Council archive · source document
Item 6 Planning Report-1.2 · MCU22/0094
PLANNING REPORT Development Permit for Material Change of Use for a Child Care Centre over land at 28 Eenie Creek Road, NOOSAVILLE QLD 4566 (Future Lot 4) SCNT MPN INL gta, SE any a a a on oom — 30. May'202 — WOLTER consulting group Femme et Reece eee eae)
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Level 2, 1 Breakfast Creek Road, Newstead QLD 4006 PO Box 436 New Farm QLD 4005 P: (07) 3666 5200 F: (07) 3666 5202 [email protected] ABN: 61 147 343 084 © Wolter Consulting Group 2022 This document is and shall remain the property of Wolter Consulting Group. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited. REVISION AUTHOR REVIEWED SIGNATURE DATE OF ISSUE 1.0 K.MUNRO/D.JEON B.JONES 30-05-2022
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TABLE OF CONTENTS 1. INTRODUCTION .............................................................................. 1 1.1. PURPOSE OF REPORT .................................................................................................................. 1 1.2. SITE & APPLICATION DETAILS .................................................................................................... 2 2. SITE ANALYSIS................................................................................ 3 2.1. SITE LOCATION & CHARACTERISTICS ......................................................................................... 3 2.2. CONTEXT .................................................................................................................................... 6 2.3. APPROVAL HISTORY ................................................................................................................... 6 3. PROPOSAL ..................................................................................... 7 3.1. PRE-LODGEMENT ADVICE ........................................................................................................... 7 3.2. GENERAL OVERVIEW ................................................................................................................... 7 3.3. ASPECTS OF DEVELOPMENT ........................................................................................................ 7 3.4. SUPPORTING TECHNICAL REPORTS ............................................................................................. 9 4. STATUTORY PLANNING OVERVIEW.................................................. 10 4.1. STATE FRAMEWORK.................................................................................................................. 10 4.2. LOCAL FRAMEWORK................................................................................................................. 11 5. REFERRAL AGENCIES ..................................................................... 35 5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS...................................................................... 35 5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................... 35 6. KEY PLANNING CONSIDERATIONS .................................................. 36 7. CONCLUSION & STATEMENT OF REASONS ....................................... 38 Planning Report Page | i
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f APPENDICES Appendix A: Architectural Plans prepared by Elevation Architecture Appendix B: Architectural Design Response Appendix C: Landscape Concept Plans Appendix D: Civil Engineering Report Appendix E: Stormwater Management Plan Appendix F: Traffic Impact Statement Appendix G: Bushfire Hazard Assessment Appendix H: Code Responses ABBREVIATIONS NSC Noosa Shire Council Planning Scheme Planning Scheme Noosa Plan 2020 LGA Local Government Area SPP State Planning Policy SEQRP ShapingSEQ- South East Queensland Regional Plan Planning Act Planning Act 2016 Planning Regulation Planning Regulation 2017 P&E Court Planning and Environment Court SARA State Assessment and Referral Agency SDAP State Development Assessment Provisions Planning Report Page | ii
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1. INTRODUCTION
1.1. PURPOSE OF REPORT § Detailed site analysis;
§ Description of the proposed development;
This report has been prepared in support of a development application for a
§ Statutory planning overview including state and local planning
childcare centre on land at 28 Eenie Creek Road, Noosaville, formally described
provisions;
as Lot 3 on SP246584 (Future Lot 4), referred to as the ‘site’ throughout this
§ Referral requirements;
report (see Figure 1).
§ Discussion of key planning considerations; and
§ A summation of the report, recommendations and conclusions.
The development application seeks a Development Permit for a Material Change
of Use for a Childcare Centre in the Business Park Precinct of the Noosa Business
Centre (Major Centre Zone). The intent of the development is to support the
intended purpose and outcomes of the Noosaville - Noosa Business Centre by
providing child minding, care, and education services to the employees of the
local businesses that both exist and are emerging over the coming years. These
services are considered essential to attracting and maintaining a diverse and
highly competent workforce.
This report addresses the merits of the development with respect to the relevant
provisions of the Noosa Plan 2020, the Planning Act 2016 and other relevant
legislation.
This report provides the following information with respect to the assessment of
the development proposal:
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1.2. SITE & APPLICATION DETAILS
Table A: Site and application details
Site Details
Address 28 Eenie Creek Road, Noosaville, QLD, 4566
Property Description Lot 3 on SP246584 (Future Lot 4)
Area 2,478m² (Lot 4) Owner Stockwell NC Pty Ltd
Local Government Noosa Shire Council Planning Scheme Noosa Plan 2020
Zoning Major Centre Zone – Business Park Precinct
Neighbourhood Noosaville Local Plan
Plan
Overlays § Land Subject to Acid Sulfate Soils Overlay
§ Biodiversity, Waterways and Wetlands Overlay
§ Bushfire Hazard Overlay
Applications Details
Type of Development Material Change of Use Required Approval Development Permit
Proposed Use Childcare Centre
Category of Assessment Impact Assessment Public Notification Required (15 business days)
Referral(s) Energex – Material Change of Use of Premises near a Substation Site or Subject to an Easement
Applicant Stockwell Development Group Pty Ltd Contact Person Siobhan Fernantzen
Contact Phone (07) 3004 6851 Contact Email [email protected]
Client Stockwell NC Pty Ltd
§ Town Planning: Wolter Consulting Group § Civil Engineering: MPN Consulting
Consultant Team § Architect: Elevation Architecture § Traffic Engineering: SLR Consulting
§ Landscape Architect: Jeremy Ferrier Landscape Architect
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2. SITE ANALYSIS Table B: Site characteristics
The following easements are not proposed within this
2.1. SITE LOCATION & CHARACTERISTICS application. However they will exist over the subject site
as part of OPW that is currently underway for a ROL
Easements application that was approved over the site.
The site is located at 28 Eenie Creek Road, Noosaville (formally described as Lot
§ EMT AO: Pedestrian Access
3 on SP246584). Currently, there is an on-going operational works over Lot 3 § EMT CC: Services/Utilities
§ EMT CD: Services/Utilities
which is subsequent to a subdivision approval that was approved by the P&E
The Noosa Shire Council contour mapping identifies the
Court in 2020 (Council ref: RAL18/0023). As such, the proposed development will subject site to be generally flat. Being approximately 8m
be sited on future lot 4 upon the completion of plan sealing.
Topography RL in the north-east corner and approximately 5m RL in
the south-west corner, there is a gentle slope towards
Hofmann Drive.
Upon completion of the operational works, the site will front Hofmann Drive to Vegetation The site is clear of any vegetation.
the south which will provide safe and legible road and pedestrian access to this Waterways / waterbodies No waterways or waterbodies are located on site.
use. This road frontage is the single, clearly visible aspect of the property which Contaminated land The site is not identified as contaminated land.
will need to remain free from obstructions other than formal landscaping. This
will ensure that both the premises and pedestrian pathway are legible and safe Table C: Site services
from a CEPTED perspective from Hoffman Drive. The development will achieve applicable water
Water Supply connections. Please see the attached Appendix E – Civil
Engineering Report.
Table B below further characterises the physical features of the site. Table C
The development will achieve applicable sewer
provides an overview of infrastructure servicing the site. Sewerage connections. Please see the attached Appendix E – Civil
Engineering Report.
The development will achieve lawful point of discharge.
Stormwater Please see the attached Appendix E – Civil Engineering
Report.
The site will establish service connections for electricity,
Electricity, Gas &
gas and telecommunications. Please refer to Appendix E –
Telecommunications Civil Engineering Report.
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Figure 1: Noosaville Context Map
Site Location Date
28 Eenie Creek Road, Noosaville 19-04-2022
Source: Google
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Figure 2: Site Aerial
SUBJECT SITE
Site Location Date
28 Eenie Creek Road, Noosaville 19-04-2022
Source: Nearmap
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Noosaville (Council Ref: RAL18/0023). The application was initially refused by
2.2. CONTEXT
Council in March 2020, which was appealed and the Court to granted the
The site is situated within the bounds of Noosa Shire Council local Government development in late 2020.
area, in the suburb of Noosaville. As the subject site is in the Shire Business
Centre zone, there is a number of established centre zone uses adjoining the
site, such as showrooms and shops.
2.3. APPROVAL HISTORY
There has been a number of applications over the site for a various type of
developments. A summary of the development approval over the site and
surrounding area is provided below.
28 Eenie Creek Road, Noosaville – Material Change of Use
A Material Change of Use Development Application was lodged for Stage 1 of the
Noosa Civic Centre, which was approved in May 2003 (Council Ref:
132002.220285). The approval has allowed the establishment of the Shire
Business Centre (‘Noosa Civic Shopping Centre’), which is the largest shopping
centre in Noosasville servicing the local residents.
28 Eenie Creek Road, Noosaville – Reconfiguring a Lot
The application was lodged in November 2018 for a Reconfiguring a lot (1 into
19) by Stockwell Development Group over the land at 28 Eenie Creek Road,
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3. PROPOSAL
Table D: Key Development Parameters
3.1. PRE-LODGEMENT ADVICE Parameter Proposed Outcome
A pre-lodgement meeting was held on 16 March 2022 with Council Building Height Approx. 5m
representatives (Council Ref: PLM22/0012) to discuss key planning and technical Setbacks Road boundary: 4m
Rear boundary: Min. 4m
matters associated with the proposed development. All relevant matters arising
Eastern side boundary: 2m
from the pre-lodgement meeting have been considered in the design of this
Western side boundary: Min. 19m
application.
Site Cover 684.2m² (27.6%)
No. Parking 27 Car parks
3.2. GENERAL OVERVIEW
Deep Landscaping 374.3m² (15.1%)
The proposed development is for a Childcare Centre over the future Lot 4. The
Childcare Centre will accommodate 94 students in total. The Childcare Centre Several key development parameters are discussed in greater detail below.
involves 5 activity rooms for various age groups, a kitchen, and staff rooms. Two
large outdoor play areas equating to 672.5m² total is also included within the
3.3. ASPECTS OF DEVELOPMENT
proposal.
3.3.1. ACCESS
A summary of the proposed development outcomes is provided in Table D below. Access will be gained via a single crossover off Hoffman Drive which will be
established as part of the overarching subdivision of the land, and in
accordance with the relevant ROL approval.
3.3.2. PARKING AND REFUSE
A total of 27 carparks are provided for in this development, comprising 7 staff
carparks and 20 visitor carparks. Provision is made for a single dedicated SRV
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space for the unloading of goods associated with the development. Please refer 3.3.7. STORMWATER MANAGEMENT
to the enclosed. Traffic Assessment Report prepared by SLR Consulting – Stormwater treatment will occur in a bioretention basin located at the front of
Appendix F the property, proximate to the established stormwater connection in Hoffman
3.3.3. BUILDING HEIGHT Drive, and in the lowest part of the property. This is a logical location that is
The proposed Childcare Centre will be a single storey with an overall height of also accessible by larger vehicles in the event of maintenance being required,
5m and a roof pitch of 7.5 degrees. whilst also contributing to the landscaping through the specification of plants
within the basin which can grow to a height that will screen the underlying
3.3.4. SETBACKS
function of the system.
The proposed Childcare Centre provides a road and rear boundary clearance
of 4m, a side boundary clearance of 4m minimum along the eastern side
3.3.8. BUSHFIRE RISK & MANAGEMENT
boundary and a minimum of 19m western side boundary clearance.
A Bushfire Hazard Assessment has been prepared to demonstrate compliance
3.3.5. LANDSCAPING & DEEP PLANTING
with the bushfire provisions within the Noosa Plan. Please refer to the enclosed
As identified within the Major Centre Zone code, a minimum of 15% of the site
Bushfire Hazard Assessment by Queensland Bushfire Planning – Appendix G.
is required to provide landscaping. As depicted within the architectural plan,
the proposed development provides a total of 15.1% (374.3²) of landscaping.
Please refer to the enclosed Architectural Plan – Appendix A.
3.3.6. REFUSE STORAGE & COLLECTION
Refuse will be collected from the bins internal to the building and deposited
into collection bins in a dedicated and fully enclosed bin store located toward
the front of the site. Refuse collection will be undertaken by Council
contractors to minimise conflicts with the drop-off/pick-up times of the
children. Please refer to the enclosed Traffic Assessment Report prepared by
SLR Consulting – Appendix F for further details.
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3.4. SUPPORTING TECHNICAL REPORTS This report is accompanied by the plans, reports and additional information listed in Table E below. Table E: Supporting plans, reports and documents Type Appendix Architectural Drawings A Architectural Design Response B Landscape Concept Plans C Civil Engineering D Stormwater Management Plan E Traffic Impact Statement F Bushfire Hazard Report G Code Responses H Planning Report Page | 9
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4. STATUTORY PLANNING OVERVIEW
4.1. STATE FRAMEWORK agreed Queensland Government position on the future of SEQ and takes
precedence over all other planning instruments.
The development application requires assessment against the relevant
provisions of the Planning Act, SPP and SEQRP. Consideration of these matters is
As illustrated in Figure 4, the site is located within the Urban Footprint of the
outlined below.
SEQRP. As such the proposal does not trigger assessment against the Regulatory
Provisions of the regional plan.
4.1.1. PLANNING ACT 2016
The statutory framework for decision making in relation to land use and 4.1.4. SCHEDULE 11 OF THE PLANNING REGULATION- KOALA HABITAT AREAS
development in Queensland is contained within the Planning Act and its
Schedule 11 of the Planning Regulation seeks to regulate development based on
subordinate legislation.
mapping affecting the site and the nature of the proposed development. As
shown in Figure 5, the site is mapped as being located wholly outside the Koala
4.1.2. STATE PLANNING POLICY Assessable Development Area.
The SPP relates to 17 separate State interests grouped together under 5 broad
themes and provides direction to local governments in preparation of planning
documents and assessment of development applications. The SPP has been
integrated into the Noosa Plan 2020. In summary, the SPP does not contain any
matters that are likely to impact on the development potential of the site.
4.1.3. SOUTH EAST QUEENSLAND REGIONAL PLAN
The SEQRP provides the framework for managing growth, change, land use and
development in the SEQ Region to the year 2041. The SEQRP represents an
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4.2. LOCAL FRAMEWORK It is noted that the Local Government Planning Scheme is the key instrument for integrating State, Regional and Local planning outcomes. Accordingly, this development application is required to be assessed against the relevant provisions of the Noosa Plan 2020. A detailed assessment of these provisions is carried out in the following sections of this report. 4.2.1. ZONING Under the Noosa Plan 2020, the site is located within the Major Centre Zone (refer to Figure 6 below). Surrounding zoning is a mix of High density residential, Innovation, Environmental management and conservation, and Recreation and open space. The purpose of the Major Centre Zone aims to provide for a large variety of uses and activities to service a part of the Noosa Shire. As identified in Table H below, the proposed development is consistent with the overall outcomes of the Major Centre Zone. Planning Report Page | 11
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Figure 3: SPP Mapping
Site Location Date
28 Eenie Creek Road, Noosaville April 2022
Source: QLD Government
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Figure 4: State Development Assessment Mapping
Site Location Date
28 Eenie Creek Road, Noosaville 20 May 2022
Source: QLD Government
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Figure 5: Koala Habitat Mapping
Site Location Date
28 Eenie Creek Road, Noosaville 20 May 2022
Source: QLD Government
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Figure 5: Zoning Map
Site Location Date
28 Eenie Creek Road, Noosaville 20 May 2022
Source: Noosa Shire Council
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Table F: Evaluation of Proposal against Overall Outcomes of the Major Centre Zone
Purpose & Overall Outcomes Response
a) The major centres of Noosa Business Centre and Noosa Junction are the most significant Compliant
centres for the Noosa Shire. These major centres service subregional catchments with
The proposed use at Noosa Business Centre provides care and
complementary, not competing roles and functions thereby not compromising the
educational services to young working families of the immediate
viability of each centre.
surrounding area that does not compete with the existing childcare
services surrounding the Noosa Junction catchment. This facility
improve the ability of the Noosa Business Centre to attract workers
that have young children, and contribute to the efficiency and
diversity of the workforce.
b) Development complements the higher order services at the principal regional activity Compliant
centre at Maroochydore; which is the focal point for employment and services on the The proposed use is well-positioned to support the establishment of
Sunshine Coast, with provision of high-order retail and hospitality functions and cultural the Noosa Business Centre without negatively impacting the existing
and entertainment facilities catering to local and more distant communities, including services and facilities provided at the Maroochydore activity centre.
the Noosa community. The childcare centre intends to service young working families within
the immediate area, ensuring communities have adequate
accessibility to childhood education and care facilities.
c) Major centres contain the highest order of community, retail and commercial functions Compliant
including entertainment and business activities, as well as transport services in Noosa Noosa Business Centre as a whole provides a mixture of retail,
Shire. entertainment and business activities that are capable of being
serviced by transport services in Noosa Shire. The proposed
Childcare Centre complements the existing and future activity
groups that will be contained in the Noosa Business Centre with
opportunities to be serviced by various transport services.
d) Development does not compromise the hierarchy of centres across the Noosa Shire, Compliant
whether as a result of the impacts from individual developments or the potential The proposed Childcare Centre will have no impact to the hierarchy
cumulative impacts of multiple developments. of centres across the Noosa Shire as it will not serve as a retail
destination in its own right, rather contribute to the efficient and
equitable functionality of the whole Noose Business Centre.
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e) Major centres contribute to a diversified local economy and provide key employment Compliant
opportunities through a range of higher order commercial and enterprise activities in The proposed Childcare Centre is an addition to the range of higher
addition to core retail outlets that are founded on the needs of Noosa Shire. order commercial and enterprise activities that exist within the
Noosa Business Centre. The proposed Childcare Centre provides
additional employment opportunities in a diversified industry.
f) Major centres provide a variety of retail uses including shopping centres, full¬line Compliant
supermarkets, specialty retail shops, food and drink outlets such as cafes and Despite the proposed development being a Childcare Centre, the
restaurants, personal services, local offices and a range of entertainment activities. Noosa Business Centre has a variety of existing retail uses and
Noosa Business Centre contains a higher order of retail than Noosa Junction with a provides opportunities for future retail, industrial and
shopping centre anchored by a single fullsize discount department store and a full line commercial/high-tech industrial activities of the immediate area.
supermarket. Complementary retail uses include large format retail showrooms and a
separate small format supermarket. Noosa Junction complements the Noosa Business
Centre with specialty retail stores, supermarkets and a variety of entertainment uses
such as restaurants, bars, cafes and cinema, catering to the local community and visitors.
g) Entertainment activities contribute to the economic activity and vibrancy of the major Compliant
centres both day and night. The proposal will assist in the opportunity for the Noosa Business
Centre to provide opportunities for entertainment activities by
providing well located and convenient childcare services to
employees.
h) Major centres develop as hubs for medical and specialised educational services. Compliant
There is a proposed Development Application which is currently
under assessment by Council for a medical centre within the Noosa
Business Centre. (Council Ref: MCU22/0038). This facility will
provide well located and convenient childcare services to employees
of these uses.
i) Higher density living in mixed use developments provide for diversity in housing choice, Compliant
reduced commuting pressures and create activated streets in a safe environment with The Noosa Business Centre has a designated precinct for future high
opportunities for both day and night time casual surveillance. density and mixed-use developments. This facility will assist in
providing childcare services to residents in the provided and planned
residential developments who work in the immediate area, thereby
improving the diversity of the population by not excluding young
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families that would otherwise have to drop children off at child care
beyond the immediate area by car.
j) Development is located and designed to maximise activity along a primary street Compliant
frontage and maintain a human scale and pedestrian focus at street level. The proposed development is located within the Noosa Business
i. Noosa Business Centre, incorporates a contemporary main street character and Centre. Despite the development site is not located within the Village
pedestrian scale of development with activated street frontages as a key feature mixed use precinct nor a primary street frontage, the proposed
of the Village mixed use precinct; and development provides abundance of formal landscaping along the
ii. Noosa Junction maintains and enhances the existing traditional main street street frontage with semi-permeable fencing to maximise the street
character by contributing to the established development form throughout the activation and safety with a pedestrian focus.
centre;
k) Major activity centres are serviced by efficient and effective transport networks Compliant
including accessibility by walking and cycling. The Noosa Business Centre provides abundance of transport
opportunities and are well serviced by effective transport networks
with future potential upgrades including the planned transit centre
to the north of the site in easy walking distance.
l) Development creates vibrant and safe activity centres, with attractive and functional Compliant
buildings and streets with integrated high amenity landscaping, open space and public The proposed development is architecturally designed with due
places. consideration given of the existing character and activities within the
Noosa Business Centre. The proposed Childcare will have a built form
that complements the strong Noosa character with abundance of
landscaping.
m) Centres are designed and operated to avoid adverse impacts on the amenity of nearby Compliant
residential neighbourhoods and create a pleasant community feel. The proposed development is for a Childcare Centre located within
the Noosa Business Centre. No adverse impacts on the amenity of
nearby residential neighbourhoods are anticipated given the
distances away from these uses and that the building provides
screening from outdoor play spaces.
n) Development is designed and sited to sensitively respond to the physical characteristics Compliant
and constraints of land, including any significant environmental features. The development site is clear of any significant environmental
features. The proposed development however is planned in
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consideration of other physical characteristics and potential
constraints of the land.
o) Development encourages and facilitates urban consolidation to maximise the efficient Compliant
extension and safe operation of infrastructure and does not adversely impact on the The proposed development will be within the existing Noosa
continued operation, viability and maintenance of existing infrastructure or compromise Business Centre. No adverse impact on the infrastructure is
the future provision of planned infrastructure. anticipated.
p) Development is well designed reflecting: a subtropical; 'Noosa' style with emphasis on Compliant
indoor and outdoor connections, variety in façade treatment through articulation and The proposed development is architecturally designed reflecting the
materials, creation of shade on public spaces and landscaping around sites and on Noosa style with emphasis on indoor and outdoor connections,
buildings in accordance with PSP5 Sustainable Design Code; and best practice in variety in façade treatment through articulation and materials,
sustainable design, including excellence in energy and water conservation and resilience creation of landscaping around sites. Please refer to the attached
to the impacts of climate change in accordance with 9.4.6 Sustainable Design Code and Appendix A – Architectural Plans and Appendix B – Architectural
PSP5 Sustainable Building Design. Design Response.
q) Development: Compliant
i. is supported by appropriate infrastructure and essential services; and The proposed development will be supported by appropriate
ii. is consolidated, and maximises the efficient use of existing infrastructure; and infrastructure and essential services with no compromises to the
iii. does not compromise the future provision of planned infrastructure future provision of planned infrastructure.
r) The Major centre zone for the Noosa Business Centre is developed into precincts, Compliant
generally consistent with Figure 7.2.4.5 (Noosa Business Centre Framework and The proposed development is within the business precinct of the
Character Plan). Noosa Business Centre.
s) The Major centre zone for Noosa Junction is developed generally consistent with Figure Not Applicable
7.2.5.4 (Noosa Junction Framework and Character Plan). The proposed development is not within Noosa Junction.
t) The establishment of the diversity of intended land uses in the Major centre zone is Compliant
facilitated by precincts with locally specific outcomes. The proposed development is located within the Noosa Business
Centre which has a number of precincts.
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NOOSA BUSINESS CENTRE – BUSINESS PARK PRECINCT
a) The Business park precinct facilitates commercial office space for businesses and a Compliant
range of professional services including health and wellbeing, education, research and
The proposed development is for a Childcare Centre. Despite the
technology and knowledge-based industries.
proposed development is not a professional service, the proposed
Childcare Centre will complement the future developments of
professional services where the employees will require essential
services such as a Childcare Centre to meet their needs and avoid
unnecessary private vehicle trips to other child care centres.
Further, Childcare Centre is also determined to encompass
educational element for the children.
b) Development is of a high standard of architectural design, particularly at gateway sites Compliant
to the Noosa Business Centre.
Albeit the proposed development is not proposed on a gateway site,
the proposed Childcare is architecturally designed which
incorporates an abundance of high standards Noosa style features
that complements the streetscape and the Noosa Business Centre.
Please refer to the attached Appendix A – Architectural Plans and
Appendix B – Architectural Design Response.
c) Buildings address the street frontages and car parking is located to the rear of or under Compliant
buildings or otherwise not located on the primary frontage and screened to the street.
The orientation of the building and carparking best suits the site as
it allows casual surveillance from the carpark over the pedestrian
connection, provides legible vehicle access and sightlines into the
carpark, whilst still allowing the building and outdoor play areas to
activate more than half the property frontage.
The 4m (average) of formal landscaping along the site frontage
allows the active spaces to address the street frontage.
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d) Buildings are of sub-tropical design with lightweight construction arranged in the form Compliant
of pavilions allowing for pedestrian permeability and landscaping between buildings to
The proposed development is architecturally designed which
create a place overall recognisable as having a Noosa style.
incorporates Noosa style lightweight materials and soft formal
Editor’s note– The key gateway sites are identified by the Noosa Business Centre Character & landscaping to complement the existing and future developments
Framework Plan. within the Noosa Business Centre.
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4.2.2. LOCAL PLAN
The proposed development is located within the Noosaville Local Plan area, where the purpose of the Noosaville local plan is to provide locally relevant planning provisions
for the assessment of development within the Noosaville local plan area. It is noted that the local plan does not change the level of assessment.
A full assessment against relevant performance and acceptable outcomes can be found within the Code Compliance Statements at Appendix H. The table below provides
an assessment against the overall outcomes of the Noosaville Local Plan.
Table G: Evaluation of Proposal against Overall Outcomes of the Local Plan
Purpose & Overall Outcomes Response
a) The Noosaville local plan area is a vibrant urban setting defined by watercourses and Compliant
bushland edges including the Noosa River, Eenie Creek, Lake Weyba, Noosa National
Park and Tewantin National Park.
b) Development within the Noosaville local plan area is limited to land within the urban Compliant
boundary as to protect and reinforce the character and identity of Noosaville, provide The proposed development is within the urban boundary.
for the efficient provision of infrastructure and services, avoid constrained land and
protect the surrounding significant environmental areas.
c) Development in the local plan area is sited and designed to retain the key natural Not Applicable
environment, landscape and built form elements, including significant views and vistas The proposed development is not in proximity of the locations
to external elements that contribute to the setting, character and identity of the identified in c).
Noosaville local plan area including:
(i) the Noosa River, its foreshore parkland and riparian qualities;
(ii) native vegtation, particularly adjoining watercourses;
(iii) Keyser Island and Weyba Creek Conservation Parks;
(iv) Lake Doonella;
(v) Weyba Creek;
(vi) Wallace Park;
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(vii) Lake Doonella Bushland Reserve;
(viii) Noosa National Park, Noosa Headlands, the secondary dune
system, Lake Weyba and Noosa North Shore.
d) Development recognises and reinforces the waterfront location and character of the Not Applicable
local plan area by providing high quality, low rise, sub-tropical buildings and landscape Proposed development is not a waterfront location.
design that promote the casual, outdoor lifestyle. Buildings have a strong relationship
with the outdoors through the incorporation of natural materials, verandahs and
glazing.
e) Development design and siting responds to the relatively flat topography of Noosaville Compliant
by creating visual interest and differentiation in built form through design and the The proposed development is architecturally designed to provide
application of: abundance of architectural features within the context of a sub-
(i) a range of textures, colours, styles and finishes; tropical architectural theme that is consistent with the Noosa-style
(ii) a range of architectural elements within the context of a sub-tropical and overall character within the Noosa Business Centre.
architectural theme;
(iii) varied roof heights, that cumulatively make a positive contribution to
an interesting skyline;
(iv) varied setbacks which create opportunities for both landscaping and
design variety; and
(v) retention of mature trees and the provision of new landscaping which
create attractive spaces between buildings.
f) The Noosaville local plan area maintains its roles for both the provision of much of the Compliant
commercial, retail, administrative, industrial and social needs of the coastal urban The proposed development will have no impact on the Noosaville
portion of Noosa Shire and as a major focus area for visitor accommodation and local plan area maintains its roles as for a major focus area for visitor
services. accommodation and services.
g) The Noosa Business Centre off Eenie Creek Road is a Major regional activity centre Compliant
identified in the South East Queensland Regional Plan 2017 providing a wide range of The proposed Childcare Centre development provides essential
centre activities to meet the local needs of communities across Noosa Shire, services and employment opportunities to a diverse range of
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acknowledging that the Principal regional activity centre at Maroochydore provides the workforce and residents of the Noosa Business Centre. Additionally
highest order and a greater range of goods and services. the proposed development will broaden the employment
opportunities within the Noosaville locality for employees of the
centre.
h) The Noosa Business Centre is the major focus for major employment generating Compliant
development and growth in Noosa Shire, particularly in the sectors of education, The proposed development is for a Childcare Centre being proposed
health and wellness, digital economy, environmental industries and professional within the Business Park Precinct of the Noosa Business Centre. The
services. Development at the Noosa Business Centre occurs in a staged manner proposed Childcare Centre is an integral use required for the
following the construction of the internal circulation road system, creation of an open precinct to provide an essential service to attract and maintain a
aired activated village green space for significant community gatherings and the viable and diverse workforce. Additionally the proposed
provision of land for a sub-regional transit centre that has the potential to function as development will broaden the employment opportunities within
an integrated public transport node, with pedestrian and bicycle paths linking with the Noosaville locality for employees of the centre.
nearby urban areas. The further development of the transit facility will be subject to
further investigation and planning with the State Government;
i) In the vicinity of Gibson Road and Mary Street, the District centre zone provides a Not Applicable
range of business, entertainment and community activities to service the needs of The proposed development is not located within the District Centre
residents and visitors in a form and scale that does not detract from the role and zone.
function of the Noosa Business Centre.
j) Development in the District centre zone provides improved streetscape and landscape Not Applicable
treatments, active street frontages and improved public spaces and residential The proposed development is not located within the District Centre
development above street level. zone.
k) Development at the edges of the District centre zone is less intensive with a lifestyle or Not Applicable
health and wellbeing focus, providing a transition to adjoining residential areas. These The proposed development is not located within the District Centre
transitional uses also include offices which do not generate large volumes of traffic or zone.
early morning / late evening noise.
l) Residential development in the District Centre zone occurs in the form of small Not Applicable
dwellings in conjunction with a non-residential use.
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The proposed development is not located within the District Centre
zone.
m) Development in the Neighbourhood centre zone is a focal point for surrounding Not Applicable
residential neighbourhoods and provides lower order goods and services to support The proposed development is not located within the
the day-to-day needs of residents and visitors. Neighbourhood Centre zone.
n) Health and medical facilities develop in the Noosa Business Centre, the Community Not Applicable
Facilities zone in Goodchap Street and the Mary – Thomas Street Health and Wellbeing The use is not for health and medical facilities
Precinct.
o) Development in the low impact industry zone and the Medium Impact Industry zone Not Applicable
accommodates a broad range of industry and business uses, avoiding negative impacts The proposed development is not located within the Low Impact
on the amenity of nearby residential areas. Industry zone and the Medium Impact Industry zone.
p) Activities in industry zones provide important services and products to the community Not Applicable
and provide a range of employment types. The proposed development is not located within Industry zones.
q) Development fronting Eumundi-Noosa Road, Eenie Creek Road and Walter Hay Drive Not Applicable
provides high quality buildings, landscaping and integrated signage that improves the Despite the development is lodged over Lot 3 which is facing Eenie
visual appearance of these roads as entrances to Noosaville. Creek Road and Walter Hay Drive, the development will be over the
future Lot 4 which is accessed and fronts Hofmann Drive.
r) Development in the Low Density Housing zone primarily accommodates permanent Not Applicable
residents in detached dwelling houses. The proposed development is not located within Low Density
Housing zone.
s) Development in the Medium Density and High Density Housing zones accommodates a Not Applicable
greater diversity in housing types including dual occupancies, multiple dwellings, The proposed development is not located within Medium Density
retirement facilities and residential care facilities. and High Density Housing.
t) Development ensures permanent residents of Noosaville enjoy high levels of Compliant
residential amenity and accessibility to urban services and recreational opportunities.
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The proposed development will have no impact on the residents’
amenity and accessibility to urban services and recreational
opportunities.
u) Retirement living is established in Lake Weyba Drive and Walter Hay Drive (north). Not Applicable
The proposed development is not for a retirement living nor located
in proximity of Lake Weyba Drive and Walter Hay Drive (north).
v) Development for home based businesses including bed and breakfast accommodation Not Applicable
may locate in residential zones. The proposed development is not for a homebased business.
w) New residential development in or adjacent to activity centres includes a high Not Applicable
proportion of small dwellings. The proposed development is not a residential development.
x) Development in the Community facilities zone provides facilities and services that Not Applicable
support the Noosaville community as well as the broader Shire, including Noosa The proposed development is not within the Community facilities
Hospital, educational facilities, library, airport and other local services. zone.
y) Development in the Tourist accommodation zone is for visitor accommodation and Not Applicable
associated uses that serve visitors to preserve and support the role of Noosaville as a The proposed development is not within the Tourist
tourism focus area. accommodation zone.
z) Development in the Tourist Accommodation zone reinforces Gympie Terrace as the Not Applicable
primary tourism focus for Noosaville with vibrant and pedestrian friendly active street The proposed development is not within the Tourist
frontages providing a range of small-scale boutique retail and outdoor dining accommodation zone.
experiences amongst visitor accommodation.
aa) Development in the Tourist Accommodation zone on Gympie Terrace provides a range Not Applicable
of well-designed entertainment and catering activities which may operate late at night The proposed development is not within the Tourist
and include live music which creates a vibrant atmosphere. accommodation zone.
bb) Strong visual and pedestrian linkages to the Noosa River foreshore and surrounding Not Applicable
areas are protected. The proposed development is not in proximity of the Noosa River
foreshore.
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cc) Noosa River foreshore adjacent to Gympie Terrace is retained as an important Not Applicable
recreational space for the local community and visitors. Development or operational The proposed development is not in proximity of the Noosa River
works maintains it as an idyllic place for passive recreation, walking, dog exercise and foreshore.
access to the Noosa River including ferry stops.
dd) Existing businesses on Noosa River foreshore operate only from commercial jetty lease Not Applicable
areas providing watercraft for hire, tour services and limited ancillary offerings to the The proposed development is not in proximity of the Noosa River
community. Slipway services are maintained within the life of any current lease. foreshore.
ee) Development is supported by a network of open space and pathway connections to Compliant
meet the needs of the local community and facilitates safe and convenient pedestrian The proposed development is located within the Noosa Business
and cycle connections between key destinations within the local plan area. Noosa Centre where there is already established network of open space
River foreshore is maintained as an important pedestrian, cycle and open space link and pathway connections to meet the needs of the local community
from Lake Doonella to Munna Point. and facilitates safe and convenient pedestrian and cycle
connections with a design that provides casual surveillance of the
street and pedestrian pathway.
ff) Development supports and prioritises public transport, including the river ferry and Compliant
buses and use of motor scooters and bicycles. The proposed development is located within the Noosa Business
Centre where opportunities are provided for future transport
networks.
gg) The watercourses bounding Noosaville strongly influence the location of road systems, Compliant
with entrance points from Tewantin and Noosa Heads being limited to a few key The proposed development will have no impact on the Noosaville
locations where roads are flanked by vegetation with glimpses to the watercourses. road systems including Eenie Creek Road and Walter Hay Drive.
Eenie Creek Road and Walter Hay Drive provide scenic entrances to Noosaville through
bushland settings. Development does not compromise the scenic opportunities
afforded by these roads and entrance points.
hh) Key areas of vegetation on both private and public lands are protected for landscape Not Applicable
and habitat values. The development site is clear of any vegetation.
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4.2.3. OVERLAYS
Table J below identifies the overlays which have been applied to the land based on a review of City Plan mapping and provides a brief commentary regarding the effect
of each overlay on the level of assessment associated with the proposed development. A full assessment against the relevant overlay (Bushfire Hazard Overlay) pis
provided in the Code Compliance Statements at Appendix H.
Table H: Overlays applying to the land
Overlay Mapping Assessment
Acid Sulfate Soils Overlay
The subject site is identified to be within the Above 5m AHD to 20m AHD sub-category of the
Acid Sulfate Soils Overlay. However, as the proposed development does not involve the
works identified on Table 5.9.1 of the Noosa Plan 2020, the proposed development is not
required to be assessed against the Acid Sulfate Soils Overlay Code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table H: Overlays applying to the land
Overlay Mapping Assessment
Biodiversity, Waterways and Wetlands Overlay
The site is identified to be within the Area of Biodiversity Significance sub-category of the
Biodiversity, Waterways and Wetlands Overlay. However, as the proposed development does
not involve the works identified on Table 5.9.2 of the Noosa Plan 2020, the proposed
development is not required to be assessed against the Biodiversity, Waterways and
Wetlands Overlay Code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table H: Overlays applying to the land
Overlay Mapping Assessment
Bushfire Hazard Overlay
The site is identified to be within the High Potential Bushfire Intensity sub-category of the
Bushfire Hazard Overlay. As the proposed Material Change of Use involves a use that is not
listed within the Table 5.9.3 of the Noosa Plan 2020, the proposed development is required
to be assessed against the Bushfire Hazard Overlay Code.
As such, response against the Bushfire Hazard Overlay code will be addressed accordingly in
the attached Appendix G – Bushfire Hazard Assessment.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table H: Overlays applying to the land
Overlay Mapping Assessment
Flood Hazard Overlay
The subject site (Lot 3) is identified to have a minor impact from the flooding and inundation
extent of the Flood Hazard overlay to the southwest. However, the proposed development is
being lodged over future Lot 4 which is completely free from flood and inundation. As such,
in accordance with section 8.1(5) of the Noosa Plan 2020, the proposed development is not
required to be assessed by the Flood Hazard Overlay code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table H: Overlays applying to the land
Overlay Mapping Assessment
Landslide Hazard Overlay
The subject site (Lot 3) is identified to have a minor impact from the moderate hazard area
sub-category of the Landslide Hazard overlay. However, the proposed development is being
lodged over future Lot 4 which is completely free from any landslide hazard. As such, in
accordance with section 8.1(5) of the Noosa Plan 2020, the proposed development is not
required to be assessed by the Landslide Hazard Overlay code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table H: Overlays applying to the land
Overlay Mapping Assessment
Regional Infrastructure Overlay Map
A water supply pipe is identified to traverse through the subject site (Lot 3). However, the
proposed development is being lodged over future Lot 4 which is not impacted by the water
supply infrastructure. As such, in accordance with section 8.1(5) of the Noosa Plan 2020, the
proposed development is not required to be assessed by the Regional Infrastructure Overlay
code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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4.2.4. ASSESSABLE DEVELOPMENT
Following a detailed review of the relevant planning provisions, the below table summarises the level of assessment and relevant codes for all assessable development
associated with the proposal.
Table I: Assessable Development Summary
Planning Provisions Assessable Development Relevant Codes Location
Major Centre Zone – Business Park Precinct MCU - Impact Assessment Noosa Plan 2020, including: Appendix H: Code Compliance Statements
§ Major Centre Zone Code
§ Community Activities Code
§ Works Codes
Noosaville Local Plan MCU – No Change § Noosaville Local Plan Code Appendix H: Code Compliance Statements
OVERLAYS
Acid Sulfate Soils Overlay Not Applicable Not Applicable Not Applicable
Biodiversity, Waterways and Wetlands Overlay Not Applicable Not Applicable Not Applicable
Bushfire Hazard Overlay MCU – Impact Assessment § Bushfire Hazard Overlay Code Appendix G: Bushfire Hazard Assessment
Flood Hazard Overlay Not Applicable Not Applicable Not Applicable
Landslide Hazard Not Applicable Not Applicable Not Applicable
Regional Infrastructure Overlay Not Applicable Not Applicable Not Applicable
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5. REFERRAL AGENCIES
SARA delivers a coordinated, whole-of-government approach to the State's The SDAP contains twenty-four (24) State codes, all of which are set out in a
assessment of development applications and relates to development performance-based code format requiring applicants to address specific criteria.
applications where a State agency has jurisdiction. In determining whether a
development application requires referral to SARA or ‘other persons’, the
5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT
proposed development must be assessed against Schedule 9 and/or Schedule 10
of the Planning Regulation. PROVISIONS
Based on a review of Schedules 9 and 10 of the PR and the SDAP, the referral
Upon review, it is determined that the proposed development will trigger a requirements set out in Table K below apply.
referral to Energex. However, no state referrals will be required, and therefore
Table K: Referral Requirements
no further assessment is required against the SDAP.
Referral Trigger Reference Aspect of Development Referral Agency
Schedule 10, Part 9, Division 2, Material Change of Use of The chief executive of the
5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS Table 2 premises near a substation distribution entity or
site or subject to an transmission entity
The SDAP provide assessment benchmarks for assessment of development easement. (Energex).
applications where the Chief Executive is the assessment manager or a referral
agency. Matters of state interest contained within the SDAP can be broadly
categorised into two types of interests:
§ Interests with the potential to impact on development (e.g. state-controlled
roads); and
§ Interests that must be protected from the impacts of development (e.g.
marine plants).
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6. KEY PLANNING CONSIDERATIONS
This section aims to rationalise the proposed development against integral provides a clear entrance point to entice parents and children. This will be
planning outcomes and demonstrate how key aspects of the development achieved via architectural features including an arbour, pavements and signage.
contribute to a desirable and effective planning outcome.
The Noosa Design Principles has been infused deeply within the design of the
6.1.1. LANDSCAPING Childcare Centre. The built form contains a combination of colour, texture, form
and finishes. Natural timbers have been mixed with long lasting and low
The proposal includes a generous 4m of formal landscaping along the road
maintenance aluminium and fibre cement weatherboards. Colours are subtle
frontage to soften the street orientated aspect of the building. It has been
and tonal allowing the building to sit within the surrounding natural
designed however to provide larger shade trees and ground cover to provide
environment. This allows the landscaping to become the focal point with the
opportunities for casual surveillance, activation and legibility for visitors. The
built form becoming secondary within the street vista. The balance of the colours
eastern and northern fenced boundaries will include an internal landscape strip
and the built form creates a sense of play and joy, which delivers the intent of
to soften the site edges, while the western side of the site includes linear
the development delightfully. Refer to the Architectural Design Response
landscape strip between the carpark and pedestrian access easement. Larger
document contained in Appendix B for further information.
shade trees will be setback from the path edge in accordance with Austroads -
Guide to Road Design Part 6A, to provide clearance for pedestrians.
6.1.3. PARKING AND SERVICING
6.1.2. BUILT FORM The proposed development provides a total of 27 car parking in lieu of prescribed
The proposal involves a Childcare Centre with a total GFA of 684.2m². The 30 car parking spaces required for the proposed development. Despite a very
building will be sited closer to the eastern side boundary and will be minor shortfall, the proposed Childcare Centre is being located within the
predominantly east and north facing. The building will be one storey with an Business Precinct of the Noosa Business Centre where a majority of the parents
overall height of 5m. When viewed from the street, the proposed building will be employed within the precinct and will walk to/from the Childcare Centre
to their workplace. Considering this, the shortfall is highly unlikely to have any
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negative impact on the development and the surrounding locality. Refer to the SLR Traffic Impact Assessment contained in Appendix F for further information. Planning Report Page | 37
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7. CONCLUSION & STATEMENT OF REASONS
In summary, the application seeks a Development Permit for a Material Change
of Use for a Childcare Centre in the Business Park Precinct of the Noosa Business
Centre (Major Centre Zone).
Through the assessment and consideration of the proposed development, the
key conclusions have been determined as follows:
§ The proposed development will be well integrated with existing and
future development over adjoining properties through contributing to
the overall growth of the area;
§ The proposed development will contribute to Noosa Shire’s economy by
providing essential services and employment opportunities;
§ The proposal is consistent with the purpose, overall outcomes and
performance outcomes of the Major Centre Zone, Noosaville Local Plan,
and supporting Codes; and
§ The proposal will support the intended outcomes for the Noosa Business
Centre – Business Park Precinct through the establishment of education
and care facilities, high standard of architectural design, and well
addressed streetscapes and frontages.
It is recommended council approve the proposed development subject to
reasonable and relevant conditions.
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WOLTER consulting group
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