffers and fencing to adjoining properties;
9.8.	The location of pedestrian pathways and seating within the site and on the road reserve adjoining the site.
Such landscaping is to be completed in accordance with the approved landscaping plan prior to acceptance of the development on maintenance.
Existing trees on the site and within road reserves are to be retained, except where required to be removed due to building operations or the conduct of the approved use.
All underground services, drainage, footpaths, bike paths, roads and other site works shall be located to minimise adverse impacts on retained vegetation, particularly their root systems.
Public Open Space
Communal recreational facilities shall be located a minimum of 15 metres from bedrooms of Independent Living Units and Aged Care Residence.
Seating shall be provided in communal areas and along pedestrian pathways within the site.
Acoustics
The site is to be developed generally in accordance with the recommendations of the Noise Impact Assessment as prepared by ASK Consulting Engineers (Project 7617R01V02 dated 10 February 2016).
On completion of the development, the developer must submit to Council written certification from an Acoustic Engineer confirming the proposed noise barriers meet the noise limits for each adjoining residence as outlined in the approved Acoustic Report.
Fencing
Fencing shall be erected to all boundaries of the site and shall have a minimum height of 1.5 metres Trading Post Road and Pearsons Road and 1.8 metres on all other boundaries (Note: fences may be required to have a greater height for the purpose of meeting acoustic requirements, as further detailed in these conditions).
All fencing to road frontages of the site shall be setback a minimum of 1 metre with an average of 2 metres and be screened with landscaping, or alternatively, be of open construction (ie. minimum 50% transparent) (provided it is not a required acoustic fence).
Any new fencing along the northern boundaries of existing Lot 4 RP 215922 adjoining Prospect Park (Lot 101 SP 208264) must be flood compatible e.g. three strand plain wire fencing.
Building Setbacks
All buildings shall be setback a minimum of 6 metres to Elm Street, Pearsons Road, Lamonts Road and Trading Post Road, with the exception of the northern corner of the aged care facility shown at 5.5m from Trading Post Lane.
All buildings shall be setback a minimum distance of 2 metres to adjoining properties.
Built Form
Buildings shall be varied in their architectural style, construction materials, colours and finishes.
Transformers, waste storage areas and the like shall be screened to reduce their visual intrusiveness.
External Road/Frontage Works on Main Roads
Roadworks required on Cooroy Connection Road (Elm Street) at its intersection with Pearsons Road including two Bus Stops with shelters, a pedestrian refuge and upgrade to existing kerb line and linemarking must be undertaken in Stage 1a of development in accordance with a Development Permit for Operational Works.  The works shall be generally as shown on drawing titled External Works Functional Layout Plan Pearsons Road Intersection, prepared by Calibre Consulting dated 08/01/2016, referenced 15-001261-RF02 Issue B and in compliance with Department of Transport and Main Roads (DTMR) standards, and subject to Council’s and DTMR’s approvals.
Roadworks required on Cooroy Connection Road (Elm Street) at its intersection with Lamonts Road must be undertaken in Stage 4 in accordance with a Development Permit for Operational Works of development.  The works shall be generally as shown on drawing titled External Works Functional Layout Plan Lamonts Road Intersection, prepared by Calibre Consulting dated 08/01/2016, referenced 15-001261-RF01 Issue B and in compliance with Department of Transport and Main Roads standards, and subject to Council’s and DTMR’s approvals.
A 2m wide path on Elm Street shall be constructed from the pedestrian access point that fronts Elm Street (Gatehouse). The path shall be in accordance with Council’s design standards and to an alignment that protects any significant vegetation and above and underground services.  The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.  This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
Bus Stops
The applicant shall design and construct a bus stop and shelter on Elm Street to the frontage of Lot 135 MCH 978 (north of 156 Elm Street) at approximately 70m south of the center line of Pearson Road intersection (or an alternative location as may be required by TransLink or DTMR).  The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.  This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
The applicant shall design and construct a bus stop and shelter on western side of Elm Street to be located generally opposite the other required new bus stop on the eastern side of Elm Street. The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.  This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
The proposed bus stops are to be “Indented” and be in accordance with the current TransLink Public Transport Infrastructure Manual. The bus stop must contain all Mandatory and Preferred components as stated in the manual for ‘intermediate stop’, and be constructed in accordance with the new Noosa Council Custom Design Rural Bus Shelter.
A pedestrian refuge island must be constructed on Elm Road in Stage 1a to provide pedestrian access connection to the new bus stop shelter on the western side of Elm Street.  The works shall also include any necessary pathway on western side Elm Street to provide the required connection. This refuge island must be included in the design and the construction of the intersection of Pearsons Road with Elm Street and must include all the mandatory requirement (e.g. lighting) in compliance with the relevant standards.  This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
External Road/Frontage Works to Council Roads
The applicant must design and construct kerb and channelling along the western side of Pearsons Road with any associated road widening and drainage works to achieve Local Road standard for urban area (8m Kerb to Kerb) in accordance with Council’s Planning Scheme Policy 5 - Engineering Design Standards – Roads, Drainage and Earthworks.  The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.  This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
The applicant must construct a cul-de-sac head at the end of Trading Post Road in accordance with Section 3.12 of Council’s Planning Scheme Policy 5 - Engineering Design Standards – Roads, Drainage and Earthworks.  The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.   This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
The applicant must design, construct and seal Lamonts Road from Elm Street to a minimum distance of 10m beyond the tangent point of the access driveway to the development site with 7m wide seal and flush kerb be provided on both sides of the seal in accordance with Council’s Planning Scheme Policy 5 - Engineering Design Standards – Roads, Drainage and Earthworks. The works shall be included in Stage 4 and be in accordance with a Development Permit for Operational Works. This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
The site shall have only four (4) main vehicular accesses to Council’s road network as shown on the approved plans (2 being driveway accesses to the aged care facility from Pearsons Road). There shall be no other vehicular accesses directly to Council’s roads.
The access crossings shall be designed and constructed to Council’s design standards and to grades that prevent vehicles from scraping and/or bottoming whilst also allowing pedestrians movements along the footpath without any step or level difference.  All access driveways must comply with AS/NZS 2890.1:2004 and AS 2890.2:2002.  A Development Permit for Operational Works is required.
Pathways and Frontage Works
Footpath improvements such as topsoiling, grassing, and tree planting are required to the all road frontages of the site in accordance with Planning Scheme Policy PSP03 Landscaping Plants & Guidelines.  Grass shall be couch, free of weeds.
A new 2m wide concrete path shall be constructed along the Trading Post Road frontage of the site in accordance with Council’s design standards and to an alignment that protects any significant vegetation and above and underground services.  The path shall extend around the cul-de-sac and join to the existing path on the opposite side of Trading Post Road and connect to new pathway along Pearsons Road. The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works. This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
A new 2m wide concrete path shall be constructed along the Pearsons Road frontage of the site and be extended along Elm Street to connect to the required bus stop on Elm Street. This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
A pedestrian refuge island shall be constructed on Pearsons Road near its intersection with Elm Street to provide connection with the proposed new pathway in Elm Street and with the existing pathway on the opposite side of Pearsons Road (eastern side). The works shall be included in Stage 1a and be in accordance with a Development Permit for Operational Works.
Pram ramps shall be installed at road intersections and wherever needed to direct pedestrians across the road.  All pram ramps must be constructed in accordance with Council’s design standards.
All paths, pram ramps, driveways and parking areas shall be designed and constructed to ensure pedestrian safety using non-slip materials, to produce an evenly graded surface finish, and to be in accordance with the Disability Discrimination Act 1992 and Australian Standard 1428.1 Design for Access & Mobility.
Where applicable, all redundant road pavement and/or vehicular crossings to the site shall be removed, reinstated or replaced by kerb and channel and footpath paving or landscaping in accordance with Council’s Standard prior to the commencement of the use for Stage 1a.
To ensure pedestrian safety between vehicles exiting the site and pedestrians on the footpath, the driveway and any associated fencing or vegetation near the driveway shall comply with the minimum sight line requirements as defined in AS/NZS 2890.1:2004, section 3.2.4.
Internal Driveways and Parking
The internal roads shall be concrete or bitumen sealed driveway of a minimum width of 6m for Primary Roads and 5.5m for Secondary roads and must comply with AS 2890.2-2002.  A Development Permit for Operational Works shall be required.
All parking areas and garages must be in compliance with the requirement of the current Australian standards applicable to their use (AS/NZS 2890.1-2004 and/or AS 2890.2-2002) with a minimum head clearance (headroom) at any point of 2.3m.
Car parking shall be provided within the site generally in accordance with that shown on drawing CO-000-2014 Sheet 01/02 Revision H dated 13 November 2015 and titled Overall Site Plan prepared by Palm Lake Works.
Carparking shall be provided at a minimum rate of 1 space per independent living unit for resident parking and 1 space per 4 independent living units for visitor parking; and 1 space per 2 employees based on the maximum number of employees engaged at any one time at the aged care residence and 1 space per 5 beds or occupants of the aged care residence.
A minimum of two clearly defined disabled car spaces shall be provided to service the aged care residence and village community centre.
The pick-up/drop-off parking area associated with the proposed Aged Care Development must be designed and constructed to be capable of accommodating at least one taxi suitable for use by people with disabilities in accordance with the relevant and applicable standards.
All staff carpark spaces shall be clearly defined by line marking each space with the words “Staff Parking Only” and by sign posting each space with a similar wording.
All carparking shall be kept maintained and line-marked in a condition fit for use.
An emergency parking bay shall be available at all times in front of the community village centre and the aged care residence.
Visitor car parking shall be conveniently located to all independent living units, village community centre and the aged care residence.  Directional signage must be provided to direct visitors and customers to the car parking spaces provided on site.
Earthworks
All earthworks must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through a Development Permit for Operational Works approval.   *(Refer to Advisory Note)
All earthworks shall be undertaken in accordance with the provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential Development, with geotechnical testing undertaken in accordance with Section 8 of the Standard, and to a minimum of ‘Level 1’ as defined in Appendix B. Test results as required by AS 3798, and a certificate of quality and uniformity of fill shall be provided by a RPEQ and submitted to Council prior to final inspection/s of works.
A registered practicing Geotechnical Engineer shall test the existing ground conditions for suitability of placing additional fill, prior to such fill being placed.
Filling works shall be restricted to the subject site itself, and the finished fill levels are to taper to the existing levels on the property.  Batters shall be at a maximum grade of 1:4 unless retained by an engineer-designed wall or approved retention method.
Any fill imported to the site may only be from a site licensed with The Environmental Protection Agency or from a site for which a Development Permit for Operational Works has been issued approving the export of fill.
Following completion of the filling works for each Stage, the registered practicing Geotechnical Engineer supervising the works shall submit compaction tests across the entire filled areas and make recommendations if special foundations requirements will apply.
Buildings floor levels and bulk earthworks finish levels must take into consideration any building Minimum Floor Level required by the planning scheme at the time of construction.
Earthworks carried out on site must not adversely affect the drainage conditions on any other properties or existing roads, and/or the patterns and severity of flooding in the area particularly on downstream properties. Filling works required on site shall not cause additional ponding of water on any adjoining lands or the blockage of, or interference with, any natural watercourses. Detailed site surveys indicating natural surface levels and contours of any potentially affected properties must be provided with any application for a Development Permit for Operational Works for earthworks and/or stormwater drainage works.
This may require the design and construction of drainage pipes and/or an overland flow-path within the development site to cater for drainage from the adjoining sites for a 1% AEP design storm.
Stormwater Drainage (Quantity & Quality)
A suitably qualified Registered Professional Engineer, specialising in hydraulics shall prepare engineering drawings and specifications for stormwater designs and shall be submitted in conjunction with an application for a Development Permit for Operational Works.
Stormwater pipelines within the site shall cater for 10% AEP storm event and secondary flow paths shall be provided within the site to cater for 1% AEP storm event.
The development must not adversely impact on the existing drainage conditions on other properties. The applicant must demonstrate that all stormwater runoffs from the fully developed site must be maintained at predevelopment rates for all storm events up and including 1% AEP storm event.
Stormwater runoff generated from the development must be treated to achieve the Water Quality Objectives as specified under Healthy Waterways Water Sensitive Urban Design – Technical Guidelines for South East Queensland (2006) as well as the State Planning Policy 2014 (SPP 2014) prior to release off site. For the purpose of this condition, treatment of waters from catchments B1 and C1 as shown on Drawing B14158.W-SK100 A by Calbre Consulting, dated 050/2/16 shall be considered as part of the development to determine mitigation requirements and load reduction targets.
If detailed design demonstrates insufficient footprint is available for the water quality treatment devices to achieve the pollutant reduction targets of 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous, and 45% reduction in Total Nitrogen compared to an unmitigated development, the applicant must increase available space to ensure the water quality objectives can be achieved.
Stormwater Quality Treatment must be designed in accordance with the Water by Design MUSIC modelling Guidelines. Any deviation away from the recommendations of the Water by Design guidelines may only be approved where:
65.1.	letters signed by the authors of the Water by Design MUSIC modelling guidelines and/or eWater MUSIC modelling program are provided to confirm that the modelled design is expected to meet the required water quality outcomes at the discharge point of the site; and
65.2.	a contingency plan to monitor for and to remove cyanobacterial and algal outbreaks from waterbodies, including costs, is provided for approval with the Operational Works application and the approved version is implemented throughout the lifetime of the development.  All stormwater runoff treatment must be undertaken within the development areas of the site. Stormwater likely to contain grease and oil (i.e. from all roads and car parking areas) shall be managed via grease and oil arrestors prior to treatment within bioretention basins, wetlands and water quality control ponds.
Wetlands, bioretention basins and other water quality treatment devices shall be designed and constructed in accordance with Healthy Waterways Water Sensitive Urban Design – Technical Guidelines for South East Queensland 2006, Water by Design Bioretention Technical Design Guidelines 2014, Healthy Waterways Water by Design Construction and Establishment Guidelines: Swales, Bioretention Systems and Wetlands February 2009. In the case of any inconsistencies between these documents, the most recent document shall prevail.
Stormwater treatment strategy must be designed and maintained to achieve compliance with the approved version of B14158.W.07L.AMcP.ag.docx dated 8 October for the Stormwater Management Construction and Maintenance Plan Framework.
The detailed Stormwater Management Construction and Maintenance Plan (SMCMP) must be designed and implemented in accordance with the framework detailed in the approved version of  B14158.W.07L.AMcP.ag.docx dated 8 October and approved by the Council prior to issue of operational works approval:
The owner of the development is responsible for all costs associated with the construction and ongoing maintenance and repair of the treatment of stormwater on the site and for all catchments that enter the site.
The Operational Works Application must include calculations in accordance with the Queensland Urban Drainage Manual to demonstrate that the confluence of stormwater at the drainage easement will not cause scour and that any required dissipater/erosion control can be contained wholly within the applicant’s property.
Any waters captured on site must be plumbed to be available for all external uses including gardening, irrigation, filling swimming pools and outdoor cleaning, as well as all ground floor toilet cisterns and washing machine cold taps.
Operational Works Application must demonstrate that the peak 1-year ARI event discharge off site is limited to the pre-development peak 1-year ARI event discharge flow.
Prior to commencement of use, the applicant must provide Council with a performance bond to the value of 150% of the value of monitoring and maintenance of the water bodies for the first 5 years of full operation.  The bonds shall be incrementally released annually following completion of the development and upon demonstration to the satisfaction of Council Officers that all aspects of the approved version of the detailed Stormwater Management Construction and Maintenance Plan required by this approval have been implemented to effectively prevent or reduce likelihood of cyanobacteria outbreaks for the site for the preceding year.
Water & Sewer Connections
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).
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.
Power Supply
An underground electricity service shall be provided to the site if not already provided. In this regard, an approved ENERGEX Electrical Design Consultant shall work in conjunction with Council’s Manager - Works Support to prepare detailed designs of the electrical proposal.
The detailed designs shall then be submitted to ENERGEX for approval and a copy of their approval submitted to Council in conjunction with a “Certificate of Electricity Supply for Proposed Subdivisions” (prepared by an approved ENERGEX Electrical Design Consultant) prior to Council endorsing the Plan of Survey.
Any agreement with ENERGEX or an approved ENERGEX Electrical Design Consultant shall be wholly at the applicant’s expense and shall not entail a financial encumbrance on future purchasers of the proposed lots.
The requirements of ENERGEX shall be satisfied in relation to any existing services traversing the site. Written confirmation by ENERGEX that satisfactory arrangements have been made to formalise any required easements and/or existing informal services shall be submitted prior to Council endorsing the Plan of Survey.
Streets lighting and pathways lighting throughout the development site must be provided in accordance with Australian Standards.
Street lighting shall be provided along Pearsons Road frontage of the site in accordance with Australian standards.
Telecommunication
The requirements for TELECOMMUNICATION services shall be satisfied in relation to the provision of new telephone services to the developed site.  In this regard written confirmation from an approved telecommunication agency shall be submitted to the Council prior to Council endorsing the Plan of Survey.
Erosion and Sediment Control
Any person acting on this permit shall prevent erosion and sediment export from leaving the site.  Site control measures such as silt fencing, controlled gravel access to the site and controlled disposal of waste, will be necessary.
In this regard plans detailing the methods of controlling erosion and sediment are required to be submitted to the Council for approval prior to obtaining a Development Permit for Operational Works.
General
A suitably qualified Registered Professional Engineer shall prepare engineering drawings and specifications for all engineering works that will become Council infrastructure, which shall be submitted in conjunction with an application for a Development Permit for Operational Works.  In this regard a DXF/DWG file on GDA94 zone 56 grid of the proposed cadastre layout is to be submitted in conjunction with any application for Operational Works.
Digital detailed designs including drawings, calculations, specifications and a schedule of works, shall be submitted with any application for a Development Permit for Operational Works in respect of roadworks and stormwater drainage works. The design shall be in accordance with Council’s Planning Scheme Policy PSP05 – Engineering Design Standards – Roads, Drainage and Earthworks.  To avoid conflict with underground pipes or services, all existing and proposed services required by the development shall be shown on the plans.
To facilitate production of As Constructed drawings it is suggested that all design drawings are submitted in the Asset Design and As Constructed (ADAC) digital format. (Guidelines on the use of ADAC are available at www.adac.com.au).
A construction management plan/strategy shall be prepared by a suitably qualified Registered Professional Engineer and submitted to Council in conjunction with any application for Operational Works. The construction management plan shall ensure no damage occurs to Council services and that any adverse impact on the local area due to the construction works is within the acceptable limit and properly managed to the satisfaction of Council.
A Traffic Management Plan for the each separate demolition and construction phase of the development shall be submitted to and approved by Council at least 5 working days prior to the commencement of any Demolition or Building works or at least 5 working days prior to the pre-start meeting for Operational Works.  The Traffic Management Plan shall include but not be limited to:
86.1.	Mitigate any adverse impact and disturbance on the local residential area and on the traffic in the local and main roads to acceptable limits
86.2.	Mitigate dust disturbance caused by vehicles and machinery movements
86.3.	Limit the routes for the heavy vehicles to the major road network and limit the use of the local roads within residential area as access to the site
86.4.	Indicate provision for on-site and off-site parking for the required workforce
86.5.	Indicate the location of loading and unloading areas
86.6.	Indicate the location of any “holding” areas for heavy vehicles
86.7.	Operating hours.
Note - the Elm Street frontage of site shall not be used for access, parking or loading and unloading during construction (and post construction) phase unless a specific written permit obtained from the Department of Main Roads.
Any damage caused to any public utility during the course of construction shall be repaired to Council’s standards and at no cost to Council.
Any alteration of any public utility or other facilities necessitated by the development of the land or associated construction works external to the site shall be at no cost to Council.
The transportation of all materials to and from the site shall be undertaken in a manner such that no particle matter escapes onto a public road.  All vehicles carrying materials either to or from the site shall be covered to prevent materials including dust being windblown from the vehicle.
As Constructed drawings and data shall be certified by a qualified experienced Civil Engineer for design intent, and a Licensed Surveyor shall certify the cadastre and the location, level and type of all services and structures.  All of which shall be submitted to Council for checking and for Council’s records.
The data must fully detail levels for all engineering works including but not limited to roadworks, pathway, sewer main, water supply main, finished ground levels and pavement surface levels and drainage structures that will become Council asset.  The data shall be submitted in the Asset Design and As Constructed (ADAC) digital format.  (Guidelines on the use of ADAC are available at www.adac.com.au).
Approval of works shall not be granted until all As Constructed information has been supplied and accepted by Council.
Waste Management
A Waste Management Plan (construction and demolition) shall be submitted prior to demolition, removal or relocation of any building other than a shed. Waste Management Plan (construction and demolition) is also required for construction of 15 or more dwelling units or for any business use of greater than 500m².
Waste Management Plans (construction and demolition) are required to be submitted in accordance with Planning Scheme Policy 11, Waste Management Plans see table below. Waste storage areas are to provide for adequate separation of all reusable, recyclable and waste materials. These shall be located so that they are convenient and safe to use. The Plan shall contain the following information:
The site area for the storage and separation of waste is to be shown on the plan drawings accompanying the application.
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed.
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume (m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials.  Additionally, Council rewards those who segregate waste by significantly reducing disposal fees at the landfill some items are free. Higher gate fees are charged for loads of mixed waste.
Mosquito Protection
A Management Plan must be submitted for the control of mosquitos from the three large water basins, including form of construction of basins, vegetation in and along the shoreline, on-going monitoring and eradication treatments.  Plan is to be approved by Council’s Environmental Health Section.
Noise Management
The location and operational hours of mechanical plant equipment including domestic air conditioning units, is not to create a noise nuisance to occupiers.
Noise from building works associated with residential development must comply with the following–
94.1.	Limited to between 7:00am to 6:30pm Monday to Saturday.
94.2.	All reasonable measures are taken to minimise noise emissions.
94.3.	Not permitted on Sunday or public holidays.
Waste Management
A Waste Management Plan (Operational) in accordance with Planning Scheme Policy No. 9 Waste Management must be submitted for the day-to-day operation of the development and approved by Council’s Waste and Health Section prior to issue of development permit for operational works.
It is critical that waste areas are properly planned.  A copy of Planning Scheme Policy No. 9 Waste Management explaining exactly how to predict waste quantities and design waste areas is available from Council and online. The Plan shall include the following information:
	The types of waste that will be generated from the activities approved within the development.
	Estimated volumes or tonnage of both recyclables and waste generated.
	Methods to be used for dealing with garden waste.
	Initiatives to minimize waste either by waste prevention, reduction, re-use or recycling.
	Description of procedures for getting all waste to the bins; the storage of bins and the collection of bins by the contractor.
	A description of the design details of waste storage and recycling areas including size, location, elevation and floor plan, methods of bin washing and system to prevent storm water getting into sewer via the bin wash.
	A description of types and volume of waste storage containers to be used.
	The waste and recycling storage areas shall include the provision of containers for all waste and recycling materials including putrescible matter, non-recycling waste, paper/cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc, and bin washing facilities connected to sewer at each storage area.
	A detailed description of vehicular access to collect waste.  Where collection is off street, access must allow vehicles to enter and leave the site in a forward direction.
The waste storage area for independent living units and clubhouse must:
96.1.	Be located with direct access off Trading Post Road.
96.2.	Have a turning area suitable for a 12.5m length HRV.
96.3.	Be completed in time to accommodate the occupation of any stage 1A units.
96.4.	Be provided with additional waste and recycling receptacles as further stages are completed.
The waste storage area for the aged care facility must be located directly adjacent to the loading bay driveway.
Reconfiguring a Lot Conditions for 4 Lots into 3 Lots – REC15/0031
When Conditions Must Be Complied With
Unless otherwise stated, all works required by these conditions must be completed prior to submission of the subdivision plan to Council for compliance assessment.
Approved Plan
Development, including staging of the development, shall be undertaken in accordance with this approval and must generally comply with the approved plans of development. The approved plans are titled and numbered:
Plan Title	Drawing Reference	Revision	Date	Prepared by
Plan of Proposed Reconfiguration	CO-ROL-2015	A	11/09/2015	Palm Lake Works
and as may be amended by these conditions.
Lot Amalgamation and Road Dedication
The Plan of Survey must include any road reserve dedications for any necessary road widening for the proposed roadworks, electrical transformers and truncation at the intersection of Pearsons Road with Elm Street to ensure the existing power lines crossing this corner of the site are located within road reserve.  The new boundary line setback from the power line shall be in accordance with ENERGEX’s requirements and adequate to accommodate any proposed or future roadworks and pathway at this corner of the site.
Pursuant to s342 of the Sustainable Planning Act 2009, the Development Permit for Reconfiguring a Lot lapses if the subdivision plan has not been registered by the relevant titles authority commenced by 21 July 2020.
referral agencies
The referral agencies applicable to this application are:
Referral Status	Referral Agency and Address	Referral Trigger	Response

Concurrence	SARA at DSDIP Mike Ahern Government Building 12 First Avenue Maroochydore  Qlld  4558	State Controlled Roads & Transport Infrastructure	The agency provided its response on 15 April 2016.  A copy of the response is attached.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution” made pursuant to the Sustainable Planning Act 2009 and in conjunction with the State Planning Regulatory Provision (Adopted Charges).
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is required. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
traffic management during all aspects of the construction phase including:
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
maintenance of safe pedestrian access for the areas affected by the works during and after daily construction has ceased
proposed fencing to the site during the construction phase of the development
approval of the Traffic Management Control Plan by the Department of Transport and Main Roads (DTMR) for any works on State controlled roads
provision for worker car parking
maintenance and protection of water quality and existing drainage lines through the construction site, through the implementation of appropriate erosion and sediment control measures
works programme identifying key components of the works and their respective durations
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
identification of complaint management procedures including:
contact details for the on-site manager
dispute resolution procedures
details on the location of external fill sites/sources, the haulage route, type of vehicle to be utilised during filling operations and frequency of usage. NB any damage to the existing road system as a result of haulage operations shall be fully repaired at the applicant’s expense
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.
Community Title Scheme - Private Infrastructure
All private infrastructures for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority.
Speed Limit on Elm Street
Applicant shall consult with DTMR to determine any necessary changes to the existing speed limits on Elm Street due proposed upgrading roadworks.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's DA Planning Section to arrange a Development Compliance Inspection.
Balance Lot for Staged Building Format Plans
In accordance with the Sustainable Planning Act 2009, any proposal to stage the titling arrangements of the development such that a Building Format Plan is registered with a balance lot for future development will first require a Development Permit for Reconfiguring a Lot be obtained from Council.
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the duty of care. Substantial monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit on 07 3247 6212 to discuss any obligations under the ACH Act.
property notes
Not Applicable
preliminary approval overriding planning scheme
Not Applicable
further development permits required
Type of Development Permit required	Subject of the required Development Permit
Development Permit for Operational Works	Landscaping, vegetation removal, site civil works including earthworks, roadworks including works required by Department of Main Roads, access, internal roads and carparking, stormwater (quantity & quality), frontage works including pathways, erosion & sediment control
Development Permit for Building Works	All Building Works
self assessable codes
The following codes for self-assessable development related to the development approval issued under this Decision Notice must be complied with.
Advertising Devices Code
submissions
No properly made submissions were received about this application.
reasons/grounds for approval
The Assessment Manager considers the decision conflicts with the planning scheme and the following are sufficient grounds to justify the decision despite the conflict:
The development provides a logical extension of the approved retirement use on adjacent land and will support the retirement housing needs of Cooroy.
The rural zoned allotment does not support any significant rural activities or agricultural values and the development will not affect Cooroy’s rural production capacity.
The development will not adversely impact on existing residential and rural uses in the area.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a “negotiated decision notice” will be issued. Only one “negotiated decision notice” may be given. Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”. (Refer to Part 8 “Dealing with decision notices and approvals” - Division 1 “Changing decision notices and approvals during applicant’s appeal period” of the Sustainable Planning Act 2009.)

OTHER DETAILS
If you wish to obtain more information about Council’s decision, electronic copies are available on line at www.noosa.qld.gov.au, or at Council Offices.
Yours faithfully

Kerri Coyle
Manager Planning & Environment

cc	Unitywater
SARA at DSDIP
Mike Ahern Government Building
12 First Avenue
MAROOCHYDORE  QLD  4558

Enc:	Adopted Infrastructure Charge Notice
Referral Agency Response
Approved Plans/Documents
Appeal Rights

	Referral Agency Response SUSTAINABLE PLANNING ACT 2009 & SUSTAINABLE PLANNING REGULATION 2009

	Appeal Rights SUSTAINABLE PLANNING ACT 2009 & SUSTAINABLE PLANNING REGULATION 2009

The following is an extract from the Sustainable Planning Act 2009  (Chapter 7).
MATERIAL CHANGE OF USE, RECONFIGURING A LOT & OPERATIONAL WORKS

Division 8 	Appeals to court relating to development applications and approvals

461 	Appeals by applicants
(1) 	An applicant for a development application may appeal to the court against any of the following—
(a) 	the refusal, or the refusal in part, of the development application;
(b) 	any condition of a development approval, another matter stated in a development approval and the identification or inclusion of a code under section 242;
(c) 	the decision to give a preliminary approval when a development permit was applied for;
(d) 	the length of a period mentioned in section 341;
(e) 	a deemed refusal of the development application.
(2) 	An appeal under subsection (1)(a), (b), (c) or (d) must be started within 20 business days (the applicant’s appeal period) after—
(a) 	if a decision notice or negotiated decision notice is given—the day the decision notice or negotiated decision notice is given to the applicant; or
(b) 	otherwise—the day a decision notice was required to be given to the applicant.
(3) 	An appeal under subsection (1)(e) may be started at any time after the last day a decision on the matter should have been made.

462 	Appeals by submitters—general
(1) 	A submitter for a development application may appeal to the court only against—
(a) 	the part of the approval relating to the assessment manager’s decision about any part of the application requiring impact assessment under section 314; or
(b) 	the part of the approval relating to the assessment manager’s decision under section 327.
(2) 	To the extent an appeal may be made under subsection (1), the appeal may be against 1 or more of the following—
(a) 	the giving of a development approval;
(b) 	any provision of the approval including—
(i) 	a condition of, or lack of condition for, the approval; or
(ii) 	the length of a period mentioned in section 341 for the approval.
(3) 	However, a submitter may not appeal if the submitter—
(a) 	withdraws the submission before the application is decided; or
(b) 	has given the assessment manager a notice under section 339(1)(b)(ii).
(4) 	The appeal must be started within 20 business days (the submitter’s appeal period) after the decision notice or negotiated decision notice is given to the submitter.

463 	Additional and extended appeal rights for submitters for particular development applications
(1) 	This section applies to a development application to which chapter 9, part 7 applies.
(2) 	A submitter of a properly made submission for the application may appeal to the court about a referral agency’s response made by a prescribed concurrence agency for the application.
(3) 	However, the submitter may only appeal against a referral agency’s response to the extent it relates to—
(a) 	if the prescribed concurrence agency is the chief executive (environment)—development for an aquacultural ERA; or
(b) 	if the prescribed concurrence agency is the chief executive (fisheries)—development that is—
(i) 	a material change of use of premises for aquaculture; or
(ii) 	operational work that is the removal, damage or destruction of a marine plant.
(4) 	Despite section 462(1), the submitter may appeal against the following matters for the application even if the matters relate to code assessment—
(a) 	a decision about a matter mentioned in section 462(2) if it is a decision of the chief executive (fisheries);
(b) 	a referral agency’s response mentioned in subsection (2).

464 	Appeals by advice agency submitters
(1) 	Subsection (2) applies if an advice agency, in its response for an application, told the assessment manager to treat the response as a properly made submission.
(2) 	The advice agency may, within the limits of its jurisdiction, appeal to the court about—
(a) 	any part of the approval relating to the assessment manager’s decision about any part of the application requiring impact assessment under section 314; or
(b) 	any part of the approval relating to the assessment manager’s decision under section 327.
(3) 	The appeal must be started within 20 business days after the day the decision notice or negotiated decision notice is given to the advice agency as a submitter.
(4) 	However, if the advice agency has given the assessment manager a notice under section 339(1)(b)(ii), the advice agency may not appeal the decision.

465 	Appeals about decisions relating to extensions for approvals
(1) 	For a development approval given for a development application, a person to whom a notice is given under section 389, other than a notice for a decision under section 386(2), may appeal to the court against the decision in the notice.
(2) 	The appeal must be started within 20 business days after the day the notice of the decision is given to the person.
(3) 	Also, a person who has made a request under section 383 may appeal to the court against a deemed refusal of the request.
(4)	An appeal under subsection (3) may be started at any time after the last day the decision on the matter should have been made.

466 	Appeals about decisions relating to permissible changes
(1) 	For a development approval given for a development application, the following persons may appeal to the court against a decision on a request to make a permissible change to the approval—
(a) 	if the responsible entity for making the change is the assessment manager for the application—
(i) 	the person who made the request; or
(ii) 	an entity that gave a notice under section 373 or a pre-request response notice about the request;
(b) 	if the responsible entity for making the change is a concurrence agency for the application—the person who made the request.
(2) 	The appeal must be started within 20 business days after the day the person is given notice of the decision on the request under section 376.
(3) 	Also, a person who has made a request under section 369 may appeal to the court against a deemed refusal of the request.
(4)	An appeal under subsection (3) may be started at any time after the last day the decision on the matter should have been made.

467 	Appeals about changing or cancelling conditions imposed by assessment manager or concurrence agency
(1) 	A person to whom a notice under section 378(9)(b) giving a decision to change or cancel a condition of a development approval has been given may appeal to the court against the decision in the notice.
(2) 	The appeal must be started within 20 business days after the day the notice of the decision is given to the person.

[word/footer1.xml]
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[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 37

[word/header1.xml]
MCU15/0111

[Attachment: image10.png (image text)]
 

No. _ | Conditions Condition timing
1) The road works must be designed and constructed in

accordance with the Department of Transport and Main
Roads Road Planning Design Manual

 

 

é Direct access is not permitted between the Cooroy Connection | At all imes.
Road and the subject site.

 

 

 

 

Deparment of rfastuchie, Local Goverment and Planing Page

 


[Attachment: image11.png (image text)]
urreference:  SDA-1216-028783
Yourreference: MCUTSON1T & RECIS/0021

Attachment 2—Reasons for decision to impose conditions

 

‘The reasons for this decision are:

‘+ Toensure the development is carried out generally in accordance with the plans of
development submitted with the application

‘+ To ensure the road works on, or associated with, the state-controlled road network are
undertaken in accordance with applicable standards.

‘+ To provide, as far as practicable, public passenger transport infrastructure to support public
passenger services.

‘+ To ensure that the impacts of stormwater events associated with development are
minimised and managed to avoid creating any adverse impacts on the state-transport
comtidor.

‘+ To ensure access to the state-controlled road from the site does not compromise the safety
and efficiency of the state-controlled road direct access to the state-controlled road is,
prohibited where not required.

Deparment of nrasructure. Loca Government and Psnning Page7


[Attachment: image12.png (image text)]
urreference:  SDA-1216-028783
Yourreference: MCUTSON1T & RECIS/0021

Attachment 3—Further advice

 

 

General advice

 

1

For compliance purposes in relation to conditions 3 and 4 of this concurrence agency
response, the North Coast District Development Assessment Team within the
Department of Transport and Main Roads can be contacted on (07) 5451 7055 or via
email at North. Coast [email protected] quote the Department of Transport and Main Roads reference number: TMR16-
o16077.

 

On site taxi facility
‘The pick-up/drop-off area shown on Site Plan, prepared by Interworks Architects, dated
2108/2015, Dwg No. 01.1 should be designed to ensure that itis capable of
‘accommodating at least one taxi suitable for use by people with disabilities in
accordance with the following:
'* Disability Standards for Accessible Public Transport 2002 - subsection 31(1) of
‘the Disability Discrimination Act 1992,
+ A81428.1 — Design for Access and Mobility; and
‘+ AS2890.6~ Parking Facilities, Part 6: Off-street parking for people with
disabilities.

 

‘Transport noise corridor

Mandatory Part (MP) 4.4 of the Queensland Development Code (QDC) commenced on.
1 September 2010 and applies to building work for the construction or renovation of a
residential building in a designated transport noise corridor. MP4.4 seeks to ensure that
the habitable rooms of Class 1, 2, 3 and 4 buildings located in a transport noise corridor
are designed and constructed to reduce transport noise. Transport noise corridor means
land designated under Chapter 8B of the Building Act 1975 as a transport noise corridor.
A free online search tool can be used to find out whether a property is located in a
designated transport noise coridor.

This tool is available online at:

hitp./Ispp dsdip esriaustraliaonline.com au/geoviewer/map/ptanmaki

This tool allows searches on a registered lot number andlor property address to
determine whether and how the QDC applies to the land.

 

Further development permits, compliance permits or compliance certificates

 

 

4.

 

Road works approval
Under section 33 of the Transport infrastructure Act 1994, written approval is required
‘from the Department of Transport and Main Roads to carry out road works on a state-
controlled road. Please contact the North Coast District Development Assessment
Team of the Department of Transport and Main Roads via
[email protected] (or phone (07) 5461 0785) to make an application for
road works approval.

This approval must be obtained prior to commencing any works on the state-controlled
road reserve. The approval process may require the approval of engineering designs of
the proposed works, certified by a Registered Professional Engineer of Queensland
(RPEQ). The road works approval process takes time — please contact the Department
of Transport and Main Roads well in advance to ensure that gaining approval does not

 

Deparment of rfastuchie, Local Goverment and Planing Pages

 


[Attachment: image13.png (image text)]
 

delay construction:

 

| Bus stop compliance

To ensure compliance with Condition 3 of this concurrence agency response, the
applicant is requested to provide the detailed desian of the bus stop pair to the
TransLink Division of the Department of Transport and Main Roads for endorsement
prior to construction or any works commencing. Please contact the TransLink Division
by phone (07) 3851 8700 or via email at [email protected],

‘TransLink’s Public Transport infrastructure Manual May 2012 is available at:
htov/translink.com aulabout-translinkAwhat-we-do/public-ransport-plannt

   

‘The northbound bus stop should maintain an adequate clearance from the maintenance
access gates for the North Coast Line railway.

 

 

6. | Stormwater Compliance

The Stormwater Report with detailed stormwater management design should be
submitted to the North Coast District Development Assessment Team of the Department
of Transport and Main Roads for review and endorsement prior to obtaining operational
‘works approval associated with bulk earthworks, stormwater or drainage is sought or
construction commences.

Please quote the Department of Transport and Main Roads reference number: TMR16-
16077.

‘The review and endorsement of the stormwater management design, will ensure that the
detention basin and stormwater management system complies with the requirements of
this condition and achieves a “no worsening” outcome.

 

 

Deparment of nrasructure. Loca Government and Psnning Pageo

 


[Attachment: image14.png (image text)]
urreference:  SDA-1216-028783
Yourreference: MCUTSON1T & RECIS/0021

Attachment 4—Approved plans and specifications

 

Deparment of rfastuchie, Local Goverment and Planing Page 10


[Attachment: image15.png (image text)]
 

 
   
 
    
   
   

 

PLANS AND DOCUMENTS
‘eferest inthe
DEVELOPMENT APPROVAL =

 

 

 

 

 

 

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sTEDErALs
19 TRADING POST ROAD,
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‘LOT 2,RP 165418
TOTAL SMEAREA 20229n¢
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® \ BS BH A 5 TOTAL RESIDENTS ROOMS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TOTAL CARPARKS 1
: | IMPERMEABLE AREA
\ 2 | 12360?

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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en @ Palak
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[Attachment: image17.png (image text)]
 

 

PLANS AND DOCUMENTS yi
fefered on the
[DEVELOPMENT APPROVAL

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PLANS AND DOCUMENTS
feferes ton he
DEVELOPMENT APPROVAL

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[Attachment: image5.png (image text)]
urreference:  SDA-1216.028799

 

Queenstand
Government

Department of Infastuctue
Loeal Government and Planning

Yourreference: MCU/ISIOIIT & RECTSI0091

15 April 2016

‘Mr Brett de Chastel
Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
‘mail@noosa qid.gov.au

Dear Mr de Chastel

Concurrence agency response—with conditions
2.and 4 Lamonts Road and 19 to 20 Trading Post Road, Cooroy QLD 4563; Lots 1 & 2 on
RP165418; Lots 1 and 4 on RP218922

(Given under section 285 ofthe Suetainable Planning Act 2008)

‘The referral agency material for the development application described below was received by
the Department of Infrastructure, Local Govemment and Planning under section 272 of the
‘Sustainable Planning Act 2009 on 4 January 2015,

 

 

 

Applicant details
Applicant name: Palm Lake Works Ply Lid
‘Applicant contact details: PO BOX 10479
SOUTHPORT QLD 4215
[email protected]
Site details
Street address: 2 and 4 Lamonts Road, Cooroy QLD 4563 and;
19 and 20 Trading Post Road, Cooroy QLD 4563
Lot on plan Lot 1 on RP165418; Lot 2 on RP165418; Lot 1 on RP215922;,
Lot 4 on RP215922
Local government area ‘Noosa Shire Council
Application details
Proposed development. Development Permit for Material Change of Use — Multiple
Housing Type 3 — Retirement and Special Needs (86
Pat
suet
[et ator creeeunery
Soeerean 7 ama

‘Feepnone #517 4331 Sete


[Attachment: image6.png (image text)]
Additional Retirement Dwellings), and
Development Permit for Reconfiguring a Lot ~ 4 Lots into 3

 

 

 

Lots:
Aspects of development and type of approval being sought
Nature of ‘Approval | Brief Proposal of Description Level of
Development Type Assessment
Material Change of | Development | Material Change of Use for __| Impact Assessment
Use Permit ‘Muttiple Housing Type 3—
Retirement and Special Needs
{for an additional 56
independent dwelling units
(20 total) and Aged Care (120
bed) and Ancillary Facilites,
Reconfiguring a Lot | Development | 4 Lots into 3 Lots Code Assessment
Permit

 

 

 

 

 

 

Referral triggers

 

‘The development application was referred to the department under the following provisions of
the Sustainable Planning Regulation 2009:

Referral trigger Schedule 7, Table 3, Item 1—State-controlled road,

‘Schedule 7, Table 3, Item 2—Development impacting on state-
‘transport infrastructure

Conditions
Under section 287(1)a) of the Sustainable Planning Act 2009, the conditions set out in
Attachment 1 must be attached to any development approval

Reasons for decision to impose conditions
Under section 289(1) of the Sustainable Planning Act 2009, the department must set out the
reasons for the decision to impose conditions. These reasons are set out in Attachment 2.

Further advice
Under section 287(6) of the Sustainable Planning Act 2009, the department offers advice about
the application to the assessment manager—see Attachment 3.

Approved plans and specifications
‘The department requires that the following plans and specifications set out below and in
Attachment 4 must be attached to any development approval

 

Drawing/Report Title Prepared by Date Reference | Versioniissue
no.

 

‘Aspect of development: material change of use

 

 

 

 

Site Plan — Option 4 Interworks 211082015 | Dwg No. 01.4
Architects

Noise Impact Assessment | ASK Consulting | 10/02/2016 | 7617RO1VO2
Engineers Pty Ltd

External Works Functional | Calibre Consulting [08/01/2016 | 15-001261- | Issue B

 

 

 

 

Layout Pian Pearsons

 

Deparment of rfastuchie, Local Goverment and Planing Page2

 


[Attachment: image7.png (image text)]
 

 

 

 

 

Road intersection (QLD) Py Lia RFOZ
External Works Functional | Calibre Consulting [08/01/2016 | 15.001261- | Issue B
Layout Pian Lamonts (QLD) Pry Lia RFO1
Road
Concept Stormwater Calibre Consulting [November | B14158.W-
Management Pian (QLD) Pry Lia 2015 034
(swap)
‘Traffic Impact Assessment | Calibre Consulting | February (814158. ERO2

(QLD) Pry Lta 2016

 

 

 

 

 

A.copy of this response has been sent to the applicant for their information.

For further information, please contact Danica Clark, Senior Planning Officer, SARA Wide Bay

Bumett on (07) 4331 5619, or email [email protected] who

Yours sincerely

 

‘Sarah Doring
‘AlManager (Pianning)

coal Lake Works Ply Ltd, [email protected]
fenc: Attachment !—Condiions fo be imposed
“Attachment 2—Reasons for decision fo impose conditions
‘Attachment 2—Furter advice
‘Attachment 4—Approved Plans and Specifications

Deparment of rfastuchie, Local Goverment and Planing

 

be pleased to assist.

Pages

 


[Attachment: image8.png (image text)]
urreference:  SDA-1216-028783
Yourreference: MCUTSON1T & RECIS/0021

Attachment 1—Conditions to be imposed

 

No. | Conditions

 

 

Condition timing

 

Development Permit for Material Change of Use — Multiple Housing Type 3 — Retirement and

‘Special Needs (56 Additional Retirement Dwellings)

 

‘State-controlled road / development impacting on state-transportinfrastructure—Pursuant to
‘section 255D of the Sustainable Planning Act 2009, the chief executive administering the Act
nominates the Director-General of the Department of Transport and Main Roads to be the
assessing authority for the development to which this development approval relates for the
‘administration and enforcement of any matter relating to the following conditions:

 

 

 

1. ‘The development must be carried out generally in accordance | Prior to the
with the following plans: ‘commencement of
'* Site Plan — Option 4 prepared by Interworks Architects | use and to be
dated 21/08/2016, reference Dwg No. 01.1 ‘maintained at ll
2 The development must be generally in accordance with the Prior to the
Noise Impact Assessment prepared by ASK Consulting ‘commencement of
Engineers Pty Ltd dated 10/02/2016, reference 7617R01V02, | use and to be
in particular ‘maintained at all
* 2.1 metre noise barrier atthe location shown in Figure | times,
6.1 — Recommended Acoustic Barrer, and
+ The barer must be designed and constructed in
accordance withthe Department of Transport and Main
Roads Road Traffic Noise Management Code of
Practice and Technical Standards MRTS15.
3. (a) The applicant must provide a bus stop pair and (a)-(c)
pedestrian crossing facility as shown as ‘Future Bus Prior to the
Lane’ (northbound) and ‘Translink Standard Bus Stop’ ‘commencement of

(Southbound) on the Extemal Works Functional Layout
Plan Pearsons Road Intersection, prepared by Calibre
Consulting (QLD) Pty Ltd dated 08/01/2016, referenced
15-001261-RFO2 Issue B.

(b) Each bus stop must be in accordance with the Disability
‘Standards for Accessible Public Transport 2002 made
under subsection 31(1) of the Disability Discrimination
Act 1992 and include the following components in
‘accordance with the Department of Transport and Main
Roads Translink Public Transport infrastructure Manual
2015:

(all mandatory components for an ‘intermediate stop’
detailed in Section 5.7 — ‘Bus stop components’ of
Chapter 5 — "Bus stop infrastructure’;

(i) a.J Pole sign in accordance with Figure §.11 - ‘Bus
‘stop identification markers’ and Table 5.9- ‘Stop.
‘signage/stop marker’ of Chapter § - ‘Bus stop
infrastructure’, and Sign Type IS-10b ‘Bus Stop — J
Pole Sign (TransLink)' section 4.26.2 of the Signage

 

 

use.

 

 

 

Deparment of rfastuchie, Local Goverment and Planing

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[Attachment: image9.png (image text)]
 

No.

Conditions:

Condition timing

 

Manual — Bus Network Infrastructure, TransLink
Division, Department of Transport and Main Roads,
‘September 2014;

ii) an indented bus stop for a single unit rigid bus of
12.5 metres in length in accordance with Section
5.6.3.1 ~ Bus stop length requirements’ and “Table
5.7: Bus Stop Length Requirements’ of Chapter 5 -
"Bus stop infrastructure’:

(iv) a boarding point in accordance with ‘intermediate
‘Stop ~ Site Layout - With indented Bus Bay’, DRG.
5-002 of Appendix 5-8 ~ ‘Layout and technical
‘drawings’ with shelter to be provided in accordance
with the standards of Noosa Shire Council (‘Noosa
Council Custom Design Rural Bus Shelter’ as per
development approval 132007 2398.02).

(c) RPEQ certification must be provided to the North Coast
District Development Assessment Team within the
Department of Transport and Main Roads, confirming
that the development has been designed and
‘constructed in accordance with parts (a) and (b) of this
‘condition,

 

(a) The development must be in accordance with the
Concept Stormwater Management Plan (SWMP)
prepared by Calibre Consulting (QLD) Pty Ltd dated
November 2016, reference B14158.W-03A.

(b) RPEQ certification with supporting documentation must
be provided to the North Coast District Development
‘Assessment Team within the Department of Transport
and Main Roads, confirming that the development has
bbeen designed and constructed in accordance with part
(a) of this condition.

@) Atall times.

(b) Prior to the
‘commencement
of use.

 

 

 

{@) Road works comprising
(Pearsons Road/Eim Street (Cooroy Connection Road)
intersection:
*  Channelised right tum treatment (CHR) and;
© Auxiliary lef tum treatment (short) (AUL(S)) and;
+ Pedestrian crossing facility including necessary
overhead lighting
‘must be provided generally in accordance with Extemal
Works Functional Layout Plan Pearsons Road Intersection
prepared by Calibre Consulting (QLD) Pty Ltd dated
(08/01/2016 referenced 15-001261-RFO2 Issue B; and
i) Lamonts Road/Eim Street (Corey Connection Road)
intersection:
‘*  Channelised right tum treatment (CHR); and
‘© Auxiliary Left tun treatment (short) (AUL(S))
‘must be provided generally in accordance with External
‘Works Functional Layout Plan Lamonts Road Intersection
prepared by Calibre Consulting (QLD) Pty Ltd dated
08/01/2016 referenced 16-001261-RFO1 Issue B.

 

{@) and (b) Prior to
the commencement
of use.

 

Deparment of rfastuchie, Local Goverment and Planing

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