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2022-06-13 General Committee Meeting Agenda PUBLIC
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AGENDA
General Committee
Meeting
Monday, 13 June 2022
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 the other 64 sections
Section 2
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
TABLE OF CONTENTS
ITEM PAGE
1. ATTENDANCE & APOLOGIES 3
2. CONFIRMATION OF MINUTES 3
3. PRESENTATIONS 3
4. DEPUTATIONS 3
5. ITEMS REFERRED FROM COMMITTEES 4
1 RAL21/0033 DEVELOPMENT APPLICATION FOR RECONFIGURATION OF A LOT
(1 LOT INTO 8 LOTS) AT 60 GLENRIDGE DRIVE COOROIBAH 4
2 ENVIRONMENT GRANTS – ROUND 17 4
6. REPORTS DIRECT TO GENERAL COMMITTEE 5
1 MCU21/0146 - APPLICATION FOR A MATERIAL CHANGE OF USE – MULTIPLE
DWELLINGS (90 DWELLNGS) AT 28 EENIE CREEK ROAD, NOOSAVILLE 5
2 T000069 TENDER CONSIDERATION PLAN – NOOSA SPIT DREDGING AND
BEACH NOURISHMENT 37
3 NOOSA ENVIRONMENT STRATEGY MONITORING REPORT 47
4 FINANCIAL PERFORMANCE REPORT – MAY 2022 50
7. CLOSED SESSION 65
5 INCOMING CEO REPORT 65
Page 2 of 69
Section 3
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
1. ATTENDANCE & APOLOGIES
2. CONFIRMATION OF MINUTES
The Minutes of the General Committee Meeting held on 16 May 2022 be received and
confirmed.
3. PRESENTATIONS
Nil.
4. DEPUTATIONS
Nil.
Page 3 of 69
Section 4
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
5. ITEMS REFERRED FROM COMMITTEES
PLANNING & ENVIRONMENT COMMITTEE
1 RAL21/0033 DEVELOPMENT APPLICATION FOR RECONFIGURATION OF A LOT
(1 LOT INTO 8 LOTS) AT 60 GLENRIDGE DRIVE COOROIBAH
(Planning & Environment Committee Agenda, 7 June 2022, Item 3, Page 25)
Reason for referral – significance of the issue.
2 ENVIRONMENT GRANTS – ROUND 17
(Planning & Environment Committee Agenda, 7 June 2022, Item 6, Page 62)
Reason for referral – for further consideration.
SERVICES & ORGANISATION COMMITTEE
Nil.
Page 4 of 69
Section 5
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
6. REPORTS DIRECT TO GENERAL COMMITTEE
1 MCU21/0146 - APPLICATION FOR A MATERIAL CHANGE OF USE – MULTIPLE
DWELLINGS (90 DWELLNGS) AT 28 EENIE CREEK ROAD, NOOSAVILLE
Author Co-ordinator Planning, Patrick Murphy
Environment and Sustainable Development
Index ECM/ Application/ MCU21/0146
Attachments 1. Proposal Plans (37-page attachment provided separately to this agenda)
APPLICATION DETAILS
Applicant Stockwell Development Group Pty Ltd
Proposal Material Change of Use - Multiple dwelling
Properly Made Date 25 August 2021
Information Request Date 23 September 2021
Information Response Date 5 November 2021
Decision Due Date 16 June 2022
Number of Submissions 1
PROPERTY DETAILS
Property Address Noosa Civic 28 Eenie Creek Rd Noosaville Qld 4566
RP Description Lot 3 SP 246584
Land Area 31.73 Hectares
Future lots 17 - 19 = 10,109m2
Existing Use of Land Undeveloped portion of the Shire Business Centre
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Major Centre Zone
Environmental Management and Conservation Zone
Precinct High Density Residential
Local Plan Area Noosaville Local Plan Area
Overlays Land Subject to Acid Sulfate Soils
- 5 metres AHD or below
- Above 5 metres AHD to 20 metres AHD
Biodiversity, Waterways and Wetlands Overlay
Bushfire Hazard Overlay
- High Potential Bushfire Hazard
- Potential Impact Buffer
Assessment Type Impact
Page 5 of 69
Section 6
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
EXECUTIVE SUMMARY
The application seeks to develop 3 lots which form part of the recent Business Centre
reconfiguration approval. The three lots front Hofmann Drive and are included within the High
Density Residential Precinct of the Business Centre. Specifically, approval is sought for 90 dwelling
units which will be situated within 3 x 3 storey buildings.
All of the 90 dwelling units have a gross floor area under 100m2 and are therefore ‘small dwellings
units’ with 37 x 1 bedroom dwelling units, 41 x 2-bedroom dwelling units and 12 x 3-bedroom
dwelling units being proposed.
The development is a consistent use within the zone/precinct with the planning scheme seeking
the delivery of small dwelling units at this location.
The development was reviewed by council’s consulting architect who made a number of
recommendations to align the development’s-built form with the intended design outcomes of the
Noosa Plan. The applicant has amended the design of the buildings in response to this review with
the current design being considered acceptable by council’s consulting architect.
The proposal seeks variation to the scheme provisions with regards to plot ratio, height, front
setback and maximum number of car parking spaces. The proposed variations are acceptable and
in context with the intended scale of development sought for the 3 lots, with the additional height
assisting to articulate the building form. Furthermore, a minor intrusion into the 10 metre wide
Environmental Management and Conservation Zone to the rear of the site is also proposed.
Accordingly, the application is recommended for approval subject to conditions.
RECOMMENDATION
That Council note the report by the Coordinator Planning to the General Committee Meeting dated
13 June 2022 regarding MCU21/0146 for a Development Permit for a Material Change of Use –
Multiple dwellings (90 small dwelling units) situated at 28 Eenie Creek Rd Noosaville and:
A. Approve the application in accordance with the following conditions:
Approved Plans
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table and may
be further amended by the conditions of this approval.
Plan No. Rev. Plan/Document Name Date
DA010 N Development Summary, prepared by mode 13.05.22
DA100 Q Site plan, prepared by mode 13.05.22
DA101 F Site plan – Level 2, prepared by mode 13.05.22
DA102 F Site plan – Level 3, prepared by mode 13.05.22
DA103 F Site plan – Roof, prepared by mode 13.05.22
DA104 P Basement floor plan, prepared by mode 13.05.22
DA111 O Building A – Level 01, prepared by mode 13.05.22
DA112 N Building A – Level 02, prepared by mode 13.05.22
DA113 N Building A – Level 03, prepared by mode 13.05.22
DA114 N Building A – Roof plan, prepared by mode 13.05.22
DA121 N Building B – Level 01, prepared by mode 13.05.22
DA122 N Building B – Level 02, prepared by mode 13.05.22
DA123 N Building B – Level 03, prepared by mode 13.05.22
DA124 N Building B – Roof plan, prepared by mode 13.05.22
Page 6 of 69
Section 7
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Plan No. Rev. Plan/Document Name Date
DA131 O Building C – Level 01, prepared by mode 13.05.22
DA132 O Building C – Level 02, prepared by mode 13.05.22
DA133 O Building C – Level 03, prepared by mode 13.05.22
DA134 N Building C – Roof plan, prepared by mode 13.05.22
DA200 M Elevations - Site, prepared by mode 13.05.22
DA201 M Elevations - Site, prepared by mode 13.05.22
DA210 P Elevations – Building A, prepared by mode 31.05.22
DA211 P Elevations – Building A, prepared by mode 31.05.22
DA220 P Elevations – Building B, prepared by mode 31.05.22
DA221 P Elevations – Building B, prepared by mode 31.05.22
DA230 O Elevations – Building C, prepared by mode 31.05.22
DA231 O Elevations – Building C, prepared by mode 31.05.22
DA300 O Sections, prepared by mode 31.05.22
DA301 O Sections, prepared by mode 31.05.22
DA302 N Sections, prepared by mode 31.05.22
DA500 B External finishes, prepared by mode 13.05.22
DA001 K Perspective – Building A, prepared by mode 13.05.22
DA002 C Perspective – Building A, prepared by mode 13.05.22
DA003 K Perspective – Building B, prepared by mode 13.05.22
DA004 C Perspective – Building B, prepared by mode 13.05.22
DA005 F Perspective – Building C, prepared by mode 13.05.22
2021-060 SK00 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK01 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK02 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK03 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK04 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK05 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK06 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK07 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK08 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
2021-060 SK09 D Hofmann Drive, Noosa Apartments – Landscape Concept March 2022
C02 B Vegetation Clearing Layout Plan 02/11/2021
N/A 3 Bushfire Hazard Assessment (BHA) Property 17-19 Hofmann February 2022
Drive Noosaville Lot 5 on SP222982 prepared by
Queensland Bushfire Planning
Nature and Extent of Approved Use
2. The approved use must not commence until the acoustic treatment works required under
development approvals 132002.220285.D and RAL18/0023 have been completed and
certified as compliant with the conditions of these approvals by a suitably qualified person.
Page 7 of 69
Section 8
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
3. The approved use must not commence until all works required by RAL18/0023 have been
completed.
4. The multiple dwelling units must be small dwellings as defined by The Noosa Plan 2020.
5 The study rooms must not be used as a bedroom with these rooms to have at least one wall
with a maximum height of 1.5 metres.
Study rooms are the rooms detailed on the plans which do not include a bed within the
furnishings.
6. The basement must be backfilled so that the development does not present as more than 3
storeys.
Currency Period
7. This development approval lapses if the use has not happened by 16 June 2028, unless an
application to extend the currency period is approved by Council.
Built Form and Development Appearance
8. The maximum height of the development must be in accordance with the approved plans.
9. Certification must be submitted to Council from a Licensed Surveyor which certifies that the
buildings do not exceed the maximum height requirement of this Decision Notice.
10. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
11. All deck and balcony areas above ground floor must not be enclosed by permanent fixtures
such as shutters, louvres, glass panelling or the like, except where required to satisfy any
privacy condition of this Decision Notice.
12. Screening must be provided to the pad mounted transformer and must be painted in a muted
colour derived from the approved colour palette to reduce the visual impact of the
infrastructure in the streetscape.
13. The development must incorporate the colour scheme and proposed mix of building
materials as outlined in the approved colour palette and approved plans.
Performance Bond
14. Security in the form of a cash bond or trading bank guarantee to the sum of $100,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to pre-
start meeting. The cash bond or trading bank guarantee will be returned on performance of
the conditions of approval less any costs incurred by Council in respect of enforcing
performance of this permit. Council reserves the right to call upon the bond or guaranteed
sum to effect compliance with conditions.
Protection of Privacy
15. Where windows or balconies overlook or have the potential to overlook the private open
space of nearby properties or view into habitable windows within 10 metres, the following
measures must be implemented to prevent the overlooking:
a. Balconies must include screening devices; and/or
b. Windows must have a minimum window sill height or 1.7 metres above floor level;
and/or
c. Windows must be fitted with translucent glazing; and/or
d. Windows must be fitted with fixed external screens.
Page 8 of 69
Section 9
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Street Identification
16. The street address of the development must be clearly visible and discernible from the
primary frontage of the site by the provision of a street number and, where appropriate, the
building name.
Water & Sewer Connections
17. An underground connection to reticulated water and sewerage must be provided to the
development site in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
18. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater)
must be submitted to Council that certifies an underground connection to reticulated water
and sewerage has been provided to the development site.
Fencing and Walls
19. Any front fence proposed must be located on the boundary clear of the 6m landscaping
required to the site’s frontage to Hofmann Drive and:
a. no more than 1.2 metres high; and
b. contain openings that ensure it is 50% transparent.
Clothes Drying Areas
20. Each dwelling unit must be provided with access to an outdoor clothes line which is screened
from public view.
Community Management Statement
21. Any proposed Community Management Statement required for the development pursuant to
the Body Corporate and Community Management Act 1997 must be submitted to Council for
endorsement at the same time as submission of the Building Format Plan (or similar) to
Council for compliance assessment.
22. All clauses and by-laws of the proposed Community Management Statement must accord
with the requirements of this Decision Notice and, in particular, must include the following
additional clauses:
a. The site includes a stormwater management and water quality treatment system.
b. The stormwater management and water quality treatment system must be maintained
in accordance with the Water by Design (2009) Maintaining Vegetated Stormwater
Assets (Version 1).
c. The full cost of maintaining the system in accordance with the Water by Design (2009)
Maintaining Vegetated Stormwater Assets (Version 1) must be included in the
proposed levies for each dwelling owner/body corporate.
d. Any domestic cats kept on the property must be permanently confined within buildings
and/or cat enclosures for the purpose of protecting proximate wildlife.
ACOUSTIC
Noise Amenity
23. Design and construct the proposed residential development in accordance with the
recommendations and noise criteria identified in the following:
a. Letter dated 23.09.21 from Acoustic Logic to Stockwell Development Group Ref
20210208.3/0411A/R2/OB and Appendix A of the letter - Report dated 23.09.21
Acoustic Logic “Noise Residential Apartments, Hofmann Drive, Development
Application” dated 23.09.21 Revision 4 Document Reference
20210208.3/2309A/R4/JJM”
Page 9 of 69
Section 10
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Road Traffic Noise
24. Design and construct all residential dwellings to achieve design internal noise levels of AS
2107:2016 “Recommended Design Sound Levels and Reverberation Times for Building
Interiors” as provided in Section 4.4 of the approved Acoustic Logic report dated 23.09.21.
25. Building façade and roof construction is to achieve the acoustic ratings as required in Section
6.1 Tables 19 and 20 and Appendix A, Section 6.2 and Section 6.3 of the Approved Acoustic
Report (Acoustic Logic Report dated 23.09.21).
26. Sealing of Window frames in the external façade is to comply with Section 6.4 of the
Approved Acoustic Report (Acoustic Logic report dated 23.09.21).
27. Provide mechanical ventilation or air-conditioning to all road traffic noise affected rooms as
identified in Section 6.5 and Appendix C of the Approved Acoustic Report (Acoustic Logic
Report dated 23.09.21)
28. Provide certification from an appropriately qualified acoustic consultant prior to Certificate of
Classification that the residential buildings have been constructed in accordance with the
requirements of the Approved Acoustic Report (Acoustic Logic report dated 23.09.21) and
the measured internal noise levels in respect to road traffic noise comply with the
AS2017:2016 levels in Section 4.4 of the approved acoustic report.
29. Provide certification from an appropriately qualified consultant that mechanical ventilation or
air-conditioning has been installed in all habitable rooms affected by road traffic noise as
identified in Section 6.5 and Appendix C of the Approved Acoustic Report (Acoustic Logic
Report dated 23.09.21).
Mechanical Plant Noise
30. Design and install all mechanical plant as part of the development to comply with Section 7.1
and Table 22 of the Approved Acoustic Report (Acoustic Logic Report dated 23.09.21)
31. Provide certification from an appropriately qualified acoustic consultant prior to Certificate of
Classification that the mechanical plant has been installed with the requirements of the
Approved Acoustic Report (Acoustic Logic report dated 23.09.21) and the measured noise
levels of operational plant comply with Table 22 of the Approved Acoustic Report (Acoustic
Logic Reported dated 23.09.21).
ENGINEERING/TRAFFIC
External Works
32. Hofmann Drive must be upgraded for the length of its frontage to the subject site. The works
must be undertaken in accordance with an Operational Works approval, completed prior to
the commencement of the use and must include in particular:
a. construction of a pedestrian footpath in accordance with the conditions of this Decision
Notice
b. removal of all existing property access (driveway/crossovers) and reinstatement of the
kerb, footpath and verge area to match the balance of the site frontage, including the
provision of topsoil and turf where the existing verge is grassed
Site Access and Driveways
33. A sealed access driveway must be provided from the formation in Hofmann Drive to all
parking and manoeuvring areas of the development. The works must be undertaken in
accordance with an Operational Works approval and must include in particular:
a. a driveway crossover generally in accordance with Council standard drawing RS-051
and any associated addendums
b. access aisles and ramps in accordance with AS/NZS2890.1:2004 Parking Facilities
Car Parking, Pedestrian and Bicycle Facilities
Page 10 of 69
Section 11
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
34. A maximum of 125 car parking spaces must be provided and marked on the site and made
available and accessible at all times. The works must be undertaken in accordance with an
Operational Works approval and must include in particular:
a. Minimum 9 visitor parking spaces and 4 motorcycle/scoter spaces within the total,
which are clearly marked for that purpose and accessible at all times for visitor use.
These spaces must be located outside of the basement.
b. 1 disabled parking space within the total
c. dimensions, crossfalls and gradients in accordance with Australian Standard
AS/NZS2890.1:2004 Parking Facilities
35. Pedestrian and bicycle facilities must be provided for the development. The works must be
undertaken in accordance with an Operational Works approval and must include in particular:
a. a 2 metre wide concrete footpath within the Hofmann Drive road reserve extending
across the full frontage of the sites and connecting to the new pathway to the east of
the site
This condition is imposed pursuant to s145 of the Planning Act 2016 being necessary trunk
infrastructure identified by Council’s LGIP to service the development.
36. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. traffic management during all aspects of the construction phase including:
i. a Traffic Management Control Plan in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary signage and traffic
control measures prior to construction
ii. maintenance of safe pedestrian access for the areas affected by the works during
and after daily construction has ceased
iii. proposed fencing to the site during the construction phase of the development
iv. approval of the Traffic Management Control Plan by the Department of Transport
and Main Roads (DTMR) for any works on State controlled roads
v. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines through the
construction site, through the implementation of appropriate erosion and sediment
control measures
c. works programme identifying key components of the works and their respective
durations
d. establishment of a communication protocol with the general public, adjoining owners,
emergency services and local businesses to advise of agreed construction times,
impacts on traffic, services and other relevant issues.
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. Include signage in prominent locations on the boundaries of the site advising of the
proposed development, the expected time frames and the site contact details.
g. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
Page 11 of 69
Section 12
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
h. details on the location of external fill/dump sites/sources, the haulage route, type of
vehicle to be utilised during filling operations and frequency of usage. NB any damage
to the existing road system as a result of haulage operations shall be fully repaired at
the applicant’s expense
i. it is acknowledged that the preliminary Construction Management Plan will be a draft
document requiring finalisation upon appointment of the Principal Contractor employed
to construct the works and a final document will be required to be submitted at the Pre-
Start Meeting for the project.
Easements
37. Unless otherwise agreed in writing by the relevant service provider, any public or third-party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
38. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
39. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
40. All earthworks and associated batters/retaining structures must be undertaken in accordance
with an Operational Works approval, and contained entirely within the subject site unless
written permission from the respective landowner(s) is provided to Council.
Damage to Services and Assets
41. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
Stormwater Drainage
42. The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge. The works must be undertaken in accordance with an Operational Works
approval and the Queensland Urban Drainage Manual, and must include in particular:
a. the detention system generally as described in Site Based Stormwater Management
Plan, prepared by ADG, dated 28th October 2021;
b. provision for the extent of inundation outside of batters of bioretention devices to be
confined to grassed areas only not to impact pathways, structures or the pool and
associated infrastructure for any event up to and including the 1%AEP at year 2100.
A plan showing the extent of inundation and details of proposed signage for grassed
areas subject to inundation are to be provided with the application for operational
works;
c. extension of the site stormwater system to accommodate runoff from any external
catchment areas which drain onto the subject site at the time of the operational works
application being lodged. Any flowpath through the site which conveys external
catchment flows is to be provided with a drainage easement in favour of the external
property, with registration of the easement required prior to commencement of use;
Page 12 of 69
Section 13
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
d. the use of gravity stormwater drainage and not surcharge pits to the maximum extent
practicable. Surcharge pits may only be used where the catchment is composed of roof
surfaces only;
e. provision of rainwater tanks for the capture and reuse of roofwater for the irrigation of
communal landscaping; and
f. accommodation for both severe storms or severe blockage of the underground
drainage network. A Severe Storm/Severe Blockage Assessment for the drainage
system proposed for the site is to be provided with the development application for
operational works, and is to demonstrate that finished floor levels will not be inundated
under either a severe blockage of the underground drainage network in the 1%AEP
event at year 2100, or for a severe storm exceeding the 1%AEP based on design
blockage.
Stormwater Quality Management
43. A stormwater quality treatment system must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and the latest version
of the Water Sensitive Urban Design Technical Design Guidelines for South East
Queensland, and must include in particular:
a. stormwater quality treatment devices of a size and location generally in accordance
with those shown in Site Based Stormwater Management Plan, prepared by ADG,
dated 28th October 2021;
b. bioretention devices which:
i. are designed generally in accordance with the Bioretention Technical Design
Guidelines (Water by Design, 2012)
ii. are designed generally in accordance with IPWEQA Standard Drawing No. DS-
073, DS-075, DS-076, and DS-078
iii. are provided with a free-draining outlet from the sub-soil drainage system
44. Permanent educational signage must be erected to educate the residents of the development
about the function of the bioretention device(s). The dimensions, standard, presentation and
location of the educational signage must be in accordance with an Operational Works
approval.
45. All stormwater quality treatment devices must be maintained in accordance with the Water
by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1). The approved
Operational Works drawings for the stormwater quality treatment system and detailed life
cycle costing of the system must be attached as an addendum to this document. Records of
all maintenance activities undertaken must be kept and made available to Council upon
request.
46. Any proposed Community Management Statement required for the development must
include Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1) and
must include the full cost of maintaining the system in accordance with Water by Design
(2009) Maintaining Vegetated Stormwater Assets (Version 1). The cost of maintaining the
system must be included in the proposed levies for each unit owner.
Landscaping Works
47. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and Planning
Scheme Policy (PSP2) - Landscaping and must include in particular:
a. the works shown on the Approved Plans with the exception of the following:
i. Substitute Archontophoenix cunninghamiana (Bangalow Palm) for an
appropriate species selected from the Noosa Plan 2020 PSP20 Landscaping
Page 13 of 69
Section 14
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
policy or endemic to Noosa. Palms are not appropriate for this location (see
section 6 of PSP2 – Landscaping.
b. a 6 metre wide planted buffer, consisting of local native plant species suitable for the
location, as shown on the Approved Plans and as required by condition 53 of
RAL18/0023 ;
c. the provision of mature landscaping within the basement, as a consequence of the
deletion of the 9 car parking spaces, which protrudes through an opening at the podium
levels between buildings A and B;
d. protection of vegetation within the 10 metre wide Environmental and Conservation
Zone;
e. vegetation installed for landscaping adjacent to the 10 metre wide vegetation strip
protected by the Environmental and Conservation Zone and Covenant J must only
include Noosa native species and not include any of the undesirable species as
detailed within the Noosa Plan 2020 - Scheme Policy 3 Landscaping;
f. the use of large tree species to provide visual screening of the bulk of the buildings
from Hofmann Drive and provide shade to the units from the afternoon sun, including
100 litre specimens;
g. vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage;
h. provision of 1 advanced or ex-ground street tree within the road reserve for every 8
metres of road frontage; and
i. control of all weed species listed in the following standards and legislation:
i. declared plants under the Land Protection (Biodiversity Act 2014 and sub-
ordinate Regulation 2016).
ii. Noosa Local Government Area Pest Management Plan 2015-2019.
48. All entry statements, fences, batters, retaining walls and buffer/screen plantings must be
located entirely within private land and not within the public road reserve.
49. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
50. All landscape works must be maintained generally in accordance with the approved design
for the life of the development.
Retention of Existing Vegetation
51. The 10 metre wide existing vegetation protected by the Environmental and Conservation
Zone must be retained in accordance with an Arborist Report prepared by a qualified person*
and endorsed through an Operational Works approval as detailed on the Approved Plans
with the exception of the following:
*(Refer to Advisory Note)
a. the extent of vegetation clearing within the 10 metre wide Environmental Management
and Conservation Zone for the proposed 600mm building encroachment and 2 metre
wide x 36 metres long swale as detailed on the approved plans. Vegetation removal
within the Environmental Management and Conservation Zone must not extend
beyond the 2 metre wide swale
52. The report must be resubmitted to Council incorporating the above amendments prior to the
issue of any Development Permit for Operational Works.*
*(Refer to Advisory Note)
Page 14 of 69
Section 15
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
53. Prior to the prestart meeting, a bank guarantee or a bond of $30,000 must be lodged as
security for the protection of the tree/s identified for retention in the conditions of this
approval. The bond:
a. may be drawn upon by Council in its entirety if any one tree identified for retention is
damaged to the point where the tree cannot be saved (as confirmed by the project
arborist and agreed in writing by Council)
b. will be returned upon practical completion of all the operational works relating to this
development.
54. The tree/s identified for retention in the conditions of this approval must be maintained in
good health for the life of the tree.
Vegetation Protection
55. A “no clearing zone” must be established and maintained over the land area identified as
‘Existing Vegetation To Be Retained’ on the Approved Plans. The following activities must
not be carried out within the no clearing zone:
a. clearing, cutting down, poisoning, lopping or pruning of native vegetation which is
indigenous to, or planted within, the zone
b. soil/spoil dumping and/or compacting
c soil excavation, other than for planting indigenous native plants.
The following exceptions apply:
i. declared plants under the Land Protection (Pest and Stock Route Management) Act
2002 and sub-ordinate Regulation 2003, and any Council Listed Environmental
Weeds, Exotic Grasses and other plants identified in writing by Council
ii. indigenous native trees which pose a well-founded threat to persons or property as
approved in writing by Council
iii. controlled bushfire burns to maintain ecological processes subject to submission of a
Bushfire Management Plan and agreed in writing by Council.
Fencing to Protected Land
56. A permanent chain wire fence, at least 1.8 metres high, must be constructed along the entire
length of the boundary of Lot 17 adjacent to Covenant J and along the full extent of the
southern edge of the Environmental Management and Conservation Zone, with the exception
of the 36 metre length of the swale where the fence is to be located on the northern side of
the swale. The fence must be constructed in accordance with an Operational Works approval
for Landscaping.
Fauna Management
57. Vegetation must only be removed or disturbed in accordance with a Fauna Management
Plan (or part thereof) prepared by a qualified person* and endorsed through an Operational
Works approval.
*(Refer to Advisory Note)
58. Any domestic cats kept on the property must be permanently confined within buildings and/or
cat enclosures for the purpose of protecting proximate wildlife. All and successive community
management statements must include a provision to enable the enforcement of this
requirement.
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Environment
59. Prescribed Water Contaminants (as defined in the Environmental Protection Act 1994) must
not be released from the site or to waters within the site, or be likely to be released should
rainfall occur, unless all reasonable and practicable measures are taken to prevent or
minimise the release and concentration of contamination.
60. Erosion and sediment control measures must be installed and maintained to minimise
erosion on the site and to minimise the export of sediment and associated pollutants from
the site. The erosion and sediment control measures must be designed, installed and
maintained in accordance with current best practice standards
(*Refer to Advisory Notes).
61. Limit soil exposure on the site to a distance of no more than 2m beyond the extent of
earthworks shown on the approved plans except where the exposed soil is effectively
stabilised without delay and prior to rainfall occurring.
Bushfire Management
62. The development must be carried out in accordance with section ‘Bushfire Risk Mitigation’
of the Bushfire Hazard Assessment (V3) dated February 2022 prepared by Queensland
Bushfire Planning listed within this Decision Notice.
63. Certification must be submitted to Council from a qualified person* which certifies that the
development has been constructed in accordance with the bushfire management conditions
of this Decision Notice, prior to the commencement of use.
*(Refer to Advisory Note)
WASTE DISPOSAL
64. Prior to the issue of any Operational Works approvals the Operational Waste Management
Plan must be amended to reflect that all waste collection will be undertaken by Council’s
contractor via rear lift trucks with the trucks collecting 1100 litre bins.
65. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9 - Waste Management. The facilities must include an impervious
area, within the site, correctly sized for all refuse and recycling containers and suitably
screened from public places and neighbouring properties. A bin wash area is required with a
cold-water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain outlet
must be designed to prevent storm water entry to the sewerage system.
66. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
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 multiple dwelling development of 90 dwelling units comprising
37 x 1 bedroom dwelling units, 41 x 2-bedroom dwelling units and 12 x 3-bedroom dwelling units.
The dwelling units are proposed within 3 x 3 storey buildings with all the dwellings defined as ‘small
dwelling units’ under the Noosa Plan 2020, as they have a gross floor area under 100m2.
The development will gain access from Hofmann Drive via a single cross over with 124 car parks
provided within a basement and 10 additional car spaces provided on the basement podium at the
Hofmann Drive entrance.
A copy of the proposal plans is included at Attachment 1.
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The following images detail the Locality Pan and plans of the development.
Figure 1 – Locality
Figure 2 – Site Plan
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Figure 3: Building A - front (Hofmann Drive) and rear elevations
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Figure 4: Building A – side elevations
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Figure 5: Building B - front (Hofmann Drive) and rear elevations
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Figure 6: Building B – side elevations
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Figure 7: Building C - rear and front (Hofmann Drive) elevations
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Figure 8: Building C - side elevations
Figure 9 – Perspective - Building A
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Figure 10 – Perspective - Building A
Figure 11 – Perspective - Building B
Figure 12 – Perspective - Building C
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2. SITE DETAILS
2.1 Background
The subject lot forms part of the Shire Business Centre. The intended development of the site was
originally identified through a master plan process nominated by the 1997 Strategic Plan. Master
plans were developed in consultation with the owners of the site, various external consultants and
the community to achieve the aim of the Strategic Plan and to inform the development of the Noosa
Plan. When the Noosa Plan was created in 2006 it captured MP2 via the inclusion of various
provisions under the Noosaville Locality Code and a master plan known as the Shire Business
Centre precinct map. Noosa Plan 2020 has further evolved and developed the master planning for
the site.
On 20 February 2020, Council, at its Ordinary meeting resolved to refuse an application to
reconfigure 1 lot into 23 lots. As a result of Council’s decision to refuse the subdivision, the
applicant lodged an appeal to the Planning & Environment Court. During the course of the appeal
a series of without prejudice meetings were held, which resulted in a negotiated settlement on 3
September 2020 which allowed for 1 into 23 lot reconfiguration to proceed subject to conditions.
The works associated with the reconfiguring a lot are currently under construction, with this
proposal to be developed on approved lots 17 -19. This is detailed in the following image.
Figure 13 – Location of proposed development
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2.2 Site Description
The proposed works are to occur over 3 lots (17 – 19) which are to be created as a result of a
recent reconfiguration approval. The lots range in size from 3,147m2 to 3,719m2. The majority of
the site is currently vegetated with the topography of the site being generally flat except for a bank
to the rear of the site which is included within a 10 metre wide strip that is separately zoned as
Environmental Management and Conservation. The approved lot arrangement and the split zoning
are detailed in the following images:
Figure 14 – Lots 17 – 19 & 21
Figure 15 – Split zoning applicable to the subject site
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2.3 Surrounding Land Uses
North: Noosa Civic including loading dock area
South: Residential development comprising 30 dwellings
East: Vegetated covenant area
West: Approved Lot 21 from recently approved reconfiguration – land is situated within the
Business Park Precinct of the Shire Business 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;
• Noosa Plan 2020.
3.2 State and Other Statutory Instruments
State Planning Policy
Noosa Plan 2020 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 Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Statutory Instruments – Planning Scheme
The application must be assessed against the whole of Noosa Plan 2020 to the extent the
provisions are relevant to the development.
Locality Provisions
The subject site is in the Noosaville Local Plan area and is zoned both High Density Residential
and Environmental Management and Conservation. The proposed development is predominantly
located within the High Density Residential zone, is identified as a consistent use with this zone
and is required to follow an impact assessable application process.
The pertinent issues arising out of the assessment are discussed below:
Criteria Planning Scheme Proposal Complies
Building height
• storeys 2 storeys max 4 storeys X
• metres 12 metres Building A: 13.4 X
Building B: 13.47m X
Building C: 12.49m X
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Site cover 45% max 37.3% ✓
Gross floor area 7083m² max 7558m² X
Plot ratio 0.7:1 max. 0.75:1 X
Boundary setbacks
• Frontage 1st and 2nd storeys: 6 metres 6 metres ✓
3rd storey: 8 metres 6 metres balcony X
7.5 metres building X
• Side (east) 1.5/2.0/2.5 metres min 3 metres (wall) ✓
2.5 metres (roof) ✓
• Side (west) 1.5/2.0/2.5 metres min 3 metres (wall) ✓
2.8 metres (roof) ✓
1st and 2nd storeys: 6 metres ✓
• Rear 10 metres
3rd storey: 8 metres 10 metres ✓
Length of wall 15 metres max < 15 metres ✓
Landscaped open space 4,043² min 5,432m² ✓
Soft landscaping 2,426m2 min 60% of total > 2,426m² ✓
Landscaping Setbacks Frontage: 6 metres 6 metres ✓
Private open space At ground level—a minimum of All units comply with X
20m² directly accessed from the exception of 2
living spaces and exclusive of ground floor units to
clothes drying area; or building C
If above ground level—9m² with a
minimum width of 2.5 metres
accessed directly from the living
spaces
Carparking 102 covered maximum 124 covered X
10 uncovered X
45 motorcycle spaces X
Bicycle Spaces 45 bicycle spaces 118 storage cages/ ✓
bicycle spaces
118 storage cages
End of Trip Facilities* 1 locker per 2 bicycle spaces and; ✓
*(required only where 5 + 1 shower cubicle with ancillary
Showers within
spaces are required) change room per 10 bicycle
dwelling units
spaces ✓
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Gross floor area
Where a development is providing for small dwellings at a ratio of at least 3 small dwellings to
every one other dwelling the Noosa Plan 2020 stipulates two different ratios, with the ratios being
relative to the lot sizes. Specifically, lots up to and including 7,000m2 are permitted a plot ratio of
0.75:1 whilst sites over 7,000m2 are permitted a plot ratio of 0.7:1.
In this instance, the area of the proposed works has been approved for 3 separate allotments each
with an area under 7,000m2, which would permit each lot to have a plot ratio of 0.75:1 where
developed individually, but where developed jointly a plot ratio of 0.7:1 is permitted.
It is noted that the footprint of the development comprises 3 clear buildings though each building
is not wholly contained within each of the approved lots. As detailed in the image below, building
B encroaches within the adjoining lot whilst buildings A and C are wholly contained within future
lots 17 and 19.
Figure 16 – Footprint of each building relative to the boundaries of approved lots 17, 18 and 19
The applicant was advised that Council officers would recommend the proposed plot ratio of 0.75:1
across the whole site on the basis that the buildings are appropriately designed and importantly
that there is clear separation between the buildings, with the buildings reading as 3 separate
buildings. In the initial stages of assessing the development officers were not satisfied that this
design outcome had been achieved. As a result of these concerns the applicant partook in
consultation with council’s preferred architect, Noel Robinson, to review the design. The review
process resulted in refinement of the design, incorporating the feedback of Noel Robinson, with
the plans now under assessment receiving the support of Noel Robinson and considered to
achieve the design objectives of the planning scheme. Accordingly, the application of the 0.75:1
plot ratio is considered appropriate and generally commensurate with development envisaged had
the 3 lots been developed individually.
The following images detail renders of the initial proposal and the current plans under
consideration:
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Figure 17 – Render of original proposal
Figure 18 – Render of buildings A and B – current proposal
Storeys and Building Height
The planning scheme permits a maximum building height of 12 metre however only permits 2
storeys. It has been clarified with the Strategic Planning team that this is an error in the planning
scheme with the maximum number of storeys intended to be 3.
The proposed buildings exceed the maximum height limit of 12 metres when measured to the
natural ground level however comply when measured to the finished ground level. Measurements
from natural ground level are as follows:
Building A: 13.4 metres
Building B: 13.47 metres
Building C: 12.49 metres
When undertaking the architectural review, it was identified that the original roof form lacked
articulation and contributed to a design outcome that was not consistent with the Noosa Plan 2020.
As the design of the building was progressed, in response to the feedback from council’s consulting
architect, significant changes were made to the form of the roof. These changes are detailed in
the following images:
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Figure 19 – Original building design with unarticulated roof form
Figure 20 – Amended design with articulated roof form
Whilst the development exceeds the permissible height above natural ground level, the area of
exceedance only relates to sections of the roof. The maximum wall heights, and the majority of the
building bulk, remains well below the 12 metre limit. The applicant’s willingness to engage with and
respond to the feedback of council’s consulting architect has resulted in a superior design outcome
inclusive of the amended roof form. The additional building height assists to better articulate the
buildings. The following images detail how the roof form, including 12-degree roof pitch, result in
the non-compliance with the 12 metre building height requirement.
Figure 21 – Building A
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Figure 22 – Building B
Figure 23 – Building C
Basement
The proposal includes a large basement area to be utilised for the purposes of car parking. In
some areas the distance between parts of the basement and the floor level above exceeds the
scheme requirement of 1 metre and results in the building being 4 storeys. The proposed design
is acceptable as the area around the perimeter of the basement is to be backfilled with no part of
the basement being above the finished ground level and will therefore only present as 3 storeys.
An embankment at the front of the site also means that the existing ground level upon which the
buildings are to be located is generally 1 metre lower than the surface level of the road reserve.
Therefore, the backfilling of the basements will not result in the development being elevated above
the road reserve.
Front Setback
The south-west corner of building A and the north-eastern corner of building B intrude into the
required front setback for the 3rd storey. A setback of 6 metres to balconies and 7.5 metres to the
building are proposed in lieu of the 8 metre requirement. The intrusion relates to a small section at
the corner of each building. In response to the architectural review the buildings were rotated
further away from each other to provide greater separation of the built form and increased
opportunity for landscaping between the buildings. The reduced setback will have limited impact
on the amenity of the streetscape noting that a significant part of each building’s frontage complies
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or exceeds the setback requirement. The following image details the part of each building which
intrudes into the front setback.
Figure 24 – 3rd storey front setback intrusions
Car Parking
The Driveways and Car Parking Code prescribes the amount of car parking that is required for the
proposed 1, 2 and 3 bedroom dwellings and also includes a note that for small dwellings in a centre
zone the car parking rate is also the maximum. For this development the maximum number of car
spaces required is 102, whereas 134 car spaces are proposed. At the pre-lodgement meeting the
applicant was advised after consultation with strategic planning that additional car parking was
acceptable generally based on a rate of an additional 1 space per 4 dwellings. This equates to an
additional 23 car spaces above the 102 spaces required by the planning scheme. The proposal
provides for 9 additional car spaces above officers recommended amount.
The intent of providing a maximum limit of the number of car parking spaces within the centre zone
is to reduce the reliance of motor vehicles in areas in which access pedestrian connectivity and
access to public transport is provided. The recent reconfiguration approval provides pedestrian
connectivity and land for the purpose of a transit centre whilst existing bus routes circulate through
Noosa Civic. In this regard, alternative forms of transport will be adequately available to future
residents of the subject site and therefore it is reasonable to limit the number of car parking spaces.
The removal of 9 car parking spaces from the basement will also provide the opportunity for deep
planting to extend through openings in the roof of the basement through to the podium level above.
Councils consulting traffic engineer advised that car parking should be provided at the entrance
podium to offset the absence of motorcycle spaces, as the original plans did not include car parking
in this location. Whilst the plans now include visitor car parking in this location it is recommended
that some motorcycle/scooter spaces be provided, to this effect a condition has been included to
provide 4 motorcycle/scooter spaces which equates to the loss/conversion of 1 visitor car parking
space.
Private open space
2 dwelling units on the ground floor of building C do not comply with the required amount of private
open space. All other dwelling units comply. The non-complying units provide 18m2 of private open
space in lieu of the 20m2 required. The variation from the required amount is supported due to the
minor nature of the variation and the considerable extent of open space located to the rear of the
buildings which includes an off leash dog area, lawn areas and outdoor seating.
Landscaping
Landscaping is detailed within Development Summary drawing DA010 as 53.68%. A 6 metre
vegetated screening buffer along the Hofmann Drive frontage is required in accordance with the
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reconfiguration approval. The landscaping proposed provides a 6 metre wide vegetation buffer to
the Hofmann Drive frontage, and around the buildings and the boundaries with varying vegetation
types and heights scattered between buildings to reduce hard surfaces. The site has a vegetated
separation of the buildings from the Noosa Civic Shopping Centre by virtue of the 10 metre wide
Environmental Management and Conservation Zone, a vegetated covenant is located adjacent to
the eastern boundary of the development site. The majority of the proposed vegetation is native
species with large feature trees included. It is of note that ‘character trees’ may be exotic species
not endemic to the area for example Jacaranda, Poinciana or Fig Trees. It is recommended that it
be conditioned that any landscaping adjacent to the ECMZ and the covenant area only include
species endemic to the area.
Environmental Management and Conservation Zone
The development site has some sections mapped under the Biodiversity, Waterway and Wetlands
Overlay (Noosa Plan 2020). The reconfiguration approval permits the removal of the vegetation
within the development area. An Operational Works approval which is currently being assessed
for vegetation removal.
The development site has a 10 metre wide Environmental Management and Conservation Zone
(EMCZ) backing onto the Noosa Civic Shopping Centre. The Landscaping Concept (Issue D) plans
outline that some of the vegetation is to be cleared to install a 2-metre-wide x 36-metre-long swale
within the 10 metre wide EMCZ. The proposal also seeks that the building C partially encroach into
this this area by approximately 600mm. The zone has a length of 125 metres, the extent of intrusion
is approximately 7.5% of the total area of the zone. The intrusions will not compromise the zones
capacity to provide a vegetated buffer between Noosa Civic and the subject site. It is recommended
that conditions be included ensuring the ongoing protection of the EMCZ by requiring chain wire
fencing to the perimeter of the EMCZ. A similar fence is also recommended to the common
boundary with the covenant area. These intrusions are detailed in the following image (orange
dotted line identifying the 10-metre width of the zone).
Figure 25 – Intrusion into the Environmental Management and Conservation Zone
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Bushfire
The development site is mapped under the Noosa Plan 2020 Bushfire Hazard overlay map as
potential bushfire impact zone. In addition the site is identified on the State Planning Policy Natural
Hazards Risk and Resilience mapping. The application supporting document Bushfire Hazard
Assessment v3 has been carried out in accordance with the State Planning Policy provisions to
ensure the development is compliant with the current planning requirements. The assessment
identifies that no hazardous vegetation will remain on Lots 17, 18, 19 and that patches of vegetation
less than 3ha are less likely to develop into a fully developed fire front. The document details how
the development meets the performance and acceptable outcomes as detailed within the Noosa
Plan 2020. The conditions included ensure the development is constructed in accordance with the
Bushfire Hazard Assessment and requires compliance.
Acoustic
The application was referred to an external acoustic consultant to review potential noise impacts
upon the development. The acoustic engineer was also involved in a recent change application for
the existing Noosa Civic shopping centre to address the noise impacts of the loading dock area on
future residential development on the subject site. The acoustic engineer has provided conditions
to address the impact of noise from the road on the development with requirements applied to the
loading dock and associated plant under the separate change application to the shopping centre
approval. The recommended conditions include the acoustic engineers recommended conditions.
4. CONSULTATION
4.1 Referral Agencies
The application was referred to the following Referral Agencies:
• Department of State Development, Infrastructure, Local Government and Planning (SARA)
The Department is a referral agency for State Transport Infrastructure under Schedule 10, Part 9,
Division 4, Subdivision 1, Table 1, Item 1 – Aspect of development stated in schedule 20 of the
Planning Regulation 2017
The Department has responded advising that it has no requirements for the application.
4.2 Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Coordinator Development Engineering
• Senior Environment Officer
4.3 Other Referrals (delete if not relevant)
The application was forwarded to the following external experts for review and/or comment
• Traffic Engineer
• Hydraulic Engineer
• Acoustic Consultant
• Architect
4.4 Public Notification
The application was publicly notified for fifteen (15) business days in accordance with the Planning
Act 2016. 1 properly made submission was received. The following table provides a summary and
assessment of the issues raised by submitters
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Matters Raised Comments
Not appropriate for such high-density housing The site is zoned High Density Residential and the
– it will create precedent proposed development is consistent with the schemes
preferred development outcome on the site as all of the
dwellings are small dwellings.
Car parking exceeds the requirements of the Noosa
Car parking is inadequate Plan 2020.
Development won’t be accessible to average The provision of 90 small dwelling units provides for a
Noosa working person more affordable form of accommodation than has
traditionally been developed within Noosaville. The
development will provide the accommodation
opportunities for employees
5. CONCLUSION & REASONS FOR DECISION
The application seeks to develop 3 future lots which form part of the recent Business Centre
reconfiguration approval. Specifically, approval is sought for 90 dwelling units which will be situated
within 3 x 3 storey buildings. All the 90 dwelling units have a gross floor area under 100m2 and are
therefore ‘small dwellings units’. The development is a consistent use within the zone/precinct with
the planning scheme seeking the delivery of small dwelling units at this location. Assessment of
the application included review by a consulting architect.
The proposal seeks variation to the scheme provisions with regards to height, front setback and
maximum number of car parking spaces. The application also seeks that the allowable plot ratio
be assessed based on the area of each future lots as opposed to the total area of these lots as
there is a benefit in considering the plot ratio based on the area of each future lot. Furthermore, a
minor intrusion into the 10 metre wide Environmental Management and Conservation Zone to the
rear of the site is also proposed.
The variations are supported on the basis that they will not result in detrimental effects on the
surrounding area and are considered reasonable in context of the site and the development
proposed. Accordingly, the application is recommended for approval subject to conditions.
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
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
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2 T000069 TENDER CONSIDERATION PLAN – NOOSA SPIT DREDGING AND BEACH
NOURISHMENT
Author Project Officer, Cody Johnston
Infrastructure Services Department
Index ECM/ Subject / Contracting / Environmental Management
ECM/ Project & Contract / T000069 Tender Consideration Plan – Noosa
Spit Dredging and Beach Nourishment
ECM/Projects (T1) / Noosa Heads Dog Beach SEMP - CAP.WORK - 501023
Attachments 1. T000069 Tender Consideration Plan
EXECUTIVE SUMMARY
This report provides a recommendation for the process for the award of the contract of the preferred
supplier for the Noosa Spit Dredging and Beach Nourishment works (SEMP Project).
For the purposes of the SEMP Project the value of the contract will be over $200K and therefore
the default process is to issue a Public Tender. However, due largely to the time pressures of the
project, in accordance with the permit window, an alternative procurement strategy is sought.
Under the Local Government Regulation 2012 a Tender Consideration Plan (TCP) is an exception
that enables Council to enter into medium sized ($15K - $200K) and large sized ($200K+) contracts
without first inviting written quotes or tenders.
The SEMP TCP enables Council to expedite the procurement process and, whilst it is not required
under the exception, also enables a competitive quotation process to be undertaken with identified
contractors, including as a result of market analysis.
Council officers are seeking the endorsement of Council to undertake this STP process in order to
meet the exceptional timelines allowable due to the environmental overlay of the area in question
and also to ensure value for money is achieved through the contract award.
RECOMMENDATION
That Council note the report by the Project Officer Infrastructure Services to the General
Committee Meeting dated 13 June 2022 and:
A. Resolve to prepare and adopt the proposed Tender Consideration Plan for the procurement
of dredging services for the Noosa Spit Dredging and Beach Nourishment project, under
section 230 of the Local Government Regulation 2012 and;
B. Delegate authority to the Chief Executive Officer to enter into a contract with a supplier in
accordance with the process contemplated in the Tender Consideration Plan, within the Chief
Executive Officer’s financial delegation, in order to achieve the objectives of the Tender
Consideration Plan.
REPORT
These works have been programmed to maintain the Noosa Spit and avoid a breakthrough to the
existing development within Noosa Sound and the back of Hastings Street, while also providing a
realigned channel for use by recreational and commercial vessels.
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1. Background
Council has committed to the completion of the Noosa Spit dredging & beach nourishment works
(of Dog Beach). Council has obtained the required environmental permit to complete the dredging
and nourishment works.
Due to the environmental overlay of the area, the dredging works must be completed by 30
September 2022 to comply with the permit conditions which leaves only a very small window to
engage a specialist contractor and complete all the required dredging works.
As a result of the timeframe pressures, a procurement strategy has been developed in partnership
with Council’s Procurement Team that aims to maximise the timeframe for completion of the
project, whilst at the same time providing for a competitive quotation process that allows Council
to achieve a value for money outcome.
2. Procurement Process
Due to the timeframe pressures of the project, and in accordance with Section 230 (2) of the Local
Government Regulation 2012, a Tender Consideration Plan (attached) was considered the most
appropriate method of procurement. In accordance with the Regulation the attached Tender
Consideration Plan (TCP) states the following:
1. The objectives of the Plan,
2. How the objectives are to be achieved,
3. How the achievements of the objectives will be measured,
4. Alternative ways of achieving the objectives,
5. Proposed Terms of the Contract,
6. Risk analysis of the market
As outlined in the attached TCP, as a result of the market analysis undertaken by the Project Officer
and due to the noted time pressures, an Invitation to Quote (ITQ) has been issued to three (3)
identified contractors, for evaluation against the following criteria:
Criteria Weighting
Price 30%
Capability, Resourcing, Contract 20%
Experience
Methodology 25%
Quality 5%
Health and Safety 5%
Environment and Sustainability 10%
Contribution to Local Economy 5%
It has also been noted in the Invitation to Quote to these contractors that, in addition to the outcome
of the evaluation, any resulting contract will be subject to Council approval – in this case including
the adoption of the attached TCP.
Previous Council Consideration
Nil.
Finance
The Noosa Spit Dredging and Beach Nourishment work has a total approved project budget of
$1,236,000. This includes a $990,000 allowance for the required dredging and nourishment works.
Market research of indicative dredging costs of similar works informs that quotations are
anticipated to be within the project’s budget allowance.
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Risks & Opportunities
Program Risks Mitigation
The TCP process was confirmed to provide the optimum scenario to enable
Insufficient
works completion within the available timeframe.
construction time to
complete dredging
This was tested against various construction programs using different working
works within Permit
arrangements, machine combinations and confirmed by market research with
timeframes.
capable contractors.
Financial Risks Mitigation
Indicative construction costs of similar works have been used to set the
budgetary allowance. The indicative cost was reaffirmed during the market
Dredging operation research of the current market and is within the budget allocation.
exceeding budgetary
allowance. The TCP offers the opportunity to source multiple quotes from suppliers, to
provide a value for money option.
Resource Risks Mitigation
A quote process under the TCP will enable a streamlined procurement process,
increasing the available construction timeframe. A smaller timeframe requires
larger dredgers and resultingly limits resource availability or capable contractors.
Quality, safety, and Market research has been conducted with suppliers to confirm contractor
service are affected capability and availability prior to invite.
due to resource
shortages.
Contractors will be requested to nominate a highly capable team for the project
and identify additional and appropriately skilled resources if required.
Legislative
Mitigation
Compliance Risks
The TCP enables Council to invite selected contractors who are considered
Compliance Issues
competent and capable with a proven track record for compliance.
Safety Risks Mitigation
The TCP enables Council to invite selected contractors who are considered
Contractor fails to competent and capable with a proven track record for compliance.
ensure the work is
conducted safely and
in accordance with
minimum standards. Council will undertake surveillance, regular safety audits and inspections
throughout the dredging services period.
Environment Risks Mitigation
Council engaged specialist completed BMT to develop a Dredge Management
Plan (DMP) that reviews the surrounding environment and to minimise potential
impacts of the dredging. The prepared DMP is approved for use by Department
of Environmental Services and is provided to the contractor to guide Dredging
operations.
Environment
Council will undertake surveillance and inspections throughout the dredging
services period. Council will be provided with an incident report upon any
incident occurring whilst in the river.
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Consultation
External Consultation - Community & Stakeholder
As outlined in the market analysis section of the attached TCP, identified contractors have been
consulted in regard to their availability and capacity to undertake the works.
Internal Consultation
Infrastructure Services Department and Procurement has consulted with the CEO in regard to
determining an appropriate procurement option for this project.
Departments/Sections Consulted:
Chief Executive Officer Community Services X Corporate Services
Executive Support Director Director
Community Development Financial Services
Community Facilities Fleet
Libraries & Galleries ICT
Local Laws X Procurement
Waste & Environmental Health Property
Revenue Services
Executive Services Environment & Sustainable Development X Infrastructure Services
Director Director X Director
Community Engagement Building & Plumbing Services X 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 X Infrastructure Planning,
Design and Delivery
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
Tender Consideration Plan
Noosa Spit Dredging and Beach Nourishment
Contract No: TOQ0069
Page 1 of 6
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
Contents
Page No.
1. DEFINITIONS AND INTERPRETATION..........:::ccessecsseeesseeseseeeesseeesneeeseeeeeceeseesaeeeseneessnesesseseeseresseen
2. OBJECTIVES OF THE TENDER CONSIDERATION PLAN ...........::::eecccesseeeeeeeeseneeeeeseeneseeeseeeeeeeee
3. HOW THE OBJECTIVES ARE TO BE ACHIEVED. ............::ccccssseeecesseeeeeeeeseeeeseseneeesesennsseesseseeeesensO
4. HOW THE ACHIEVEMENT OF THE OBJECTIVES WILL BE MEASURED...........::ccsccsseeeeeeee
4.1 VALUE FOR MONEY .......cccccccccccceceecceeeceeceteeeeteceteeestesenetistsstttussstsusiieiteteeeee®
4.2 MEETING THE REQUIRED (PERMIT) TIMEFRAMES ...0....000.0.0.0cccccceeessscetettettetttetteeeeee®
5. ALTERNATIVE WAYS OF ACHIEVING THE OBJECTIVES. ...........cccccccessseeeesssseeeesssseeseeesseeeeeeeee
6. PROPOSED TERMS OF THE CONTRACT. ........c:ccecseecesseeeeeeeeseeeeeeesneeeeeeeeeeeeeeseseeeeesseeeeseeeseeeeeee TO
Tx RISK-ANALYSIS:OF THE MARKED? esceicccccccccisaccccscssravesssseeecvssnnciessrrvnmneermmnmmesmnvensc lO
Page 2 of 6
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
Background:
Council has committed to the completion of the Noosa Spit Dredging & Beach Nourishment works
(Dog Beach).
The Infrastructure Department has obtained the required environmental permit to complete the
dredging and nourishment works. The dredging works however must be completed by September
30" to comply with the permit’s conditions. This leaves only a very small window to engage a
specialist contractor and complete all the required dredging works.
The effectiveness of the beach renourishment and river channel dredging will be dependent on the
completeness of the designed dredging works.
Operative Provisions:
1. DEFINITIONS AND INTERPRETATION
1.1 Definitions
In this Tender Consideration Plan, unless inconsistent with the context or subject matter:
(a) Act means the Loca/ Government Act 2009;
(b) Council means Noosa Shire Council;
(c) Objectives means the objective set out in Clause 2 of this Tender Consideration
Plan;
(d) Regulation means the Loca/ Government Regulation 2012;
(e) Tender Consideration Plan means this tender consideration plan, which Council
has prepared and adopted pursuant to section 230 of the Regulation.
2. OBJECTIVES OF THE TENDER CONSIDERATION PLAN
2.1 The objective of this Tender Consideration Plan (TCP) is to enter into a contract with a
selected contractor for the completion of works for the Noosa Spit Dredging and Beach
Nourishment, within the parameters and timeframes of the environment permit issued by
Department of Environment and Science.
2.2 It is proposed that the establishment of this contract be via a competitive Invitation to
Quote (ITQ) process to contractors identified as a result of market analysis, as outlined in
Section 7 of this TCP.
2.3 In accordance with the permit that has been granted to Council, there is a specified
window of opportunity for the works to be completed. It is anticipated that establishing a
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
contract on or before by 24 June 2022, as a result of this TCP, will provide Council the
best opportunity of completing the works within this window.
The longer the duration that a contractor has to complete the works the greater flexibility
the contractor has for machinary selection, potentially lowering construction cost, program
resiliance to delay due to breakdown or inclement weather/river contitions, and a better
opportunity to ensure a quality finish of the the beaches nourishment.
3. HOW THE OBJECTIVES ARE TO BE ACHIEVED
3.1 The Objectives will be achieved by:
(a) Inviting written quotations from identified contractors that Council considers are
capable of delivering the required services within the timeframes, and assessing
those quotations against the following weighted criteria:
Capability, Resourcing, Contract
Experience
Methodolog
[Quality 5%
Health and Safet
Environment and Sustainabilit
Contribution to Local Econom
(b) As a result of a market analysis and given the time pressures for this project an
Invitation to Quote (ITQ) has been issued to three (3) identified contractors as
follows:
e Rimlex Pty Ltd t/a Nabis Dredging,
e Hall Contracting Pty Ltd , and
e Neumann Contractors Pty Ltd,
The ITQ has been issued advising that any resutling contract will be subject to
evaluation of responses against the criteria outlined in this TCP and Council
resolving to adopt this TCP.
4. HOW THE ACHIEVEMENT OF THE OBJECTIVES WILL BE MEASURED
4.1 Value for Money
Council will:
(a) Undertake market analysis of identified dredging contractors to determine
availability/capacity to undertake the works, and subsequently issue the ITQ to
those that confirm (refer Section 7 below),
(b) Evaluate the Invitation to Quote (ITQ) responses against the criteria out lined 3.1
(a) above,
(c) Determine Value for Money, as a result of ITQ evaluation and in particular the
quotation breakdowns, against the allocated budget.
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
4.2 Meeting the Required (Permit) Timeframes
Council will:
(a) Evaluate the ITQ responses against key project success criteria including delivery
of the project within the permit window — by 30 September 2022,
(b) Manage the resulting contract under the terms and conditions and work with the
contractor to achieve the timeframe milestones and the environmental
requirements of the permit.
5. ALTERNATIVE WAYS OF ACHIEVING THE OBJECTIVES
5.1 Alternative ways of achieving the Objectives
(a) Council could conduct a public request for tender for the engagement of a suitable
contractor to undertake the works pursuant to section 228 of the Regulation.
(b) Council could consider amending its existing dredging contract to incorporate
these works.
5.2 Why the alternative ways were not adopted:
(a) A public tender must allow written responses to be received for a minimum period
of 21 days. If the resulting tender evaluation and recommendation were to move
through the July Meeting cycle, the earliest award date for a contract would be 29
July 2022.
This would further reduce the window for works to be completed within, limit the
machinery capable of completing the works, and further limit the number of
available contractors.
The other option to expedite the award of the contract as a result of public tender,
in accordance with Council's Assessment of Procurement Contracts >$200,000
<$1M, would also mean that the contract wouldn't be awarded until early-mid July
2022.
It is anticipated that expediting the award of a contract for these services will
provide Council a better opportunity of completing the works within the timeframes
and subsequently a better Value for Money outcome.
(b) Council’s existing dredging contract is a result of a public tender awarded by
council in March 2022, whereby only a single tender was received. Vhilst the
contract does allow for variations over its term, due to the scale and value of this
particular project the agreed preference is to seek competitive quotations from
identified contractors under this Tender Consideration Plan, in accordance with
Section 230 of the Local Government Regulation 2012.
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Attachment 1 Noosa Spit Dredging & Beach Nourishment Tender Consideration Plan
6. PROPOSED TERMS OF THE CONTRACT
6.1 The proposed terms of the Contract will be substantially in accordance Council’s Service
and Fixed Term contract.
7. RISK ANALYSIS OF THE MARKET
7.1 Council is aware of the limited availability of the speciality contractors required to complete
dredging works. This was reflected in Council’s recent Tender process for dredging
services, awarded in March 2022, whereby only one (1) tender was received.
Considering above, the Infrastructure Department conducted market research with three
(3) Sunshine Coast based, one (1) North Brisbane based, and one (1) Gold Coast based
dredging contractors. These being:
e Broadwater Dredging Pty Ltd,
e Rimlex Pty Ltd t/a Nabis Dredging,
e Hall Contracting Pty Ltd , and
e Neumann Contractors Pty Ltd,
Email and follow up phone correspondence was made with the four (4) contractors above
to discuss their availability and capability to complete the proposed works. The large
volume of material required to be dredged and placement within the small environmental
window was the key criteria for the discussions. As a result, two (2) of the four (4) contacted
contractors confirmed the ability to complete the proposed works. In addition to the four (4)
contractors listed above, another contractor was identified, and contact made however they
are no longer in business.
A summary of the feedback from the contractors contacted is as follows:
1. One (1) contractor advised that they were unable to complete works as they do not have
an appropriately sized dredging machine to complete works within the time frame.
2. Two (2) contractors confirmed suitable sized dredging machinery is available to complete
works within the time frame. Dredging machines available ranged from operating at
150m3/hr, which is the estimated minimum size to complete works, up to 180-220m3/hr.
3) One (1) contractor advised that they were unable to complete due to the availability of
their suitably sized machine as they have already committed to completing works within
the project timeframes. They did however request to be included in the ITQ.
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
3 NOOSA ENVIRONMENT STRATEGY MONITORING REPORT
Author Shaun Walsh, (Acting) Environmental Services Manager
Environment and Sustainable Development Department
Index ECM/ 21.44 Environment Strategy / Biodiversity Plan
Attachments 1. Noosa Environment Strategy Monitoring Report 2019 – 2021
(22-page attachment provided separately to this agenda)
EXECUTIVE SUMMARY
The following report and attachment has been prepared to provide an update on the performance
of the Noosa Environment Strategy 2019. It is a commitment of the Noosa Environment Strategy
2019 that a report on the progress towards the 12 targets be provided every two years.
This monitoring report shows the status the Noosa Environment Strategy as at 30 June 2021 which
is the end of second year of the Strategy’s ten year life.
The attachment highlights the areas within this plan where monitoring of targets is well established
and progress is as predicted but also shows some areas where there is still more work needed to
establish baseline datasets and comprehensive monitoring programs. The monitoring report
contents will continue to be refined in future versions as data sets are updated or become available
on future years.
RECOMMENDATION
That Council note the report by the Acting Environmental Services Manager to the General
Committee Meeting dated 13 June 2022 and provide the Year 2 biennial report on progress
towards the 12 targets outlined in the Noosa Environment Strategy 2019.
REPORT
At the June 2019 Ordinary Meeting Noosa Council endorsed the Noosa Environment Strategy &
Implementation Plan. The Noosa Environment Strategy is the key strategic policy document for
Council related to our environment and the way we live within it. The Strategy identifies key
strategies, outcomes and measurable targets that guide decision-making and support prioritisation
of investment over the 10 year life of the strategy.
The Strategy provides a clear monitoring, evaluation and reporting framework for the Strategy that
consists of;
• Annual reporting on the progress of specific implementation actions associated with the
Environment Strategy.
• Biennial reporting against the 12 targets identified in the Environment Strategy, to measure
the success of the Strategy’s implementation.
A copy of the Noosa Environment Strategy 2019 can be found at the following link
https://www.noosa.qld.gov.au/downloads/file/1130/noosa-environment-strategy
The Noosa Environment Strategy is made up of 4 overarching themes: Biodiversity, Waterways,
Wetlands & Coasts, Sustainable Living and Climate Change Resiliance and Adaptation. Each of
these themes has 3 associated strategies and targets that are intended to improve the state of the
environment in Noosa. This report and attachment provides a snapshot of each of the 12 targets
and the current state of the data used to evaluate progress towards them.
It is noted that this biennial monitoring report has been significantly delayed due to the departure
of the former Environmental Services Manager, COVID and natural disaster disruptions. It is also
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noted that datasets and monitoring programs will likely be amended and refined through the life of
the strategy as knowledge, available data and technologies improve or change.
It is noted that this is the first time Council has published such a comprehensive environmental
monitoring report and provides a key benchmark for long term (decades) performance and change
in the Noosa Biosphere. Over time this report will assist in determining management strategies
and actions, and hopefully also be a good news story in key metrics.
Summary of Progress
It was anticipated that by the end of the 2020/21 financial year, most of the long-term monitoring
baselines would be in place or well progressed.
Of the 12 targets, 5 have comprehensive baselines and established monitoring programs. 3 are
missing components of the metrics intended to be used for monitoring or are yet to be
comprehensively monitored and 4 targets where baseline data and monitoring programs are still
being developed.
Theme Established Partly established Not yet established
Biodiversity 1 1 1
Waterways, wetlands 0 2 1
and Coasts
Sustainable Living 2 0 1
Climate Change 2 0 1
Adaptation and
Resilience
Previous Council Consideration
Ordinary Meeting Minutes 17 February 2022, Item 2, Page 4
That Council note the report by the Acting Environmental Services Manager to the Planning &
Environment Committee Meeting dated 08/02/2022, providing the year 2 annual report on the
implementation of the Noosa Environment Strategy.
The draft report was circulated internally to Councillors and Council staff for review, with substantial
and worthwhile comments received.
Finance
The Noosa Environment Strategy 2019 and supporting Implementation Plan is funded program.
Budget bids are being considered for additional resourcing for the FY 2022/23 in the following
areas to maintain and improve performance:
• Community Bushland Care support
• Ongoing foreshore management planning
• Threatened Species Monitoring program
Consultation
External Consultation - Community & Stakeholder
There has been no external consultation for this specific report, though it is noted that many of the
programs have external implementation partners, who are key community stakeholders.
The finalised monitoring report for the 2019 to 2021 period will be distributed to key community
stakeholders posted onto Council’s website as a record of Councils performance against the
Environment Strategy.
Any feedback received from stakeholders can be considered in the formation of the next monitoring
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report, scheduled for 2023.
Internal Consultation
Many of the programs in the Noosa Environment Strategy Implementation Plan are implemented
by different Council departments and there is ongoing liaison.
Departments/Sections Consulted:
Chief Executive Officer Community Services x Corporate Services
Executive Support Director Director
Community Development Financial Services
Community Facilities Fleet
Libraries & Galleries x ICT
Local Laws Procurement
Waste & Environmental Health Property
Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Director x Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture x Environmental Services Disaster Management
x Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
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4 FINANCIAL PERFORMANCE REPORT – MAY 2022
Author Financial Services Manager (Acting), Pauline Coles
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
4. Summary of Materials and Services Expenditure
EXECUTIVE SUMMARY
Year-to-date (YTD) performance against current budget as at 31 May 2022 is positive with
operating revenues outperforming forecast and operating expenditure below budget. Capital
revenues are above forecast with capital expenditure continuing to be delayed due to impacts on
project delivery from weather events and resource and supply chain delays.
YTD Financial Performance Summary
Budget Actual Variance Variance
Status
$m $m $m %
Operating Revenue $105.2 $110.6 $5.5 5.2% Above Budget
Operating Expense $96.3 $95.9 $0.5 0.5% On Track
Operating Position $8.8 $14.8 $6.0 67.8%
Capital Revenue $13.0 $15.1 $2.0 15.6% Above Budget
Capital Expenditure* $43.4 $29.5 $13.9 32.0% Below Budget
* 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.
Figure 1: Actual Performance Compared to Budget
$120
$105.2 $110.6
$96.3 $95.9
$100
$80
$60
$40
$20
$-
Operating Revenue Operating Expenditure
YTD Budget ($m) YTD Actual ($m)
Council’s performance against key measures of financial sustainability has been calculated as at
May 2022. These indicators enable the reader to assess Council’s success in managing its budget,
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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
Current Actual
Target Status
Budget YTD
Operating Surplus Ratio 0-10% -0.6% 13.4% Above Target
Net Financial Liabilities
Above Target
Ratio <60% -12.7% -36.5%
12.4
Cash Cover Ratio Above Target
3 months 8.8 months months
Asset Sustainability Ratio > 90% 130.1% 77.6% Below Target
RECOMMENDATION9
That Council note the report by the Financial Services Manager (Acting) to the General Committee
Meeting dated 13 June 2022 outlining May 2022 year to date financial performance against budget,
including changes to the financial performance report with the inclusion of key financial
sustainability indicators.
REPORT
Operating Revenue (YTD Benchmark 91.67%)
Council has received 99% ($108.1 million) of its operating revenue budget ($109.6 million).
Commentary on each revenue category is provided below.
Category Summary Comments
Rates and Levies $74.9 million (100.2%) • Waste utility charges $343k above YTD budget
of the annual budget of (101.6% or $13.5 million of $13.2 million annual budget
$74.8 million has been earned)
earned • General rate (net of discounts) $78k below YTD budget
(99.9% or $56.1 million of $56.2 million annual budget
earned)
Fees and $8.2 million (99.6%) of • Development assessment fees $219k above YTD
Charges the $8.25 million budget (96.1% or $2.3 million of $2.4 million annual
annual budget has budget earned)
been earned • Plumbing application fees $124k above YTD budget
(106.0% or $1.38 million of $1.30 million annual budget
earned)
• Property and Facility fees $261k above YTD budget
(134.0% or $547k of $408k annual budget earned)
• Local Laws fees $68.1k above YTD budget (98.0% or
$1.5 million of $1.56 million annual budget earned)
• Building application fees $55k above YTD budget
(93.5% or $801k of $857k annual budget earned)
Sale of Goods $11.9 million (107%) of • Holiday Park sales $607k above YTD budget (112.5%
and Services the $11.1 million or $3.4 million of $3.1 million annual budget earned) –
annual budget has Positive revenue variances that hold through the
been received financial year will be offset in part by additional variable
operating costs
• Waste management sale of recoverable materials
$552k above YTD budget (144.3% or $1.6 million of
$1.1 million annual budget earned)
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Category Summary Comments
• Waste disposal fees $201k above YTD budget (96.4%
or $3.9 million of $4.0 million annual budget earned)
• Noosa Aquatic Centre revenue $131k above YTD
budget (100.9% or $1.73 million of $1.71 million annual
budget earned)
Interest $717k (107%) of the • Interest revenues on cash invested will need ongoing
Received $670k annual budget monitoring to ensure returns on surplus funds are
has been earned maximised as investment rates begin to increase.
Other Revenue $2.7m (87%) of the • Waste sulo bin recoveries from Cleanaway below YTD
$3.1 million annual budget $104k (45.4% or $102k of $226k annual budget
budget has been earned) – correlates to lower sulo bin purchases
earned • Holiday Park electricity recoupment below YTD budget
$108k. No revenue recouped YTD due to supplier
delays from COVID. Works have now commenced,
and project is in implementation phase.
• Unbudgeted insurance proceeds received $52k
Operating $8.3 million (140%) of • $1.4m in Community resilience and disaster
Grants, the $5.9 million annual management grants have been received in respect to
Subsidies budget has been the recent flood event. These funds have been
received recorded as operational grants until the program of
works has been finalised.
• Council received $392k from the Black Summer
Bushfire Recovery Grant program for building bushfire
resilience through technology innovation with $167k
allocated for operational projects.
• 75% of the 2023 financial assistance grant was prepaid
in April 2022. Historically only 50% of this grant is
prepaid in June so this may impact on Council’s
2022/23 final operating position if the prepayment
approach is discontinued by the Australian
government.
Unitywater On track • Unitywater distributions are fixed each year so little
Distributions budget variance risk
Figure 2: Operating Revenue Position by Type (Excluding Rates)
$14.0
$11.9
$12.0 YTD Budget ($m)
$10.3
YTD Actual ($m)
$10.0
$8.3
$7.5 $8.2
$8.0
$5.6
$6.0
$3.9 $3.9
$4.0
$1.7 $1.7
$2.0 $0.6 $0.7 $0.9 $1.0
$0.0
Income
Other
Charges
Grants
Goods &
Unitywater
Services
Sales of
Rental
Interest
Fees &
Share of
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Operating Expenditure (YTD Benchmark 91.67%)
Actual operating expenditure is currently 87% ($95.9 million) of full year budget ($110.1 million).
Detailed commentary for each expenditure category is provided below.
Category Summary Comments
Employee Costs $34.0 million (89%) of the • YTD under expenditure for permanent staff
annual budget of $38.1 million salaries and wages ($3.6 million) due to position
has been expended vacancies, partially offset by additional spend on
casual staff and external labour hire ($1.9 million).
• Training costs $119k below YTD budget (41.7%
or $138k of $332k annual budget spent)
Materials and $42.6 million (83%) of the • Environment Services costs $421k below YTD
Services $51.1 million annual budget budget (45.5% or $1.6 million of $3.6 million
has been expended. annual budget spent) – COVID-19 impacts on
staff have delayed project delivery YTD.
• Economic Development $257k below YTD budget
(90.0% or $3.1 million of $3.5 million annual
budget spent)
• Development Assessment $193k below YTD
budget (63.3% or $1.0 million of $1.7 million
annual budget spent)
• Strategic Land Use Planning costs $188k below
YTD budget (38.0% or $188k of $493k annual
budget spent)
• Beaches and Canals $153k below YTD budget
(32.7% or $291k of $891k annual budget spent)
• Holiday Parks $571k above YTD budget (124.3%
or $2.1 million of $1.7 million annual budget
spent) – offset by additional revenue.
• Libraries & Galleries $130k below YTD budget
(66.5% or $1.2 million of $1.8 million annual
budget spent) – timing of heritage programs and
operational contract services
• Waste Management $127k above YTD budget
(92.3% or $10.4 million of $11.3 million annual
budget spent)
• Civil Operations $215k above YTD budget
(89.49% or $2.8 million of $3.1 million annual
budget spent). This variance relates in part to
flood remediation works undertaken to date and
will be funded via disaster recovery grants.
Finance Costs On track Nil
Depreciation On track Nil
Other Expenses On track Nil
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Figure 3: Operating Expenditure Position by Type
$42.3 $42.6
$45.0
YTD Budget ($m)
$40.0
$34.8 $34.0 YTD Actual ($m)
$35.0
$30.0
$25.0
$18.0 $18.0
$20.0
$15.0
$10.0
$5.0 $1.0 $1.0 $0.2 $0.2
$0.0
Finance Costs
Materials
Depreciation
Employees
Other
Tourism and Economic Development Investment Summary
Council resolved to report on a monthly basis, investment details for tourism and economic
development. Expenditure at 31 May 2022 is outlined below:
Expenditure Annual Budget YTD Budget YTD Actual YTD Variance
$m $m $m
Payment to Tourism Noosa $2.52 $2.52 $2.52 -
Economic Development $1.06 $0.85 $0.61 $0.34
Total $3.58 $3.47 $3.13 $0.34
All instalments payable under the Tourism Noosa agreement for the 2021-22 financial year have
been made. The current agreement, which was due for renewal at 30th June 2022 has been
extended for a further 12 months.
YTD Economic Development expenditure is below budget due to lower employee costs ($95k),
due the Branch Manager acting as Director of Environment & Sustainable Development for part of
the financial year and vacancies in the branch. This has also impacted timing for delivery of
initiatives under the Local Economic Plan ($204k). The timing of the Firetech conference ($43k),
which is grant funded, has also been delayed due COVID impacts. Discussions are ongoing to
reschedule the conference now restrictions have eased.
Tourism and economic development activity is funded through the general rate, with 5.8% of the
annual general rate committed towards tourism and economic development. Should actual general
rate revenue fall below budget, this does not impact Council’s contractual commitment to fully fund
all tourism and economic development activity. Any general rate revenue shortfall is funded
through other general revenue sources to ensure all planned activities are undertaken in full.
Disaster Recovery Works
To date Council has incurred $704k in cost associated with remediation works and counter disaster
operations resulting from the February 2022 flood event with a further $254k in commitments.
Erscon Consulting have been engaged to assess and quantify the damage to infrastructure and
other Council assets and once complete Council will be provided with a report outlining the works
required.
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Section 55
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
$1.4 million in disaster recovery funding has been received to date and additional funding will be
sought once assessments are completed and the program of works finalised.
Capital Revenue
YTD capital revenue of $15.1 million received comprises cash contributions from developers ($2.0
million) and capital grants ($12.4 million). Note that the timing of capital grant receipts are generally
dependent on the timing of grant conditions and also capital delivery performance, and that the
timing of the receipt of developer contributions (both cash and contributed) is unpredictable.
Figure 4: Capital Revenue by Type
$14.0
$12.4
YTD Budget ($m)
$12.0
$10.3 YTD Actual ($m)
$10.0
$8.0
$6.0
$4.0
$1.4 $2.0
$1.3
$2.0 $0.7
$0.0
Contributions
Subsidies
Contributed
Grants /
Assets
Cash
Capital Program
Actual capital expenditure (excluding commitments) is $29.5 million (YTD budget $43.4 million).
Detailed discussion of progress in the delivery of the capital works program is provided through a
separate quarterly report by the Asset Planning Manager.
Figure 5: Capital Program Delivery Performance
$38.1
$40.0
$35.0 YTD Budget ($m)
$30.0 YTD Actual ($m)
$26.1
$25.0
$20.0
$15.0
$10.0
$4.0 $2.1
$5.0
$1.3 $1.3
$0.0
Capital works Other capital Loan redemption
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Section 56
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Cash Management and Investment Performance
Total cash on hand at the end of May was $92.3 million. Included in this balance are funds held in
trust and for restricted purposes (e.g. unexpended levy and grant funds), prepaid grants including
the financial assistance grant and other capital works grants, January rates payments received,
and unspent monies committed for funding capital projects which are underway and will continue
during the financial year.
The following pie charts present the mix of cash held at May 2022 by agency (graph on the left)
and by credit risk rating (graph on the right). All funds have been invested in accordance with the
Investment Policy and in consideration of the principles of ethical investment, preservation of
capital, return on investment and counterparty thresholds.
Figure 6: Closing Cash Held by Agency and Credit Rating
CBA
4%
A1 +
(Commercial Banks)
4%
A1 +
(QTC) QTC
96% 96%
The following chart monitors the 12 month trend on total cash and the agencies invested. Payments
received in February from bi-annual rates generated a significant increase in cash, which have and
will be invested in short term QTC deposits in line with Council’s Investment Policy. Management
are actively monitoring short term investment rates being offered by commercial institutions against
QTC’s cash rate to ensure the return on investment is maximised.
Figure 7: 12 Month Trend of Cash Invested by Agency
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Section 57
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
120,000,000
100,000,000
80,000,000
60,000,000
40,000,000
20,000,000
-
Jun-21 Jul-21 Aug-21 Sep-21 Oct-21 Nov-21 Dec-21 Jan-22 Feb-22 Mar-22 Apr-22 May-22
Bendigo TD Westpac TD NAB TD Suncorp TD CBA TD QTC CBA Operating
Measures of Financial Sustainability
The following table incorporates a set of financial sustainability indicators to further assist in
managing Council financial performance. There are no current emerging risks regarding
performance noting the early stage of the financial year.
Category Comments
Operating Surplus Ratio • Intent: Identifies the extent to which
revenues cover operational
expenses, to ensure community
equity is not degraded
• Target: 0 – 10%
• Result: 13.4%
• Comment: This ratio will slowly
decline as expenditure on operations
occurs through to the end of the
financial year at 30 June 2022.
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Section 58
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Category Comments
Cash Expense Cover • Intent: Indicates how long council
can continue paying its day-to-day
expenses from cash at bank without
needing additional cash flows
• Target: > 3 months
• Result: 12.4 months
• Comment: Council is forecast to
remain above target for the financial
year. Business as usual expenditure
through to 30 June 2022 will continue
to diminish Council’s cash holdings,
albeit not below the target range of 3
– 6 months.
Asset Sustainability Ratio • Intent: Measures the extent to which
assets are being replaced as their
condition degrades to ensure service
potential is maintained
• Target: 90% of depreciation budget
spent on renewals annually
• Result: Below budget
• Comment: The capital works
program has been impacted by flood
and rain events and this together with
ongoing supply chain issues has
resulted in delays in the delivery of
the capital program. This ratio will
continue to increase each month as
expenditure on renewals continues
however it may fall short of the target
as at 30 June 2022.
Net Financial Liabilities Ratio • Intent: Outlines the level that net
Council debt can be serviced by
operating revenues. A ratio below
zero implies that liabilities are less
than cash (and other current assets)
and there is adequate borrowing
capacity available if needed.
• Target: less than 60%
• Result: -36%
• Comment: Council has low debt
levels and strong cash holdings.
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Section 59
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Category Comments
Investment Return • Intent: Ensure appropriate return on
investment yield for cash at bank.
• Target: 0.25% above current
Bloomberg commonwealth 10-year
bond rate yield (-0.12%)
• Result: 0.65%
• Comment: While long-term bond
and interest rates remain low
Council’s investment return still
remains above target.
As investment rates increase
opportunities to maximise returns on
surplus funds will be explored in line
with Council’s investment policy.
Rates in Arrears • Intent: Ensuring that the amount of
unpaid rates remains sustainable
and does not negatively impact cash
flows
• Target: 5% industry benchmark
• Result: 6.3%
• Comment: Rates arrears continue to
decline from the high point in the
cycle. Reminder notices have been
issued and arrears will continue to
stabilise through to June as they are
collected, and payment
arrangements implemented. Where
appropriate recovery action will be
taken.
Previous Council Consideration
Nil.
Finance
As above.
Risks & Opportunities
Council’s risk register identifies a number of risks that could impact on its ongoing financial
sustainability. In order to manage and mitigate these risks Council uses various tools which include
monthly ongoing financial reporting to identify and address emerging issues, conservative
budgeting, compliance with the Financial Sustainability Policy, regular budget reviews, effective
liquidity management to ensure sufficient fiscal flexibility, as well as adhering to the Reserves and
Restricted Cash policy which requires that Council maintains both a disaster management reserve
and a minimum 3 months cash cover to fund emergent matters.
Some examples of potential risks that may impact on Council’s operational performance, capital
program delivery, cashflow and cash reserves include:
• Substantial damage to or failure of Council infrastructure due to natural disaster or other
emergent issue that may require significant unplanned investment;
• Closure of Council facilities due to ongoing Covid 19 restrictions;
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Section 60
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
• A prolonged IT system failure affecting Council’s ability to deliver services or issue rates
notices;
• Economic conditions affecting ratepayers’ ability to pay rates;
• Market driven increases in construction and operational costs significantly above estimates;
• Labour and material shortages and delays.
Given the recent flooding event, assessments are currently underway to assess what impact this
may have on Council’s financial position and what disaster funding opportunities may available to
offset this expenditure.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
All areas of Council are consulted as part of the regular monitoring of budget performance.
Departments/Sections Consulted:
X Chief Executive Officer X Community Services X Corporate Services
Executive Support Director X Director
Community Development X Financial Services
Community Facilities Fleet
Libraries & Galleries ICT
Local Laws Procurement
Waste & Environmental Health Property
Revenue Services
X Executive Services X Environment & Sustainable Development X Infrastructure Services
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
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Section 61
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 1
Page 61 of 69
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 1
Profit and Loss Statement
Revenue
Recurrent Revenue
Rates, levies and charges 74,794 74.657 74,951 204 100%
Fees and charges 8,246 7,460 8,214 754 100%
Interest received 670 624 717 93 107%
Sale of Goods and major services 11,004 10.252 11,863 1,611 107%
Sale of contract and recoverable works 23 . 1 1 7%
Rental & lease income 1,885 1,746 1,737 (10) 92%
Other income 1,244 931 983 52 79%
Grants, subsidies, contributions and donations 5,925 5.604 8,207 2,692 140%
Unitywater Distributions 5,650 3.882 3,882 - 60%
109,530 105,156 110,644 5,488 101%
Expenses
Recurrent Expenses
Employee benefits 38,134 34,828 34,033 795 89%
Materials and services 51,001 42.345 42,577 (232) 83%
Finance costs 114 1,024 1,042 (19) 04%
Depreciation 19,689 17.957 17,967 (10) 92%
Other expenses 233 188 234 (46) 100%
110,164 96,343 95,853 489 87%
OperatingResult Bara sr
Summary of Capital Expenditure and Funding
Capital Funding
Capital cash contributions and infrastructure charges 1,397 1,397 1,870 573 141%
Contributed assets 1,500 1,328 688 (640) 46%
Capital grants and subsidies 18,963 10.295 12,393 2,099 65%
Cash / revenue 22,860 31,686 16,256 (15,430) 71%
New loan borrowings 4,859 - - - o%
Other capital revenue - - - - o%
Total Capital Funding 9ST TOS 0B 1339)
Capital Expenditure
Contributed assets 1,500 1,328 688 (640) 46%
Capital works - constructed assets 42,440 38,084 26,138 (11,046) 62%
Capital works - other capital 4,342 3,997 2,053 (1,044) 47%
Loan redemption 1,297 1,297 1,297 - 100%
a1 Capital E rpenditure - - 1,131 1,131 O%
Page 61 of 69Section 62
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 2
Page 62 of 69
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 2
Current Assets
Cash and cash equivalents 65,875 91,367 68,895
Trade and other receivables 10,286 7,709 7,467
Inventories 144 150 144
Contract Assets - 487 487
Other current assets 3,425 2,937 4.955
79,730 102,651 81,948
Non Current Assets held for sale - - -
Total Current Assets 79,730 102,651 81,948
Non Current Assets
Trade and other receivables 53,761 49 468 49,468
Other non current Assets - - +
Investments 88,040 92,434 92,434
Investment property 3,000 2,900 2,900
Property, plant and equipment 999,038 962,802 952.579
Right of Use Assets 89 89 89
Intangible assets 2,925 2,654 3,036
Total Non Current Assets 1,146,853 1,110,346 1,100,506
TotalAssets 4,226,584 1,212,997 1,182,454
Current Liabilities
Trade and other payables 7,334 12,091 10,468
Contract Liabilities 4,377 4377 4,377
Borrowings 946 128 955
Lease Liablities 25 25 25
Provisions 8,103 5,226 4,947
Other 3,998 3,567 2,898
Total Current Liabilities 24,783 25,414 23,669
Non Current Liabilities
Borrowings 24,390 20,258 20,258
Lease Liabilities 66 66 66
Provisions 16,555 16,555 16,555
Total Non Current Liabilities 41,011 36,879 36,879
TotalLiabilities| © 85,794 62,293 0,549
Community Equity
Asset Revaluation Surplus 126,129 108,561 108,473
Retained Surplus / (Defeciency) - - -
Shire Capital 1,034,661 1,013,432 999,512
Current Year Net ity - 0.704 7,905
Page 62 of 69Section 63
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 3
Page 63 of 69
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 3
Cash flows from operating activities
Cash Flows from Operating Activities
Receipts from Customers 04.649 103,851 93,975
Payments to Suppliers and Employees (90.066) (80,894) (84.528)
4,582 22,957 9.447
investment and Interest Revenue Received 3.270 2,231 3.401
Rental income 1,873 1,737 1,365
Non Capital Grants and Contributions 5,887 8,297 6,085
Income Tax Equivalent Received 1,200 1,521 1,450
Income from Equity Investments 1,850 847 1,600
Payments:
Borrowing Costs - - (2,499)
Interest Expense (516) (144) (131)
Cash Flows from Investing Activities
Proceeds of Sale of Property, Plant and Equipment - 158 217
Grants, Subsidies, Contributions and Donations 20,360 14,363 13,679
Payments:
Payments of Property, Plant and Equipment (45.953) (27,841) (22,721)
Payments for Intangible Assets (829) (480) (1,385)
Net Movement in Loans and Advances - 125 125
Cash Flows from Financing Activities
Proceeds from Borrowings 4.859 - 2,500
Payments:
Repayment of Borrowings (736) (1,299) (1,263)
Net Increase/(Decrease) in Cash and Cash Equivalentsheld = (4.153) 2.47214, 871
Cash and Cash Equivalents at the beginning of the reporting period 70,028 68,804 57,023
Page 63 of 69Section 64
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 4
Page 64 of 69
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Attachment 4
Materials and services
Advertising and Marketing 227 195 188 7 83%
Administration Supplies and Consumables 751 585 55 78%
Audit Expenditure 174 63 12 51 7%
Communications and IT 654 e74 841 (166) 123%
Commission Paid 1,218 1,114 1,332 (219) 108%
Consultancy Services 1,278 962 1,180 (218) a2%
Contract Services 24,287 20,435 20,398 36 84%
Contributions, Donations, Sponsorship and Prizes 3,471 3,393 3,480 (87) 100%
Electricity 1,728 1,561 1,498 63 87%
Internal Fleet Costs and External Plant Hire 1,668 1,462 1,710 (249) 103%
Grants Paid to Community Organisations 1,939 1,235 1,261 (26) 65%
insurance 703 700 673 26 96%
Legal Expenses 1,866 1,281 1,405 (124) 75%
Operating Leases and Rentals 2 301 326 (24) 108%
Software and Maintenance 2,166 1,891 1,813 (22) 88%
Subscriptions and Registrations 368 306 337 (31) o1%
Waste Levy Payments 1,460 1,338 1,487 (149) 102%
Water and Sewerage Charges 1,080 1,023 851 172 78%
All Other Materials and Services 5,708 3,773 3,098 675 54%
31,091 42,345 42,577 (232) 83%
Page 64 of 69Section 65
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
7. CLOSED SESSION
5 INCOMING CEO REPORT
Author Chief Executive Officer, Scott Waters
CEO’s Office
Index ECM/CEO Governance 27.41
Attachments 1. Incoming CEO Report
2. Noosa Shire Council Community Satisfaction Survey 2021
3. Community Service Department Overview CEO Onboarding
4. QAO Asset Maturity Assessment
5. Capital Program Delivery Status March 2022
6. Noosa Administration Building Report April 2022
7. Employee Engagement Survey 2021
8. Level of Service Catalogue 2020-21
9. People and Culture Report MAR QTR 22
10. Noosa Council People and Culture Strategy 2017 – 2020
11. Noosa Council Functional Structure
12. PlaceScore Liveability Survey 2021
13. Corporate Plan 2017 – 2037
14. Customer Service Charter
(All attachments are provided separately to this Agenda)
REASON FOR CLOSED SESSION
This report was considered in closed session in accordance with Section 254J (3) of the Local Government
Regulation 2012, which permits the meeting to be closed to the public for business relating to the
following:
(b) industrial matters affecting employees;
(f) matters that may directly affect the health and safety of an individual or group of individuals;
(g) negotiations relating to a commercial matter involving the local government for which a public
discussion would be likely to prejudice the interests of the local government;
Page 65 of 69