MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) – … · prepared by PAC June 2000 Proposal- Sketch...

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Agenda – Planning & Environment Committee 10 November 2010 - #2779931

PLANNING & ENVIRONMENT COMMITTEE

10 NOVEMBER 2010

15 MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) – BUSINESS FACILITIES (EXTENSIONS TO MEDICAL CENTRE AND NEW OFFICES) – 6 MOIGNARD STREET, MANOORA – DIVISION 5 Lauren Payler : 8/8/1159 : #2718963 PROPOSAL: BUSINESS FACILITIES (EXTENSIONS TO

MEDICAL CENTRE AND NEW OFFICES) APPLICANT: WUCHOPPEREN MEDICAL SERVICE LTD C/- PLANNING FAR NORTH PO BOX 7801 CAIRNS QLD 4870 LOCATION OF SITE: 6 MOIGNARD STREET, MANOORA

PROPERTY: LOT 1 ON RP911716 PLANNING DISTRICT: INNER SUBURBS PLANNING AREA: RESIDENTIAL 2 PLANNING SCHEME: CAIRNSPLAN 2009 REFERRAL AGENCIES: NOT APPLICABLE NUMBER OF SUBMITTERS: ONE (1) STATUTORY ASSESSMENT DEADLINE: 15 NOVEMBER 2010 APPLICATION DATE: 3 SEPTEMBER 2010 DIVISION: 5 APPENDIX: 1. APPROVED PLAN(S) AND DOCUMENT(S) 2. DEVELOPER CONTRIBUTION CALCULATIONS

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LOCALITY PLAN

RECOMMENDATION: That Council approves the development application for Business Facilities (Extensions to Medical Centre and New Offices) over land described as Lot 1 on RP911716, located at 6 Moignard Street, Manoora, subject to the following: APPROVED DRAWING(S) AND / OR DOCUMENT(S) The term ‘approved drawing(s) and / or document(s)’ or other similar expressions means:

Drawing or Document Reference Date Part Site Plan 01-01-02 A-01 Issue P1

prepared by PAC April 2000

Proposal Building 1- Sketch Elevations

10-05-01 A-03 Issue W prepared by PAC

June 2000

Proposal- Sketch Plans (building 1)

10-05-01 A-02 Issue W June 2000

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Proposal Building #2- Sketch Plans

10-05-01 A-04 Issue W June 2000

Proposal Building #2 Sketch Elevations

10-05-01 DD-05 Issue W June 2000

ASSESSMENT MANAGER CONDITIONS 1. Carry out the approved development generally in accordance with the

approved drawing(s) and/or document(s), and in accordance with: a. The specifications, facts and circumstances as set out in the

application submitted to Council; b. The following conditions of approval and the requirements of Council’s

Planning Scheme and the FNQROC Development Manual. Except where modified by these conditions of approval Timing of Effect 2. The conditions of the Development Permit must be effected prior to

Commencement of Use, except where specified otherwise in these conditions of approval.

Developer Contributions 3. Pay a monetary contribution to Council in accordance with the Planning

Scheme Policy towards the provision of water supply, sewerage infrastructure, traffic management and road upgrading, stormwater drainage services, stormwater quality and community purpose infrastructure.

Contributions must be paid at the rates applicable at time of payment.

Payment is required prior to Commencement of Use or approval and dating

of the Building Format Plan, whichever occurs first (applies to development which will be strata titled)

The development is subject to Council's Resolution of 12 May 2010 in regard

to a 'NIL' Transport Supply Demand, and therefore, the traffic charges shall be set at Nil until the 30 June 2012 unless specifically extended by Council prior to this date.

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From 1 July 2012, unless the 'NIL' Transport Supply Demand provision has been specifically extended by Council, Road Network Contributions will be payable at the rates applicable at the time of payment, and the Transport Supply Demand for same will be calculated in accordance with the Trunk Infrastructure Charges Policy or such other Infrastructure Charging Policy as may be in force and applicable to the development at the time of payment.

Public Art Contribution 4. Pay a monetary contribution to Council in accordance with Council’s

General Policy – Public Art towards the provision of Public Art within the community.

Contributions must be paid at the rates applicable at time of payment. On

the present method of calculation, the contributions are $2500.00. Payment is required Commencement of Use or approval and dating of the

Building Format Plan, whichever occurs first (applies to development which will be strata titled)

Vehicle Parking 5. The amount of new vehicle parking provided must be a minimum of 76

spaces. Car Parking Layout 6. The parking layout must comply with the Australian Standard AS2890.1 2004

Parking Facilities – off-street car parking and CairnsPlan, in particular: a. The driveway serving the parking area must include a physical means of

speed control at the exit point; b. Provision must be made for loading / unloading of vehicles; c. Manoeuvring space must be provided to enable all vehicles to enter and

exit the site in forward gear (including refuse and service/delivery vehicles);

d. Must be constructed in accordance with Austroads and good

engineering design; and e. All parking, driveway and vehicular manoeuvring areas must be

imperviously sealed, drained, and line marked.

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Protection of Landscaped Areas from Parking 7. Landscaped areas adjoining the parking area must be protected by a

150 mm high vertical concrete kerb or similar obstruction. The kerb must be set back from the garden edge sufficiently to prevent vehicular encroachment and damage to plants by vehicles.

Parking Signage 8. Erect signs advising of the location of the off-street visitor parking area and

access thereto. The signs must be erected prior to Commencement of Use. Bicycle Parking 9. Provide secured, on-site bicycle parking in accordance with Table 10-1 of

AUSTROADS Guide to Traffic Engineering Practice Part 14 – Bicycles. Based on the provisions in Table 10-1 (page 133) the minimum number of parking spaces required for this development is five (5) spaces. The bicycle parking area must be constructed prior to Commencement of Use.

Lighting 10. All lighting installed upon the premises including car parking areas must

be certified by Ergon Energy (or such other suitably qualified person). The vertical illumination at a distance of 1.5 metres outside the boundary of the subject land must not exceed eight (8) lux measured at any level upwards from ground level.

External Works 11. Undertake the following works external to the land at no cost to Council:

a. Provision of a concrete crossover(s) and apron(s) in accordance with

FNQROC Development Manual Standard Drawing 1015; b. Make good the kerb(s) at redundant crossover(s);

c. Repair any damage to existing kerb and channel, footway or roadway (including removal of concrete slurry from footways, roads, kerb and channel and stormwater gullies and drain lines) that may occur during and works carried out in association with the construction of the approved development.

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The external works outlined above require approval from Council in

accordance with Local Law 22 – (Activities on Roads). Three (3) copies of a plan of the works at A1 size and one (1) copy at A3 size must be endorsed by the Chief Executive Officer prior to commencement of such works. Such work must be constructed in accordance with the endorsed plan to the satisfaction of the Chief Executive Officer prior to Commencement of Use.

Stockpiling and Transportation of Fill Material 12. Soil used for filling or spoil from the excavation is not to be stockpiled in

locations that can be viewed from adjoining premises or a road frontage for any longer than one (1) month from the commencement of works.

Transportation of fill or spoil to and from the site must not occur within: a. peak traffic times; b. before 7:00 am or after 6:00 pm Monday to Friday; c. before 7:00 am or after 1:00 pm Saturdays; or d. on Sundays or Public Holidays. 13. Dust emissions or other air pollutants, including odours, must not extend

beyond the boundary of the site and cause a nuisance to surrounding properties.

Storage of Machinery and Plant 14. The storage of any machinery, material and vehicles must not cause a

nuisance to surrounding properties, to the satisfaction of the Chief Executive Officer.

Landscaping Plan 15. The site must be landscaped in accordance with details included on a

Landscaping Plan. The Landscaping Plan must show: a. Deep planting of setback areas. b. Planting of the footpath with trees, using appropriate species with

regard to any site constraints. c. Plantings to give protection to western walls. d. Inclusion of any other relevant conditions included in this Development

Permit. A copy of this Development Approval must be given to the applicant’s

Landscape Architect/Designer.

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Two (2) A1 copies and one (1) A3 copy of the landscape plan must be

endorsed by the Chief Executive Officer. The approval and completion of all landscaping works must be undertaken in accordance with the endorsed plan prior to the issue of a Certificate of Classification or Commencement of Use whichever occurs. Landscaped areas must be maintained at all times to the satisfaction of the Chief Executive Officer.

Existing Creek and Drainage Systems 16. All existing creek systems and drainage areas must be left in their current

state, including no channel alterations and no removal of vegetation (except pest species) unless consented to in writing by the Chief Executive Officer.

The applicant / owner must obtain any necessary approvals from the

Department of Environment and Resource Management for carrying out works in a watercourse.

Removal of Weeds Species 17. All specimens of Class 3 Pest Plants under the Land Protection (Pest &

Stock Route Management) Regulation 2003 including African Tulip (Spathodea campanulata) and Singapore Daisy (Sphagneticola trilobata) are to be removed from the site.

Lawful Point of Discharge 18. All stormwater from the property must be directed to a lawful point of

discharge such that it does not adversely affect surrounding properties or properties downstream from the development, all to the requirements and satisfaction of the Chief Executive Officer.

Minimum Fill and Floor Levels 19. All floor levels in all buildings must be located 300 mm above the Q100 flood

immunity level of 7.3 metres AHD, plus any hydraulic grade effect (whichever is the greater), in accordance with FNQROC Development Manual and Planning Scheme requirements.

Sediment and Erosion Control 20. Soil and water management measures must be installed / implemented prior

to discharge of water from the site, such that no external stormwater flow from the site adversely affects surrounding or downstream properties (in accordance with the requirements of the Environmental Protection Act 1994, and the FNQROC Development Manual).

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Street Fencing 21. Any proposed fences and/or walls to any road frontage are to be limited to

the following: a. 1.2 metres in height if solid; or b. 1.5 metres in height if at least 25% visually transparent; or c. 1.8 metres in height if at least 50% visually transparent. Details of the street fencing must be detailed in the Landscape Plan and be

endorsed by the Chief Executive Officer prior to the issue of a Development Permit for Building Work.

Ponding and/or Concentration of Stormwater 22. The proposed development is not to create ponding nuisances and/or

concentration of stormwater flows to adjoining properties. Structural Certification 23. All retaining walls or structures higher than one (1) metre must be

structurally certified prior to the issue of a Development Permit for Building Work.

Where the profile or height of the wall is redesigned during structural

certification, amended plans must be endorsed by the Chief Executive Officer prior to the issue of a Development Permit for Building Work.

Refuse Storage 24. Refuse storage is required to service the site in accordance with Council

requirements. Brochures on these requirements – ‘Requirements for Refuse Storage’ are available from Cairns Water & Waste.

25. The refuse bin enclosure must be roofed and bunded and fitted with a

bucket trap. Existing Drainage Easement 26. The proposed access crossing the existing drainage easement must be

designed and constructed to have no effect on the ability of the easement to convey stormwater flows to the lawful point of discharge. Details of the proposed crossing must be submitted to and be approved by Council prior to the Commencement of Works on the site.

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Liquid Waste Disposal 27. Trade waste discharge to sewer must meet the requirements of Cairns

Water & Waste’s Trade Waste Environmental Management Plan (TWEMP). A report demonstrating that the facility complies with the TWEMP must be

submitted to and be approved by Council prior to the issue of a Development Permit for Building Work.

The applicant must have all measures for pre-treatment installed prior to commencement of use.

Details of Development Signage 28. The development must provide clear and legible signage incorporating the

street number for the benefit of the public. Advertising Signage 29. Signs on the subject land must conform with Council's Local Law No 28

(Control of Advertising), to the requirements and satisfaction of the Chief Executive Officer.

Construction Signage 30. Prior to the commencement of any construction works associated with the

development, a sign detailing the project team must be placed on the road frontage of the site and must be located in a prominent position. The sign must detail the relevant project coordinator for the works being undertaken on the site, and must list the following parties (where relevant) including telephone contacts:

a. Developer; b Project Coordinator; c. Architect / Building Designer; d. Builder; e. Civil Engineer; f. Civil Contractor; g. Landscape Architect Crime Prevention Through Environmental Design 31. All lighting and landscaping requirements are to comply with Council’s

General Policy Crime Prevention Through Environmental Design (CPTED).

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Noise 32. Noise from air-conditioning units, service equipment or other mechanical

equipment must not emanate from the subject land to a degree that would, in the opinion of the Chief Executive Officer, create an environmental nuisance having regard to the provisions of the Environmental Protection Act 1994, Environmental Protection (Noise) Policy 2008.

33. All power generation devices (including air-conditioning units) are to be

positioned and housed (including noise attenuation material) so as to mitigate noise nuisance to adjoining and nearby residents.

Air-Conditioning Screens 34. Air-conditioning units located in positions which are visible from external

properties and the street must be screened with appropriate materials to improve the appearance of the building. Such screening must be completed prior to the Commencement of Use.

Water Supply and Sewerage Works Internal 35. Undertake the following water supply and sewerage works internal to the

subject land: a. The proposed buildings must be serviced from existing internal water

and sanitary plumbing. b. Internal water mains and property sewers must be designed,

constructed and tested in accordance with the FNQROC Development Manual.

All works must be carried out in accordance with the approved plans, to the

requirements and satisfaction of the Chief Executive Officer prior to Commencement of Use

Damage to Infrastructure 36. In the event that any part of Council’s existing sewer/water infrastructure is

damaged as a result of construction activities occurring on the site, including but not limited to, mobilisation of heavy earthmoving equipment, stripping and grubbing, the applicant/owner must notify Cairns Water & Waste immediately of the affected infrastructure and have it repaired or replaced by Cairns Water & Waste, at the developer’s cost, prior to the Commencement of Use.

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Water Saving 37. All toilet devices in the development must be fitted with dual flush cisterns

and showers and hand basins in the development must be fitted with flow control valves or similar water control devices to generally restrict flow to nine (9) litres of water per minute.

ADVICE 1. This approval, granted under the provisions of the Sustainable Planning Act

2009, shall lapse four (4) years from the day the approval takes effect in accordance with the provisions of Section 339 of the Sustainable Planning Act 2009.

2. All building site managers must take all action necessary to ensure building

materials and / or machinery on construction sites are secured immediately following the first cyclone watch and that relevant emergency telephone contacts are provided to Council officers, prior to commencement of works.

3. This approval does not negate the requirement for compliance with all other

relevant Local Laws and other statutory requirements. 4. Headwork contribution calculations are attached as Appendix 3. Please note

that the contributions must be paid at the rates applicable at the time of payment. Updated calculations must be requested prior to payment.

5. For information relating to the Sustainable Planning Act 2009 log on to

www.dip.qld.gov.au. To access Council’s Development Manual, Local Laws and other applicable Policies log on to www.cairns.qld.gov.au.

EXECUTIVE SUMMARY: Council is in receipt of a Development Application for Material Change of Use for Business Facilities (Medical Centre and Offices) in addition to an existing Medical Centre and Caretaker’s Residence. The site is within the Residential 2 Planning Area and the development is Impact Assessable (Inconsistent use).

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The intrusion of development such as Business Facilities in Residential Planning Areas is not typically supported by Council Officers, however, it is considered that the proposed development will not have an undue adverse impact upon the amenity of the surrounding neighbourhood. Furthermore, the expansion of the existing Medical Centre is intended to provide improved services for the local and regional community which is consistent with the intent of the Residential 2 Planning Area. TOWN PLANNING CONSIDERATIONS: Background The Application is made on behalf of the Wuchopperen Health Service Ltd. The Wuchopperen Health Service is a not-for-profit Indigenous Health Service. The Service was established in 1978, with a shop front clinic opening on Sheridan Street on 1987. The current site was purchased in 1996 and the Health Service opened a consolidated operation on the Moignard Street site in 1998. An extension to the Rainforest House was undertaken in 2001. Additional development, approved by Council Development Permit 8/8/629, has been established in recent years. The 1.68 hectare site currently contains the Wuchopperen Health Service for Cairns. The service is an Indigenous, not-for-profit health service concentrating on the delivery of primary health care services for the Indigenous community in the Cairns region. The allotment fronting Moignard Street contains 2 buildings, described as Reef House and Rainforest House. The allotment fronting Moody Street was recently acquired by the health service and currently contains a house. The allotment fronting Moody Street is not included in this application. The existing Medical Centre buildings have the following gross floor areas: • Reef House Ground Floor 655m² and 1st Floor 350m² • Rainforest House 455m² • Savannah House 250m² (on the Moody Street lot) The site currently contains 64 car parking spaces, with access the site obtained from Moignard Street. Proposal The proposed development is for a Material Change of Use for Business Facilities (Medical Centre and Offices) in addition to an existing Medical Centre and Caretaker’s Residence.

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The proposal is for the construction of two (2) additional buildings on the site and a replacement vehicle parking area. The development contains the following elements: Building 1 (Plan of Development A-02): • Covered link to existing Reef House building • Waiting/Lobby Area (41m²) including children’s play area; • Reception and Administration area; • Rooms C1, C2, C3 and Breast Feeding Area (62m²); • Room C4 (17m²) • Screening Rooms 1 and 2 (30m²); • Interview Room 1 (13m²); • Viewing Room (6m²); • Treatment Room (19m²); • Interview Room 2 (14m²); • Staff meeting room (24m²) • Store Room (50m²) • Child wellbeing and nurse family partnerships area (139m²); • Manager’s Office (17m²); • Family Meeting Room (22m²); • Kitchenette (9m²) • Staff Amenities; and • Public Amenities. Building 1 will be located on the site of the existing vehicle parking area. It will be a single storey building with a height to the underside of the ceiling of 3.2 metres. Building 1 will have a gross floor area of 882m². The net lettable area of the building is 705m². Building 2 (Plan of Development A-04): • Furniture Store (20m²); • Kitchenette (14m²); • Large meeting room (103m²) • Medium meeting room (64m²) • Small meeting room (39m²) • Health resources staff room (30m²) • Library resources (74m²) • Cleaners room and public amenities; • Records room (36m²) • Server room (14m²) • Tech support room (14m²) • Executive meeting room (14m²) • CEO assistant’s office (16m²) • CEO office (20m²) • Executive officer’s offices x 2 (22m²) • Staff lounge (15m²) • Lobby reception area.

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• Kitchenette (22m²) • Storage area (31m²) • Open office (67m²) • Interview room (15m²) • Lobby area; • Reception and administration (24m²) • Meeting room (23m²) • Finance manager’s office (17m²) • Finance officers’ office (17m²) • QS manager’s office (13m²) • HR manager’s office (13m²) • HR officer’s office (13m²). Building 2 will have a Gross Floor Area of 1,053m². The net lettable area of the building is 842m². The proposed vehicle parking area, as shown on Plan of Development A-04, will have a total of 55 vehicle parking spaces. There will be 21 spaces remaining adjacent to the Rainforest House building. In total, 76 spaces will be provided onsite for the Wuchopperen Health Centre. An area totalling approximately 50% of the site will be available for landscaping and open space areas. CairnsPlan Assessment

CairnsPlan Inner Suburbs Planning District

Code Applicability Compliance

Planning Area Residential 2 See comments below. Land Use Business Facilities Complies.

Hillslopes r - Character Precinct r - Vegetation Conservation & Waterway Significance See comments below.

Potential or Actual Acid Sulphate Soil Material Complies. No significant earthworks proposed.

Bushfire Management r - Flood Management Conditioned to comply. Height and Impact of Buildings r - Operational Aspects of the Cairns International Airport Complies.

Local Heritage r -

Overlays

Excavation and Filling Code Conditioned to comply. Infrastructure Works Code Conditioned to comply. Landscaping Code Conditioned to comply. Parking & Access Code See comments below. Reconfiguring a Lot Code r - General

Development Near Major Transport Corridors & Facilities r -

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Compliance Issues Desired Environmental Outcomes • The Wuchopperen Health Centre is a community facility that provides health

services to the Indigenous community of the Cairns Region; • The services provided can be considered to be ‘lifecycle facilities’ for the

Indigenous community; • The health centre provides targeted services to Aboriginal and Torres Strait

Islander people; • The development proposed is responding to increased demand for services of the

health centre brought about by changing community needs; and • The location of the Wuchopperen Health Centre is considered appropriate and

accessible to the people who are aimed at using the centre. It is considered that the proposal meets the intent of Desired Environmental Outcome 2.3.5 of CairnsPlan 2009. Residential 2 Planning Area The site is included in the Residential 2 Planning Area. The establishment of Business Facilities in the Residential 2 Planning Area of the Inner Suburbs District of CairnsPlan is an Impact Assessable Use (Inconsistent Use). Despite this conflict the proposal does meet the purpose of the Code. In particular, the proposal meets the intent of the following points in the purpose statements: • Efficiencies in the use of land and in the provision of physical and social

infrastructure in developing residential neighbourhoods are facilitated through the orderly and sequential development of land;

• Consolidation and the more efficient use of existing infrastructure within the established residential areas included within this Planning Area are facilitated;

• The scale and density of development contributes to a high standard of residential amenity; and

• The establishment of facilities which provide ancillary services to the local community is facilitated.

The proposed expansion of the facility is in keeping with development that has established on the site since 1998. It is reasonable to assume that occupants of neighbouring properties would expect that the facilities may expand on the site. The built form of the development is also compliant with the Acceptable Measures of the Code.

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Vegetation Conservation and Waterways of Significance Code The Code is trigged because the site adjoins Moody Creek, a Category 3 Waterway. CairnsPlan defines the minimum width of the Riparian Corridor for Moody Creek as 40 meters measured from the shoulder of the high bank to the edge of the vegetation, applicable to both sides of the watercourse. While the proposal fails to comply with the Acceptable Measures for protection of riparian corridors, the proposal does comply with the Performance Criteria. Trees along the northern side boundary of the site will need to be removed to facilitate the establishment of the vehicle parking area. A Council Environment Officer has inspected the trees and confirms that they are all weed species which should be removed. A condition of approval has been included requiring removal of the weed species within the site. It is also noted that a corridor with an average width of 15 metres is achieved outside the north-eastern boundary of the site. This corridor was determined to be the most appropriate location of the sites common boundary with the creek when the lot was established. Parking And Access Code Under CairnsPlan Buildings 1 and 2 (NLA 1547m²) generate demand for 62 spaces (calculated as 1 space per 25m² NLA). The existing buildings have a demand of 64 spaces. The total parking demand is 126 spaces. The site currently contains 64 spaces. 43 of the existing spaces will be removed to accommodate Building 1. A total of 21 existing spaces will remain adjacent to the Rainforest House building. The proposed new vehicle parking area, as shown on Plan of Development A-04, will provide 55 vehicle parking spaces. A total of 76 spaces will be provided onsite. This represents a deficit of 50 spaces. All vehicular and pedestrian access will be via Moignard Street. The Parking and Access Code within CairnsPlan provides Council with the opportunity to dispense with or relax parking requirements in a range of circumstances. Performance Criterion P9 relating to Vehicle Parking Numbers within the Parking and Access Code states that sufficient parking numbers must be provided on the site to accommodate the amount and type of vehicle traffic generated by the development of the site, having particular regard to a number of factors, including: a. the desired character of the area in which the premises is located, and b. the nature and scale of the development; and c. accessibility to the premises; and d. the nature and frequency of public transport serving the area; and

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e. whether or not the development involves the retention of an existing building,

particularly an identified historic building, and the previous requirements for car parking for the building; and

f. the different types of vehicles that visit the premises are adequately accommodated.

The Applicant provides the following comments regarding compliance of the proposal: • The site has a high degree of accessibility to the public transport (including buses

and taxis) system as it is situated immediately adjacent to the Moody Street which is serviced by Route 4 and Route 8 Sunbus Services. It is considered that the site has access to a high frequency of public transport.

• The nature of the development is not a traditional Medical Centre and, due to this fact, the vehicle parking requirements are different to those of a traditional Medical Centre.

• The proposed development is for the extension of a Health Centre that provides health services to the Cairns Indigenous Community. The greater part of the community that the health centre services do not frequent the site by car and attend the centre by walking, public transport or taxi.

In summary, it is considered that Performance Criterion 9 of the Parking and Access Code can be more than satisfied without the physical provision of the proposed number of vehicle parking spaces. Public Notification / Submissions Public Notification was undertaken in accordance with the Sustainable Planning Act 2009 between the 23 September 2010 and 15 October 2010. One (1) properly made submission was received. The following section summarises the issues raised. Building 2 design is bulky and visually obtrusive. In particular the building is unnecessarily high. Officer response The maximum proposed building height for the new buildings is 5 metres. Acceptable Measure A2.1 of the Residential 2 Planning Area Code permits buildings up to 7.5 meters in height. Approximately 50% of site will remain as open space. The site coverage of all buildings will not result in a built form that is bulky or visually obtrusive. The proposal is consistent with the provisions of Cairns Plan Codes. Request that air conditioning units be located away from the street to minimise noise impacting on surrounding residential neighbours. Officer response Request is noted and reflected in the conditions of approval.

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Concern that traffic will increase making the street less desirable. Officer response It is acknowledged that pedestrian and vehicle traffic may increase due to the increase in the capacity of the facility. However, the proposed development is likely to generate similar traffic as potential Code Assessable land uses deemed suitable for the site by CairnsPan, including a Retirement Village, Childcare Centre or the reconfiguration of the lot into 450m² residential lots (in accordance with the acceptable measures of the Reconfiguring a Lot Code). It is consider that the capacity and functionality of Moignard Street will not be unduly compromised by the expansion of the facility. FNQ Regional Plan The site is included in the Urban Footprint Designation of the FNQ2009-2031 Regional Plan. The proposed development meets the intent of the Urban Footprint Designation and the statutory requirements of the Regional Plan. HEADWORKS / CONTRIBUTIONS: The proposed development triggers Developer’s Headwork’s Contributions. Refer to Appendix 3 to view calculations. Lauren Payler Planning Officer Action Officer Kelly Reaston Manager Development Assessment

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APPENDIX 1 APPROVED PLAN(S) AND DOCUMENT(S)

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APPENDIX 2 DEVELOPER CONTRIBUTION CALCULATIONS

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APPENDIX 3 SUPPORTING INFORMATION TO PLANNING REPORT

MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) – … · prepared by PAC June 2000 Proposal- Sketch...

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