Smart eDA (http://www.smarteda.qld.gov.au) Page of 1 1 January 27, 2016, 01:56 PM

Initiator: RPS Australia East Pty Ltd Recipient: Mackay Regional Council

Representation made27/01/2016 1:41:54 PM

Smart eDA

Smart eDA ID: , Your Reference ID: 1438843473938 DA-2015-147

History detail

Description Barwon Gooch (Mackay) made a representation.

Representation party MACKAY REGIONAL

Representation reason A matter stated in the decision notice

Attachments

(Upload) Written Representations for an NDN: View

1

Barwon Gooch

From: Barwon GoochSent: Wednesday, 27 January 2016 1:23 PMTo: 'Josephine McCann'Subject: DA Condition Representations 122701-1 Blue CareAttachments: 403316_DA202_F_160118.pdf; 403316_DA401_F_160118.pdf

Hi Jo,  We’ve suspended the applicant appeal period to make some written representations seeking a negotiated decision notice.    Please refer to the table below for proposed changes and reasoning.  

Conditions

Comment/Action

Condition 1 – Approved Plans The Architect has amended proposal plans in relation to roof pitch of the MSU building from 25° to 19° for ease and cost of transporting the trusses. Please find enclosed a copy of the following amended plans: - - DA202 Rev F – MSU Roof Plan replacing DA202 Rev E - DA401 Rev F – Elevations replacing DA401 Rev E

Condition 2 – Staging Request Council Amend condition as follows: -

“The development may be staged and proceed in any order of stages shown on the approved plan of development. However, all early works must be completed prior to commencement of use of the MSU building in Stage 1A” There is no benefit to Council or the community whether Stage 1A proceeds before Stage 1B or Stage 1C. In all likelihood Stage 1A & 1B will occur simultaneously. The applicant has made the commercial decision to defer Stage 1C to after completion of Stage 1A. Early works must be undertaken before Stage 1A can proceed. Work for all stages is being undertaken by a single contractor.

Condition 3 – Amalgamation

OK

Condition 4 – Maximum GFA Request Council delete this condition GFA is already adequately covered by condition 1 as the proposed GFA is listed on the approved plans. Condition 1 allows some flexibility on GFA if it passes the ‘Generally in Accordance With’ test, which is important at the time of building works approval where minor amendments to GFA are often necessary. Condition 4 provides no such flexibility and adds an unnecessary layer of red tape if amendments are required.

Condition 5 – Floor Level

Request Council amend condition as follows: - “The minimum habitable floor level of the proposed MSU building must be 300mm above the Q100 flood level (Q100 flood level = RL 7.57m AHD).” This makes it clear the floor level of the habitable rooms of the existing buildings don’t have to be raised. Also, Council has previously advised

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the Q100 flood level for the site is RL7.57AHD. While the difference is only 30mm, this has a significant impact on the length of ramping required between the existing buildings and the MSU building to achieve the specified grade. The floor level of existing buildings is 200mm lower than the floor level of the MSU building.

Condition 6 – Shade Trees in Carpark

OK. Approved landscape plan complies.

Condition 7 - Re-establish existing landscaping

Request Council delete this condition On-site landscaping is proposed to be improved as shown on the approved landscaping. This will be a significant improvement to the O’Keefe St Streetscape in association with the MSU building and to a lesser extent the George St Streetscape in association within the new entrance portico. It is neither reasonable nor relevant for Council to require other existing landscaped areas on site to be upgraded which are not changing.

Condition 8 – Street Planting Request Council amend this condition as follows: - “Street planting must be provided for the O’Keefe Street frontage of the subject site in accordance with Council Policy.” No change is proposed to the Field street frontage as part of the redevelopment. Only a minor change is proposed to the George Street frontage as part of the redevelopment and a significant amount of new on-site landscaping is proposed. . It is neither reasonable nor relevant for Council to require street planting in Field or George Streets.

Condition 9 – Street Planting 12 month Maintenance

Request Council delete this condition Isn’t this a subdivision condition?  

Condition 10 – Landscaping

Request Council amend this condition as follows: -

“The landscaping works shown on the approved landscape plan along the O’Keefe Street frontage, adjoining Lot 3 on RP724806 and within the carpark must be completed prior to commence of the use of the MSU building.

“The landscaping works shown on the approved landscape plan along the George Street frontage associated with the new entrance portico must be completed around the same time as the new entrance portico.

“All other landscaping works shown on the approved plan may be completed when convenient”

Not all the landscaping shown on the approved landscape plans is required for the MCU.

Condition 11 - O’Keefe Street Footpath Extension

OK.

Condition 12 – Carparking- lighting & carparking for people with disabilities

Request Council delete these conditions and replace with new condition: -

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“The existing 33 space carparking area (including 1 space for people with disabilities) must be maintained and upgraded to provide wheel stops in car parking bays abutting footpaths or landscaping” The conditions are otherwise superfluous and written as if there is no existing carpark.

Condition 13 – Carpark Kerbing & Wheel Stops adjoining walls, footpaths & landscaping

Condition 14 – Vehicle manoeuvring

OK. Existing carpark complies. New carparking spaces in loading area to comply.

Condition 15 – Parking Signs and Pavement Markings

Request Council delete this condition for the same reason as condition 12 & 13 unless Council wants something more than what is already there.

Condition 16 – Loading/Unloading

OK. Operational Conditions

Condition 17 – Use of Carparking Areas Condition 18 – Electricity & Telephone

OK. Standard condition

Condition 19 – Security Lighting

Request Council amend this condition as follows: - “Any new security lighting on the subject site must be turned off at 9pm and then activated via movement sensors after that time” It is not reasonable or relevant to require existing security lighting to be upgraded to meet these requirements.

Condition 20 – Building Removal

Request Council delete this condition The new MSU building can’t be constructed until the early works are completed. The Nursing Home isn’t proposed to be demolished until the MSU building has been constructed so residents can stay in the Nursing Home until the new MSU building is complete.

Condition 21 – General Amenity OK. Operational Conditions Condition 22 – Garbage Storage OK. Proposed location at end of loading zone appears to comply with

this condition taking into account screening provided by proposed landscaping along front of the site

Condition 23 – Removal of Existing Access Driveway

Standard Requirement – OW approval

Condition 24 – Invert Crossing Request Council delete requirement for operational work approval Council has previously advised no operational works approval is required for early works, which included construction of the new loading area.

Condition 25 – Stormwater Drainage

Request Council delete requirement for operational work approval Council has previously advised no operational works approval is required for early works. The Project Civil Engineer advises stormwater drainage work for Stage 1A have been designed as part of the early works.

Condition 26 – Ponding & Diversion of Stormwater

OK - Standard Condition

Condition 27 – Live Connections OK - Standard Requirement

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Condition 28 – Sewer Main Relocation

OK - OW Approval

Condition 29 – Sewer Easement OK - Easement Survey Condition 30 - Fencing Request Council amend this condition as follows: -

“The new secure fence shown on the approved plans along the O’Keefe Street frontage of the MSU building shall be a 1.8m open ‘pool style’ fence”. It isn’t clear which fencing Council is referring to in the current condition as there is more than one fence type fronting George Street. It is not proposed to replicate the George St decorative fencing on O’Keefe Street. New secure fencing is necessary in front of the MSU building. Otherwise it is proposed to maintain the existing 1.8m chain wire fence fronting O’Keefe Street for now. The appearance of the existing and proposed fences will be improved by the proposed new landscaping. It isn’t reasonable or relevant for Council to require improvements to road frontage fencing other than in front of the MSU building.

Condition 31 – Condition Compliance

Request Council amend this condition as follows: - “All conditions must be complied with prior to the commence of the use of the MSU building, unless specified in an individual condition”

Condition 32 - Maintenance OK - Operational Condition 33 – Interpreting Conditions

OK - Standard

Condition 34 - Damage OK - Standard requirement FURTHER APPROVALS REQUIRED

Operational Works Development Permit – Public Infrastructure � Stormwater Drainage � Sewerage Main Re-alignment � Invert Crossing and Access � Footpath

Request Council delete requirement for operational work approval for stormwater drainage and invert crossing and access. Council has previously advised no operational works approval is required for early works which includes stormwater drainage and invert crossing & access. The Project Civil Engineer advises stormwater drainage work for Stage 1A are included as part of the early works.

Building Works – Development Permit

OK - For new buildings & structure and demolition of existing building and structures

Plumbing and Drainage Works – Compliance Permit RELEVANT PERIOD 

OK - Standard Relevant Period – basically 4 years from date of approval, extended by related approvals (e.g. op works & building works) made within 2 years.

 I’ll upload this email onto Smart eDA.  Please give me a call to discuss or arrange a meeting time to discuss.  Cheers 

5

 Barwon  

Barwon Gooch Senior Planner RPS Australia Asia Pacific Level 1, 38 Wellington Street, Mackay, QLD, Australia, 4740PO Box 1895, Mackay, QLD 4740 Tel: +61 7 4953 3577 Fax: +61 7 4953 3622 Email: barwon.gooch@rpsgroup.com.au www: http://rpsgroup.com.au

This e-mail message and any attached file is the property of the sender and is sent in confidence to the addressee only. Internet communications are not secure and RPS is not responsible for their abuse by third parties, any alteration or corruption in transmission or for any loss or damage caused by a virus or by any other means.

 

EXISTING "MAGNOLIA" BUILDING

NEW ROOF PRE-FINSIHED METAL GUTTER

PRE-FINISHED METAL ROOFING

DUTCH GABLE

DUTCH GABLE

NEW MSU

NEW SHED

19.00° 19.00°

19.0

0°

19.00° 19.0

0°

19.0

0°

19.00°

19.00°19.00°

33°

50' 0

0" 3

8.73

0 m

304° 08' 00" 100.584 m

320° 08' 09" 4.409 m

304° 00' 00" 20.117 m

19.00

°

19.00

°

LINE OF BUILDING UNDER

15.00°15.00°

PRELIMINARYNOT TO BE USED DURING CONSTRUCTION

Project Number Drawing Number Issue

Scale

Drawing

Client

Location

Project

dwp|suterswww.dwpsuters.com

Notes

Date Printed

File

Nam

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Issue Description Date Chk Auth

The information contained in this document is copyright and may not beused or reproduced for any other project or purpose.

Verify all dimensions and levels on site and report any discrepancies todwp|suters for direction prior to the commencement of work.

Drawings are to be read in conjunction with all other contract documents.

Use figured dimensions only. Do not scale from drawings. dwp|suterscannot guarantee the accuracy of content and format for copies of drawingsissued electronically.The completion of the Issue Details Checked and Authorised section isconfirmation of the status of the drawing. The drawing shall not be used forconstruction unless endorsed 'For Construction' and authorised for issue.© SUTERS ARCHITECTS PTY LTDRegistered Business Name dwp|suters ABN 83 129 614 713Robert Macindoe Nominated Architect NSW ARB 4699

Architect

North

IN ASSOCIATION WITH

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1/18/2016 10:13:44 AM

403316 DA202

MSU ROOF PLAN

91 GEORGE STREET, WEST MACKAY QLD 4740

HOMEFIELD REDEVELOPMENT STAGE 1

BLUE CARE PTY LTD

A DA CO-ORDINATION ISSUE 21.09.2015 AC DP

B PRE-DA ISSUE 30.09.2015 AC DP

C DA ISSUE 01.10.2015 AC DP

D UPDATED DA ISSUE 06.10.2015 DP DP

E UPDATED DA ISSUE 08.12.2015 CK AC

F UPDATED DA ISSUE 18.01.2015 AC CK

1 : 100A120

DA 200_MSU - ROOF PLAN1

EXISTING GROUND FLOORRL 7.670

MSU ROOFRL 10.420

FACE BRICKWORKOUTDOOR CONDENSERUNITS WITH DECORATIVESCREEN

FC CLADDING FACE BRICKWORK

PRE-FINISHED METALROOF SHEETING

OUTDOOR A/CCONDENSER UNITS

CONNECTION TOEXIST. MAGNOLIABUILDING

MSU FLOORRL 7.870

EXISTING GROUND FLOORRL 7.670

MSU ROOFRL 10.420

FC CLADDING

FACE BRICKWORKFC CLADDNG FACE BRICKWORK FC CLADDNGFC CLADDNG OUTDOOR CONDENSER UNITSWITH DECORATIVE SCREEN

OUTDOOR CONDENSER UNITSWITH DECORATIVE SCREEN

FEATURE BRICKWORK

PRE-FINISHED METALROOF SHEETING

CONNECTION TO EXIST.MAGNOLIA BUILDING

2750

MSU FLOORRL 7.870

EXISTING GROUND FLOORRL 7.670

MSU ROOFRL 10.420

FACE BRICKWORK

PRE-FINSIHED METALROOF SHEETING

OUTDOOR CONDENSER UNITSWITH DECORATIVE SCREEN

FC CLADDINGEXISTINGMAGNOLIABUILDING

FC SHEETING.CONNECTION TO EXIST.MAGNOLIA BUILDING

2750

MSU FLOORRL 7.870

EXISTING GROUND FLOORRL 7.670

MSU ROOFRL 10.420

FC CLADDING

FC CLADDING

FACE BRICKWORK

OUTDOOR CONDENSER UNITSWITH DECORATIVE SCREEN

FC CLADDING FEATUREBRICKWORK

FACE BRICKWORK

PRE-FINISHED METALROOF SHEETING

NEW PRE-FINISHEDMETAL ROOF SHEETINGNEW STEEL COLUMNS,

PAINT FINISH.

NEW PROPRIETARYCOLORBONDSCREENING FENCE.

NEW PROPRIETARYCOLORBOND BINENCLOSURESCREENING FENCE.

CA

RP

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4500

NEW LAUNDRY STOREBUILDING BEYOND.RENDERED BLOCK WALL.

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2750

MSU FLOORRL 7.870

NEW SHED

COLORBONDCLADDING TOSHED

PRELIMINARYNOT TO BE USED DURING CONSTRUCTION

Project Number Drawing Number Issue

Scale

Drawing

Client

Location

Project

dwp|suterswww.dwpsuters.com

Notes

Date Printed

File

Nam

e

Issue Description Date Chk Auth

The information contained in this document is copyright and may not beused or reproduced for any other project or purpose.

Verify all dimensions and levels on site and report any discrepancies todwp|suters for direction prior to the commencement of work.

Drawings are to be read in conjunction with all other contract documents.

Use figured dimensions only. Do not scale from drawings. dwp|suterscannot guarantee the accuracy of content and format for copies of drawingsissued electronically.The completion of the Issue Details Checked and Authorised section isconfirmation of the status of the drawing. The drawing shall not be used forconstruction unless endorsed 'For Construction' and authorised for issue.© SUTERS ARCHITECTS PTY LTDRegistered Business Name dwp|suters ABN 83 129 614 713Robert Macindoe Nominated Architect NSW ARB 4699

Architect

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1/18/2016 10:14:10 AM

403316 DA401

ELEVATIONS

91 GEORGE STREET, WEST MACKAY QLD 4740

HOMEFIELD REDEVELOPMENT STAGE 1

BLUE CARE PTY LTD

1 : 100

MSU ELEVATION - NORTH EAST1

1 : 100DA111

MSU ELEVATION - SOUTH EAST2

1 : 100DA111

MSU ELEVATION - NORTH WEST3

1 : 100

O'KEEFE STREET ELEVATION - SOUTH WEST4

A DA CO-ORDINATION ISSUE 21.09.2015 AC DP

B PRE-DA ISSUE 30.09.2015 AC DP

C DA ISSUE 01.10.2015 AC DP

D UPDATED DA ISSUE 06.10.2015 DP DP

E UPDATED DA ISSUE 08.12.2015 CK AC

F UPDATED DA ISSUE 18.01.2015 AC CK