2018-08-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    7 AUGUST 2018


The proposed development fails to meet the overall outcomes of the Biodiversity Code as the
development seeks to clear Wetlands which are essential to the survival of the Endangered
Swamp crayfish, of which the Tewantin clade is possibly the only known population of a new
species.
Current land management practises on the site, including dumping of garden waste in the
wetland area, hand dug unlined storm water channels and poor maintenance of water quality
devices also do not support further development of this highly sensitive wetland site.
As a result of the issues identified in the Biodiversity and Bushfire sections of this report it is
recommended to limit the extent of development so that wetland vegetation and the habitat of the
Swamp Crayfish are protected. It is therefore recommended that a Preliminary Approval be
issued with conditions that restrict the area which can be developed. In summary this area is
defined by the Q100 flood line and land to the west of the existing car park. In order to protect the
wetland area and its habitat values in perpetuity, it is reasonable to impose a condition to require
this area to be protected by environmental covenant.
Car parking
The Driveways and Car Parking Code specifies a car parking rate for residential aged car of 1
space per 4 residential aged care beds
The applicant has provided a car parking assessment which has been reviewed by Council’s
consultant traffic engineer. Based on the applicant’s assessment, the proposed car parking rate
is 0.71 car spaces per bed on a normal day and 0.92 spaces on a special day - a special day
being Christmas Day, Father’s Day, Mother’s Day, and ANZAC Day. Council’s consultant traffic
engineer agrees with these rates.
However, Council’s consultant traffic engineer has also identified an overall shortfall in car
parking proposed.
      In relation to overall parking provision, the TTM report indicated a normal day requirement
      for 130 cars, and an event day requirement for 169 cars. I have previously indicated that
      those parking requirements are appropriate.
      The TTM report at the bottom of the second last page, indicated that the proposed parking
      supply is 154 spaces (including parking off-site in the service road), and with the addition of
      17 space on the internal road on event days only, the event day parking supply would be
      171 spaces.
      The latest plans indicate a total on-site parking provision of 106 spaces (see notes on
      drawing 1717 DA 02F), plus the TOD plan (05537 1D, dated June 2005) indicates 18
      parking spaces in the service road. Thus, the latest information indicates that the normal
      day parking provision would be 124 parking spaces, including parking in the service
      road. The proposed normal day parking supply is therefore less than the indicated parking
      requirement of 130 spaces. The proposed normal day parking provisions are therefore
      insufficient.
      On event days, allowing for 124 permanent spaces on the site and in the service road, plus
      17 spaces on the internal road (which have not yet been satisfactorily demonstrated….),
      would give a total of 141 spaces on event days, which is less that the identified minimum
      requirement of 169 spaces. The proposed event day parking provision are thus also
      insufficient.
An inspection of the site and historical knowledge identifies that car parking provision is an
existing problem for the site. The area adjacent to the 18 marked car spaces within the road
reserve is frequently occupied with parked vehicles, with up to 12 extra vehicles parked in an
area that is required for vehicle movements (service vehicles and passenger vehicles). The
impact of the additional cars is that vehicle manoeuvrability and circulation are restricted and two-
way vehicle movement is not possible The impacts of the excess parking is localised to the users
of the aged car facility as the road reserve car park generally does not service other vehicles.

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