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2020-05-18 General Committee Agenda
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AGENDA
General Committee
Meeting
Monday, 18 May 2020
commencing at 10am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Frank Wilkie (Chair), Karen Finzel, Joe Jurisevic, Amelia
Lorentson, Clare Stewart, Brian Stockwell, Tom Wegener
“Noosa Shire – different by nature”
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Full text of sections 2 to 71 (of 80)
Section 2
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
DEPUTATIONS -
ITEMS REFERRED FROM PLANNING & ENVIRONMENT COMMITTEE -
Nil.
ITEMS REFERRED FROM SERVICES & ORGANISATION COMMITTEE -
1 AUDIT & RISK COMMITTEE MEMBERSHIP
(Services & Organisation Committee Agenda, 12 May 2020, Item 1, Page 3)
Reason for referral – For further consideration
2 AMENDMENT TO COUNCILLORS ACCEPTABLE REQUESTS GUIDELINES
POLICY
(Services & Organisation Committee Agenda, 12 May 2020, Item 2, Page 11)
Reason for referral – For a further report (Refer Item 3, Page 3)
REPORTS DIRECT TO GENERAL COMMITTEE 3
3 FURTHER REPORT – AMENDMENT TO COUNCILLORS ACCEPTABLE REQUESTS
GUIDELINES POLICY 3
4 FURTHER REPORT - MCU18/0166 - PLANNING & ENVIRONMENT COURT
APPEAL NO BD897 OF 2020 - REFUSAL OF APPLICATION FOR MATERIAL
CHANGE OF USE FOR SERVICE & UTILITY - TYPE 3 (TOWER) AT 244
TABLELANDS ROAD, COORAN 8
5 MCU17/0024.01 - MINOR CHANGE TO DEVELOPMENT APPROVAL FOR
MATERIAL CHANGE OF USE OF PREMISES - ENTERTAINMENT & DINING
BUSINESS TYPE 1 FOOD & BEVERAGES AND TYPE 2 RECREATION,
AMUSEMENT AND FITNESS AT 4 THE ESPLANADE, SUNSHINE BEACH 12
6 132005.1062.07 - APPLICATION TO EXTEND THE CURRENCY PERIOD OF
DEVELOPMENT APPROVAL FOR DUPLEX DWELLING & OPERATIONAL
WORKS AT 5 PARK CRESCENT, SUNSHINE BEACH 18
7 RAL19/0008 - DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT
(1 LOT INTO 2 LOTS) AT 216 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN 41
8 MCU20/0008 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF
USE FOR ANCILLARY DWELLING UNIT AT 1/33 GATEWAY DRIVE,
NOOSAVILLE 52
9 FINANCIAL PERFORMANCE REPORT - APRIL 2020 68
CLOSED SESSION -
Page 2 of 80
Section 3
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
REPORTS DIRECT TO GENERAL COMMITTEE
3 FURTHER REPORT – AMENDMENT TO COUNCILLORS ACCEPTABLE REQUESTS
GUIDELINES POLICY
ocum
Author Director Executive Services, Debra Iezzi
Executive Services Department
Index ECM/ Subject/ Council Policies
Attachments 1. Revised Councillors Acceptable Requests Guidelines Policy
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Director Executive Services to the Services and Organisation
Committee Meeting dated 12 May 2020 and the further report to the General Committee Meeting
dated 18 May 2020 and adopt the amended Councillors Acceptable Requests Guideline Policy
provided as Attachment 1 to the further report.
REPORT
A report proposing amendments to the Councillors Acceptable Requests Guidelines Policy was
presented to the Services and Organisation Committee Meeting on 12 May 2020.
At this meeting, Councillors requested a further report be presented to the General Committee
meeting incorporating the following further amendments to the Policy:
That reference be made to the Councillors Code of Conduct which sets the principles and
standards of behaviour expected of Councillors and the Mayor when carrying out their
responsibilities and obligations as elected representatives.
That reference be made to the Employee Code of Conduct which sets the standards of
behaviours expected by all employees.
That links/references be included to the Councillor Code of Conduct and the Employee
Code of Conduct.
Clarifying that Councillors have discretion as to how they make requests (verbal/written)
and can identify their preference as to how they receive that advice (verbal/written).
These changes have been incorporated in the amended Policy attached to this report for
Council’s consideration.
The intent of the policy remains the same – to encourage interaction between Councillors and
our staff recognising that in practice, the nature of the Councillor request will determine how
requests are best dealt with. For minor operational matters, Councillors can deal the relevant
employee but for more complex or policy matters, deal with Managers, Directors or the CEO as
appropriate. To be effective, this process requires good judgment from both Councillors and staff
to ensure that requests are dealt with at the most appropriate level.
Page 3 of 80
Section 4
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Previous Council Consideration
Report to Services & Organisation Committee meeting, 12 May 2020.
Finance
Nil.
Risks & Opportunities
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
The CEO has been consulted on this matter.
Departments/Sections Consulted:
X Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
X Executive Services Environment & Sustainable Development Infrastructure Services
X Director Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 4 of 80
Section 5
Page 5 of 80
ATTACHMENT 1
¢ Ww Council Policy
@ | COUNCIL
Corporate Plan Reference: Excellence as a Council — The Noosa Community is
proud of its Council
Endorsed by Council: 21 May 2020
Policy Author: Director Executive Services
POLICY BACKGROUND
This policy sets out the guidelines for requests for assistance, advice or information by Councillors
to local government employees to assist Councillors to carry out their responsibilities under the Local
Government Act 2009 (the Act).
Section 170A (7) of the Act requires that Council adopts Acceptable Requests Guidelines about the
way in which a Councillor may ask local government employees for advice to help them carry out
their responsibilities under the Act and reasonable limits on requests that a Councillor may make.
As such, this Policy provides guidance about:
° The way in which a Councillor may ask a local government employee for advice to help the
Councillor carry out his or her responsibilities under the Act;
e Reasonable limits on requests that a Councillor may make; and
° Giving directions to Council employees.
Noosa Council encourages an open information flow between Councillors and Council employees.
Councillors and Council employees are encouraged to interact with each other openly and share
ideas and information to enable Council to provide exceptional service to our community.
Whilst the legislative roles and responsibilities of the political arm (the Mayor and Councillors) and
administrative arm (the Chief Executive Officer and Council employees) of Council differ, both arms
are working together towards the same Council vision as set out in our Corporate Plan — “Noosa
Shire — different by nature”.
Councillors in the performance of their responsibilities are required to uphold the behavioural
standards detailed in the Councillors Code of Conduct when engaging with employees. Similarly
Council employees are required to act in accordance with the expected standards of acceptable
conduct detailed within the Employee Code of Conduct.
COUNCIL POLICY
Councillors may request assistance, advice or information to carry out their responsibilities under the
Act from local government employees on matters that are within the scope of responsibility or
knowledge where:
° The request is of the nature of a simple question that can be verbally responded to; and
° The employee normally provides similar assistance, advice or information to either the public
or more senior employees of the local government.
However no Councillor including the Mayor may give a direction to any local government employee
with the exception of the Mayor directing the Chief Executive Officer (CEO).
Page 5 of 80Section 6
Page 6 of 80
The Mayor may give a direction to the CEO,' however it must not be inconsistent with a resolution,
or a document adopted by resolution, of the local government. Contravention of the provision could
result in disciplinary action being taken against aceunciterthe Mayor.
Councillors may, subject to any limits prescribed under a regulation, ask the CEO to provide
information that the local government has access to, relating to the local government.2
GUIDING PRINCIPLES
° Councillors should use their judgement in directing their request to the appropriate level.
Conversely, it is expected that Council employees should also use their judgement to advise
Councillors if it would be more appropriate for the Councillor's request to be dealt with by
another staff member including a more senior staff member (particularly where the request for
advice or information does not fall within the employee’s level of expertise or experience).
° Requests by Councillors for assistance or advice relating to policy or complex matters should
be directed to the CEO, relevant Director or Manager.
° For matters other than requests regarding policy or complex matters, advice or information
sought from a Council employee should be within the employee’s scope of responsibility or
knowledge and be made without any direction or pressure as to the conclusion or
recommendation of the employee’s advice.
e Councillors may use their discretion in how they make requests (i.e. verbally or in writing) and
indicate their preference for how an employee responds to their request (i.e. a return phone
call, discussion or in writing).
° The timeframe for the delivery of the request should be reasonable having regard to the
complexity of the request and the workload of the employee at the time of the request.
° Requests by Councillors will be responded to as soon as reasonably possible, or in a timeframe
not exceeding 10 working days of receipt of the request. If the request involves a complicated
issue; requires significant time or resources to research; or necessitates a report to Council,
the employee will respectfully inform the Councillor and the relevant Manager/Director who will
escalate the reason for the delay to the CEO. If the CEO believes that is not practicable to
comply with the Councillor's request within ten 10 working days - within 20 working days after
receiving the request, the CEO must advise the Councillor of that belief and the reasons for
the belief within 10 business days of the CEO receiving the request (S170A (9)(10)).
e Any Councillor who is unsure about how and when they may approach a Council employee
should seek advice from the CEO. Similarly, any Council employee who is unsure about the
appropriateness of a request from a Councillor should seek advice from their Manager, Director
or the CEO. Any conflicts arising between Councillors and Council employees resulting from
their interactions are to be brought to the attention of the CEO.
e To assist communications and ensure coordination, employees should ensure provision of
assistance, advice or information to Councillors is shared with the relevant Manager/ Director.
° If a Councillor asks for assistance, advice or information outside of these guidelines, or
attempts to direct or influence an employee about the way in which his or her duties are to be
performed, the employee must report this in a timely manner to their Manager, Director or the
Chief Executive Officer (CEO). It is important to note that a request has no effect if it does not
comply with the local government’s acceptable request guidelines, unless the request is made
by a Mayor, or the chairperson of a committee makes a request that relates to their role as a
chairperson (S170A (6)).
e Employees must keep a record of assistance, advice or information provided to Councillors as
they would in advising or assisting a member of the public or another authority. This is to be
recorded in Council’s record management system.
' Local Government Act 2009 (QLD) s 170(1).
? Local Government Act 2009 (QLD) s 170A(2).
Page 6 of 80Section 7
Page 7 of 80
Furthermore, a Councillor may not request information or a document that:
° Is a record of the Councillor Conduct Tribunal; or that was a record of a former conduct review
body; or
° If disclosure of the information or document to the Councillor would be contrary to an order of
a court or tribunal; or
° Would be privileged from production in a legal proceeding on the ground of legal professional
privilege.
ROLES AND RESPONSIBILITIES
This policy applies to the councillors of the Noosa Shire Council. With regard to the application of
these Guidelines to the Mayor, section 12 (4) of the Act is noted wherein the Mayor is given extra
local government responsibilities.
Furthermore, a complaint about the failure to comply with these Guidelines by a Councillor may be
considered inappropriate conduct in accordance with section 150K of the Act and will be referred to
the Assessor.
RELEVANT LEGISLATION
Local Government Act 2009:
Section 12 — Responsibilities of Councillors
Section 13 — Responsibilities of local government employees Section 170 — Giving directions to local
government staff Section 170A — Requests for assistance or information Section 171 — Use of
information by Councillors
Section 171A — Prohibited conduct by Councillor in possession of inside information Section 200 —
Use of information by local government employees
Local Government Regulation 2012
RELEVANT COUNCIL POLICIES
Council Councillor Code of Conduct
Noosa Council Employee Code of Conduct
Councillors’ Expenses Reimbursement and Provision of Facilities Policy
DEFINITIONS
Councillor of a local government includes the Mayor, noting section 12(4) (c) of the Local
Government Act 2009.
CEO is the Chief Executive Officer of the council as prescribed by the Local Government Act 2009.
Local government / Council employee includes a person prescribed under a regulation.
Version control:
Version Reason/ Trigger Change (Y/N) Endorsed/ Reviewed by Date
1.0 New CEO 19/2/15
2.0 Review Y DES 20/05/2020
Page 7 of 80Section 8
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
4 FURTHER REPORT - MCU18/0166 - PLANNING & ENVIRONMENT COURT APPEAL
NO BD897 OF 2020 - REFUSAL OF APPLICATION FOR MATERIAL CHANGE OF USE
FOR SERVICE & UTILITY - TYPE 3 (TOWER) AT 244 TABLELANDS ROAD, COORAN
OCUMENT INFORMATION
Author Manager Development Assessment, Kerri Coyle
Environment & Sustainable Development Department
Index ECM/ Application/ MCU18/0166/ Case/ Aurecon
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Development Planner to the Ordinary Meeting dated 30 April
2020 and the further report by the Manager Development Assessment to the General Committee
Meeting dated 18 May 2020 regarding Planning & Environment Court Appeal No. BD897 of 2020
and agree to defend the appeal.
REPORT
Council, at its Ordinary Meeting of 30 April 2020, considered a report on the Planning &
Environment Court Appeal to construct a NBN Tower at 244 Tablelands Road, Cooran. At the
meeting Councillors requested further background details on the management of appeals,
including:
Alternate dispute resolution procedures that have been formally adopted into Council
practices and details;
Minutes of any mediation used by Council during the DA process with NBN;
Information regarding prospects of success;
Estimate of costs associated with defending the appeal, particularly if the appeal proceeds
to trial;
A legal opinion as to the risk of the applicant making an application for costs against
Council- have we got a strong case;
A briefing from town planners; and
A site inspection.
Accordingly, Council resolved to “…defer consideration of the matter to the May round of
meetings to allow Councillors to obtain further information.”
In response a workshop was held with Councillors to provide a briefing on the current
management of appeals, including Council officers’ practices to managing applications, seeking
resolution, court mediation, obtaining advice on prospects and the limited risk of costs being
awarded against Council. Importantly the following was noted by officers at the workshop:
Applications are discussed with the applicant throughout the development assessment
process, with 2 key times during the application where officers can raise issues and seek to
negotiate an acceptable outcome, including the Information and Referral Stage and the
Decision Stage. An opportunity was also afforded prior to lodgement of an application to
identify potential issues and solutions for a proposal and after an approval was issued to
negotiate conditions.
Page 8 of 80
Section 9
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Within 6 weeks of lodgement of an appeal with the Planning & Environment Court, parties
to an appeal are required to seek orders and direction from the court including setting a
date for a without prejudice mediation before the alternative dispute resolution court
registrar.
The court may award costs against a party in certain situations, but the scope to do so is
very limited under the Planning Act 2016.
Since March 2016, a total of 34 appeals to the court had been finalised as at February
2020, with only 7 of these proceeding to trial in which Council was successful. 17 appeals
were settled after amended plans were provided or agreement reached on amended
conditions and 10 appeals were withdrawn.
Council’s strong record of successfully defending the planning scheme was due to a good
planning scheme, consistent decision making in line with the planning scheme and highly
experienced solicitor and experts.
All Planning & Environment Court appeals are reported to Council on receipt and an initial
resolution sought to defend the appeal, noting though that few matters proceed all the way
to trial. Prospects for the appeal are not known at this stage, as it is difficult to determine
prospects until joint expert reports are prepared.
The role of alternative dispute resolution has seen the resolution of appeals saving parties
costs, but not all conflicts are simple to resolve and some appeals see the parties
fundamentally opposed to one another.
A further workshop is also proposed for Councillors on 15 May 2020 to brief Councillors on the
application issues and this appeal for the NBN Tower, with a site inspection arranged by
Councillors.
It is recommended that Council resolve to defend the appeal, noting that the appeal will be
managed by Council’s Manager Development Assessment, Director and the Case Management
Working Group and reported back to Council if potential solutions are identified during mediation
or advice is received that prospects for Council’s case is poor.
Previous Council Consideration
Ordinary Meeting Minutes, 20 February 2020, Item 1, Page 9
That Council note the report by the Development Planners to the Planning & Environment
Committee Meeting dated 11 February 2020 regarding Application No MCU18/0166 for a
Development Permit for Material Change of Use Service and Utility - Type 3 Tower, situated at
244 Tablelands Rd, Cooran and:
A. Refuse the application for the following reasons:
1. The proposed infrastructure will compromise the scenic amenity and regional
landscape in an area identified by the SEQ Regional Plan as being of regionally
significant scenic amenity contrary to the strategies referred to in Element 4 of
Chapter 3 Goal 4:Sustain.
2. The proposed development is inconsistent with Desired Environmental Outcome
3.1.3 m) viii of the Noosa Plan as the proposed development is visually prominent in
the view from premises along Tablelands Road.
3. The development application proposes a use that is inconsistent in the Rural Zone of
the Mary River Catchment Locality;
4. The proposal is inconsistent with the Mary River Catchment Locality Code in the
following respects:
4.1 The visual amenity enjoyed by users of nearby premises is adversely impacted
contrary to Overall Outcome 8.7.2 a)iii;: 6, Version Date: 26/02/2020 Document
Set ID: 21092349 Page 2 of 20
Page 9 of 80
Section 10
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
4.2 The scale and form of the structure is not integrated into the landform and
landscape contrary to Version Overall Outcome 8.7.2 k)iii;
4.3 The siting of the proposed structure does not protect significant views to Mt
Cooroora, Mt Cooran and Mt Pinbarren contrary to Overall Outcome 8.7.2 v)
and Specific Outcome O2;
4.4 The scenic values and rural amenity of the locality are adversely impacted
contrary to Overall Outcome 8.7.2 mm)ii;
5. The proposal is inconsistent with the Infrastructure Uses Code because it,
5.1. Detracts from the rural and residential visual amenity enjoyed by residents and
visitors to the area and does not satisfactorily visually integrate with the
landscape contrary to Overall Outcome 14.37.2 b) and Table 1 of Planning
Scheme Policy 23; and
5.2. Fails to co-locate with the nearby existing telecommunications facility contrary
to Overall Outcome 14.37.2 c).
6. The proposed tower, if approved, would be afforded immunity under the
Telecommunications Act 1997 enabling further extension of up to 5 metres without
further reference to Council which, if implemented, would further exacerbate the
adverse visual and rural amenity impacts;
7. The visual impact of the proposal on a number of premises in the area, which have
direct line of sight in their viewshed, is considered significant and unacceptable for
those residents.
8. The applicant’s visual impact assessment fails to satisfactorily assess the degree and
extent of visual impacts resulting from the proposed development and it is considered
impacts are likely to be greater than has been currently identified.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Ordinary Meeting Minutes, 30 April 2020, Item 4, Page 8
That Council note the report by the Development Planner to the Ordinary Meeting dated 30 April
2020 regarding Planning & Environment Court Appeal No. BD897 of 2020 and defer
consideration of the matter to the May round of meetings to allow Councillors to obtain further
information.
Finance & Risk
It is premature at this stage to provide advice on the likely prospects of the appeal. If the matter
proceeds to trial Council is likely to require experts in planning and visual analysis and cost
approximately $180,000.
Consultation
External Consultation - Community & Stakeholder
Wakefield Sykes, Solicitor
Page 10 of 80
Section 11
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Internal Consultation
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Director x Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 11 of 80
Section 12
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
5 MCU17/0024.01 - MINOR CHANGE TO DEVELOPMENT APPROVAL FOR MATERIAL
CHANGE OF USE OF PREMISES - ENTERTAINMENT & DINING BUSINESS TYPE 1
FOOD & BEVERAGES AND TYPE 2 RECREATION, AMUSEMENT AND FITNESS AT 4
THE ESPLANADE, SUNSHINE BEACH
DOCUMENT INFORMATION
Author Development Planner, Lisa Pienaar
Environment and Sustainable Development Department
Index ECM/ Application/ MCU17/0024.01
Attachments Nil
APPLICATION DETAILS
Application No. MCU17/0024.01
Development Approval Development Permit for Material Change of Use of Premises -
Entertainment & Dining Business Type 1 Food & Beverages and Type
2 Recreation, Amusement and Fitness
Applicant Surf Life Saving Under Control of Council as Trustee, Sunshine Beach
Surf Life Saving Club Inc
Request Received On 1 April 2020
PROPERTY DETAILS
Property Address Sunshine Beach Surf Life Saving Club, 4 The Esplanade Sunshine
Beach
RP Description Lot 5 SP 269274
Land Area 594 m²
Existing Use of Land Sunshine Beach Surf Life Saving Club
STATUTORY DETAILS
SEQRP Designation Urban
Locality Eastern Beaches
Zone Open Space Recreation
Overlays Biodiversity – Environmental Protection
Natural Hazard –Landslide & Acid Sulfate Soils
Natural Resources - Coastal Protection Area
Assessment Type Minor Change to Development Approval
Page 12 of 80
Section 13
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
RECOMMENDATION
That Council note the report by the Development Planner to the General Committee Meeting
dated 18 May 2020 regarding Application No. MCU17/0024.01 to make a minor change to an
existing approval for a Development Permit for Material Change of Use of Premises -
Entertainment & Dining Business Type 1 Food & Beverages and Type 2 Recreation, Amusement
and Fitness situated at 4 The Esplanade, Sunshine Beach and:
A. Approve a change to Condition 8 to read as follows:
Noise
8. All amplified noise at the premises must be conducted through a sound limiting
device at all times to ensure that noise does not exceed the following:
a. between 6a.m. and 10p.m.—the adjusted maximum sound pressure level LA10,
plus adjustments for tonal and impulse components, exceeding the background
level LA90 by more than 10dB(A);
b. between 10p.m. and 6a.m.—the sound pressure level LOCT10, in a full octave
band with centre frequencies from 63HZ to 2000HZ, exceeding the background
level LOCT90 by more than 8dB in any octave band.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant requests a change to an existing development approval to amend Condition 8
relating to acoustic requirements for the Sunshine Beach Surf Club (Surf Club). The applicant
has provided an Entertainment Noise report in support of the proposed change, which outlines
acoustic testing of the entertainment activities pertaining to the recently constructed and
operating Surf Club. Refer Figure 1 – Subject Site and Figure 2 – Surf Club below.
Figure 1 – Subject Site
Page 13 of 80
Section 14
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
2. BACKGROUND
A development approval for a new surf club was issued on 19 October 2017. This approval has
been acted on and a new building was constructed in 2019, with the associated car park and
landscaping. The Surf Club entertaining and dining component had been operating from the new
building for approximately 3 months until recently (due to COVID-19 restrictions).
Figure 2 – Surf Club
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 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;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
3.2. Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of
the Planning Act 2016. An application for a minor change to a development approval can only be
made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
the development would not result in substantially different development as the change
relates to an approved use and is minor in nature;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency
or cause a referral agency to have regard to new matters prescribed by regulation;
where the original application was code assessable, the change would not cause the
application to become impact assessable.
3.3. Statutory Instruments – Planning Scheme
Business uses in the Planning scheme are required to provide high levels of visual and acoustic
amenity, particularly those close to residential premises. The Surf Club has a number of
residences in close proximity and conditions relating to noise were included in the approval to
minimise impacts. These conditions related to a building that had not yet been built. Now the
building is established an Entertainment Noise Testing report dated February 2020 by
SoundBASE Consulting Engineers has been submitted to Council to support the applicant’s
request to change existing Condition 8. Condition 8 currently requires the following:
Page 14 of 80
Section 15
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Condition 8
Noise
8. All amplified noise at the premises must be conducted through a sound limiting device at all
times to ensure that noise does not exceed the following:
a. Noise emanating from the premises including amplified or non-amplified noise and
patron noise prior to 10.00pm must not exceed 90dBC, fast response, when
measured approximately 3 metres from the source of the noise; and
b. Noise emanating from the premises including amplified or non-amplified noise and
patron noise after 10.00pm must not exceed 85dBC, fast response, when measured
approximately 3 metres from the source of the noise.
Applicant’s Request
We are seeking to change the two (2) very specific noise limits detailed in the above condition
and replace them with the criteria that specifies an acoustic testing regimen used by the OLGR
for licensed premises.
It is our understanding that these existing noise levels (conditions) were determined prior to the
construction of the new clubhouse being completed and as such were not arrived at by way of a
verifiable and transparent testing process?
We submit that it is in the interests of fairness that the noise levels applied to the venue should
be ascertained using a robust and verifiable testing regime.
The OLGR have an acoustic testing regimen that is applied to all licensed venues and is detailed
in the OLGR Liquor Guideline 51 (It was previously detailed in Guideline 50 which was updated
as of Feb. 29th 2020).
This testing regimen is undertaken by independent Acoustic Engineer or Consultant.
The acoustic testing criteria that determines the maximum permitted noise level (under given
operating scenarios) is designed to ensure the amenity of the local area is protected and that the
licensee does not generate noise that would be considered unreasonable in terms of s187 of the
Liquor Act 1992.
The licensee has now had acoustic testing done in accordance with Regulation 40 of the Liquor
Regulations 2002, which states -
40 Prescription of limits for noise that if exceeded constitute unreasonable noise
For the definition unreasonable noise in section 4 of the Act, the limits for noise are as
follows—
(a) between 6a.m. and 10p.m.—the adjusted maximum sound pressure level LA10, plus
adjustments for tonal and impulse components, exceeding the background level
LA90 by more than 10dB(A);
(b) between 10p.m. and 6a.m.—the sound pressure level LOCT10, in a full octave band
with centre frequencies from 63HZ to 2000HZ, exceeding the background level
LOCT90 by more than 8dB in any octave band.
It is our submission that Condition # 8 (a) & (b) should be replaced with the Regulation 40
criteria.
This would apply a consistent level of standards and the results are able to be reviewed and
verified.
The Acoustic Report provided to the OLGR details the various operating scenarios that would
allow the licensee to provide elevated music noise levels within the venue and be compliant with
the Reg. 40 noise levels.
These operating scenarios would be endorsed on the club’s liquor licence and the licensee would
be required to comply with them or face potential punitive action.
Page 15 of 80
Section 16
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Assessment of Request
The Surf Club was redeveloped in 2019 and opened early 2020. Entertainment noise testing has
been conducted to determine the appropriate entertainment noise source limits by an
independent acoustic engineer including establishing existing background noise. The report by
SoundBASE Consulting Engineers was prepared as per the Office of Liquor and Gaming
Regulation (OLGR) requirements. This report has been peer reviewed by Council’s
Environmental Health Co-ordinator.
The report lends support to the requested change in that it aligns with the OLGR criteria which
requires noise measurements be conducted by an approved acoustics engineer before
determining noise emissions from different activities.
Existing Condition 8 was included in the 2017 approval as the best possible condition at that time
which was prior to the construction of the existing building. Now constructed, this type of building,
based on design and size and noise testing completed, it is possible for background noise from
patrons and light entertainment to reach 90dBA. Any other entertainment noise (may include a
small rock band or Karaoke) could breach the existing condition on every occasion when tested
at 3 meters from the source and would be in the range of 95dBC to 100dBC.
The OLGR uses a different frequency weighting to measure noise (LA10) than identified in
existing Condition 8 (dBA). This is explained as follows:
Existing Condition 8 refers to ‘dBA’ which technically is described as A Weighting which is the
most common weighting that is used in noise measurement. Like the human ear, this effectively
cuts off the lower and higher frequencies that the average person cannot hear.
The proposed change to Condition 8 uses LA10 which is the A-weighted (weighted sound level)
where the human ear responds more to frequencies between 500 Hz and 8 kHz and is less
sensitive to very low-pitch or high-pitch noises. The frequency weightings used in sound level
meters are often related to the response of the human ear, to ensure that the meter is measuring
pretty much what you actually hear. LA10 the A-weighted, sound level just exceeded for 10% of
the measurement period, is calculated by statistical analysis.
The acoustic testing criteria followed determines the maximum permitted noise level which is
designed to ensure the amenity of the local area is protected and that the licensee does not
generate noise that would be considered unreasonable. Therefore the requested change of
condition 8 aligns with Regulation 40 of the Liquor Regulations 2202 and is appropriate for the
constructed venue.
It is noted that the applicant seeks no change to the approved operating hours as per below:
14. The use may operate 7 days a week from 10am to 12am (with the exception of New Year’s
Eve where it may operate until 2am). The outdoor dining area is not to be utilised after
10pm.
4. DRAFT PLANNING SCHEME
The requested change does not raise any issues under the draft Planning Scheme.
5. CONSULTATION
5.1. Referral Agencies
No Referral Agencies were required to be notified for this application.
5.2. Other Referrals
The application was forwarded to the following internal Council specialists:
Co-ordinator, Environmental Health
Page 16 of 80
Section 17
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
6. CONCLUSION & REASONS FOR DECISION
Approval is sought for a minor change to an approved and operating use. The applicant carried
out acoustic testing which complies with the requirements of OLGR which applies to all licensed
venues in Queensland. The supporting material has been peer reviewed and addresses the
relevant criteria. Most importantly, the requested change still protects the amenity for residents
in the area.
The applicants request to change Condition 8 is therefore supported.
Departments/Sections Consulted:
Chief Executive Officer x Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
x Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 17 of 80
Section 18
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
6 132005.1062.07 - APPLICATION TO EXTEND THE CURRENCY PERIOD OF
DEVELOPMENT APPROVAL FOR DUPLEX DWELLING & OPERATIONAL WORKS AT
5 PARK CRESCENT, SUNSHINE BEACH
DOCUMENT INFORMATION
Author Development Planner, Tara Norley
Environment and Sustainable Development Department
Index ECM/ Application/ 132005.1062.07
Attachments 1. Approved Plans
APPLICATION DETAILS
Application No. 132005.1062.07
Development Approval Extension to Currency Period for a Development Permit for Material
Change of Use - Duplex Dwelling and Operational Works -
Landscaping, Car parking, Access, Stormwater Drainage and
Sediment and Erosion Control
Applicant KM + PJ Bone
Request Received On 27 February 2020
PROPERTY DETAILS
Property Address 5 Park Crescent, Sunshine Beach
RP Description Lot 452 on RP48112
Land Area 531m2
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches
Zone Attached Housing Zone
Overlays Nil
Assessment Type Extension to Currency Period
Page 18 of 80
Section 19
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
RECOMMENDATION
That Council note the report by the Development Planner to the General Committee Meeting
dated 18 May 2020 regarding Application No. 132005.1062.07 to extend the currency period for
a Development Permit for Material Change of Use - Duplex Dwelling and Operational Works -
Landscaping, Car Parking, Access, Stormwater Drainage and Sediment and Erosion Control
situated at 5 Park Crescent, Sunshine Beach and:
A. Refuse the extension for the following reasons:
1. The proposed development is not consistent with Overall Outcomes 7.7.2 a), g) and
mm) and Specific Outcomes O1, O5, O13 of Eastern Beaches Locality Code, as the
development intrudes into the required setbacks, fails to preserve the visual amenity
of neighbouring properties and includes extensive cut and fill.
2. The proposed development is not consistent with the Overall Outcomes 14.44.2 b) &
h) and Specific Outcomes O13 & O16, as the proposed development is not designed
and sited to maintain the visual privacy of neighbouring properties and does not
minimise the need for cut and fill.
3. The approval for the Operational Works is not consistent with the current standards
required by the Engineering Works Codes under The Noosa Plan:
3.1. Stormwater works conditioned is not consistent with Specific Outcomes O8 and
O9 of the Transport, Roads and Drainage Code;
3.2. Frontage works conditioned is not consistent with current Council Standard
Drawing requirements under the Transport, Roads and Drainage Code;
3.3. Erosion and sediment control measures conditioned are not consistent with
current requirements of the Transport, Roads and Drainage Code;
3.4. The access driveway is not consistent with current Council Standard Drawing
requirements under the Driveways and Carparking Code; and
3.5. Earthworks conditioned is not consistent with current Council Standard Drawing
requirements under the Earthworks Code.
4. The development approval was designed in conjunction with 7 Park Crescent,
Sunshine Beach, which has now lapsed and accordingly has the potential to
adversely impact on the future amenity of 7 Park Crescent, Sunshine Beach.
5. The contributions payable towards trunk infrastructure under this approval are not
consistent with the current Infrastructure Charges Resolution.
6. The proposed development is contrary to the outcomes sought for the site under the
draft Noosa Plan, with duplex dwellings identified as inconsistent for the area in order
to accommodate the projected housing needs for Shire.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks to extend the currency period of this development approval for a duplex
dwelling until 23 March 2022. The applicant states the extension is sought:
‘…as we are accumulating funds for development and awaiting the right market conditions.’
Page 19 of 80
Section 20
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
2. BACKGROUND
On 21 June 2005 an application was lodged over the subject site for a Material Change of Use of
Premises - Duplex Dwelling and Operational Works for Landscaping, Car Parking, Access,
Stormwater Drainage & Sediment and Erosion Control. On 30 June 2005, an application was
lodged over the adjoining property at 7 Park Crescent, also for a Duplex Dwelling and
Operational Works. The two lots were under the same ownership at the time, and the proposals
were designed by the same designer to be developed concurrently, and were similar in design,
scale and character. As such, the applications were assessed concurrently, with a joint report
written for the two applications. In 2011, 7 Park Crescent was sold to a separate entity, and as
such, the two properties were no longer under the one ownership.
At the time the original application was publicly notified, 2 properly made submissions were
received for the application over the subject site. The submitters were primarily concerned with
setbacks.
On 23 March 2006, Council issued a preliminary approval for a combined Material Change of
Use and Operational Works for a Duplex Dwelling under the superseded planning scheme.
Following a negotiated decision process, a development permit was issued on 13 October 2006.
Following the issuing of the approval, the following extensions to the currency period have been
approved:
An extension to the relevant period was approved for 2 years on 29 April 2010 to 13
October 2012.
An extension to the relevant period was approved for 2 years on 20 September 2012 to 13
October 2014.
In 2013, the property was purchased by the current owners. Since the change of ownership, the
following extensions have been issued:
An extension to the relevant period was approved on 17 October 2014 extending the
relevant period to 23 March 2016.
An extension to the relevant period was approved on 29 February 2016 extending the
relevant period until 23 March 2018.
An extension to the relevant period was approved on 23 March 2018 extending the relevant
period until 23 March 2020.
The original officer’s report and subsequent extension reports have raised concerns with the
extent of fill and potential overlooking/privacy issues created by each individual application at
both 5 and 7 Park Crescent as stand-alone developments. The proposed fill and design were
accepted based on the fact the two developments were designed to work in conjunction with
each other, with each design considering the other in order to achieve a suitable outcome.
The new owners of both 5 and 7 Park Crescent were made aware that should the neighbouring
approval lapse or the design change, the individual developments would create overlooking /
privacy concerns and issues in relation to fill, and as such, the proposals were supported only
whilst the neighbouring approval remained current. The approval over 7 Park Crescent lapsed on
23 March 2020, with the property owner being informed of the lapsing on 30 March 2020. The
applicant of this extension request was also informed that the approval over 7 Park Crescent had
lapsed, and as such, the request to extend the currency period of the subject approval would
unlikely be supported by Council Planning Officers due to the matters previously discussed with
the property owners in regards to issues with the proposal as an individual development.
Page 20 of 80
Section 21
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
3. ASSESSMENT
The applicant has requested an extension to the currency period to the development approval
under section 86 of the Planning Act 2016. When assessing an extension application, Council
“…may consider any matter that the assessment manager considers relevant, even if the matter
was not relevant to assessing the development application.”
MATERIAL CHANGE OF USE
The Noosa Plan 2006
The application was approved on 13 October 2006 as an impact assessable application under
the superseded 1990 Planning Scheme (5 December 1997 version) with regard given to the
Transitional Planning Scheme at the time (later adopted as the current Noosa Plan 2006). There
are a number of provisions under The Noosa Plan 2006 that the proposal does not comply with,
including (but are not limited to) building height in storeys, setbacks, roof form (roof terrace) and
engineering works.
Building Height
The proposed basement does not comply with the definition of a basement under The Noosa
Plan, resulting in the development being 4 storeys. As such, the development does not comply
with Specific Outcome O4 of the Eastern Beaches Locality Code, which allows a maximum of 3
storeys in this location. It is however noted that the development is consistent with the character
of the street, with surrounding buildings being predominantly 3 and 4 storeys in height, as the
area was predominantly developed prior to The Noosa Plan coming into effect – at a time when
basements were only required to be in the ground by 1.2m to not count as a storey. The
proposal, in terms of height, may be considered acceptable given the development complies with
the maximum building height in metres, and would be consistent with development in proximity to
the subject site in terms of perceived number of storeys.
Setbacks
The approved plans include a reduced setback of 2.5 metres at the third storey to the south
western boundary, as opposed to the required minimum of 3 metres under the superseded
planning scheme. The reduced setback was approved as the encroachment was along the
common boundary with 7 Park Crescent, and it was considered that the design of the two
duplexes worked in conjunction with each other in order to avoid any adverse impacts resulting
from the reduced setback. Given the development at 7 Park Crescent has lapsed, the justification
for approving the reduced setback is no longer relevant.
Under The Noosa Plan, at a height of 11.5 metres above natural ground level, the proposal does
not comply with Specific Outcome O5 of the Eastern Beaches Locality Code, under which a
duplex is required to be setback 3.5 metres from side boundaries. The approved plans, at a 2.0
metre setback from the eastern boundary to the upper level terrace, and 2.5 metres to the
building façade, would not be supported under the current planning scheme. The reduced
setback would adversely impact on the amenity of the adjoining property in terms of privacy,
given the potential for overlooking impacts of future developments. The terrace is of particular
concern, as the viewlines towards the coast would result in residents looking towards the
property at 7 Park Crescent. As such, the reduced setback is not supported.
OPERATIONAL WORKS
The design and conditions of the original Operational Works approval have not been amended
since the approval was issued. Standards for operational works have changed significantly in the
time since the approval was issued, therefore a number of the approved plans and conditions are
now superseded by new requirements and standards.
Council’s Coordinator Engineering has reviewed the approved plans and conditions and notes
that a substantial number of plans and conditions are now no longer in accordance with current
standards, and therefore would not be supported if the application was made today, specifically
in relation to access, frontage works, stormwater and earthworks.
Page 21 of 80
Section 22
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Fill
The original Planning Officer’s report raised concerns with the extent of fill on the site, stating that
the proposal includes filling at approximately 1 -2 metres above natural ground level toward the
rear of the dwelling. Works within the 6 metre rear setback include an above ground swimming
pool and retained garden (refer to Figure 1).
Figure 1: Works within the rear setback
The fill was accepted on the basis that an application was also lodged on the neighbouring
property (7 Park Crescent), which was assessed concurrently with the subject application. As
such, each proposal considered the neighbouring sites proposal, reducing the impact of the fill on
both sites. As discussed, since the original approvals were issued, both lots have been sold to
separate entities.
The 2016 and 2018 extensions were approved on the basis that the neighbouring approval also
remained current. The extension report from March 2018 stated:
‘…should this neighbouring approval lapse or the design change, the subject development
would create overlooking and privacy concerns.’
‘Both land owners are aware of the approved design for the neighbouring lot and are aware
of the repercussions for the relevant period to lapse for either lot.’
The Noosa Plan requires that buildings and structures are sited to ensure visual privacy for
residents on neighbouring properties, which as stand alone design, the subject
development raises concerns.
The neighbouring property’s development approval (132005.1137) on 7 Park Crescent lapsed on
23 March 2020.
The Noosa Plan encourages development to be responsive to the natural topography of the site
and to minimise cut and fill (eg. by stepping down the slope). The topography of the subject site
slopes from the north western corner of the lot towards the south eastern corner of 7 Park
Crescent, with a difference in elevation of approximately 4.5 metres. As a result, 7 Park Crescent
sits at a lower elevation than 5 Park Crescent. Any fill on the subject site would need to be
reassessed in terms of the potential for causing ponding on the site or nearby land, impacts on
overland flow paths, and any potential impacts of the overall design of the fill on 7 Park Crescent.
As such, the extent of fill approved on the site can no longer be supported.
Page 22 of 80
Section 23
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Retaining Structures
The proposal includes a retaining wall along the common boundary between 5 and 7 Park
Crescent. The retaining structure was incorporated into the design of both duplex developments
at 5 and 7 Park Crescent, and totals a maximum of 4.2 metres in height, with a maximum of 2
metres being visible above natural ground level when viewed from 7 Park Crescent (refer to
Figure 2).
Figure 2: Retaining Structure – eastern elevation of 5 Park Crescent
(as viewed from 7 Park Crescent)
The proposal utilises the retaining wall as a staircase running along the eastern boundary of 5
Park Crescent. The design would create a safety issue due to the staircase being elevated up to
2 metre above the natural ground level without any safety fencing/railing. Due to the elevation
above ground level, the staircase would require additional safety fencing a minimum of 1 metre in
height to be provided along sections of the retaining wall, resulting in a boundary fence up to 3
metres in height above natural ground level along some sections of the boundary.
As previously stated, the topography of the subject site and 7 Park Crescent results in 7 Park
Crescent sitting at a lower elevation than 5 Park Crescent, and as such, any excessively high
boundary fencing when viewed from 7 Park Crescent would result in significant adverse impacts
on visual amenity for residents of 7 Park Crescent, due to the visual dominance of the structure.
Therefore, a combined retaining wall and fence totalling up to 3 metres in height along the
common boundary would not be supported.
Community’s Current Awareness of the Development
The original application was impact assessable and received two properly made submissions.
The proposal would only be required to follow a code assessment process under the current
Noosa Plan, however would be impact assessable under the draft New Noosa Plan further
explained below
INFRASTRUCTURE CHARGES
The development requires contributions towards infrastructure be paid, with contributions across
all infrastructure networks being covered through a combination of Conditions on the Decision
Notice, an Infrastructure Charges Plan and an Infrastructure Agreement, consistent with the
planning legislative requirements at the time of the approval and extensions to the currency
period. The total contribution payable for the development is $8,714.00 under the existing
approval. Given the lapse of time and the current and updated infrastructure requirements under
the current requirements and infrastructure charging regime, the development would be required
to pay $17,603.00.
Page 23 of 80
Section 24
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
4. DRAFT PLANNING SCHEME
The subject site is located within the High Density Residential Zone under The New Noosa Plan.
A Dual Occupancy in this zone is impact and inconsistent under the draft scheme. Lower density
developments, such as a Dual Occupancy, have been proposed to be inconsistent within the
High Density Residential Zone in order to protect the land for higher density multiple dwelling
development, in order to meet the projected demand for dwellings within the Shire. Development
within the High Density Residential Zone is proposed to cater for both the current and projected
demographic, economic and social profile of the area, including diversity of housing, one and
two-person households, households on low to moderate incomes and residents with reduced
mobility. The zone aims to foster development of multiple dwellings of various sizes, including
some communal housing models, to meet the needs of different households, and encourages
small multiple dwelling developments to increase housing choice. As such, a Dual Occupancy in
this location is unlikely to be supported under the New Noosa Plan.
5. CONSULTATION
5.1. Referral Agencies
Not applicable.
5.2. Other Referrals
The application was forwarded to the following internal Council specialists:
Coordinator Engineering, Development Assessment
Infrastructure Assessment Coordinator
6. CONCLUSION & REASONS FOR DECISION
The application to extend the currency period for a Material Change of Use - Duplex Dwelling
and Operational Works - Landscaping, Car parking, Access, Stormwater Drainage and Sediment
and Erosion Control is recommended for refusal. Significant time has lapsed since the original
development was approved, and as such, the existing approved plans and conditions are no
longer consistent with the planning and engineering requirements for the site and the works.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 24 of 80
Section 25
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Page 33 of 80
LUFT TOWER AND OVER-RUN -
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ACCESS TO SR Ae +7 EE ey
ROOF TERRACE = ‘5 | eee J :
seeatia ente rt | | ies 7 4 PP 3!
FFL 43.23 = ULE dE" fl
SECOND FLOOR EXTERNAL WALLS oa | | ee bey a i q *
OEP
STAINED TIMBER SLATTED HEEL Bp ge SpE pe Ee
SCREEN TO WESTERN SIDE | | p=] = | ah ;
FIRST FLOOR Torail BaLCoMES UNO.” =a 4 Hy | _
FFL 40.57 | eee ) SSS SSS FIRST FLOOR NOOSA SHIRE COUNCIL
ee ——— FFL 40.0 PLANS APPROVED
oe Se ,
AWNING . ane i = Socata Ba sionarure: YLATY,,
UNIT ‘A’ a]. | in UNIT 'B'
ENTRY \ : eS . ENTRY DATB aul 2.012.798,
= | BESS Ee || eae
FFL 37.0 a= | a = = FFL 37.0
EPP oe ane enone ete, eee
| TR tae Pas (| hg ee AQSRSE SSS) FE]
E.GA. AT 10m wmf te TT | | | z Pont Rue SN ee See fl —
BIN ENCLOSURE) 2 ORO
. ~ FS a yg SSELECT GARAGE O00R 1 ONLY“ —
PLANTER aL ri | QS eee
E.G.L. AT ee GE SSS
FRONT BDY a S | SSS GARDEN
a on auiuet STE — |
: SELECT STAIN = . o 3
| Sloott Miaves |%%
. DIESIGN S|JERVICES
. SCOTT G. MAYES BE(CMIL) R.P.E.Q. 4339
. CONSULTING ENGINEER) + BUILDING DESIGNERS
18 FAIRVIEW CLOSE +/BLIBLI + QLD + 4560
PHONE; (07) 5448 4418] + FAX: (07) 5448 6445
. o PROPOSED [PROPOSED DUPLEX
o FOR | Johns + Czislowski
cp SOUTH ELEVATION » atl Lor 452 Wo. 6)
a PARK CRESCENT
s SUNSHINE BEACH
DESIGNED: SGM ‘| SCALE: 1:100 (A3)
DATE: 12.4.2005 | APPROVED:
PROJECT: B84 jows: DA .O7.
Page 33 of 80Section 34
Page 34 of 80
LIFT TOWER AND OVER-RUN u
MAX, HEIGHT RL. 47.60
(UNDER 12m HEIGHT LIMIT)
HET LOT ENVELOPE
ROOF TERRACE oe eee Se Te
FFL_ 46.30 _-- To Re mY
_e_-—7 -” Se ap ment ‘ 1 ee es — Ss
EXTERNAL WALLS a]. |) |PSis==ceney CT Se A ES FFL_ 44.37
. ea a poe cies | | |
ty | =| = EE a
5 1 1 1 10 7 2857 714 79 65 27 rey
5 1 1 1 10 8 2956 714 104 66 38 Fig
4 1 1 1 11 0 258 777 2546 57 -1
5 1 1 1 11 1 258 793 89 29 95 FIRST
5 1 1 1 11 2 369 781 123 41 0 FLOOR
5 1 1 1 11 3 502 781 101 35 16 Sarcones
5 1 1 1 11 4 613 781 77 37 0 Cit2'S
5 1 1 1 11 5 771 789 2 3 23 —f
5 1 1 1 11 6 826 789 96 38 10 pss
5 1 1 1 11 7 934 796 75 31 46 p=
5 1 1 1 11 8 1304 778 99 46 15 CEO
5 1 1 1 11 9 1714 773 47 70 41 fim
5 1 1 1 11 10 1822 786 174 39 31 eg
5 1 1 1 11 11 2227 777 1 48 37 |
5 1 1 1 11 12 2344 787 1 38 48 |
5 1 1 1 11 13 2408 777 36 48 18 ne
5 1 1 1 11 14 2645 819 8 15 0 ;
4 1 1 1 12 0 258 819 2605 41 -1
5 1 1 1 12 1 258 830 53 28 35 FFL
5 1 1 1 12 2 346 831 66 28 84 40.0
5 1 1 1 12 3 839 808 253 57 46 EE
5 1 1 1 12 4 1321 827 371 34 0 eee
5 1 1 1 12 5 1707 827 298 35 13 |
5 1 1 1 12 6 2223 826 1 37 32 |
5 1 1 1 12 7 2808 820 55 40 39 ee
4 1 1 1 13 0 935 885 1815 132 -1
5 1 1 1 13 1 935 907 111 109 59 i
5 1 1 1 13 2 1057 916 24 101 56 |
5 1 1 1 13 3 1095 885 48 131 50 |
5 1 1 1 13 4 1304 974 42 40 7 pe
5 1 1 1 13 5 1420 965 24 52 21 A
5 1 1 1 13 6 1781 967 30 50 10 SW
5 1 1 1 13 7 1893 972 32 34 22 dedi
5 1 1 1 13 8 1984 965 27 56 30 kab
5 1 1 1 13 9 2099 971 27 50 43 ah
5 1 1 1 13 10 2210 967 30 53 47 ESE
5 1 1 1 13 11 2325 966 27 48 8 FE
5 1 1 1 13 12 2748 981 2 2 3 :
4 1 1 1 14 0 257 1014 2819 77 -1
5 1 1 1 14 1 257 1018 62 28 13 FFL
5 1 1 1 14 2 341 1018 99 28 13 37.0
5 1 1 1 14 3 803 1014 730 77 35 I
5 1 1 1 14 4 1676 1019 136 44 20 RS.
5 1 1 1 14 5 1985 1020 25 41 15 AL
5 1 1 1 14 6 2211 1020 143 44 8 SLE
5 1 1 1 14 7 2897 1024 179 28 7 RP
4 1 1 1 15 0 256 1036 2820 101 -1
5 1 1 1 15 1 256 1055 53 29 71 FFL_
5 1 1 1 15 2 344 1055 63 29 96 37.0
5 1 1 1 15 3 788 1036 4 54 87 |
5 1 1 1 15 4 818 1060 124 28 25 =
5 1 1 1 15 5 1058 1049 92 56 0 =
5 1 1 1 15 6 1160 1075 162 30 20 sn
5 1 1 1 15 7 1338 1076 56 29 28 fen
5 1 1 1 15 8 1437 1067 165 38 39 fog
5 1 1 1 15 9 1931 1076 158 38 20 fh
5 1 1 1 15 10 2128 1063 203 74 47 Sf
5 1 1 1 15 11 2335 1067 21 16 59 |
5 1 1 1 15 12 2649 1097 50 8 58 _
5 1 1 1 15 13 2928 1061 52 28 82 FFL
5 1 1 1 15 14 3014 1061 62 29 82 37.0
4 1 1 1 16 0 562 1092 2468 93 -1
5 1 1 1 16 1 562 1156 105 27 91 ENTRY
5 1 1 1 16 2 691 1157 38 28 1 ‘B’
5 1 1 1 16 3 944 1118 170 57 7 penile
5 1 1 1 16 4 1156 1118 353 57 0 Saeed
5 1 1 1 16 5 1671 1144 64 16 95 SELECT
5 1 1 1 16 6 1747 1144 59 16 96 ENTRY
5 1 1 1 16 7 1819 1144 48 16 92 DOOR
5 1 1 1 16 8 2250 1092 86 77 2 Pay
5 1 1 1 16 9 2400 1092 52 77 30 pom
5 1 1 1 16 10 2457 1092 53 77 0 ccc
5 1 1 1 16 11 2521 1092 21 77 42 na
5 1 1 1 16 12 2428 1120 13 49 1 zo
5 1 1 1 16 13 2432 1124 197 26 48 DECK
5 1 1 1 16 14 2513 1120 42 49 42 Rit
5 1 1 1 16 15 2566 1124 58 26 34 36.31
5 1 1 1 16 16 2835 1114 195 52 0 Sonne
4 1 1 1 17 0 562 1152 2387 110 -1
5 1 1 1 17 1 562 1191 219 38 0 secdmry
5 1 1 1 17 2 802 1186 19 76 21 [Pp
5 1 1 1 17 3 944 1182 428 48 15 es
5 1 1 1 17 4 1378 1182 272 44 10 Seeman
5 1 1 1 17 5 1830 1183 382 46 33 ann
5 1 1 1 17 6 2231 1222 10 4 45 |
4 1 1 1 18 0 484 1220 2217 42 -1
5 1 1 1 18 1 484 1238 60 15 43 _---
5 1 1 1 18 2 550 1220 95 42 91 GATE
5 1 1 1 18 3 943 1233 21 23 23 poe
5 1 1 1 18 4 976 1233 41 21 10 Stee
5 1 1 1 18 5 1191 1228 35 26 11 ae
5 1 1 1 18 6 1336 1223 29 37 26 FE
5 1 1 1 18 7 1632 1229 230 28 14 eT
5 1 1 1 18 8 2074 1228 23 26 23 5!
5 1 1 1 18 9 2160 1229 86 16 26 €.6.L.[AT
5 1 1 1 18 10 2259 1230 100 17 93 BOUNDARY
5 1 1 1 18 11 2446 1228 46 7 36 Wot
5 1 1 1 18 12 2492 1220 42 40 0 Pon
5 1 1 1 18 13 2539 1236 39 6 0 awn
5 1 1 1 18 14 2582 1240 25 5 0 ne
4 1 1 1 19 0 944 1251 2091 37 -1
5 1 1 1 19 1 944 1255 160 28 1 peepee
5 1 1 1 19 2 1108 1251 40 14 23 oe
5 1 1 1 19 3 1363 1266 158 19 0 eee
5 1 1 1 19 4 1523 1246 28 43 30 pr
5 1 1 1 19 5 2074 1256 23 32 12 #1
5 1 1 1 19 6 2733 1258 256 27 0 Woesese
4 1 1 1 20 0 943 1266 2092 42 -1
5 1 1 1 20 1 943 1266 11 42 0 fe
5 1 1 1 20 2 1192 1288 131 16 0 _eeene
5 1 1 1 20 3 2074 1284 23 23 15 a
5 1 1 1 20 4 2993 1284 42 18 40 >
4 1 1 1 21 0 921 1300 2114 57 -1
5 1 1 1 21 1 921 1300 75 57 3 fein
5 1 1 1 21 2 1320 1317 19 27 89 z
5 1 1 1 21 3 1505 1307 17 27 89 z
5 1 1 1 21 4 1853 1310 18 28 90 z
5 1 1 1 21 5 2074 1302 137 36 61 ag
5 1 1 1 21 6 2475 1319 17 15 36 z
5 1 1 1 21 7 2694 1305 17 27 90 z
4 1 1 1 22 0 416 1261 2619 153 -1
5 1 1 1 22 1 416 1350 3 3 41 cen
5 1 1 1 22 2 505 1338 48 37 16 |e
5 1 1 1 22 3 580 1333 39 75 26 oe
5 1 1 1 22 4 576 1261 293 153 8 Lee
5 1 1 1 22 5 881 1337 96 48 0 FO
5 1 1 1 22 6 1153 1355 18 21 31 5
5 1 1 1 22 7 1322 1320 21 75 0 Hl
5 1 1 1 22 8 1505 1346 17 32 36 3
5 1 1 1 22 9 1853 1349 18 32 0 z
5 1 1 1 22 10 2074 1338 137 43 22 bg
5 1 1 1 22 11 2475 1335 18 43 0 r
5 1 1 1 22 12 2694 1343 17 32 7 Z
4 1 1 1 23 0 382 1374 2701 49 -1
5 1 1 1 23 1 382 1381 72 16 37 CARON
5 1 1 1 23 2 462 1376 48 48 53 tt
5 1 1 1 23 3 821 1375 36 48 76 lin
5 1 1 1 23 4 880 1376 42 45 21 ao
5 1 1 1 23 5 952 1386 25 29 85 &
5 1 1 1 23 6 995 1378 17 28 45 a
5 1 1 1 23 7 1153 1377 18 20 77 =
5 1 1 1 23 8 1320 1378 19 21 11 %
5 1 1 1 23 9 1505 1379 17 20 0 s
5 1 1 1 23 10 1853 1381 18 18 20 *
5 1 1 1 23 11 2073 1382 23 38 32 Ft
5 1 1 1 23 12 2193 1382 18 18 21 &|
5 1 1 1 23 13 2266 1374 168 28 88 BASEMENT
5 1 1 1 23 14 2475 1380 18 20 50 &
5 1 1 1 23 15 2625 1394 22 17 42 ‘BY
5 1 1 1 23 16 2670 1377 82 33 49 18.8.2005
5 1 1 1 23 17 2775 1393 99 16 57 BOUNDARY
5 1 1 1 23 18 2886 1394 39 15 76 R.W.
5 1 1 1 23 19 2936 1394 75 17 96 HEIGHTS
5 1 1 1 23 20 3024 1393 59 18 87 ADDED
4 1 1 1 24 0 456 1408 2548 48 -1
5 1 1 1 24 1 456 1414 64 42 15 OO
5 1 1 1 24 2 821 1408 3 19 32 |
182 Sue F828 we 5.2005 OOF TERRACE ALTERED
' s 0 o
Slcoott Miaves (BS
DiEsIGN SERVICES
NOOSA SHIRE COUNCIL CONSULTING ENGINEER| + BUILDING DESIGNERS
PLANS APPROVED BREN Sea | ot bao
. F, CLOSE Bl 1 al 4
SIGNATURE:.. CM. o PROPOSED |PROPOSED DUPLEX
DATE:......W 27. 19- Ob a FOR] Johns + Czisiowski
a AT LOT 452 (No. 5)
> EAST ELEVATION e PARK CRESCENT
a SUNSHINE BEACH
DESIGNED: SGM SCALE: 1:100 (A3)
DATE: 18.8.2005 APPROVED: ~
PROJECT: 884 jows: DA O8e
Page 34 of 80Section 35
Page 35 of 80
ur up st -
ROOF TERRACE PARAPET (UNDER 12m HEIGHT LIMITS
\ (UNDER t2m HEIGHT LIMIT) | MAXIMUM BUILDING LEVEL
' 3000 R.L, 47.50 AT 12m ABOVE
ro |
ROOF TERRACE rn
FPL. 46.30. all" H ! ~
5 1 1 1 8 2 811 439 63 18 92 SPIRAL
5 1 1 1 8 3 887 437 166 18 34 STAIR-———?
5 1 1 1 8 4 1175 419 85 59 17 \i—
5 1 1 1 8 5 1468 419 9 26 60 H
5 1 1 1 8 6 1583 391 10 61 34 |
4 1 1 1 9 0 674 440 803 83 -1
5 1 1 1 9 1 674 440 48 83 57 CA
5 1 1 1 9 2 810 459 45 36 26 BP
5 1 1 1 9 3 874 459 62 37 36 bbe
5 1 1 1 9 4 1301 449 176 44 59 HE
4 1 1 1 10 0 1302 463 1183 103 -1
5 1 1 1 10 1 1302 496 9 41 86 H
5 1 1 1 10 2 1468 494 9 43 37 A
5 1 1 1 10 3 1583 463 4 103 95 |
5 1 1 1 10 4 1840 478 11 85 89 |
5 1 1 1 10 5 2247 487 120 30 96 SECOND
5 1 1 1 10 6 2390 485 95 30 96 FLOOR
4 1 1 1 11 0 675 524 1812 84 -1
5 1 1 1 11 1 675 572 49 36 23 CE
5 1 1 1 11 2 1302 540 9 26 92 H
5 1 1 1 11 3 1365 528 48 29 0 lift
5 1 1 1 11 4 2324 525 52 28 67 FFL
5 1 1 1 11 5 2401 524 86 29 80 44.37
4 1 1 1 12 0 385 568 1466 49 -1
5 1 1 1 12 1 385 588 121 28 96 SECOND
5 1 1 1 12 2 528 588 99 28 66 FLOOR
5 1 1 1 12 3 707 586 18 31 66 “@
5 1 1 1 12 4 1302 571 9 41 81 H
5 1 1 1 12 5 1468 568 383 44 50 A
4 1 1 1 13 0 385 585 1671 114 -1
5 1 1 1 13 1 385 625 53 29 51 FFL
5 1 1 1 13 2 473 625 85 29 51 43.23
5 1 1 1 13 3 653 604 71 94 55 as
5 1 1 1 13 4 1039 585 69 89 5 L
5 1 1 1 13 5 1302 616 9 38 81 H
5 1 1 1 13 6 1708 585 24 114 39 1
5 1 1 1 13 7 1846 593 210 66 24 ps
4 1 1 1 14 0 673 677 806 68 -1
5 1 1 1 14 1 673 696 52 49 0 /e
5 1 1 1 14 2 951 705 60 27 0 soo
5 1 1 1 14 3 1079 679 5 56 55 ||
5 1 1 1 14 4 1157 677 10 43 24 {IU
5 1 1 1 14 5 1303 692 9 41 63 H
5 1 1 1 14 6 1469 691 10 42 55 H
4 1 1 1 15 0 673 731 1826 80 -1
5 1 1 1 15 1 673 747 52 47 15 /8
5 1 1 1 15 2 1157 754 15 56 13 1
5 1 1 1 15 3 1303 737 9 42 0 H
5 1 1 1 15 4 1469 737 10 41 78 H
5 1 1 1 15 5 1710 774 17 37 8 L
5 1 1 1 15 6 2291 732 89 29 96 FIRST
5 1 1 1 15 7 2401 731 98 29 96 FLOOR
4 1 1 1 16 0 673 768 1830 62 -1
5 1 1 1 16 1 673 793 22 30 76 /
5 1 1 1 16 2 707 782 32 52 48 3]
5 1 1 1 16 3 778 797 93 17 54 RENDERED
5 1 1 1 16 4 883 796 91 18 50 Concrere
5 1 1 1 16 5 1303 783 9 27 49 H
5 1 1 1 16 6 1452 781 23 29 56 -H
5 1 1 1 16 7 2344 770 52 29 63 FFL
5 1 1 1 16 8 2429 768 74 30 84 41.14
4 1 1 1 17 0 384 753 2114 148 -1
5 1 1 1 17 1 384 833 89 29 96 FIRST
5 1 1 1 17 2 496 833 98 29 41 FLOOR
5 1 1 1 17 3 673 832 200 33 0 —_//3|_—Exttenwt
5 1 1 1 17 4 878 817 71 37 91 Walls
5 1 1 1 17 5 1157 753 86 148 3 i
5 1 1 1 17 6 1303 814 9 42 79 H
5 1 1 1 17 7 1469 813 326 42 14 PB
5 1 1 1 17 8 2406 782 94 62 20 eel
4 1 1 1 18 0 384 831 1456 114 -1
5 1 1 1 18 1 384 871 53 29 34 FFL
5 1 1 1 18 2 471 871 86 28 81 40.57
5 1 1 1 18 3 722 899 5 5 57 |
5 1 1 1 18 4 1137 843 16 78 43 if
5 1 1 1 18 5 1303 860 10 40 82 H
5 1 1 1 18 6 1542 831 93 114 44 a
4 1 1 1 19 0 860 901 1218 62 -1
5 1 1 1 19 1 860 939 16 19 0 -
5 1 1 1 19 2 1169 901 144 62 0 ——__F
5 1 1 1 19 3 1471 919 8 27 0 H
5 1 1 1 19 4 1624 917 11 26 0 f
5 1 1 1 19 5 2062 928 16 9 29 -
4 1 1 1 20 0 857 939 1217 53 -1
5 1 1 1 20 1 857 959 15 33 34 5
5 1 1 1 20 2 942 953 68 28 66 unt
5 1 1 1 20 3 1033 952 43 28 9 ‘a’|
5 1 1 1 20 4 1166 948 6 27 0 |d
5 1 1 1 20 5 1303 950 10 27 80 H
5 1 1 1 20 6 1471 949 8 26 28 H
5 1 1 1 20 7 2058 939 16 30 25 5
4 1 1 1 21 0 857 971 1217 64 -1
5 1 1 1 21 1 857 993 15 29 16 3_
5 1 1 1 21 2 942 986 103 29 95 ENTRY
5 1 1 1 21 3 1158 979 15 56 43 i
5 1 1 1 21 4 1304 981 9 41 47 H
5 1 1 1 21 5 1471 979 9 42 27 H
5 1 1 1 21 6 2059 971 15 41 59 2
4 1 1 1 22 0 857 1024 1222 44 -1
5 1 1 1 22 1 857 1035 19 27 31 =|}
5 1 1 1 22 2 939 1039 101 29 89 FILLED
5 1 1 1 22 3 1158 1039 11 27 64 1
5 1 1 1 22 4 1304 1025 9 28 70 H
5 1 1 1 22 5 1471 1025 9 26 25 H
5 1 1 1 22 6 2059 1024 20 27 9 z
4 1 1 1 23 0 383 1045 2113 49 -1
5 1 1 1 23 1 383 1061 62 28 96 GRD
5 1 1 1 23 2 467 1061 100 28 96 FLOOR
5 1 1 1 23 3 860 1064 16 30 49 &
5 1 1 1 23 4 1304 1057 9 26 85 H
5 1 1 1 23 5 1471 1056 9 26 52 H
5 1 1 1 23 6 1867 1047 69 27 87 UNIT
5 1 1 1 23 7 1961 1045 38 29 46 ‘B’
5 1 1 1 23 8 2062 1053 17 19 7 ||3
5 1 1 1 23 9 2315 1047 61 27 96 GRD
5 1 1 1 23 10 2398 1045 98 29 96 FLOOR
4 1 1 1 24 0 383 1022 2115 132 -1
5 1 1 1 24 1 383 1099 53 29 31 FFL
5 1 1 1 24 2 471 1099 62 29 60 37.0
5 1 1 1 24 3 707 1112 20 21 60 A
5 1 1 1 24 4 860 1022 39 132 43 |
5 1 1 1 24 5 940 1069 83 68 96 AREA
5 1 1 1 24 6 1158 1070 15 59 37 4
5 1 1 1 24 7 1304 1086 9 42 35 H
5 1 1 1 24 8 1471 1085 9 41 30 H
5 1 1 1 24 9 1867 1081 106 28 96 ENTRY
5 1 1 1 24 10 2039 1033 40 89 0 lE
5 1 1 1 24 11 2350 1084 52 28 94 FFL
5 1 1 1 24 12 2435 1083 63 28 92 37.0
4 1 1 1 25 0 901 1120 924 47 -1
5 1 1 1 25 1 901 1134 62 33 10 a
5 1 1 1 25 2 1220 1123 97 25 0 ——
existing neighbour's |-2° a Se
————_—_1 ||
filled ground level SSSeeH A ESL 7
3H 4 H ‘
NOTE: FINAL GROUND LEVEL EACH SIDE CH H H H existing neighbour's
OF BOUNDARY IS APPROX. EQUAL ([\# H H | SAV round level
: : H HAS
BASEMENT i: H Siz F H
FFL_ 32.3 AH
5 1 1 1 33 4 1306 1457 9 26 72 H
5 1 1 1 33 5 1380 1445 59 29 62 “l=
5 1 1 1 33 6 1473 1455 9 26 1 #
5 1 1 1 33 7 1682 1437 172 49 96 BASEMENT
5 1 1 1 33 8 1948 1418 98 65 19 OSS
5 1 1 1 33 9 2583 1448 24 15 0 “A”
5 1 1 1 33 10 2629 1445 87 19 70 26.6.2005
5 1 1 1 33 11 2735 1444 74 17 96 GROUND
5 1 1 1 33 12 2820 1442 67 19 96 LEVELS
5 1 1 1 33 13 2899 1441 87 18 96 CLARIFIED
5 1 1 1 33 14 2998 1441 32 16 95 FOR
5 1 1 1 33 15 3043 1440 69 17 71 COUNCIL
4 1 1 1 34 0 1046 1477 1704 47 -1
5 1 1 1 34 1 1046 1498 7 6 0 S
5 1 1 1 34 2 1522 1477 46 47 13 TZ
5 1 1 1 34 3 2048 1477 8 28 0 XN
5 1 1 1 34 4 2415 1484 2 3 37 .
5 1 1 1 34 5 2582 1484 15 15 52 s
5 1 1 1 34 6 2658 1483 17 15 79 o
5 1 1 1 34 7 2735 1483 15 14 95 a
4 1 1 1 35 0 992 1481 1052 109 -1
5 1 1 1 35 1 992 1493 289 82 42 LIN
5 1 1 1 35 2 1280 1487 196 103 21 NNN
5 1 1 1 35 3 1550 1504 494 60 21 ROI
4 1 1 1 36 0 987 1519 2152 101 -1
5 1 1 1 36 1 987 1555 198 45 50 PRERER
5 1 1 1 36 2 1865 1527 151 93 5 NBS
5 1 1 1 36 3 2591 1535 193 43 86 Sloott
5 1 1 1 36 4 2814 1531 201 43 62 Mlaves
5 1 1 1 36 5 3068 1519 71 50 46 |S
4 1 1 1 37 0 2592 1597 521 44 -1
5 1 1 1 37 1 2592 1600 214 41 53 DlEsIGN
5 1 1 1 37 2 2832 1597 281 41 26 S|JERVICES
4 1 1 1 38 0 1539 1656 1603 49 -1
5 1 1 1 38 1 1539 1668 4 3 0 :
5 1 1 1 38 2 2593 1668 69 15 92 SCOTT
5 1 1 1 38 3 2676 1666 19 16 86 G.
5 1 1 1 38 4 2710 1665 71 16 96 MAYES
5 1 1 1 38 5 2886 1662 32 16 15 ae
5 1 1 1 38 6 3023 1660 43 15 0 OS
5 1 1 1 38 7 3068 1656 74 49 0 ONERS
4 1 1 1 39 0 2882 1682 220 29 -1
5 1 1 1 39 1 2882 1691 13 13 96 +
5 1 1 1 39 2 2972 1682 16 29 78 IN
5 1 1 1 39 3 3087 1685 15 16 68 NI
4 1 1 1 40 0 1109 1685 2037 70 -1
5 1 1 1 40 1 1109 1712 203 43 91 SECTION
5 1 1 1 40 2 1331 1712 28 40 91 B
5 1 1 1 40 3 1376 1734 16 6 76 -
5 1 1 1 40 4 1411 1711 26 41 76 B
5 1 1 1 40 5 2593 1691 153 45 0 cow
5 1 1 1 40 6 2754 1688 114 46 77 CLOSE
5 1 1 1 40 7 2885 1688 73 43 10 +/LIGLI
5 1 1 1 40 8 2975 1717 12 12 85 +
5 1 1 1 40 9 2994 1685 92 46 55 CAO
5 1 1 1 40 10 3051 1681 33 66 80 +
5 1 1 1 40 11 3096 1685 50 43 72 4560
4 1 1 1 41 0 1982 1737 1164 56 -1
5 1 1 1 41 1 1982 1769 83 22 96 NOOSA
5 1 1 1 41 2 2074 1769 71 23 96 SHIRE
5 1 1 1 41 3 2152 1769 110 24 95 COUNCIL
5 1 1 1 41 4 2595 1744 88 20 96 PHONE:
5 1 1 1 41 5 2699 1744 40 21 69 (07)
5 1 1 1 41 6 2754 1743 55 18 96 5448
5 1 1 1 41 7 2817 1743 54 16 84 4418]
5 1 1 1 41 8 2887 1744 13 13 95 +
5 1 1 1 41 9 2917 1740 48 17 95 FAX:
5 1 1 1 41 10 2982 1740 38 20 94 (07)
5 1 1 1 41 11 3034 1738 53 18 95 5448
5 1 1 1 41 12 3096 1737 50 18 96 6445
4 1 1 1 42 0 1977 1791 1161 39 -1
5 1 1 1 42 1 1977 1800 105 30 95 PLANS
5 1 1 1 42 2 2093 1800 173 30 95 APPROVED
5 1 1 1 42 3 2586 1809 15 15 26 tn
5 1 1 1 42 4 2615 1796 172 27 94 PROPOSED
5 1 1 1 42 5 2809 1793 187 26 10 [PROPOSED
5 1 1 1 42 6 3009 1791 129 26 96 DUPLEX
4 1 1 1 43 0 1944 1847 1194 55 -1
5 1 1 1 43 1 1944 1860 159 42 58 SIGNATURE:.
5 1 1 1 43 2 2587 1867 15 15 28 o
5 1 1 1 43 3 2725 1852 62 26 93 FOR
5 1 1 1 43 4 2788 1843 31 45 87 |
5 1 1 1 43 5 2837 1852 96 25 87 Johns
5 1 1 1 43 6 2947 1854 19 19 92 +
5 1 1 1 43 7 2980 1847 158 27 90 Czislowski
4 1 1 1 44 0 1929 1904 1209 78 -1
5 1 1 1 44 1 1929 1918 102 64 15 DATE:
5 1 1 1 44 2 2073 1922 129 56 22 110/26
5 1 1 1 44 3 2217 1966 30 6 26 oc
5 1 1 1 44 4 2587 1923 15 16 92 °
5 1 1 1 44 5 2749 1910 40 24 77 AT
5 1 1 1 44 6 2892 1906 66 25 74 LOT
5 1 1 1 44 7 2969 1906 57 25 87 452
5 1 1 1 44 8 3039 1905 61 29 71 No.
5 1 1 1 44 9 3114 1904 24 28 2 §)
4 1 1 1 45 0 2588 1959 553 36 -1
5 1 1 1 45 1 2588 1981 14 14 33 «
5 1 1 1 45 2 2860 1963 90 25 96 PARK
5 1 1 1 45 3 2962 1959 179 28 96 CRESCENT
4 1 1 1 46 0 2589 2016 551 35 -1
5 1 1 1 46 1 2589 2037 15 14 67 .
5 1 1 1 46 2 2839 2018 178 28 88 SSUNSHINE
5 1 1 1 46 3 3029 2016 111 26 95 BEACH
4 1 1 1 47 0 2592 2096 544 32 -1
5 1 1 1 47 1 2592 2106 141 22 96 DESIGNED:
5 1 1 1 47 2 2754 2105 67 21 72 SGM
5 1 1 1 47 3 2828 2086 59 49 41 ___|
5 1 1 1 47 4 2894 2099 89 22 62 SCALE:
5 1 1 1 47 5 3008 2098 71 20 62 1:100
5 1 1 1 47 6 3089 2096 47 24 92 (A3)
4 1 1 1 48 0 2593 2155 445 30 -1
5 1 1 1 48 1 2593 2163 74 22 90 DATE:
5 1 1 1 48 2 2702 2161 137 22 73 26.4.2006
5 1 1 1 48 3 2858 2145 34 49 70 |
5 1 1 1 48 4 2894 2155 144 22 95 APPROVED:
4 1 1 1 49 0 2593 2202 568 50 -1
5 1 1 1 49 1 2593 2219 128 23 90 PROJECT:
5 1 1 1 49 2 2752 2209 81 43 76 BB4
5 1 1 1 49 3 2894 2213 72 22 9 ows:
5 1 1 1 49 4 2994 2203 62 42 37 DA
5 1 1 1 49 5 3070 2202 91 40 37 .124
4 1 1 1 50 0 2982 2290 288 43 -1
5 1 1 1 50 1 2982 2290 104 43 96 Page
5 1 1 1 50 2 3102 2290 48 34 96 35
5 1 1 1 50 3 3167 2290 39 34 96 of
5 1 1 1 50 4 3222 2290 48 34 96 80Section 36
Page 36 of 80
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‘ aD a3 aR m3
mM ao
| Sx wa Sa 6 ae
LAL “oO a Nam og
SSN ms S “3 | 2
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Page 40 of 80
NOTE
REFER TO BUILDING DESIGNERS/ PLANT SCHEDULE
ENGINEERS PLANS FOR LOCATION [id Vins Obsls aarcardiones ALO LIA ‘
OF SERVICES. CODE BOTANICAL NAME [COMMON NAVE POT SIZE (mr) ]EST: SPREAD (rd | REFERENCE
ALL DRAINAGE, LEVELS AND FALLS Rceep 2 Acrotiychia mpertorata [Logan Apple BLS Noosa - Section 5
TO ENGINEERS PLANS [ACMsmi | TS_|Acmena smithy «| «(Narrow leaved Lily Filly | ~“200\ [25 Noosa Section &
ALL RETAINING STRUCTURES [AlPcae | 25 [Alpneacaenda | Natwe Ginger | TAO Noosa - Section |
TO ENGINEERS DETAILS. PARGoun | TT tcicmtophoens cunningham | Gangaiow Fale | 3 ___| faslam. 2326 5§
ALL FINISHED LEVELS OF EXTERNAL | AUSdul | TG" [Austromyrtus dulcis Midyim AO Noosa - Section &
WORKS TO BE BELOW FINISHED | BACat | 3 | Backhousia citriodora [| Lemon scented mrytle |" ASE T [3 | Noosa-SectonS
FLOOR LEVELS OF ADJACENT [ COR | 6 | Cordyiié truacosa rubra Palm ly | 20 Noosa = SectionS |
BUILDING FLOORS. [| CORstr | 14 | Cordyi | Slender Palmbily | 2000: [| Nate - shade tolerance
CONFIRM LOCATION OF ALL -Eeipen | TB” Cant earenculabon ————| Ren iy Ta 1s —— Noos = Section 8
SERVICES ON SITE PRIOR TO | C¥Acoo | 3 __| Cyathea cooper [Common TreeFem | 200" TS Noosa-Sectiond |
COMMENCEMENT OF WORKS | DiAcon_| 29 | Dianella congesta | Beach Flax bly | T4013 | Ground Cover | Noosa-Secton6
PLANTER BOXES | DOOasp [50 | Doodia aspera | Rasp Fem dT TAQ | Ground Cover | Haslam, p287
PROVIDE DRAINAGE CONNECTION FROM [HOYaus | 16 |[Hoyaaustrais C*d Wa lower”s|«ST AO Ground Cover [Haslam p344
CLANTER BOXES TO BUILDING SW [Hymit | 78 [Hymenocallis tittorais | Spidertily™ | TAO Ground Cover | Exotic - shade tolerance |
INSIDE OF BOXES TO BE LINED WTH A [AyMtia_ |" 2" [Hymenosporim Havim |
5 1 1 1 19 15 2076 700 84 50 53 Natwe
5 1 1 1 19 16 2159 700 159 50 13 Frangipani
5 1 1 1 19 17 2367 700 230 50 14 [SCT
5 1 1 1 19 18 2597 700 34 50 38 A
5 1 1 1 19 19 2826 700 113 50 62 Haslam,
5 1 1 1 19 20 2938 700 80 50 45 p296
4 1 1 1 20 0 166 730 3034 38 -1
5 1 1 1 20 1 166 746 153 19 91 WATERPROOF
5 1 1 1 20 2 334 747 130 20 88 MEMGRANE
5 1 1 1 20 3 479 730 123 38 89 INSTALLED
5 1 1 1 20 4 620 749 27 19 66 10
5 1 1 1 20 5 1339 730 24 48 73 |
5 1 1 1 20 6 1363 730 108 48 72 LOMcon
5 1 1 1 20 7 1471 730 24 48 33 |
5 1 1 1 20 8 1503 737 56 37 33 97
5 1 1 1 20 9 1563 730 32 48 48 |
5 1 1 1 20 10 1595 730 124 48 60 Lomandra
5 1 1 1 20 11 1723 730 164 48 45 confertifola
5 1 1 1 20 12 2047 730 24 48 62 |
5 1 1 1 20 13 2071 730 102 48 58 Matting
5 1 1 1 20 14 2187 730 124 48 49 Lomandra
5 1 1 1 20 15 2367 730 32 48 75 |
5 1 1 1 20 16 2399 730 68 48 37 TAO
5 1 1 1 20 17 2571 736 11 29 37 |
5 1 1 1 20 18 2595 730 100 48 85 Ground
5 1 1 1 20 19 2699 730 88 48 62 Cover
5 1 1 1 20 20 2807 730 268 48 0 |Noosa-Sectiond
MANUFACTURERS SPECIFICATIONS | URmue | 87 | Liriope muscan Evergreen Giant [ UilyTurk TAO Ground Cover | Exotic - shade tolerance
PROVISION TO BE MADE FOR IRRIGATION vistona australis [Cabbage Palm | Advanced 4 | Noosa-Section6
SOIL TO Be HIGH IN FREE OR MEL | 2 | Melastone atime" Blue Tonque [140 | 1.5 | Noosa = Secon 8
HEA ANS us CONTENT Pwyoell_| 36
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5 1 1 1 25 9 1725 840 98 84 29 eliptu
5 1 1 1 25 10 1844 840 224 84 0 ___
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5 1 1 1 25 12 2166 840 108 84 15 Moron
5 1 1 1 25 13 2397 840 50 84 54 140
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5 1 1 1 26 3 361 901 98 19 96 CONSIST
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5 1 1 1 26 6 1339 884 24 46 70 |
5 1 1 1 26 7 1351 888 232 29 58 PANjas
5 1 1 1 26 8 1465 884 32 46 88 |
5 1 1 1 26 9 1496 884 51 46 53 49
5 1 1 1 26 10 1565 884 24 46 53 |
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5 1 1 1 26 19 2368 882 32 62 69 |
5 1 1 1 26 20 2409 882 73 62 38 140
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5 1 1 1 26 24 2827 882 115 62 71 Haslam,
5 1 1 1 26 25 2941 882 192 62 2 p302_____
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Page 40 of 80Section 41
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
7 RAL19/0008 - DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT (1 LOT
INTO 2 LOTS) AT 216 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN
DOCUMENT INFORMATION
Author Development Planner, Tara Norley
Environment and Sustainable Development Department
Index ECM / Application / RAL19/0008
Attachments 1. Proposal Plan
APPLICATION DETAILS
Applicant Murray & Michelle Richardson
C/- Murray & Associates (Qld) Pty Ltd
Proposal Reconfiguring A Lot (one lot into two lots)
Properly Made Date 3 April 2019
Information Request Date 9 April 2019
Information Response Date 5 September 2019
Decision Due Date 21 May 2020
Number of Submissions Not applicable
PROPERTY DETAILS
Property Address 216 Black Mountain Road, Black Mountain Qld 4563
RP Description Lot 9 on RP131369
Land Area 46,990.0m²
Existing Use of Land Dwelling house and ancillary structures
STATUTORY DETAILS
SEQRP Designation Rural Living Area
Locality Cooroy & Lake Macdonald
Zone Rural Settlement
Overlays Biodiversity (Environmental Protection, Noosa Watercourse Data,
Watercourses and Drainage)
Natural Hazards (Landslide and Bushfire)
Assessment Type Code
Page 41 of 80
Section 42
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
RECOMMENDATION
That Council note the report by the Development Planner to the General Committee Meeting
dated 18 May 2020 regarding Application No. RAL19/0008 for a Development Permit for
Reconfiguring A Lot (1 Lot into 2 Lots), situated at 216 Black Mountain Road, Black Mountain
and:
A. Refuse the application for the following reasons:
1. The proposal does not comply with Overall Outcome 14.181.2a), c) and g) and
Specific Outcomes O1 & O5 of the Reconfiguring a Lot Code, as proposed lot 2 does
not meet the minimum lot size required, is not suitable for its intended use, with the
proposed house site and access located on steeply sloping land.
2. The proposal does not comply with Specific Outcomes O15 and O77 of the Cooroy &
Lake Macdonald Locality Code, as the proposal is not responsive to the natural
topography, and proposes significant earthworks to create a house site.
3. The proposal does not comply with Overall Outcome 13.30.2a) and b) and Specific
Outcomes O1and O2 of the Natural Hazards Overlay Code, as proposed lot 2 is
located in a landslide hazard area and significant earthworks are proposed to create
the house site potentially placing people and property at risk from future landslides. .
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The application seeks approval for Reconfiguring a Lot (1 lot into 2 lots). Lot 1 is proposed at
3.465ha and Lot 2 is 1.234ha. There is an existing detached house and ancillary structures
located on proposed Lot 1, whilst Lot 2 proposes a 300m2 house site. Both lots are irregular in
shape, with Lot 1 proposed to have no road frontage, and access via an access easement
located on Lot 2.
The locality and proposal plans are detailed below:
Figure 1: Locality
Page 42 of 80
Section 43
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 2: Proposal Plan (including mapped Biodiversity)
Figure 3: Proposed 300m2 House Site
2. SITE DETAILS
2.1. Site Description
The site is irregular in shape with steep, undulating topography (refer to Figure 4). The site
contains an existing detached house and ancillary structures located approximately 130 metres
from the road frontage on the western boundary, with access to the existing dwelling located near
the centre of the road frontage. The northern portion of the site contains dams and some mature
vegetation. The southern two-thirds of the site contains sporadic mature vegetation and grassed
areas. A 20m wide (approx.) Energex easement traverses the southern portion of the lot.
Page 43 of 80
Section 44
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 4: Site Topography
2.2. Surrounding Land Uses
The lot is surrounded by rural residential lots with housing stock typical of the rural residential
setting on the northern side of Black Mountain Road, and rural allotments on the southern side of
Black Mountain Road. Given the hilly terrain, limited agricultural pursuits occur. The subject site
is located approximately 5km south of the Pomona town centre, and 4.5km west of the Cooroy
town centre.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 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;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Rural Living area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan in regards to rural residential
development.
Page 44 of 80
Section 45
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Planning Regulation 2017
At the time of lodgement of the application, the proposal did not trigger any assessment under
the Planning Regulation 2017.
Changes to planning framework – South East Queensland Koala Conservation Strategy
2019 - 2024
On 7 February 2020 the Queensland Government released new koala habitat mapping for South
East Queensland to support the implementation of the South East Queensland Koala
Conservation Strategy, and amended koala conservation protections within the planning
framework. Under the changes, development on sites mapped as Koala Priority Areas and Koala
Habitat Areas became assessable development by the State Government under the Planning
Regulation 2017.
The subject site is now mapped as a Koala Priority Area and contains a portion of Core Koala
Habitat Area (refer to Figure 5) and any development that resulted in the removal of the mapped
core koala habitat would be prohibited.
Figure 5: Planning Regulation 2017 Koala Habitat Mapping (from 7 February 2020)
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against each of the following codes to the extent they are
relevant to the development:
Cooroy & Lake Macdonald Locality Code;
Reconfiguring a Lot Code;
Biodiversity Overlay Code;
Natural Hazards Overlay Code;
Landscaping Code; and
Engineering Works Codes.
Page 45 of 80
Section 46
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The subject site is located in the Cooroy & Lake Macdonald Locality and is zoned Rural
Settlement. The purpose of the Rural Settlement zone is to provide for single detached housing
on large lots, with housing designs that respond to the natural characteristics of the site, including
slope and vegetation. The Rural Settlement zone is intended to offer a relaxed rural lifestyle for
residents and contribute to the rural or semi-rural character and amenity of the locality.
The pertinent issues arising out of the assessment are discussed below.
Reconfiguring a Lot Code
The purpose of the Reconfiguring a Lot Code is to ensure:
lots have the appropriate area and dimensions to provide for the intended use of the site;
that safe and suitable access can be achieved; and
that lot design avoids significant adverse effects on the natural environment and minimises
the risk of hazards to people and property.
The Reconfiguring a Lot Code includes the following provisions:
Specific Outcome O1
Lots have the appropriate area and dimensions to provide for—
a) the intended use and are not less than the minimum sizes specified in Table 14-68;
and
b) if for residential development—
i) a house site area of not less than that specified in Table 14-69; and
ii) if not within a sewerage service area, an effluent disposal area;
d) siting and construction of buildings to minimise risk of soil erosion, landslide, flooding
and bushfire;
h) minimisation of earthworks or retaining walls associated with building construction on
sloping sites;
j) convenient vehicle access and on-site parking, loading and manoeuvring areas.
Specific Outcome O5
House site areas are not located on steep slopes.
Under The Noosa Plan:
Sloping sites means sites or parts of sites that exceed a gradient of 1 in 5 or 20% and
includes steep slopes.
Steep slopes means sites or parts of sites that exceed a gradient of 1 in 4 or 25%.
House site area means a part of an allotment used as, or intended to be used to
accommodate a Residential Use, that can be serviced by an adequate access drive and is
capable of sustaining a range of housing styles and an area for ancillary uses and works
including swimming pools, play/recreation area, and outbuildings. This definition does not
include effluent disposal areas.
The proposal does not comply with the above provisions of the Reconfiguring a Lot Code. Lot 2,
at 1.506 ha does not comply with the 2 ha minimum required under Specific Outcome O1 (Table
14-68). The proposed lot is not of an appropriate area to provide for the intended use of the site,
being a rural residential lot, due to the topography of the site, with the proposed house site
located on a steep slope. The proposed house site, at 300m2, also does not comply with the
Specific Outcome O1 (Table 14-69), which requires a minimum house site area of 1,000m2. In
addition, the applicant has not demonstrated that Lot 2 has a suitable access. The access to the
house site on Lot 2 traverses a steep slope, and as such is contrary to the requirements of the
Reconfiguring a Lot Code.
Page 46 of 80
Section 47
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The proposal plan includes a house site located on a steep slope, ranging from 28% to 33% in
slope, and as such does not comply with Specific Outcome O1 or Specific Outcome O5. Locating
a house site on a steep slope is not supported due to the risks associated with landslide hazard.
In addition, constructing on a slope is a difficult process, is difficult to access (for both vehicles
and pedestrians) and limits useable private open space areas and on site effluent areas.
The applicant has proposed earthworks to the house site in order to achieve a gradient less than
25% (refer to Figure 6). Modifying the site’s topography to achieve a more useable 300m2
building platform does not achieve a useable private open space area and on site effluent area,
and has the potential to increase the risk for slips and landslide. Should the application propose
to modify the slope to achieve the 1,000m2 house site area, as required under Specific Outcome
O1 (Table 14-69), proposed cut and fill would be much more substantial and would likely result in
the need for high retaining walls. As such, the proposal does not comply with Specific Outcome
O1 in regards to siting and construction of buildings to minimise landslide hazard, and cut and fill
on sloping sites.
Figure 6: Proposed Cut and Fill for House Site Area
Cooroy & Lake Macdonald Locality Code
The Cooroy & Lake Macdonald Code includes the following provisions:
Specific Outcome O15
On sloping sites, buildings and structures are designed to maximise the use of natural
slope and minimise the need for cut and fill.
Specific Outcome O77
Development on sloping sites—
a) is responsive to the natural topography of the site and minimises cut and fill;
b) does not visually dominate the hill slope or interrupt the skyline; and
c) is integrated with the natural site characteristics including vegetation.
The proposal includes a house site located on a steep slope, ranging from 28% to 33% in slope.
As discussed above, locating a house site on a steep slope is not supported. The house site
would require earthworks on the site in order to achieve a gradient less than 25%, and as such,
the proposal does not comply with Specific Outcome O15 and O81 in regards to maintaining the
natural slope and minimising cut and fill on sloping sites.
Natural Hazards and Natural Resources Overlay Code
The subject site is mapped as containing Landslide Hazard (refer to Figure 5) and Bushfire
Hazard (refer to Figure 6) areas, and as such triggers assessment against the Natural Hazards
and Natural Resources Overlay Code.
Page 47 of 80
Section 48
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 5: Landslide Hazard Figure 6: Bushfire Hazard
The Natural Hazards and Natural Resources Overlay Code includes the following provisions:
Probable Solution S1.1
The proposed development is not located in a landslide hazard area as indicated on
Overlay Maps OM1.3-OM9.3.
Specific Outcome O1
Development is located to ensure it does not compromise the safety of people, property or
hazardous materials manufactured or stored in bulk by increasing risk of landslide.
Specific Outcome O2
Development, including access ways is designed and constructed to—
a) minimise impacts on the natural landform;
b) minimise risk to people and property from landslide;
c) avoid any potential instability and associated problems, including long term stability of
the site and long term stability of the development.
The proposed house site area on Lot 2 is located on an area with a natural grade of 28% to 33%.
The application material states:
‘…TOD Consulting has prepared a Preliminary Earthworks Plan (attached at Appendix B)
which demonstrates that a house pad complying with the steep slope limitations of the
Noosa Plan (i.e. not above 25%) can be achieved with minimal earthworks required…’.
As previously stated, Earthworks to achieve a slope of 25% or less is not supported due to the
increased potential for slips and landslide.
A Geotechnical Report was submitted with the original application material, however the report
was based on a different house site area. The report was not revised to reflect the updated
proposal plan, and therefore the data provided in the report is not relevant to the current
proposal.
Page 48 of 80
Section 49
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The proposed development provides sufficient area to permit onsite parking and manoeuvring,
however the applicant has not demonstrated that the proposed house site on Lot 2 has a
convenient and safe access. The proposed vehicle access to the proposed house site on Lot 2
traverses a steep slope. Access located on steep slopes is not supported due to the risks
associated with traversing a steep slope in a vehicle. In addition, driveways traversing steep
slopes are impractical in terms of access for some passenger vehicles, delivery vehicles
(furniture trucks etc) and pedestrian access. The proposed access to the house site also does
not allow for adequate access for emergency vehicles to the house site, compromising the safety
of people and property in an emergency situation.
Biodiversity Overlay Code
The lot configuration has been designed so as to avoid dissecting any land mapped by the
Biodiversity Overlay.
4. DRAFT PLANNING SCHEME
The draft New Noosa Plan zones the subject site Rural Residential and the proposal would be
code assessable. The Rural Residential zone reflects the intent of the Rural Settlement zone
under the existing Noosa Plan. Minimum lot size under the draft New Noosa Plan has been
reduced to 1.5 hectares and a minimum lot width of 30m. Both proposed lot sizes comply with the
minimum lot size requirement under the draft New Noosa Plan.
The subject site is affected by the Biodiversity, Bushfire Hazard and Landslide Hazard overlays
under the draft scheme. The proposal does not comply with the Landslide Hazard Overlay Code
as the proposed house site is located on an area with a slope greater than 25%, and access to
the proposed house site is comprised due to the site’s topography.
5. CONSULTATION
5.1. Referral Agencies
The application was referred to Energex as an advice agency for Schedule 10, Part 9, Division 4,
Table 1 – Reconfiguring a Lot subject to an Easement. The agency raised no concern and
provided conditions to accompany any Decision Notice. These conditions related to the existing
easement conditions being maintained, and requiring any services crossing the existing Energex
easement to be underground services only.
5.2. Other Referrals
The application was forwarded to the following internal Council officers:
Coordinator Engineering, Development Assessment
Ecologist, Development Assessment
5.3. Public Notification
Not applicable.
6. CONCLUSION & REASONS FOR DECISION
The application seeks a Development Permit for Reconfiguring a Lot (one lot into two lots). The
proposed development is not consistent with the Specific Outcomes and Probable Solutions of
the relevant Codes of The Noosa Plan, as it does not meet the minimum lot size, or propose a
suitable house site area or driveway access on the steep slope. Furthermore there is no suitable
access proposed. The proposal raises significant planning and engineering issues and is
contrary to The Noosa Plan and is therefore recommended for refusal.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 49 of 80
Section 50
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 50 of 80
Section 51
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
ATTACHMENT 1
Page 51 of 80
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
ATTACHMENT 1
Table of Revisions 19
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CLIENT .
PLAN OF DEVELOPMENT Murray Richardson
NSBR LS
ASSOCIATES Proposed Subdivision of Black Mountain| 944972312!
SURVEYORS & TOWN PLANNERS ii Lot 9 on RP131369
Murray Building, 15-17 Currie St. Nambour Ph.(07)5441 2188 P.O. Box 246
Branch Offices at Caboolture Chinchilla Roma Gympie & Emerald DRAWN | CHECKED | ORIGINAL
ICADASTRAL SURVEYOR LOCAL SCALE JOB No
AUTHORITY: NOOSA SHIRE COUNCIL 1:1500 61500/C
Page 51 of 80Section 52
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
8 MCU20/0008 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
ANCILLARY DWELLING UNIT AT 1/33 GATEWAY DRIVE, NOOSAVILLE
DOCUMENT INFORMATION
Author Development Planner, Nadine Kirley
Environment and Sustainable Development Department
Index ECM/ Application/ MCU20/0008
Attachments 1. Proposal Plans
APPLICATION DETAILS
Application No. MCU20/0008
Applicant Turner Property Group Pty Ltd Tte
Proposal Material Change of Use - Ancillary Dwelling Unit
Properly Made Date 5 February 2020
Information Request Date 3 March 2020
Information Response Date 20 March 2020
Decision Due Date 28 May 2020
Report Completed Date 11 May 2020
Number of Submissions Not Applicable
PROPERTY DETAILS
Property Address Noosaville Industrial Service Park Two 1/33 Gateway Dr Noosaville Qld
4566
RP Description Lot 1 SP 170305
Land Area 153 m²
Existing Use of Land Industrial
STATUTORY DETAILS
SEQRP Designation Urban
Locality Noosaville
Zone Industry
Overlays Natural Hazards Overlay (Low Potential Acid Sulfate Soil)
Assessment Type Code
Page 52 of 80
Section 53
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
RECOMMENDATION
That Council note the report by the Development Planner to the General Committee Meeting
dated 18 May 2020 regarding Application No. MCU20/0008 for a Development Permit for
Material Change of Use – Ancillary Dwelling Unit, situated at 1/33 Gateway Drive, Noosaville
and:
A. Refuse the application for the following reasons:
1. The proposed development is not for an Ancillary Dwelling Unit as defined under
section 2.11.5 of the Noosa Plan because:
a) A detached house is proposed on the premises;
b) The proposed dwelling unit is not subordinate to the non-residential use;
2. The proposed development is for a detached house which under Table 11.9 of
Division 10 of the Noosaville Locality Plan is an inconsistent use in the Industry Zone
requiring impact assessment.
3. The proposed development is inconsistent with the Noosaville Locality Code in the
following respects:
a) The proposed use will be incompatible with other uses and works on the
premises contrary to 11.7.2(a)(i) of the Overall Outcomes Division 16;
b) The proposed use fails to protect the subject premises for industrial functions to
the exclusion of incompatible uses contrary to 11.7.2(vv)(ii) of the Overall
Outcomes Division 16;
4. The proposal is inconsistent with Overall Outcomes 14.51.2(a) and (b) of the
Detached House Code as land zoned industrial is not suited for residential use and
would be located in the vicinity of land uses which would adversely impact the
occupation and use of buildings and the site by residents and would result in the
residential development preventing or inhibiting the conduct of existing land uses.
5. The proposed development fails to provide sufficient car parking on site for the
dwelling unit and the non-residential use contrary to Overall Outcomes 14.110.2 c)
and d) and Specific Outcome O7 of the Driveways and Carparking Code.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The application seeks approval for a Material Change of Use - Ancillary Dwelling Unit for a
caretaker’s unit within Lot 1 of the industrial complex at 33 Gateway Drive, Noosaville. The
applicant proposes a 79.6m2 caretaker’s residence comprising 2 bedrooms, 2 bathrooms and
living areas. The location of the proposed development is identified on the location plan at Figure
1.
The dwelling is proposed to be located on a mezzanine level constructed inside the existing
building. Access to the ancillary dwelling unit is proposed via an internal staircase to the
mezzanine level from the existing pedestrian entrance to the premises. Figure 2 shows the
proposed layout of the proposal while Figure 3 shows the location of the proposed ancillary
dwelling unit within the industrial complex at 33 Gateway Drive.
New louvre windows are proposed in the rear (western) wall of the existing building. An additional
internal pedestrian door is provided as access into the ground floor tenancy. A solid, windowless,
internal wall is proposed to separate the mezzanine from the warehouse space below.
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Section 54
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 1: Location Diagram
Figure 2: Proposed floor plan and access to Ancillary Dwelling on Mezzanine within existing building
Page 54 of 80
Section 55
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 3: Site Plan
1.1. Background
On 16 January 2003, a Development Permit for Material Change of Use for Service Industry,
Warehouse and Service Shops, together with a Reconfiguring a Lot (12 lots) was issued (22850
DA 132002.220270.3).
Subsequent representations were made on the conditions and a Negotiated Decision was issued
10 April 2003:
Nature of change – change to MCU conditions 1, 7, 12, 16 31, 35, 39 relating to matters
concerning approved plans, colour scheme, existing trees cash bond, ,road
reserve width, street drainage, water connection) and delete condition 45
relating to easements over services;
- Change to RAL conditions 23, 24, 40 relating to matters concerning new
road construction, road reserve width and deleted conditions 35 & 44
relating to easements over services, connection to water.
Subsequent changes to the approval have been sought and determined since that time as
follows:
22850 DA (132002.220270) – Change to an Existing Approval – 17 July 2003
Nature of change – amend MCU Condition 49 relating to geotechnical matters and RAL
Condition 29 relating to filling and battering of earthworks
22850 DA (132002.220270.2) – Change to an Existing Approval - 31 January 2005
Nature of Change – change MCU condition 3 relating to 30% landscaping area and
condition 25 relating to car parking provision and include one additional condition restricting
dividing fences on common side boundaries
Page 55 of 80
Section 56
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
132002.220270.3 – Change to an existing Approval - 15 November 2012
Nature of Change – change Condition 1 relating to approved plans and include an
additional advisory note relating to infrastructure charges
132002.220270.4 – Generally In Accordance – 10 August 2016
Nature of application - relocation of building to 0.05 to OMP from eastern boundary;
reconfiguration of unit walls; compliance with disabled car parking; and new bio retention
basin
132002.220270.5 – Minor Change to an Existing Approval – 27 June 2018
Nature of change – add caretaker’s residence to Unit 4/40 Gateway Drive
The original approval included 12 lots, one of which is the subject site at 33 Gateway Drive,
Noosaville. No. 33 Gateway Drive is identified as Lot 2 in the original approval, and was
approved for Service Shop and Service Industry or Warehouse. Lot 1, the subject of this
application, was identified for Service Industry or Warehouse uses. A Community Titles Scheme
was executed over the site. A single car space was allocated to staff of each lot within the
scheme.
Subject site
Figure 4: Extract from Approved Plan (22850 DA 132002.220270)
1.2. Site Description
The site is generally flat and fronts Gateway Drive on its eastern boundary. The existing tilt-up
concrete building accommodates 7 tenancies along the length of the site. A 6 metre wide
vegetated buffer is located along the western boundary behind the existing building. Carparking
for the development is located east of the building with landscaping fronting Gateway Drive.
1.3. Surrounding Land Uses
The surrounding area is primarily industrial in nature. The subject site is located among the
industrial lots created as a result of the reconfiguring a lot approval decided 16 January 2003.
Figure 5 below identifies the site in relation to the 12 lot subdivision approved at that time. The
site is located on the opposite side of Gateway Drive, and approximately 72 metres from the
existing caretaker’s residence approved at 40 Gateway Drive (formerly Lot 12 in the approved
plans) (refer to Figure 6).
Page 56 of 80
Section 57
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The site is one of the western-most parcels of the original subdivision and backs onto the
drainage reserve which features a wide vegetated corridor draining to Lake Doonella (refer
Figure 7). The subject site is located approximately 78 metres from nearby residential premises
to the west. There are no clear visible sightlines to the residential properties west of the drainage
reserve.
Subject
site
Figure 5: Approved Site Plan (22850 DA 132002.220270)
Figure 6: Location of proposed ancillary dwelling unit in relation to existing approved ancillary dwelling unit.
Page 57 of 80
Section 58
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 7: Drainage corridor and vegetated buffer to rear of site
2. ASSESSMENT
2.1. Instruments for Statutory Assessment
Under the Planning Act 2016 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;
South East Queensland Regional Plan;
Planning Regulation 2017
The Noosa Plan.
The proposal is generally consistent with the State Planning Policy, Regional Plan and Planning
Regulation 2017.
The following codes in the Noosa Plan are the applicable benchmarks for this development
proposal:
Noosaville Locality Code
Detached House Code
Natural Hazards Overlay Code (Acid Sulfate Soils)
The subject site is located in the Noosaville Locality and is zoned Industry. An ancillary dwelling
unit is identified as a consistent use with the zone and is required to follow a code assessable
application process.
The pertinent issues arising out of the assessment are discussed below:
Page 58 of 80
Section 59
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
2.2 Ancillary Dwelling Use
Noosa Plan defines ancillary as follows:
‘ancillary means associated with, but incidental and subordinate to.’
The subject site is 153m2 in area with the proposed ancillary dwelling being 79.6m2. While the
proposed area is within the maximum 150m2 defined for an ancillary dwelling unit in the Noosa
Plan, the proposed ancillary dwelling is more than half of the size of the use area and is not
considered to be ancillary given its size in context of the use area.
The applicant has indicated in the supporting material supplied with the response to the
information request that the caretaker’s residence is proposed to provide security to the premises
due to multiple attempted break-ins. The applicant indicates that the caretaker’s residence will
only be used some of the time stating:
‘the dwelling unit will only be used part time or when the tenant stores company vehicles and
building materials’ on site. This would imply that storage is to occur from time to time. The
applicant also states that the caretaker’s residence is proposed ‘to enable the owner or an
employee the opportunity to occupy the tenancy over a 24-hour period and provide security for
the tenancy’.
From the information provided, the business use currently being carried out on the premises falls
within the definition applicable to Industrial Business Type 2 Production, alteration, repackaging
& repairing which is accepted development in the industry Zone if not involving any new buildings
or the expansion of building or outdoor use area and complying with the Business Uses Code.
No detailed information has been provided that demonstrates or justifies the need for the
caretaker’s residence. Further evidence has not been provided to demonstrate that site security
is warranted for the type of industrial activity that is undertaken on the site, noting that there is no
outside storage or use areas with the business use fully contained within the existing building.
It is also unclear why the proposal needs to be large enough to include 2 bedrooms and 2
bathrooms for an employee to stay overnight to monitor stored vehicles and materials on a part
time basis. The information provided by the applicant in the supporting material is not considered
to provide adequate justification for the need for the use on the site and that it will operate as an
ancillary dwelling unit.
The inclusion of a detached house in the industrial zone is likely to result in conflicts between
industrial and residential uses which can lead to constraints on industrial activity which would
normally be compatible with the industrial zoning. If a direct link between the residential use and
the associated business cannot be drawn which clearly demonstrates the need for the residential
use it raises questions as to the appropriateness of the residential use in the proposed location.
2.3 Car Parking
The applicant has proposed to use the car parking space closest to Unit 1 for the caretaker’s
residence parking space. The approved plans for the original application for the site allocates 18
car parking spaces to Lot 2 (33 Gateway Drive) and 1 space to each tenancy within the building
for staff parking. (refer Figure 1 above and Figure 10).
Figure 10: Extract from approved plans for Lot 2 (22850 DA 132002.220270)
Page 59 of 80
Section 60
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The community management statement prepared for the strata titling of the development reflects
this allocation of parking in accordance with the conditions of the higher order approval.
Schedule E within the community management statement provides exclusive use of Area A to
Lot 1 on SP170305 (see Figure 11).
Figure 11: Schedule E Exclusive Use Areas of Common Property at 33 Gateway Drive.
Figure 12 below shows the location of Area A in relation to the subject site.
Figure 12: Extract from Exclusive Use Plan showing Location of Area A.
Page 60 of 80
Section 61
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The proposed caretaker’s unit does not reduce the available use area for the industrial use as it
is to be accommodated on a proposed mezzanine level. The Noosa Plan requires 1 space / 50m2
of use area for industrial uses. This would mean that the 153m2 use area on Lot 1/33 Gateway
Drive would normally be required to provide 3 spaces. Given that 1 space has been dedicated to
lot 1, a reduction in carparking has already been approved by the requirement for 18 car parking
spaces for the whole site.
Presently the car parking area accommodates only 17 car parking spaces.
Under the current Noosa Plan 2006, Ancillary Dwelling Unit requires 1 space to be provided. The
total car parking required for the site would therefore be 19 spaces if the caretaker’s residence
were to be approved. It is unlikely that additional car spaces could be developed on site without
adversely impacting on the required landscaping for the site.
2.4 Safety and Security
Overall Outcome 14.51.2 (e) of the Detached House Code seeks to ensure that dwellings are
provided with high levels of amenity, safety and security for occupants.
The proposed caretaker’s residence is located wholly within the building with no casual
surveillance opportunities to either the entrance of the building or the car park. The inclusion of
windows in the western wall which fronts the vegetated buffer to the drainage reserve at the rear
of the site has the potential to undermine the security of the site as they are located at the rear,
screened from view of any nearby casual or natural surveillance opportunities.
The access to the existing warehouse premises is via a high roller door or a glazed door.
Windows at ground floor level are also located in the front façade of the premises (refer Figure
8). The entry into the caretaker’s residence is at the top of the proposed staircase with no direct
view of the entry to the premises to maintain natural or casual surveillance.
The proposed ancillary dwelling for the caretaker’s residence is not sited in a way that will assist
the natural or casual surveillance of adjacent tenancies in the development.
The proposal is considered to provide no improvement to the crime prevention principles that
would assist in security of the site. The addition of windows in the western wall is considered to
increase the potential for unauthorised access to the building due to it being obscured from view
from surrounding areas and premises.
Inspection of the site clarifies that the area to the rear of the property is fully obscured and
providing windows here may in fact increase the risk of unauthorised entry to the site without
disruption or discovery (see Figure 9).
Figure 8: Existing entrances
Page 61 of 80
Section 62
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 9: Existing graffiti on western wall
3. DRAFT PLANNING SCHEME
As identified in Table 1 below, the proposed use would be defined as caretaker’s
accommodation under the Draft Planning Scheme. The subject site is identified in the Low
Impact Industry Zone. The site falls within the Gateway Drive West Small Traders Precinct 10.
The Table of Assessment identifies caretaker’s accommodation as Code assessment if not
exceeding 65m2, or otherwise impact assessment and inconsistent. The following codes would
be applicable to code assessment:
Local Plan Code;
Low Impact Industry Zone Code;
Caretakers Accommodation Dwelling Unit and Rural Workers Accommodation Code;
Works Codes.
The use as currently proposed would therefore be subject to Impact Assessment under the
provisions of the Draft Planning Scheme. Being 79.6m2, the use would also be considered
inconsistent with the zone.
Table 1
Column 1 Column 2
Use Definition
Caretaker’s Caretaker’s accommodation means the use of premises for a dwelling
accommodation for a caretaker of a non-residential use on the same premises.
Page 62 of 80
Section 63
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
3.1 Draft Code Assessment
The Low Impact Industry Zone Code provides the following at PO7:
Caretaker’s accommodation
PO7
Development for caretaker’s accommodation:
1. is directly associated with and subordinate to the industry activity on site;
2. demonstrates a demand for 24 hour care of buildings, operations, plant or equipment;
3. is not separately let for other accommodation activities;
4. includes no more than one caretaker’s accommodation per site;
5. is on a site with an area of at least 2,000m2;
6. has a maximum gross floor area of 65m2; and
7. is occupied by at least one person who is employed by the primary non-residential use on-
site.
The applicant has not sufficiently demonstrated that the building, operation or equipment
demands 24 hour care and sufficient reasons for the proposed accommodation unit exceeding
the 65m2 identified in the performance criteria. The proposal for the caretaker’s residence has
not sufficiently demonstrated that the use will be directly associated with and subordinate to the
industry activity on site. The industry activity currently undertaken on site is likely to be defined by
the Draft New Noosa Plan as Medium Impact Industry (Transport depot, distribution centre,
contractors depot and storage yard). The applicant has indicated in their supporting material that
this occurs from time to time. The primary activity for the business would appear to be occurring
off site with the premises acting as a storage shed when needed. The proposal would also not
meet the minimum site provisions of 2000m2 for this performance criteria.
The Low Impact Industry Zone Code includes several provisions relating to safety and security to
ensure a safe environment that incorporates key elements of Crime Prevention Through
Environmental Design principles including casual surveillance, appropriate signage and
wayfinding, lockable building entrances, well-lit areas after hours and minimising opportunities for
vandalism.
The proposal is not considered to minimise opportunities for vandalism or increase opportunities
for casual surveillance. The location of the entrance to the caretaker’s residence has no visibility
to the entrances of the building from within the unit.
The Draft Planning Scheme seeks to ensure that caretaker’s residences are used for bonafide
caretaking responsibilities and are ancillary to non-residential uses on the same site. Table 2
below shows that PO2 within the Draft Caretakers Accommodation, Dwelling Unit and Rural
Workers’ Accommodation Code requires the following in the Low Impact Industry Zone:
Table 2
Performance outcomes Acceptable Outcomes
Location
PO2 AO2.2
Caretaker’s accommodation is used for bona fide In the Low Impact Industry zone or the Medium Impact
caretaking or property management purposes such Industry Zone, caretaker's accommodation is:
that: 1. directly associated with and subordinate to the industry
1. in the Rural zone, caretaker’s accommodation is activity on site; and
required because of the need to caretake a non- 2. the only residential use on the site;
residential activity on site; or 3. on a site with an area of at least 2,000m2 or is not
2. in the Low Impact Industry zone, the Medium located within 100 metres of any other caretaker's
Impact Industry Zone or the Innovation Zone, accommodation; and
caretaker's accommodation demonstrates the need 4. not separately let for other accommodation activities.
for 24 hour care of buildings, operations, plant or
equipment.
Editor’s Note—Council would require sufficient
justification that the caretaker’s residence is required for
the industry, rural or other activity on the site.
Page 63 of 80
Section 64
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
The site is also located approximately 72 metres from the existing approved ancillary dwelling
unit (caretaker’s accommodation) and therefore, would not meet the acceptable outcome in this
instance.
The Draft Caretakers Accommodation, Dwelling Unit and Rural Workers’ Accommodation Code
also includes an acceptable solution for PO4 in achieving an ancillary nature of a caretakers
accommodation in the Low Impact Industry Zone which restricts the gross floor area of the
Caretaker’s accommodation to 65m2 and 1 bedroom. The current proposal includes 2 bedrooms
and 2 bathrooms and has a total GFA of 79.6m2 which is inconsistent with the acceptable
solution in the draft code.
PO6 of the code seeks to achieve acceptable residential amenity for residents of the use
including security, visual and acoustic privacy, and access to private open space. The current
proposal is considered to increase potential risk of break and enter due to windows in the rear
wall of the building having no natural surveillance.
4. CONCLUSION & REASONS FOR DECISION
The proposed development for an Ancillary Dwelling Unit (Caretaker’s residence) requires
assessment against the Detached House Code. The Noosa Plan defines ancillary to mean the
use is incidental and subordinate to the main use occurring on the premises. The proposed
ancillary dwelling is too large to be considered ancillary and therefore does not meet the
definition. The purpose of a caretaker’s residence in an ancillary dwelling unit is to provide a
residence which is subordinate to the business use, which can facilitate 24 hour security and
maintenance of premises by the owner or an employee of the business that could not reasonably
be expected to be achieved or undertaken without the caretaker residing on site. The applicant
has not adequately demonstrated that there is a need for the caretaking requirement of the
premises and has indicated that the residence will only be used on a part time basis. The site is
fully lockable and can be secured with no goods, equipment or materials which would ordinarily
be required to remain outside requiring 24 hour monitoring.
The proposal is unable to accommodate the required carparking for the additional ancillary
dwelling unit which adds to the already existing shortfall of carparking. The site currently has less
car parking than was originally approved for the use. The applicant has provided no justification
for the departure from the required 1 carparking space which would be required in addition to the
1 space already allocated to the premises through the Community Titles Scheme.
The proposal is inconsistent with Overall Outcome 14.51.2 (a) and (b) of the Detached House
Code as the use constitutes a detached house in an industrial zone which accommodates uses
that are incompatible with residential uses and would therefore have the potential to adversely
affect the residential use while also resulting in residential development inhibiting or preventing
industrial uses from effectively operating in the area.
Further, the proposal is also inconsistent with Overall Outcome 14.51.2(e) of the Detached
House Code. The proposal is considered to exacerbate an existing safety and security situation
and is unlikely to achieve the overall outcome as the use has been identified to operate part time,
creates additional points of potential access into the premises with no natural surveillance and is
not considered to promote a high level of safety and security for the occupants. Windows in the
western wall are obscured from view of any other casual or natural surveillance due to the 70+
metre wide vegetated corridor at the rear and no other activity or windows overlooking this area.
There is no surveillance of this area and windows in this location are considered to potentially
exacerbate security breaches.
The Draft Planning Scheme does not support the proposed use and identifies the proposal as
impact and inconsistent. In light of the proposal not being considered ancillary or subordinate to
the use area, the increased risk of potential break-ins occurring from the proposed windows at
the rear of the property; the provision of additional on-site parking being unlikely to be physically
possible; and giving some weight to the Draft Planning Scheme intent, the application is not
supported.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 64 of 80
Section 65
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
The following internal consultation has been undertaken:
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Director X Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 65 of 80
Section 66
ATTACHMENT 1
Page 66 of 80
ATTACHMENT 1
SITE AREA 1655.0m2
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FLOOR
TENANCY 1 153m2
TENANCY 2 67m2
TENANCY 3 66m2
TENANCY 4 67m2
TENANCY 5 70m2
TENANCY 6 73m2
TENANCY 7 153m2
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Page 66 of 80Section 67
Page 67 of 80
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Page 67 of 80Section 68
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
9 FINANCIAL PERFORMANCE REPORT - APRIL 2020
DOCUMENT INFORMATION
Author Director Corporate Services, Michael Shave
Corporate Services Department
Index ECM/ Subject/ 22.09 – Monthly Financial Performance Report
Attachments 1. Statement of Income and Expenditure (Profit & Loss and Capital)
2. Statement of Financial Position
3. Statement of Cash Flows
EXECUTIVE SUMMARY
Year to date (YTD) operating performance against current budget as at 30 April 2020 remains
positive, with operating revenue currently above budget and operating expenditure below budget.
Council’s net operating position for the 2019/20 financial year will be impacted by the COVID-19
pandemic due to lost revenues associated with the closure of key community facilities since
March, as well as through the provision of business and community financial support measures,
observed reductions in waste management collection charges and disposal fees, and additional
expenditures incurred for cleaning, personal protective equipment, lifeguard contract services
etc.
COVID-19 pandemic assumptions and their associated impact on the development of the
2020/21 budget and 10 year financial forecast are currently being determined.
YTD Financial Performance Summary
Budget Actual Variance Variance YTD 30 June
$m $m $m % Status Forecast
Operating Revenue $93.3 $93.0 -$0.3 -0.3% Below Budget Below Budget
Operating Expense $79.6 $78.2 $1.4 1.8% On Track On Track
Operating Position $13.7 $14.8 $1.1 8.1%
Capital Revenue $4.5 $6.9 $2.4 54.7% Above Budget On Track
Capital Expenditure* $22.6 $18.4 $4.2 18.6% Below Budget On Track
* Reflects constructed assets and intangibles only (excludes contributed)
Financial statements including Statement of Income & Expenditure, Statement of Financial
Position (balance sheet), and Statement of Cash Flows are included as attachments for
information for Council.
Page 68 of 80
Section 69
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 1: Actual Performance Compared to Budget
$100 $93.3 $93.0 YTD Budget ($m)
$90
YTD Actual ($m) $79.6 $78.2
$80
$70
$60
$50
$40
$30
$20
$10
$-
Operating Revenue Operating Expenditure
YTD performance against Council’s key measures of financial sustainability have been calculated
as at April 2020. These indicators enable the reader to assess Council’s success in managing its
budget, cash and debt as well as undertaking sustainable asset management. The table below
contains a snapshot of a number of key measures, with full detail included in the report.
YTD Measures of Financial Sustainability
Target Target Current Actual 30 June
Value Date Budget YTD Status
Operating Surplus Ratio 0-10% 30 June 2020 0.0% 15.9% Watch
Net Financial Liabilities Ratio <60% Ongoing -9.4% -33.5% On Target
Cash Cover Ratio 3 months Ongoing 6.6 months 10.5 months On Target
Asset Sustainability Ratio > 90% 30 June 2020 129% 65.0% On Track
RECOMMENDATION
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 18 May 2020 outlining April 2020 year to date financial performance against
budget, including key financial sustainability indicators.
REPORT
Operating Revenue (YTD Benchmark 83.3%)
Council has received 93% ($93.0 million) of its operating revenue budget ($99.9 million).
Commentary on each revenue category is provided below.
Category Summary Comments
Rates and Levies $69.0 million (100%) of the General rates $138k above YTD budget (100%
annual budget of $68.7 or $51.1 million of $51.0 million budget earned)
million has been earned Waste utility charges $41k above YTD budget
(100% or $12.8 million of $12.8 million budget
earned) – the positive variance from previous
months has reduced back to YTD budget due to
businesses reducing waste collection services
due to the COVID-19 pandemic
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Section 70
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Category Summary Comments
Fees and $5.6 million (85%) of the $6.7 Plumbing application fees $82k above YTD
Charges million annual budget has budget (95% or $922k of $971k budget earned)
been earned Cemetery fees $63k above YTD budget (111%
or $253k of $229k budget earned)
Building application and compliance fees $76k
below YTD budget (73% or $532k of $730k
budget spent)
Development related fees $83k below YTD
budget (77% or $1.2 million of $1.6 million
budget earned)
Sale of Goods $7.5 million (74%) of the Waste management disposal fees and
and Services $10.1 million budget has recyclable sales $129k below YTD budget (80%
been received or $3.5 million of $4.3 million budget earned) –
Waste disposal restrictions in place due to the
COVID-19 pandemic will impact on disposal
revenues and potentially recyclable sales
Community Facilities (NAC, NLC and The J)
$263k below YTD budget (73% or $1.9 million of
$2.5 million budget earned) – Facility closures
due to the COVID-19 pandemic will result in full
year revenue shortfall of approximately $670k
should closures remain in place through to 30
June 2020
Holiday Park sales $429k below YTD budget
(67% or $2.0 million of $3.1 million budget
earned) – Park closures due to the COVID-19
pandemic will result in full year revenue shortfall
of approximately $1 million should closures
remain in place through to 30 June 2020
Interest $1.4 million (98%) of the $1.4 Investment interest revenue $92k above YTD
Received million annual budget has budget (95% or $961k of $1.0 million budget
been earned earned)
Recent downward movements in interest rates
and COVID-19 pandemic cash flow impacts will
be monitored for any negative impact on the
overall interest revenue budget
Rental and Lease $1.9 million (83%) of the $2.3 Rental and lease revenue budgets will be
/ Other Revenue million budget has been impacted by the COVID-19 pandemic, with relief
earned provided to tenants and lessees due to facility
and business closures
A full year budget shortfall of approximately
$380k is expected with business rent relief
provided through to June, and should facility
closures remain in place through to June 2020
Operating $3.8 million (76%) of the $5.0 50% or $1.1 million of the financial assistance
Grants, million budget has been grant was prepaid in June 2019 and may impact
Subsidies received on Council’s 2019/20 final operating position if
the prepayment approach is discontinued by the
Australian government
All other operating grants are in line with budget
forecasts at this stage
Unitywater On track Unitywater distributions are fixed each year so
Distributions little budget variance risk
Unitywater have advised that distributions will
not change due to any COVID-19 impacts on its
financial position
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Section 71
GENERAL COMMITTEE MEETING AGENDA 18 MAY 2020
Figure 2: Operating Revenue Position by Type (Excluding Rates)
$9.0 $8.4
$8.0 $7.5
YTD Budget ($m)
$7.0
$5.7 $5.6 YTD Actual ($m)
$6.0
$5.0
$3.8 $3.8 $3.8
$4.0 $3.5
$3.0
$2.0
$1.2 $1.4 $1.1 $0.9
$0.8 $1.0
$1.0
$0.0
Grants
Goods &
Charges
Other
Income
Unitywater
Services
Sales of
Rental
Interest
Fees &
Share of
Operating Expenditure (YTD Benchmark 83.3%)
Actual operating expenditure is currently 78% ($78.2 million) of full year budget ($99.8 million).
Detailed commentary for each expenditure category is provided below.
Category Summary Comments
Employee Costs $26.2 million (78%) of the Under expenditure for permanent staff salaries
annual budget of $33.5 and wages ($2.2 million) partially offset by
million has been expended additional spend on casual staff and external
labour hire ($966k)
Employee overtime and allowances $320k
above YTD budget (118% or $1.1 million of
$953k budget spent) in part due to recent fire
events
Staff training $74k below budget (44% or $149k
of $337k budget spent) – impacted on staff
travel restrictions due to the COVID-19
pandemic
Materials and $34.9 million (76%) of the Waste Management materials and services
Services $45.9 million annual budget $441k below YTD budget (76% or $8.1 million of
has been expended. $10.6 million budget spent) primarily due to
landfill and collection contract under expenditure
Holiday Parks $231k below YTD budget (65% or
$901k of $1.4 million budget spent) – delay in
planned opening of North Shore Campground
and cost savings from closure due to COVID-19
pandemic (offset by lower revenue)
Community Properties $203k below YTD budget
(39% or $172k of $444k budget spent) –
Tinbeerwah Hall and Wallace House
maintenance projects delayed due to emerging
issues
Community Facilities (NAC, NLC and The J)
$177k below YTD budget (73% or $1.1 million of
$1.5 million budget spent) – cost savings from
closure due to COVID-19 pandemic (offset by
lower revenue)
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