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AGENDA

General Committee Meeting

Monday, 13 August 2018

commencing at 10am

Council Chambers, 9 Pelican Street, Tewantin

Committee: Crs Frank Wilkie (Chair), Jess Glasgow, Ingrid Jackson, Joe Jurisevic, Frank Pardon, Brian Stockwell, Tony Wellington

“Noosa Shire – different by nature”

GENERAL COMMITTEE MEETING AGENDA 13 AUGUST 2018

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TABLE OF CONTENTS ITEM PAGE

ATTENDANCE & APOLOGIES -

PRESENTATIONS -

ITEMS REFERRED FROM PLANNING & ENVIRONMENT COMMITTEE

1 DRAFT LOCAL GOVERNMENT INFRASTRUCTURE PLAN FOR THE NEW NOOSA PLAN

(Planning & Environment Committee Agenda, 7 August 2018, Item 1, Page 3)

Reason for referral – Significance of the issue

2 MCU18/0009 – DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING –TYPE 3 (RETIREMENT & SPECIAL NEEDS) AT 186 COOROY NOOSA ROAD, TEWANTIN


Reason for referral – For a further report (refer to item 4)

3 NOOSA BIOSPHERE RESERVE – 10 YEAR PERIODIC REVIEW


Reason for referral – For further consideration

ITEMS REFERRED FROM SERVICES & ORGANISATION COMMITTEE -

Nil.

REPORTS DIRECT TO GENERAL COMMITTEE 3

4 FURTHER REPORT - MCU18/0009 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING - TYPE 3 (RETIREMENT AND SPECIAL NEEDS) AT 186 COOROY NOOSA ROAD, TEWANTIN 3

5 1718T146 STORMWATER INFRASTRUCTURE CCTV INSPECTIONS - TENDER AWARD 15

6 BUDGET REVIEW 1 (BR1) FOR THE 2018/19 FINANCIAL YEAR 19

7 FINANCIAL PERFORMANCE REPORT - JULY 2018 39

CONFIDENTIAL SESSION -


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REPORTS DIRECT TO GENERAL COMMITTEE

4 FURTHER REPORT - MCU18/0009 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING - TYPE 3 (RETIREMENT AND SPECIAL NEEDS) AT 186 COOROY NOOSA ROAD, TEWANTIN

DOCUMENT INFORM ATION

Author Coordinator Planning, Patrick Murphy

Environment and Sustainable Development Department Index ECM/ Application/ MCU18/0009 Attachments Nil

EXECUTIVE SUMMARY

Not applicable.

RECOMMENDATION

That Council note the report by the Coordinator Planning to the Planning & Environment Committee Meeting dated 7 August 2018 and the further report to the General Committee Meeting dated 13 August 2018 regarding Application No. MCU18/0009 for a Development Permit for Material Change of Use for Multiple Housing – Type 3 (Retirement and Special Needs) situated at 186 Cooroy Noosa Road, Tewantin and:

A. Approve the application and grant a Preliminary Approval subject to the following conditions:

1. Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are numbered 1717 DA 01 – DA 15 prepared by Middap Architecture and dated November 2017. These plans must be amended in accordance with the conditions.

2. Amended plans and associated reports must be submitted to Council prior to any further development applications being made and must include the following to the reasonable satisfaction of the Manager, Development Assessment:

2.1. All development and associated vegetation removal and fire management measures must be located outside the Q100 flood line and not extend further east from the existing carpark footprint to protect the existing wetland vegetation and Swamp Crayfish habitat.

2.2. Car parking must be provided at a rate of 0.92 car spaces per bed. Of these, 0.21 spaces per bed are for event days and must be provided in temporary areas on the site. The layout must comply with Australian Standard AS/NZS 2890.1-2004 and may include the existing 18 car parking spaces in the road reserve.

2.3. All additional car parking required for the development must be provided on site.

2.4. New buildings must be set back at least 6.0 metres from the front and the rear boundary.

2.5. A minimum landscape setback of 6.0 metres must be provided to all boundaries, apart from existing development, with existing vegetation retained and reinforced in the setbacks to maintain the amenity of adjoining residents and a visual screen to Cooroy Noosa Road.


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2.6. Noise attenuation measures must be incorporated into the building design to mitigate traffic noise impacts from Cooroy Noosa Road. The design criteria for the development must be 63dB(A)L10(18hours)

2.7. All buildings and works must be sited in a manner that provides for retention of some healthy groupings of significant trees to the west of the Q100 flood line to the reasonable satisfaction of the Manager, Development Assessment.

3. The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.

4. No vegetation removal is permitted within the Q100 flood line and east of the existing car park footprint.

5. A parking management plan must be submitted detailing how car parking is to be managed and to direct visitors on event days.

6. A maximum building height of 2 storeys and 8.0 metres, except for Villa 2 which may be 8.50 metres.

7. Security in the form of a cash bond or trading bank guarantee to the sum of $20,000 must be submitted for each stage, to secure performance of all conditions of the relative stage approval. This security must be submitted prior to the issue of a Development Permit for Operational Works for the relevant stage. 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.

8. The requirements of this development approval are to be effected, prior to the use of the premises. Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions.

Flooding

9. All buildings proposed on site must be constructed to a minimum floor level above the predicted 1 in 500 ARI design storm (Q500) to avoid the risk of flooding.

Vehicle Access

10. All vehicles must enter and leave the site in a forward direction.

11. Bollards must be installed to the western end of the existing road reserve car park to contain vehicles within the car park.

Carparking

12. All car parking spaces must be designed and constructed in accordance with AS/NZS 2890.1:2004 (User Class 1 for staff and employees and User Class 3 for visitors) with allowance for vehicles to enter and leave the site in a forward gear and with a minimum head clearance (headroom) at any point of 2.2m.

13. All car parking spaces for persons with disabilities must be designed and constructed in accordance with AS /NZS 2890.6:2009.

14. All carparking must be kept, maintained and line-marked in a condition fit for use.

15. All staff carpark spaces must be clearly defined by line marking each space with the words “Staff Parking Only” and by sign posting each space with a similar wording.

16. A dedicated pedestrian pathway must be provided linking the proposed carparking area and the proposed Admin Block. The pathway must:

a. Be a minimum of 1.5m wide,

b. Be located clear of the access driveway, and

c. Include a marked pedestrian crossing point to the Admin Block


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Earthworks

17. Earthworks required on site must be carried out in accordance with Council’s Planning Scheme Policy PSP5 – Engineering Design Standards, so as not to cause the additional ponding of water on any adjoining lands or the blockage of, or interference with, any natural watercourses.

General

18. A suitably qualified Registered Professional Engineer must prepare engineering drawings and specifications for all engineering works that will become Council infrastructure, which must be submitted in conjunction with an application for a Development Permit for Operational Works. In this regard a DXF/DWG file on GDA94 zone 56 grid of the proposed cadastre layout is to be submitted in conjunction with any application for Operational Works.

19. Digital detailed designs including drawings, calculations, specifications and a schedule of works, must be submitted with any application for a Development Permit for Operational Works in respect of roadworks and stormwater drainage works. The design must be in accordance with Council’s Planning Scheme Policy PSP05 – Engineering Design Standards – Roads, Drainage and Earthworks. To avoid conflict with underground pipes or services, all existing and proposed services required by the development must be shown on the plans.

20. To facilitate production of As Constructed drawings it is suggested that all design drawings are submitted in the Asset Design and As Constructed (ADAC) digital format. (Guidelines on the use of ADAC are available at www.adac.com.au).

21. A construction management plan/strategy to ensure no damage occurs to Council services must be prepared by a suitably qualified Registered Professional Engineer and submitted to Council in conjunction with any application for Operational Works.

22. Any damage caused to any public utility during the course of construction must be repaired to Council’s standards and at no cost to Council.

23. Any alteration of any public utility or other facilities necessitated by the development of the land or associated construction works external to the site must be at no cost to Council.

24. The transportation of all materials to and from the site must be undertaken in a manner such that no particle matter escapes onto a public road. All vehicles carrying materials either to or from the site must be covered to prevent materials including dust being windblown from the vehicle.

25. As Constructed drawings and data must be certified by a qualified experienced Civil Engineer for design intent, and a Licensed Surveyor must certify the cadastre and the location, level and type of all services and structures. All of which must be submitted to Council for checking and for Council’s records.

The data must fully detail levels for all engineering works including but not limited to drainage structures, finished ground levels and pavement surface levels. The data must be submitted in the Asset Design and As Constructed (ADAC) digital format. (Guidelines on the use of ADAC are available at www.adac.com.au).

Approval of works must not be granted until all As Constructed information has been supplied and accepted by Council.

Stormwater

26. All works must be constructed and work procedures undertaken in accordance with:

a. The approved plans, the approved amended plans and the conditions detailed in this Decision Notice.

http://www.adac.com.au/


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b. The document ‘Proposed Cartwright Village Extension – Carramar, Noosa Care Integrated Water Management Plan Version 0’ by Callaghan & Toth dated 12 February 2018.

c. The document ‘Noosa Care Inc Cartwright Village Extension Carramar, Cooroy Noosa Road, Tewantin Preliminary Design of Stormwater Detention Volume’ by BSM dated 21 December 2017.

d. The document ‘Flood Study Noosa Care – Carramar’ by Cardno dated 24 July 2017.

e. The Addendum Letter by Cardno (document number WE17064) dated 23 March 2018.

f. The Technical Memorandum by Cardno (ref WE17064_Carramar_TM01) dated 13 July 2018.

g. A minimum Finished Floor Level (FFL) of the Aged Care Facility and any associated facilities at 8.80m AHD.

h. A minimum Finished Floor Level (FFL) of the Independent Living Units of 8.80m AHD.

i. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard specifications and guidelines are to be adhered to.

Prior to the issue of a Development Permit for Material Change of Use these reports must be amended to reflect the amended development proposal as required by Condition 2.

Drainage Easement

27. An easement for drainage purposes must be registered against the titles of the properties in favour of Council over the land area identified as being below the post development 1% AEP flood level on the subject site from flooding sources external to the site (excluding proposed structures). The easement width must be in accordance with Noosa Council’s DDPSP. The easement must be granted at no cost to Noosa Council. The wording of the easement documentation must be in accordance with Council’s Standard Easement document.

28. 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.

Acid Sulfate Soils

29. As the site is located below the 20m AHD and above the 5m AHD, any excavation works consisting of 100m3 or greater which extends below 5m AHD will need to be carried out in accordance with the State Planning Policy and the Noosa Plan. In this regard appropriate testing and supporting documentation prepared by a suitably qualified specialist must be submitted to Council for approval prior to obtaining a Development Permit for Operational Works.

Erosion and Sediment Control

30. Any waters discharging from the construction areas of the site to below the AEP 1% contour must achieve less than 50mg/L Total Suspended Solids (TSS)and pH suitable for the needs of the receiving wetland during all rain events.


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The application for operational works must include a detailed Erosion and Sediment control plan prepared by a Certified Professional in Erosion and Sediment Control, in accordance with the International Erosion Control Association Best Practice Book Series, including:

a. The Erosion and Sediment Control Plan must include for staging of construction to minimise the area of exposed soils at all times to an area whereby the contractor can practically cover all exposed soils with materials that will prevent the movement of soil (i.e. to a c-factor of 0.5) prior to any forecast rain event nominated and/or observed as likely to cause runoff from the site, regardless of whether those exposed areas flow to a sediment basin.

b. A sufficient supply of materials nominated as the contingency to cover exposed soils must be on site at all times, along with appropriate machinery and personnel for their deployment.

c. The Erosion and Sediment Control Plan shall also include a High Efficiency flow through sediment basin sized and operated to treat 90% of the flows and to act as final polishing and contingency to achieve 50mgTSS/L where cover of exposed soils fails. The flow through sediment basin must remain operational from commencement of construction until the site is stabilised for operational purposes, regardless of the area of exposed soil.

d. Chemicals used for dosing of the flow through sediment basin must be proven to not become bioavailable or harm the ecology within the receiving wetland.

31. The wetland habitat below the Q100 line (1% AEP) must be protected from any risk of water balance changes or chemical changes associated with construction activities and the conduct of the approved use. A detailed Wetland and Swamp Crayfish Habitat Protection Management Plan must be submitted with any operational works application to demonstrate the wetland habitat will be protected from construction activities and the conduct of the approved use. The Wetland and Swamp Crayfish Habitat Protection Management Plan must demonstrate:

a. The water quality necessary for ongoing protection of the wetland;

b. How the Erosion and Sediment Controls for the site will prevent release of any constructed generated sediments and chemicals to the wetland; and

c. The ecological and biological requirements of the Swamp Crayfish and how these will be protected during construction and operation of the development.

LANDSCAPE & ECOLOGY

Landscaping & Vegetation Clearing

32. 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 must include in particular:

a. Provide landscaping plans that provide detailed sections and plan of a 6.0 metre landscaped buffer adjacent to the northern boundary to buffer the adjacent residential uses from the development.

b. Provide detail of the number of mature native trees (>150mm DBH) including species and canopy spread, proposed to be removed to facilitate all aspects of the development proposal.


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c. Provide details of the methods to be used during the vegetation clearing including the use of licensed spotter/catchers, disposal of cleared vegetation, methods to ensure retained vegetation is protected from development works, in particular where works are proposed adjacent to root zones of vegetation located on the road reserve with reference to AS 4390 -2009 and amendments Protection of Trees on Development Sites

d. Provide details of the treatment of environmental and declared weeds on the site.

33. Existing trees on the site and within road reserves are to be retained, except where required to be removed due to building operations or the conduct of the approved use.

34. The open space and setback areas are to be landscaped in accordance with Council’s Policy on Landscaping Guidelines and a properly prepared landscape plan prepared by a suitably qualified Landscape Architect or Horticulturalist. Such landscaping is to be completed prior to the premises being occupied and maintained at all times thereafter.

35. Any building under-croft areas must be adequately stabilised for erosion control.

Dedication of Land as Reserve

36. Prior to obtaining a Development Permit for Operational Works the land area identified as occurring at or below the 1 in 100 ARI (Q100) and to the east of the existing car park footprint must be dedicated to Council in fee simple on trust for the purpose of an Environmental Park.

The land to be dedicated is “non-trunk infrastructure” for the purposes of the Planning Act 2016.

37. The land area to be dedicated must by unencumbered by services such as pump stations, services easements or similar operational uses.

Works within Protected Land

38. The following works must be undertaken within the land to be dedicated to the Crown as reserve, and upstream to the Noosa Cooroy Road asphalt formation:

a. Management and control of all environmental weeds, defined as “undesirable species” in Council’s Planning Scheme Policy 3 Landscaping Plants and Guidelines for a minimum period of 24 months.

b. Removal of any waste materials foreign to the area.

c. Treatment of any tree hazards identified through a Council approved arborist report

The works must be undertaken in accordance with an Operational Works approval.

Fencing to Protected Land

39. A permanent fence must be constructed along the interface of the development site with the land area to be dedicated. The fence must be constructed in accordance with an Operational Works approval and must be to the following specifications:

a. 1.8 metres high

b. Durable Chainwire

c. Educational Signage for wetlands protection


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40. An Environmental Awareness and Education Brochure must be prepared and provided to personnel who manage the development. The brochure must provide educational information regarding the significance of the Swamp Crayfish, Melaleuca wetland and the potential negative impacts that may result from management activities such as the disposal of green wastes, bushfire management and stormwater management.

ENVIRONMENTAL HEALTH

Waste Management

41. The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and Commercial and Industrial Premises”. The facilities must include an external impervious area 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. This can be achieved with a nib wall 50mm high and up to 700mm x 700mm wide (max 0.5m²), or alternatively the waste area can be roofed, or any other design approved by Council.

42. 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.

43. Public bins must be provided to reduce littering. All bins provided must be for refuse and recycling and be decanted into the bulk bins by the site operators.

Mechanical Equipment

44. Written certification is required from a suitably qualified person confirming that sound pressure levels from all mechanical plant and equipment comply with the following:

a. Air-conditioning and Refrigeration

7am to 10pm: Maximum background + 5dB(A)

10pm to 7am: Maximum background + 3dB(A)

b. Pumps

7am to 7pm: Maximum background + 5dB(A)

7pm to 10pm: Maximum background + 3dB(A)

10pm to 7am: No audible noise.

45. The certification must be submitted to Council, which certifies that operational noise from any fixed plant and equipment complies with the requirements of this Decision Notice.

B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.


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REPORT

This report has been prepared in response to questions raised at the Planning and Environment Committee Meeting held on 7 August 2018 regarding:

Should amended plans be required now instead of a Preliminary Approval being issued?

The maintenance of water quality for the wetland, in particular the management of sediment during construction;

The provision of car parking for the existing development and extensions;

The measures for the ongoing protection of the wetland area, including the dedication of the proposed covenant area to Council; and

Do the wetland values mean the wetland should be classified as a referrable wetland due to the presence of an endangered species?

Amended Plans vs Preliminary Approval

The conditions of the Preliminary Approval require significant amendments to be made to the proposed layout, as the conditions essentially prohibit development from occurring within the site’s significant environmental areas. The final layout and number of beds able to be achieved is unknown at this stage and it is difficult to know exactly how many beds can be achieved until a redesign is undertaken.

Whilst it is preferable that amended plans are provided to Council prior to a decision being made by Council the opportunity to seek amended plans from the applicant is constrained by the Planning Act 2016 development assessment requirements. The application is code assessable and the decision period will currently end on the 17 August 2018, having being extended by the applicant once already to allow the matter to be presented to the August round of Council meetings.

The opportunity to obtain amended plans is contingent on the applicant agreeing to provide the plans and extend the decision period. If Council does not make a decision by the 17 August 2018 the applicant can provide notice requiring Council to issue an approval (deemed approval).

The applicant has advised in this regard that they are not agreeable to submitting amended plans or a further extension to the decision period and has requested that Council decide the application.

A Preliminary Approval does not authorise the development to proceed as the applicant must first obtain a Development Permit. The recommended conditions require the applicant to amend the proposed layout which can then either be assessed through a request for a Negotiated Decision Notice or a new development application.

Maintenance of Water Quality during Construction

The construction of the development including the importation of fill has the potential to result in sediment discharge into the wetland area. Under normal circumstances the management of sediment on construction sites would default to the requirements of the State Planning Policy. The policy requires 80% Hydrologic Effectiveness being the minimum standard for sediment controls on all exposed areas greater than 2500m2. In this instance given the downstream environment, wetland vegetation and endangered Swamp Crayfish, it is agreed that a higher level of protection is warranted for the site.


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Accordingly, it is recommended that condition 30 be amended. Condition 30 currently reads:

30. Any person acting on this permit must prevent erosion and sediment export from leaving the site. Site control measures such as silt fencing, controlled gravel access to the site and controlled disposal of waste, will be necessary.

In this regard plans detailing the methods of controlling erosion and sediment are required to be submitted to the Council for approval prior to obtaining a Development Permit for Operational Works.

It is recommended that the condition be amended to read as follows:

30. Any waters discharging from the construction areas of the site to below the AEP 1% contour must achieve less than 50mg/L Total Suspended Solids (TSS) and pH suitable for the needs of the receiving wetland during all rain events.

The application for operational works must include a detailed Erosion and Sediment control plan prepared by a Certified Professional in Erosion and Sediment Control, in accordance with the International Erosion Control Association Best Practice Book Series, including

a. The Erosion and Sediment Control Plan must include for staging of construction to minimise the area of exposed soils at all times to an area whereby the contractor can practically cover all exposed soils with materials that will prevent the movement of soil (i.e. to a c-factor of 0.5) prior to any forecast rain event nominated and/or observed as likely to cause runoff from the site, regardless of whether those exposed areas flow to a sediment basin.

b. A sufficient supply of materials nominated as the contingency to cover exposed soils must be on site at all times, along with appropriate machinery and personnel for their deployment.

c. The Erosion and Sediment Control Plan shall also include a High Efficiency flow through sediment basin sized and operated to treat 90% of the flows and to act as final polishing and contingency to achieve 50mgTSS/L where cover of exposed soils fails. The flow through sediment basin must remain operational from commencement of construction until the site is stabilised for operational purposes, regardless of the area of exposed soil.

d. Chemicals used for dosing of the flow through sediment basin must be proven to not become bioavailable or harm the ecology within the receiving wetland.

It is also recommended that an additional condition be included that specifically addresses wetland and Swamp Crayfish habitat protection. The inclusion of a new condition will result in the renumbering of conditions. It is recommended that the condition be worded as follows:

31. The wetland habitat below the Q100 line (1% AEP) must be protected from any risk of water balance changes or chemical changes associated with construction activities and the conduct of the approved use. A detailed Wetland and Swamp Crayfish Habitat Protection Management Plan must be submitted with any operational works application to demonstrate the wetland habitat will be protected from construction activities and the conduct of the approved use. The Wetland and Swamp Crayfish Habitat Protection Management Plan must demonstrate:

a. The water quality necessary for ongoing protection of the wetland;

b. How the Erosion and Sediment Controls for the site will prevent release of any constructed generated sediments and chemicals to the wetland; and

c. The ecological and biological requirements of the Swamp Crayfish and how these will be protected during construction and operation of the development.


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Car parking

After the completion of the initial officer’s report the applicant provided additional information regarding the amount of existing car parking on site. Based on this additional information there are an additional 8 car spaces on site than what was considered during the initial assessment, bringing the total number of existing car parking to 105 spaces for the existing 142 beds. This equates to a ratio of 0.74 car spaces per bed. The application seeks an additional 48 beds and proposes an additional 29 car spaces on site. The proposed combined total of 190 beds and 134 car spaces equates to a car parking ratio of 0.70. The proposed condition of the preliminary approval seeks a rate of 0.71 car spaces per bed, equating to one additional space than currently proposed by the applicant.

The assessment of car parking demands has also identified that additional car parking is required for special event days, including Christmas Day, Father’s Day, Mother’s Day and ANZAC Day. A rate of 0.21 car spaces is required per bed on event days which equates to 40 car spaces. This may include the existing 18 car spaces in the road reserve and temporary car parking within the site. Historically the special event day car parking has been managed on an ad-hoc basis which has seen car parking spill over into the surrounding area. The conditions of the preliminary approval seek that special event day car parking be appropriately managed in the future.

Ongoing Protection of Wetland

The recommended conditions currently seek to protect the wetland vegetation and the habitat of the endangered species via an environmental covenant registered over the title of the land. Councillors have queried whether the dedication of the land for the purpose of public land would provide for a more suitable level of protection given the significance of the site’s crayfish and previous management of the wetland. Dedication of the land for the purpose of public land is considered suitable as it allows Council to integrate management of the area with the adjoining Lomandra Park thus ensuring the protection of the significant environmental values.

Condition 35 currently reads:

35. A vegetation protection covenant must be registered against the title of the property over the land area identified as occurring at or below the 1 in 100 ARI (Q100) and to the east of the existing car park footprint on the Approved Plans pursuant to Section 97A of the Land Title Act 1994. The covenant document and a survey plan must be submitted to Council for endorsement prior to lodgement with the relevant titles authority for registration of title. The covenant document must:

a. incorporate the requirements of this Decision Notice

b. include Noosa Council as Covenantee

c. reference Queensland Land Title Registry Standard Terms Document No. 715597513.

It is therefore recommended that Condition 35 be amended, new conditions be included and subsequent re-numbering of conditions be undertaken. The new conditions will require the dedication of land area identified as occurring at or below the 1 in 100 ARI (Q100) and to the east of the existing car park footprint to be dedicated to Council as a reserve for Environmental Park purposes. Furthermore, additional conditions are proposed to include requirements for the removal of weed species and waste materials and the fencing of the area with durable chainwire.


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It is proposed that the conditions read as follows:

Dedication of Land as Reserve

35. Prior to the issue of an Operational Works approval for the development the land area identified as occurring at or below the 1 in 100 ARI (Q100) and to the east of the existing car park footprint must be dedicated to Council in fee simple on trust for the purpose of an Environmental Park.

The land to be dedicated is “non-trunk infrastructure” for the purposes of the Planning Act 2016.

36. The land area to be dedicated must by unencumbered by services such as pump stations, services easements or similar operational uses.

Works within Protected Land

37. The following works must be undertaken within the land to be dedicated to Council as reserve, and upstream to the Noosa Cooroy Road asphalt formation:

a. Management and control of all environmental weeds, defined as “undesirable species” in Council’s Planning Scheme Policy 3 Landscaping Plants and Guidelines for a minimum period of 24 months.

b. Removal of any waste materials foreign to the area.

c. Treatment of any tree hazards identified through a Council approved arborist report

The works must be undertaken in accordance with an Operational Works approval.

Fencing to Protected Land

38. A permanent fence must be constructed along the interface of the development site with the land area to be dedicated. The fence must be constructed in accordance with an Operational Works approval and must be to the following specifications:

a. 1.8 metres high;

b. Durable Chainwire; and

c. Educational Signage for wetlands protection

39. An Environmental Awareness and Education Brochure must be prepared and provided to personnel who manage the development. The brochure must provide educational information regarding the significance of the Swamp Crayfish, Melaleuca wetland and the potential negative impacts that may result from management activities such as the disposal of green wastes, bushfire management and stormwater management.

Status of Wetland

The Planning Regulation 2017 prescribe matters for which an application must be referred to the State. The regulations require referral of development within wetland protection areas which means an area shown on the Map of Referrable Wetlands. The subject site is not included within the Map of Referrable Wetlands.

Notwithstanding the above, Council’s Environment Officer has contacted the Department of Environment and Science advising of the ecological values of the site to allow the State to consider whether it has an interest in the wetland. This may result in the area being included in the Map of Referrable Wetlands in the future.


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Departments/Sections Consulted:

Chief Executive Officer Community Services Corporate Services

Executive Officer Director Director

Executive Support Community Development Financial Services Community Facilities ICT Libraries & Galleries Procurement & Fleet Local Laws Property Waste & Environmental Health Revenue Services

Executive Services X Environment & Sustainable Development Infrastructure Services

Director X Director Director

Community Engagement Building & Plumbing Services Asset Management Customer Service X Development Assessment Buildings and Facilities Governance Economic Development Civil Operations People and Culture x Environmental Services Disaster Management Strategic Land Use Planning Infrastructure Planning,

Design and Delivery


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5 1718T146 STORMWATER INFRASTRUCTURE CCTV INSPECTIONS - TENDER AWARD


Author Technical Officer - Asset Management, Scott Macreadie

Infrastructure Services Department

Index ECM/ Project and Contract/ 1718T146/ 1718T146 – 06 Reports to Council

ECM/ Subject / Asset Management / Stormwater Drainage

Attachments 1. 1718T146 – Evaluation Workbook

EXECUTIVE SUMMARY

This report considers the provision of CCTV inspection services for the accurate condition assessment of Council’s stormwater assets. This will provide for an hourly rate, two (2) year contract with the option to extend up to three (3) periods of up to twelve (12) months each, at Council’s sole discretion.

RECOMMENDATION

That Council note the report by the Technical Officer – Asset Management to the General Committee Meeting dated 13 August 2018 and:

A. Award Tender 1718T146 Stormwater Infrastructure CCTV Inspections to Aussie Hydrovac Services Pty Ltd.

B. Award the contract for an initial term of up to two (2) years with a value of approximately $200,000, plus extension options of up to three (3) periods of up to twelve (12) months each. The option to extend will be at Council’s own discretion and subject to the contractor’s ability to meet the requirements under the contract and pricing.

REPORT

The invitation of public tenders for Stormwater Infrastructure CCTV Inspections was advertised on LG Tenderbox on 8 June 2018, and in the Sunshine Coast Daily on 9 June 2018 and the Noosa News on 12 June 2018. At tender box close on 3 July 2018, submissions were received from the following eight (8) respondents listed in alphabetical order:

1. Aussie Hydrovac Services Pty Ltd

2. Drain Medics

3. FlowPro Pty Ltd

4. J.J. Richards & Sons Pty Ltd

5. Lambery Locations

6. Pipe Management Australia

7. Proterra Group

8. Veolia Water Network Services


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These tenders were assessed by the assessment panel in accordance with the following procurement probity plan evaluation criteria:

Capability and Resourcing

Contract Experience & Capacity

Methodology

Quality

Health and Safety

Environment & Sustainability

Contribution to Local Economy

Price

The evaluation methodology considered non-price elements (70% of the score) and a price component (30% of the score). At evaluation completion, Aussie Hydrovac Services Pty Ltd demonstrated a clear ability to meet non-price elements with the exception of the local criteria. Aussie Hydrovac Services Pty Ltd detailed that the company does not have a large presence in the immediate Noosa region; however are still located on the Sunshine Coast with some staff currently residing in the Noosa Shire area. Pricing was assessed by the application of tendered hourly costs into two (2) common work requirement scenarios - a Rapid Assessment work scenario and a Detailed Assessment work scenario. The outcome demonstrated Aussie Hydrovac Services Pty Ltd having provided a competitive rate. In the overall evaluation of both price and non-price criteria, the submission by Aussie Hydrovac Services Pty Ltd demonstrates value for money and therefore is recommended as the tenderer considered most advantageous to Council for 1718T146 Stormwater Infrastructure CCTV Inspections. Finance

As this is a schedule of rates contract, the total price is dependent on the quantity of work allocated to the contractor and the time taken to complete it. Historically, Council has spent between $170,000 and $200,000 per annum. The contract has an initial twenty-four (24) month term with the option to extend up to three (3) periods of up to twelve (12) months each, at Council’s sole discretion. Risks & Opportunities

Aussie Hydrovac Services Pty Ltd have demonstrated their competency in providing the skills to carry out stormwater CCTV inspections in a safe and effective manner, with the provision of all mandatory qualifications and in conjunction with a very thorough methodology to reduce Work Health and Safety risks during works. Aussie Hydrovac Services Pty Ltd have not worked with Noosa Council previously; however, work history illustrates the company has carried out and delivered similar work for multiple local government authorities. Referee checks confirmed this work was of a high standard. Additionally, Aussie Hydrovac Services Pty Ltd is familiar with Council’s reporting and inspection standards due to the company’s work for the Local Government Association.


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Consultation

External Consultation - Community & Stakeholder

Nil. Internal Consultation

This tender process was conducted in conjunction with Council’s Procurement Team, and evaluated by officers within the Infrastructure Services department. Departments/Sections Consulted: Chief Executive Officer Community Services X Corporate Services

Executive Officer Director Director

Executive Support Community Development Financial Services Community Facilities ICT Libraries & Galleries X Procurement & Fleet Local Laws Property Waste & Environmental Health 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 Infrastructure Planning,

Design and Delivery

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ATTACHMENT 1


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6 BUDGET REVIEW 1 (BR1) FOR THE 2018/19 FINANCIAL YEAR


Author Manager Financial Services, Trent Grauf

Corporate Services Department

Index ECM/ Subject/ 7.20 – 2018-2019 Budget Attachments 1. Proposed Operating Budget Submissions 2. Proposed Capital Budget Submissions 3. Revised Capital Program 4. Revised Statement of Income and Expenditure 5. Revised Budget Financial Statements

EXECUTIVE SUMMARY

The Local Government Act 2009 and Local Government Regulation 2012 require Council to undertake regular reviews of the adopted budget to ensure it remains reflective of planned activities to be funded through the financial year. This first budget review for the 2018/19 financial year (BR1) incorporates:

Any capital or operating projects that were incomplete with unspent budgets at the close of the 2017/18 financial year and are eligible for carryover into the current budget year.

Any new or emergent actions arising from Council resolution, Executive Team or Capital Works Executive Committee action since the adoption of the original budget in July 2018.

In summary the budget review is proposing a decrease of $139k to Council’s operating surplus resulting in a revised operating surplus of $14k.Capital grant revenue has increased by $11k and the revised capital expenditure program equates to $31.2m.

Item Original Budget ($’000)

Adjustments ($’000)

Proposed Budget (BR1) ($’000)

Operating Revenue $95,669 $55 $95,724

Operating Expenditure $95,515 $194 $95,709

Operating Result $154 ($139) $14

Capital Grants and Contributions Revenue $3,264 $111 $3,375

Capital Works Expenditure $29,061 $2,180 $31,241

RECOMMENDATION

That Council note the report by the Manager Financial Services to the General Committee Meeting dated 13 August 2018 and approve the proposed changes to the budget for the 2018/19 financial year as outlined in the Revised Budget Financial Statements attached to the report.

REPORT

Section 170(3) of the Local Government Regulation 2012 allows Council, by resolution, to amend the budget at any time before the end of the financial year. Consequently, formal budget reviews are scheduled to occur during August, November and April using the latest financial information available as the basis to revise the budget forecast.


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The key criteria for budget reviews include:

1. Council must maintain an operating surplus in the original budget year and ensure financial sustainability targets continue to be met.

2. The eligible capital or operating project must be underway with a commitment to deliver and complete the project.

3. Capital submissions will be reviewed and authorised by the Capital Works Executive group before inclusion as a budget review submission, where the group will consider justification for the request, deliverability as well as organisational and community priorities before endorsing any capital works.

4. All operating and capital submissions for additional spend, reallocation of savings or additional revenue will be confirmed by the Executive Team based on business risk assessment.

The revised statement of comprehensive income, included as Attachment 4, identifies the financial statement line items that have been affected by the proposed budget adjustments. The budget financial statements, included in Attachment 5, also identify the impact of the proposed budget adjustments to Council’s financial sustainability indicators. 1. Operating Budget Adjustments

The proposed operational budget adjustments will result in a $139k decrease to the operating surplus. The following table summarises the operational carryovers by department and branch, with a detailed list contained in Attachment 1. The financial statements in Attachments 4 and 5 outline the revised budget position as a result of these carryovers.

Department Branch Description Revenue ($’000)

Expenditure ($’000)

Chief Executive Office Chief Executive Office Contractual commitments $47 $47

Environment and Sustainable Development

Development Assessment

Grant funded projects $- $16

Environmental Services

Contractual commitments $- $21

Community Services Libraries and Galleries Grant funded projects $- $52

Community Development

Grant funded projects $8 $32

RADF funding commitments $- $52

Executive Services Governance Insurance savings $- ($26)

Total $55 $194

2. Proposed Carryovers - Capital Expenditure Projects

To inform the determination of carryovers, the following table summarises the 2017/18 full year financial result for the capital works program. It identifies 44 projects for possible carryover with a total unspent budget of $2.1 million. A review of these 44 capital projects has also identified a possible savings of $341k which does not need to be carried forward to the 2018/19 program.

Item # Current 2017/18 Budget

Full Year Actual Spend

Under/ Over Spent

Savings Proposed Carryover

($'000) ($'000) ($'000)

Projects Financially Complete 78 $16,777 $16,943 ($166) $- $-

Projects Still Underway at 30 June 2018

44 $14,162 $12,024 $2,138 $341 $1,853

Total 122 $30,939 $28,967 $1,972 ($341) $1,853


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In addition, a total of five emergent works projects with a project budget of $327k to include in the revised budget. Overall, this will increase the capital expenditure budget from $29.1 million to $31.2 million. The following table summarises the proposed revised 2018/19 capital budget by program, with the full list contained in Attachment 2. Item Amount

($’000)

Original Budget $29,061

2017/18 Carryovers $1,853

Emergent works $327

Proposed Revised Capital Expenditure Budget $31,240

The following table summarises the proposed revised 2018/19 capital budget by program, with the full list contained in Attachment 2. Program Original Budget BR1 Total Program

Capital Works $25,103,000 $763,592 $25,866,592

Bridges $2,539,000 $209,222 $2,748,222

Car Parks $150,000 $150,000

Cemeteries $27,000 $27,000

Coastal Canals and Waterways $364,000 ($976) $363,024

Commercial Land & Property $224,182 $224,182

Community Facilities $792,000 $106,748 $898,748

Corporate Buildings $780,000 $87,037 $867,037

Gravel Road Network $801,000 $156,015 $957,015

Holiday Parks $3,276,000 $34,497 $3,310,497

Libraries & Galleries $860,000 -$218,036 $641,964

Pathways & Boardwalks $5,893,000 -$89,184 $5,803,816

Parks & Playgrounds $1,735,000 -$58,420 $1,676,580

Public Amenities $350,000 $27,091 $377,091

Public Transport Infrastructure $518,000 $518,000

Sealed Roads Network $4,210,000 $334,714 $4,544,714

Stormwater Drainage $141,988 $141,988

Streetscapes and Road Corridors $156,000 $156,000

Transport and Infrastructure Management $2,538,000 ($191,287) $2,346,713

Waste Management $114,000 $114,000

Other Capital $3,958,000 $1,416,163 $5,374,163

Asset Management $840,000 $210,517 $1,050,517

Fleet - Plant Replacement $1,098,000 $900,878 $1,998,878

Information Technology $770,000 $78,371 $848,371

Planning Scheme $1,250,000 $226,397 $1,476,397

Total Program $29,061,000 $2,179,755 $31,240,755


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Previous Council Consideration The 2018/19 original budget was adopted by Council resolution on 6 July 2018 (Ref. Special Meeting Minutes, 6 July 2018, Item 3, Page 3). Finance

Council’s 2018/19 budgeted financial sustainability ratios will all remain within the benchmark ranges as per the table below. Ratio Target Original Budget BR1

Operating Surplus 0 – 10% 0.2% 0.0%

Net Financial Liabilities < 60% (0.4%) 1.9%

Asset Sustainability > 90% 114.6% 120.7%

Risks & Opportunities Council’s risk register includes a number of risks that could impact on ongoing financial sustainability. Effective budget management and reporting is an important risk mitigation tool. Consultation External Consultation - Community & Stakeholder Nil. Internal Consultation Financial Services have been in contact with all Council branches. Directors of each department have reviewed endorsed all submissions received. The Executive Team has also reviewed and endorsed all submissions received.


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Departments/Sections Consulted:

x Chief Executive Officer x Community Services x Corporate Services

Executive Officer Community Development x Financial Services Executive Support Community Facilities ICT Libraries & Galleries Procurement & Fleet Local Laws Property Waste & Environmental Health Revenue Services

x Executive Services x Environment & Sustainable Development x Infrastructure Services

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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7 FINANCIAL PERFORMANCE REPORT - JULY 2018


Author Manager Financial Services, Trent Grauf

Corporate Services Department

Index ECM/ Subject/ 22.09 – Monthly Financial Performance Report

Attachments 1. Statement of Income and Expenditure (Profit & Loss and Capital) 2. Statement of Financial Position 3. Statement of Cash Flows

EXECUTIVE SUMMARY

Performance against current budget for the month of July 2018 aligns with YTD budget at this early stage of the new financial year. Note that budget review carryovers from 2017/18 to 2018/19, which are also included in the meeting agenda, have not yet been adopted and are excluded from these results. The impact of this budget review will be an increase to operating expenditure and revenue, as well as capital expenditure and revenue.

YTD Financial Performance Summary

Budget

$m

Actual

$m

Variance $m

Variance

%

Status

Operating Revenue $37.6 $38.0 $0.4 1.0% On Track

Operating Expense $7.7 $7.1 $0.6 7.4% On Track

Operating Position $29.9 $30.9 $1.0 3.1%

Capital Revenue $0.4 $0.1 $0.3 79.3% Below Budget

Capital Expenditure* $3.6 $1.1 $2.5 68.8% Below Budget

* Reflects constructed assets and intangibles only (excludes contributed)

Financial statements including Statement of Operating Profit & Loss, Summary of Capital Financial Performance, Statement of Financial Position (balance sheet), and Statement of Cash Flows are included as attachments for information of Council. Figure 1: Actual Performance Compared to Budget

$-

$5

$10

$15

$20

$25

$30

$35

$40

Operating Revenue Operating Expenditure

YTD Budget ($m)

YTD Actual ($m)


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RECOMMENDATION

That Council note the report by the Manager Financial Services to the General Committee Meeting dated 13 August 2018 outlining July 2018 year to date financial performance against budget.

REPORT

Operating Revenue (YTD Benchmark 8.3%)

Council has received 40% ($38.0 million) of its operating revenue budget ($95.7 million). Commentary on each revenue category is provided below.

Category Summary Comments

Rates and Levies $34.2 million (51%) of the annual budget of $66.6 million has been earned

Overall, rates and levies earned are in line with budget expectations

Fees and Charges

$1.3 million (24%) of the $5.5 million annual budget has been earned

Development related fees $32k above YTD budget (11% or $127k of $1.1m budget earned)

Building application and search fees $21k above YTD budget (12% or $66k of $533k budget earned)

Community land use applications and permits $20k above YTD budget (25% or $95k of $375k budget earned)

Cemetery fees $16k above YTD budget (16% or $35k of $221k budget earned)

Sale of Goods and Services

$783k (9%) of the $8.7 million budget has been received

Landfill disposal charges $48k above YTD budget (10% or $286k of $2.9m budget earned)

Noosa Aquatic Centre $20k above YTD budget (6% or $111k of the $1.7m budget earned)

Holiday parks $26k above YTD budget (9% or $253k of $2.9m budget earned)

Interest Received

$789k (19%) of the $4.3 million annual budget has been earned

Investment revenue $51k above YTD budget (8% or $104k of $1.25m budget earned)

Interest on overdue rates $30k below YTD budget (1% or $3k of $400k budget earned)

Dividend and Tax

On track Nil

Other Revenue $342k (15%) of the $2.4 million budget has been earned

Lease management income (primarily telecommunication leasing) $17k above YTD budget (21% or $29k of $139k budget earned)

The J revenue (staff recoveries, booking commissions) $73k above YTD budget (154% or $187k of $121k budget earned)

Civil operations internal recoveries for works and quarry material $86k (no budget)

Operating Grants, Subsidies

$485k (9%) of the $5.2 million budget has been received

Operating grants are in line with budget expectations at this stage. 50% or $1 million of the financial assistance grant was again prepaid in June 2018 and may impact on Council’s 2018/19 final operating position if the prepayment approach is discontinued by the Australian government.


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Figure 2: Operating Revenue Position by Type (Excluding Rates)

Operating Expenditure (YTD Benchmark 8.3%) Actual operating expenditure is currently 7% ($7.1 million) of full year budget ($95.5 million). Detailed commentary for each expenditure category is provided below.

Category Summary Comments

Employee Costs $2.4 million (7%) of the annual budget of $32.2 million has been expended

Under expenditure for permanent staff salaries and wages ($144k) partially offset by additional spend on casual staff and external labour hire ($49k)

Staff training underspend of $22k (2% or $6k of $363k budget expended)

Materials and Services

$2.9 million (7%) of the $41.2 million annual budget has been expended.

Works operations maintenance programs $170k below YTD budget (3% or $79k of $3.0m budget spent)

Lease management of commercial and community properties $35k below YTD budget (6% or $122k of $2.1 million budget spent)

Holiday Park contract services $29k below YTD budget (7% or $83k of $1.2m budget spent)

ICT maintenance, licences and equipment leases $44k below YTD budget (6% or $182m or $3.1m budget spent)

Annual public liability insurance premium $27k lower than budget forecast. Saving to be recognised in BR1 budget review

Finance Costs On track Nil

Depreciation On track Nil

Other Expenses On track Nil

$0.0

$0.2

$0.4

$0.6

$0.8

$1.0

$1.2

$1.4

Fe

es &

Charg

es

Div

idend

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ax

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Sa

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fG

oods &

Se

rvic

es

Renta

lIn

com

e

Oth

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Gra

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YTD Budget ($m)

YTD Actual ($m)


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Figure 3: Operating Expenditure Position by Type

Capital Revenue

YTD capital revenue of $86k received comprises cash contributions from developers ($8k) and capital grants ($78k). 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

Capital Program

Actual capital expenditure (excluding commitments) is $1.1 million (YTD budget $3.4 million). Capital carryovers included in the budget review will increase the total capital program. Detailed discussion of progress in the delivery of the capital works program is provided through a separate report by the Asset Planning Manager.

$0

$1

$1

$2

$2

$3

$3

$4

$4

Em

plo

yees

Ma

teria

ls

Fin

ance C

osts

Depre

cia

tio

n

Oth

er

YTD Budget ($m)

YTD Actual ($m)

$0.0

$0.1

$0.1

$0.2

$0.2

$0.3

$0.3

$0.4

$0.4

Cash

Contr

ibution

s

Gra

nts

/S

ubsid

ies

Contr

ibute

dA

ssets

YTD Budget ($m)

YTD Actual ($m)


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Figure 5: Capital Program Delivery Performance

Cash Management and Investment Performance

Total cash on hand at the end of July was $65 million. Included in this balance are funds held in trust and for restricted purposes (e.g. unexpended levy and grant funds), the prepaid financial assistance grant and unspent monies committed for funding capital projects which are underway and will likely carryover into the 2018/19 financial year. The pie charts on the following page present the mix of cash held at July 2018 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

$0.0

$0.5

$1.0

$1.5

$2.0

$2.5

$3.0

$3.5

$4.0

Capital works Other capital

YTD Budget ($m)

YTD Actual ($m)

QTC74%

CBA17%

NAB3%

Bendigo6%

A1 + (QTC)74%

A1 + (CBA + NAB +

Wpac)…

A3 (Bendigo)

6%


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The following chart monitors the year-to-date trend on total cash and the agencies invested. During July, $5 million was drawn down from QTC cash deposits and utilised to fund operating and capital expenditure. The bi-annual issue of rates and levies occurred in July, which will increase to cash balances during July and August. Surplus funds will be reinvested during August. Figure 7: Year to Date Trend of Cash Invested by Agency

Actual interest revenue for July was $153k with a weighted average yield of 2.7%, which reflects a positive return compared to the industry benchmark (Bloomberg AusBond Bank Bill Index) of 1.9%. Previous Council Consideration

Nil. Finance

As above. Risks & Opportunities

Council’s risk register includes a number of risks that could impact on ongoing financial sustainability. Effective budget management and reporting is an important risk mitigation tool. Consultation

External Consultation - Community & Stakeholder

Nil. Internal Consultation

All areas of Council are consulted as part of the regular monitoring of budget performance.

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10,000,000.00

20,000,000.00

30,000,000.00

40,000,000.00

50,000,000.00

60,000,000.00

70,000,000.00

80,000,000.00

90,000,000.00

100,000,000.00

Aug-17 Sep-17 Oct-17 Nov-17 Dec-17 Jan-18 Feb-18 Mar-18 Apr-18 May-18 Jun-18 Jul-18

QTC Bendigo Westpac NAB Suncorp CBA


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Departments/Sections Consulted: x Chief Executive Officer x Community Services X Corporate Services

Executive Officer Director x Director

Executive Support Community Development x Financial Services Community Facilities ICT Libraries & Galleries Procurement & Fleet Local Laws Property Waste & Environmental Health 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

general committee meeting - noosa.qld.gov.au · with noosa council’s ddpsp. the easement must be...

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