2018-08-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    7 AUGUST 2018


As it is proposed to reduce the footprint of the development in response to the ecological issues
identified earlier in this report it is possible that a condition of the Preliminary Approval could
require that all additional car parking be provided on site at a rate consistent with that determined
suitable by the applicant’s traffic engineer and Council’s consultant traffic engineer. The
applicable rate would be 0.92 car spaces per additional bed, of which 0.21 spaces per bed are
for event days. Event day car parking may be provided in temporary areas on the site and the
layout must comply with Australian Standard AS/NZS 2890.1-2004. A parking management plan
must also be submitted and approved by Council to manage and direct visitors during event
days.
Flooding
The overall outcomes of the Natural Hazard Overlay Code include:
      a)    development in areas at risk from natural hazards is compatible with the nature of the
            natural hazard so as not to place people, property, economic activity, social wellbeing
            and the natural environment at risk;
      b)    development is resilient to natural hazard events by ensuring siting and design
            accounts for and minimises potential risks of natural hazards to people and property;
      c)    development supports, and does not unduly burden disaster management response
            or recovery capacity and capabilities;
      d)    development directly, indirectly and cumulatively avoids a material increase in extent
            and severity of natural hazards and does not significantly increase the potential
            damage on the site or to other properties;
      f)    natural processes and the protective function of landforms and vegetation are
            maintained in natural hazard areas;
The Natural Hazards Code includes the following outcomes:
Outcome 16 - Community Uses and Infrastructure Uses are able to function effectively during
and immediately after flood events.
Development siting and design Outcome 17 - Development provides that for all flood events up
to and including the defined flood event—
a)    the safety of people on the site is protected;
b)    the capacity to use land in the flood plain is not adversely affected; and
c)    the risk of damage to property on the site is avoided or minimised as far as practicable.
The Natural Hazards Code includes a probable solution for Community Uses (hospitals and
associated facilities) to be constructed with flood immunity to a 1 in 500 year flood event (Q500).
The proposal seeks to develop three buildings within the Q500 flood line, but with the buildings
placed on stumps to ensure the floor levels for each building are situated above the Q500 flood
line. Whilst it is recognised that the occurrence of a 1 in 500 year event will be rare the variance
between the impact of a 1 in 10 year event and 1 in 500 year event on this site is relatively minor.
The flood lines for 1 in 10, 100 and 500 year events are detailed in the following image. The
image also includes the approximate area of possible Swamp Crayfish habitat and the footprints
of the proposed buildings.




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