Development Assessment Report · MCU20/0072

Page 2

                                                Development
                                                   Area




Figure 1: Aerial Photograph of Subject Site, NearMap


THE PROPOSAL

The application seeks a Development Permit for Material Change of Use for Educational Establishment
(new demountable buildings) to be established in accordance with the accompanying Proposal Plans.

The proposal involves relocation of an existing demountable and a new additional demountable. An
additional 290m2 of GFA is proposed. The demountable buildings are intended to fulfil a temporary
role while other development applications for new permanent buildings are pursued and which will
require demolition of some existing buildings.

The additional demountables will not be used to facilitate an increase in enrolments but rather to
service current enrolments more appropriately.

The demountables will be located within the existing central staff carparking area, which will become
surplus once the new staff carpark is completed. The demountable buildings will proceed once the
new staff carpark is operational.

Page 3

BACKGROUND

We note various discussions and advices as part of the recent application for the new staff carpark
regarding masterplanning and traffic planning matters.

The new staff carpark is the first step in the proposed plans by GSLC for refurbishment and upgrade to
the existing campus. We again confirm this is not intended to facilitate increased enrolment, but
rather to provide a more modern and comprehensive learning facility. To assist in guiding this process
a masterplan has been prepared. The masterplan is intended as a fluid document and will likely
change to suit the evolving nature of education programs and funding arrangements. A copy of the
current masterplan is attached for Councils information purposes.

As part of the masterplaning considerations we acknowledge concerns raised by Councils traffic
consultant regarding the existing traffic operations around the Eumundi Noosa Road/Goodchap Street
roundabout entry. Notwithstanding that site access is consistent with all previous approvals issued by
Council, GSLC is committed to ensuring that site access, carparking and vehicular movement functions
are safe and appropriate. The College has recently made changes to the pickup/drop off area in line
with the Queensland Transport “Look Out!” program that has made a noticeable improvement to wait
times and queue lengths.

A traffic report (attached) has been undertaken to address matters raised by Councils traffic consultant,
including overall carparking, pick up and drop off provision and onsite manoeuvring.          The report
confirms that following the construction of the new staff carpark and removal of the current staff
carpark, that the parking supply will exceed the planning scheme requirement, comply with TMR
requirements and meet required demand. The report recommended some relatively simple
improvements that could be undertaken to improve the efficiency of the existing onsite vehicular
movements and pick up / drop off area. The College through its desire to improve traffic flow has
commenced implementation of these recommendations which has already resulted in positive
outcomes for traffic in the area. The report also includes a conceptual option for longer term
improvements to the set down area, which extends the set down area to provide a linear and longer
queue for drop off and pick up. This will provide for increased queuing distance within the College
from Eumundi Noosa Road and increase the number of pick up/drop off bays.

Given the minor nature of the proposed demountables, it is not considered that the extent of works
required to improve the internal access and set down area, would be a reasonable or relevant
condition and that these works could be appropriately conditioned with the next application for a new
permanent building and which will be for a performing arts building. The traffic report demonstrates
that the proposed demountables will not result in any new impact on site access or Councils road
network.


STATE PLANNING ASSESSMENT

The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the application
must be carried out against, which are additional or alternative to the Assessment Benchmarks
contained in the local planning instruments.

These Assessment Benchmarks are prescribed as being contained in:
    the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
       appropriately integrated into the Planning Scheme; and
    Schedule 10 of the Regulation.

Under the SEQ Regional Plan the site is included within the Urban Footprint. Assessment against the
regional plan is not required.

Page 4

The Noosa Plan does not reflect the current State Planning Policy and assessment against the SPP is
required. An assessment of the relevant State interests that have assessment benchmarks has been
included below:

 State Interest                                       Comment

 Liveable communities                                 Complies:
                                                      Fire hydrants currently exist to service the site.
 Mining and extractive resources                      Not applicable:
                                                      The proposed development is not within:
                                                           - The resource/processing area of a KRA
                                                           - The separation area for the
                                                               resource/processing area of a KRA.
                                                           - The transport route separation area of a
                                                               KRA
 Water quality                                        Complies:
                                                      Refer to the attached Stormwater Management
                                                      Plan prepared by Empire Engineering.
 Natural hazards, risk and resilience                 Not applicable:
                                                      Site not mapped as subject to flooding.
 Strategic airports and aviation facilities           Not applicable:
                                                      The site is not affected by any strategic airports
                                                      or aviation facilities.


A review of Schedule 10 identifies that the development does not comprise prohibited development
but triggers referral agency assessment. Referral is triggered under Schedule 10, Part 9, Division 2 -
Electricity infrastructure, Table 2 - Material change of use of premises near a substation site.


LOCAL PLANNING ASSESSMENT

Under the Noosa Plan 2020 the site is included within the Noosaville Local Plan area and the
Community Facilities Zone with an annotation of ‘Educational Establishment’. The proposal is a
consistent use subject to Code Assessment.

The only overlay applicable to the site is the Acid Sulfate Soils Overlay, which maps the development
area as Area 1 – Above 5m AHD to 20m AHD. No excavation or fill is proposed or required for the
demountables and acid sulfate soil exposure is highly unlikely.

Use of the site for educational purposes by GSLC is long established and specifically recognised by the
Community Facilities Zone annotation of Educational Establishment and further referenced in the zone
purpose:

(1) The purpose of the Community Facilities zone is to provide for community-related uses, activities
    and facilities, whether publicly or privately owned, including for example:
    (a) educational establishments;

The proposed demountable buildings are a relatively minor change to the current use. The proposal
will not result in any intensification of the use through increased enrolments; it will not result in any
demand for additional carparking; it will not change existing site access to the external road network; it
is centrally located within the site and well away from site boundaries; and it will not result in any
detrimental impact on adjoining land uses or the public realm.

The proposal is consistent with the provisions of the Noosa Plan.

Page 5

CONCLUSION
The proposed demountable buildings are a minor addition to the current use of the site for
educational purposes. The proposal is a consistent use under the Noosa Plan and will not result in any
detrimental impacts.

Approval of the application is warranted.



Should you have any questions with respect to the above, please do not hesitate to contact me direct.


Yours faithfully
PROJECT URBAN




Scott Sobey
DIRECTOR
Email: [email protected]