2018-08-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                   7 AUGUST 2018


The applicant has provided a report which addresses the risk of flooding on the site. The report
concludes that:
      The modelling determined that for all design events, no negative impacts were caused by
      the proposed development either on or offsite. Access to the proposed buildings….remains
      flood free with no impacts on human safety identified.
Council has engaged an external consultant who has reviewed the plans and advises that the
construction methodology and the proposed floor levels comply with the requirements of
Outcome 22 of the Natural Hazard Overly Code. The outcome requires that development does
not directly, indirectly or cumulatively alter the flood characteristics external to the development
site for all flood events up to and including the defined flood event based on current climate
conditions and incorporating an appropriate allowance for the predicted impacts of climate
change.
Whilst the application has demonstrated that the development complies with these requirements
there is concern the development of an aged care facility within an area that is subject to a
natural hazard is not practical.
Council has previous experience of an aged care facility that was located just outside the flood
affected area but staff and residents became concerned that the building would be inundated by
rising flood waters. In this instance staff, elderly residents and their relatives became extremely
distressed due to these perceptions. These concerns are likely to be heightened where the
facility is built above the flood waters. For these reasons it is unreasonable to locate an aged
care facility within an area that is subject to flooding. The requirement to remove the
development from within the Q100 flood line and the adjacent managed vegetation will remove
the buildings from the Q500 flood line and will alleviate this concern.
Built Form
The plans provided by the applicant provide limited information with regard to setbacks and
building heights. The Information Request included a request for setbacks and building heights to
be detailed. This information was not provided and therefore assessment of these elements is
based on measurements taken by the author of this report.
The following table details the key development parameters:
 Criteria                   Planning Scheme             Proposal                    Complies?
 Site Area                  -                           4.43ha                         N/A
 Population density         320 persons per hectare     64.33 persons per               
                            max.                        hectare




 Gross floor area           56,704m2                    Existing: 9,0963 m2             
                                                        Proposed: 2,952m2
                                                        Total: 12,045m2
 Site cover                 N/A                         Existing: 18.9%                N/A
                                                        Proposed: 9.15%
                                                        Total: 28.05%
 Building height
  storeys                 2 storeys max               2 storeys                       
  metres                  8 metres                    8.5 metres                      X
 Setbacks                   Front: 6 metres             6.5 metres                      
                            Rear: 6 metres              6.5 metres                      
                            Eastern side: 4.25 metres   15 metres                       



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