2016-08-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                      9 AUGUST 2016


The development’s primary non-compliance with built form provisions relate to site cover (and
corresponding reduction in open space) and the setback to Val Crescent. These reflect the
building’s significantly larger scale than detached housing anticipated on the site. The proposed
built form is 1 large building, whereas development consistent with the planning scheme would be
expected to be 7 smaller buildings over 7 lots – a very different built form outcome. The
development represents a significant departure from the planned character of the Goodchap
Streets and Val Crescent.
Overall Outcome 11.8.2 (w) of the Noosaville Locality Code also identifies the Noosa Business
Centre as:
    Major Activity Centre for the purposes of the SEQ Regional Plan, and the principle business
      centre for Noosa, servicing Noosa-wide business and employment needs by providing for a
      range of Business Uses as well as administrative, community, and open space functions;
    a multi-function employment node forming the major focus of employment growth in the
      coastal area of Noosa;
As discussed earlier in this report, the development is considered to pose potential impacts on
development sought at the NBC and conflicts with the planning intent to direct commercial business
growth to the Centre.
The Locality Code’s provisions also nominate commercial business uses, including medical uses,
at the existing Noosaville Medical and Commercial Centre approximately 400m to the south of the
site on Goodchap Street. Discussions with Council Strategic Planning staff indicate the planning
intent for the site was to provide services in proximity to the Noosa Hospital and benefiting from
accessibility to Noosa Eumundi Road and the adjacent roundabout at the intersection with
Goodchap Street. Approval of the application is likely to result in pressure to allow commercial
development in a strip fashion between the existing Noosaville Medical and Commercial Centre
and the subject site and possibly through to Hilton Terrace.
The proposal is considered to conflict with the Code intent to provide for medical uses on suitably
zoned land within Noosaville.
Land Use, Works & Overlay Provisions
The following codes which regulate land use and design are most applicable to this application:
    Business Uses Code
    Driveways & Carparking Code
    Landscaping Code
    Engineering Works Codes
    Natural Hazards Overlay Code
Generally speaking, the development complies or can comply with most provisions of these codes;
however, some significant issues arise. The primary assessment issues for the development are
discussed below.
3.3.1. Primary Planning Scheme Assessment Issues
Traffic
The applicant submitted a Traffic Impact Assessment prepared by RoadPro Development. Peak
traffic generation is estimated at 321 trips during the peak hour. By comparison, the 7 detached
residential lots would be associated with only 70 vehicle trips pre day. The development would
generate significantly more traffic to the site but access is appropriately restricted to the major road
frontage at Goodchap Street.




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