Proposal Report - update

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1. Details
    Basic information relating to this development application includes:


    Applicant:              Tewantin Retail Pty Ltd
                            C/- Martoo Consulting
                            PO Box 1684, Noosa Heads Qld 4567


    Owner                   Tewantin Retail Pty Ltd


    Address of Site:        11, 15, 17-19 Hilton Tce, Tewantin


    RPD of Site:            Lot 2 RP152351, Lot 3 RP152351 & Lot 4 SP133160


    Area of Site:           Total site = 3,665m2


    Current Use of Site:    Shops (885m2), Vet (200m2), Caravan Sales (500m2 TUA) and
                            Boat Repair (360m2 TUA)

    Assessment
    Manager:                Noosa Council


    Zoning:                 Neighbourhood Centre Zone


    Overlays:               Natural Hazard – Flood Hazard Area
                            Natural Hazard – High Potential Acid Sulfate Soils 0-5m AHD


    Proposal:               Development Permit for Material Change of Use –
                            - Retail Business Type 2 (Shop); and
                            - Entertainment and Dining Business Type 1 (Food & Beverage);

    Level of Assessment: Code


    Application Fees:       Shop (720m2), Restaurant (235m2 use area) - total 955m2

                            Prescribed Fee:

                            Shop – Base fee = $4,413 + ($5 per m2 >200m2) = $4,413 + (520*5) $2,600 = $7,013
                            Restaurant – Base fee = $4,413 + ($5 per m2 >100m 2) = $4,413 (135*5) $675 = $5,088

                            Total = $12,601

                            Requested Fee:

                            Shop – Base fee = $4,413 + ($5 per m2 >200m2) = $4,413 + (755*5) $3,775 = $8,188

                            Total = $8,188

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2. Proposal
This application seeks a Development Permit for a Material Change of Use for a 955m2 convenience
shopping centre, with a mixture of shop and restaurant uses at 11, 15, 17-19 Hilton Tce, Tewantin. The
locality and site plans are included below, with a full set of design and landscaping plans included as
Attachment 1a & 1b.




Figure.1 - Locality Plan                                       Figure.2 – Site Plan

The single storey commercial shopping centre provides access from Earl and Ernest Streets. On site
carparking is visible from the roadway and designed to enable passive surveillance to the tenancies. The
grades of the carparking area along the Hilton Terrace frontage have been designed to provide a gradual
level change from 1.1m AHD along the Hilton Tce footpath to 2.5m AHD within the tenancies.

A mix of materials are proposed on the building presenting subtle changes in textures and materials to break
up the building façades (see Figure.3), including;
             o DecoBlade woodgrain vertical sun slats
             o Lasercut aluminium screens with powedercoat finish
             o Colourbond trimdeck roofing with a 5 degree roof pitch
             o Decowood shadowline horizontal cladding
             o Horizontal fibrecement awning
             o Rendered and painted blockwork
             o Aluminium framed joinery windows




Figure.3 – Perspective of building looking south west from Hilton Tce



The design incorporates wide awnings along the front of the building and includes two outdoor dining areas in
front of the restaurant tenancies along the northeast and northwest portion of the building facing the street.
These areas provide for casual outdoor dining and meeting opportunities on the ground level.

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A mix of planting sizes are also included to provide scale to the building and provide some shading to the
carparking areas. Landscaping is also designed to incorporate onsite stormwater treatment in bioretention
devices that visually integrate with the landscaping. Pedestrian access ramps are located along all street
frontage allowing for equitable pedestrian access to the tenancies in accordance with DDA requirements and
minimise conflict points with the carparking areas. Individual signage envelopes are provided above the
tenancies to integrate with the building design, as well as a single pylon sign 5m high setback 2.5m from the
Hilton Tce and Ernest St road frontages.

Waste storage and maneuvering areas are located in the south eastern corner of the site, allowing for suitable
access and waste storage requirements. Loading for waste vehicles are proposed to occur between 7am and
9am, so as to not impact on nearby residential uses.

The proposed opening hours of the shops and restaurants will normally be between 7am to 10pm seven days
a week. However, this may vary depending on the tenant (i.e. a café or bakery may open before, and a
restaurant tenant may seek to operate after 10pm).



3. Background
The applicant and Council officers held a Prelodgement Meeting on the 12 January 2017, with the
subsequent meeting minutes included as Attachment 2. Council requested that ‘prior to lodgement of an
application, a Council appointed architect and the designer review the plans to ensure the best outcome for
the site and locality given it is a very prominent site at the entrance to Tewantin’.

The owner subsequently agreed to engage a Council appointed architect (nra-co-lab) to review the design
plans prior to lodgement. The peer review suggested improvements to the overall layout and design. A full
copy of the peer-reviewed report with comments addressing the recommended design changes included as
Attachment 3. A sketch of the Council appointed architects suggested improvements is included below.




The prelodgement meeting also raised issues about the site’s integration with Council’s capital works plans
for substantial roadworks along the frontages of the site, including a new roundabout at the Hilton Tce and
Ernest Street intersection. The preliminary plan of Council works is included as Attachment 4.

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4. Site Description
The 3,665m2 site is located on a prominent corner site adjoining three roads, including Hilton Tce for 81m to
the north; Earl St to the west for 40m; and Ernest Street to the east for 40m. Adjoining the site to the south is
the United Synergies (not for profit support agency) and Tait’s House (Council owned community building).

The site currently includes three separate titles with 885m 2 of shops on Lot 2 RP152351, a veterinary practice
within an existing timber 200m 2 building on Lot 3 RP152351, and a caravan sales (500m2 TUA) and boat
repair workshop (360m2 TUA) on Lot 4 SP133160. All existing buildings and accesses are to be removed as
part of the application.

The site is relatively flat and is prone to flooding by the Noosa River. The northwestern corner of the site is
1.08m AHD and the highest point of the site has a finished floor level of 2.11m AHD in the north western
corner.

A sewer line traverses the southern boundary of the site with an invert level of 1.39m AHD. Existing power
poles are located within the Ernest Street and Earl Street frontages. Telecommunitcations and water are
available within the existing road frontages. Stormwater, parking, and kerb and channeling along the
frontages are variable at present, however are proposed to be upgraded as part of Council’s intersection and
frontage work upgrades expected within the next 12 months.


5. Assessment
The proposal requires a development application for Material Change of Use to Noosa Council as the
assessment manager under the Sustainable Planning Act 2009. The application must be assessed against
each of the following statutory planning instruments to the extent they are relevant to the development:

            State Planning Regulatory Provisions;
            State Planning Policies; and
            The Noosa Plan.

The statutory planning instruments relevant to this application are discussed below.


State Regulatory Provisions

There are no State Planning Regulatory Provisions applicable to the assessment.


State Planning Policy

The Interim Development Assessment requirements under Part E of the State Planning Policy apply to the
assessment of development applications by a local government until a planning scheme that appropriately
integrates the state interests in the SPP.

The proposed change of use within meets all the self-assessable requirements under Part E – Interim
Development Assessment Requirements.


The Noosa Plan

The site is located within the Tewantin and Doonan Locality and zoned Neighbourhood Centre. The proposed
Retail Business Type 2 (Shop); and Entertainment & Dining Business Type 1 (Food & Beverage) uses are
Code assessable against the following codes:

       Natural Hazards Overlays Code (Flooding & Acid Sulfates Soils);
       Tewantin & Doonan Locality Code;
       Business Uses Code
       Landscaping Code;
       Engineering Works Codes

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A detailed assessment against the provisions of the relevant codes is provided in Attachment 5, with a
summary of the key technical provisions below and further discussion points thereafter.

  Criteria Planning Scheme                                        Proposal                                 Complies

  Site cover                                                      34% (1,227m2)                            
  - a) 0.8:1 for the first 2,000m2 of site areas; plus b) 0.3:1
  for the balance of the site areas in excess of 2,000m2
  (site area of 3,662m2. Allowable site cover = 1,600m2 +
  498m2 = 2,098m2)

  Landscaping - minimum 10% landscaping area and                  Proposal includes a minimum 10% of       
  6m width from all other boundaries.                             landscaping; and
                                                                  2m wide landscaping along Hilton Tce,    x
                                                                  1.5m to Earl Street and 3.6m to Ernest
                                                                  Street.
  Roof form - 5 degree minimum pitch to main roof                 5 degree pitch to main roof form         
  Eaves provided for 75% perimeter of building                    Eaves provided to 60% of the building.   x
  Boundary setbacks
  • Frontage - 6.0m                                               • Hilton Tce >6m                         
                                                                  • Ernest Street >6m                      
                                                                  • Earl St = 1.5m                         x
  • Other – 3.0m                                                  • Rear = 3.4m                            
  Building Height
  • in storeys - 2 storeys max                                    • in storeys - 2 storeys                 
  • in metres - 8 metres max                                      • in metres – 6.25 metres max relative   
                                                                  to Finished Ground Levels
  Carparking - 955m2 @ 1 space per 20m2 (47.75 spaces)            48 spaces (including 5 scooter bays) +   
                                                                  2 additional spaces along Hilton Drive
  Bicycle Parking – 1 per 50m2 of Gross Floor Area for            Proposal requires 12 bicycle spaces, 6   
  commercial & restaurant and 1 per 50m2 for shops.               lockers and 1 shower for the use
                                                                  areas. 12 Provided on the site room
                                                                  for 10 lockers (double stacked), a
                                                                  shower and change room.



Built Form and Landscaping

The redevelopment of the site with a new convenience shopping centre is a consistent code assessable use
in the zone. The design is informed by the Council appointed architect’s (nra-co-lab) recommended design
improvements, including a varied roof form and well considered landscaping plan.

Although not meeting the recommended 6m street setback to Earl Street, the design of the western restaurant
tenancy has been setback 1.5m from the Earl Street property boundary and planted out with casuarinas,
callistemon and westringia varieties. This provides a suitable soft landscaping setback between the footpath
level and the finished ground levels along this elevation consistent with the corresponding Specific Outcome
O5 regarding setbacks.

A 2m wide banked landscaping setback is provided along the Hilton Tce frontage, planted out with 100Litre
Xanthrostemon and Poinciana species at 7m spacings, and callistemon and lomandras as dense understorey
plantings. This provides a soft landscaping buffer around the perimeter of the carpark, matches in with the
proposed stormwater treatment devices and is consistent with the relevant Specific Outcome O2 of the
landscaping and locality codes.

The building design incorporates wide awnings along the front of the building and includes large outdoor
dining areas in front of the tenancies along the northeast and southwest portion of the building facing the
street. These areas provide for casual outdoor dining and meeting opportunities on the ground level. The
Council appointed architect also acknowledges the difficulties of providing for 75% eaves coverage, with the
sewer located along the southern boundary of the site. Eaves and large awnings surround three sides of the
building, consistent with the Council appointed architect’s recommendations. The design contributes positively
to the local skyline and complements the low density character of the locality, consistent with the
corresponding Specific Outcome O13 pertaining to roof form and eaves.


Waste Management

The application includes a waste management plan describing the storage, disposal and management of
demolition and operational wastes, so as not to create environmental nuisance or visual impact to adjoining
properties (Attachment 6).

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The waste storage area is designed to accommodate 1,100ltr low noise refuse and recycle bulk bins within a
secure onsite storage facility at the rear of the site. The waste storage area is more than 17m from Ernest
Street, which forms part of Council’s Major Road Network and being upgraded to a four-lane roundabout. The
area is to be bunded and connected to sewer for bin washing in accordance with the associated Planning
Scheme Policies.


Traffic & Parking

The application includes a Traffic Engineering Report (Attachment 7). The report concludes that the
proposed parking and access arrangements are adequate and suitable for the proposed development and
comply with the requirements of Council.

The proposal improves the onstreet parking along Hilton Terrace, removes the existing accesses along the
major road and includes an additional 2 parking bays. Regardless of these 2 additional bays, the site provides
the appropriate number of carparking and bicycle spaces for the proposed use areas and there will be no
adverse effects on the surrounding road network in accordance with the corresponding Specific Outcomes.


Stormwater Management

A Stormwater Management Plan is included as Attachment 8 and addresses stormwater quantity and quality
in accordance with The Noosa Plan requirements and the Queensland Urban Drainage Manual (QUDM).

The design adequately achieves the stormwater quality and quantity requirements through provision of ‘at
source’ bioretention devices for each of the site catchments. The preliminary drainage design for the site
delivers runoff to these devices at surface, which allows the devices to have minimal set down from the
carpark levels and visually integrate with landscaping and amenity of the site consistent with the
corresponding Specific Outcomes.


Earthworks

A comprehensive geotechnical investigation and assessment of Acid Sulfates Soils (ASS) is included as
Attachment 9. The conclusions recommend site preparation and earthworks procedures be carried out
where the proposed development will consist of new filling, slab-on-ground construction and/or pavement
construction.

The report recommends suitable management and treatment of Acid Sulfate Soils encountered, including the
addition of lime to neutralise the ASS in the disturbance to any clayey sand filling. The report addresses the
natural hazard meeting the corresponding Specific Outcome of the Natural Hazards Overlay code.



6. Conclusion
This application seeks a Development Permit Material Change of Use for a convenience shopping centre
within the Neighbourhood Centre zone at 11, 15, 17-19 Hilton Tce, Tewantin. The proposed Retail,
Entertainment & Dining and Commercial uses are consistent code assessable development under The Noosa
Plan. The assessment finds the development meets all relevant Specific Outcomes of the Natural Hazards,
Tewantin & Doonan Locality and relevant Development and Works Codes.

This report includes a number of grounds supporting the proposed development, including:

       The redeveloped centre forms a focal point for the local community and visitors, providing shops,
        offices and limited higher order services to support the day-to-day needs of residents and visitors;

       The centre offers local employment opportunities, encourages equitable access to services and are of
        a scale and character consistent with the locality and Noosa’s retail hierarchy;

       The design includes buildings elevated for flood immunity with equitable access provided for
        pedestrians between the front property boundary and the business entrances. The design also
        integrates a high standard of landscaping into the building design and car parking areas; and

       Buildings and other structures present a high quality streetscape integrating in with the established
        pattern and scale of the Neighbourhood Centre.

The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.