132005.638.04 - Other Change To An Existing Approval For Material Change Of Use - Expansion Of Special Purpose (Waste Disposal And Recycling Facility) & Ongoing Clearing Purposes At 561 Eumundi Noosa Road Doonan · Attachment 2 - 132005.638.04 - Planning Officers Report

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                 Figure 2 - Existing Infrastructure and Demolition Plan




                                  Figure 3 - Site Plan

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                    Figure 4 - Reviva Ground and 1st Floor Plan




                         Figure 5 - Structure Reviva Shop

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                     Figure 6 - Transfer Station Ground Floor




                       Figure 7 - Transfer Station 1st Floor

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                      Figure 8 - Transfer Station Floor Plans




                        Figure 9 - Reviva Shop Elevations

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                      Figure 10 - Transfer Station Elevations




                                Figure 11 - Render

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2.   SITE DETAILS
2.1. Site History
On 24 November 2005 Council issued a development permit for a material change of use of
premises for an expansion of a special purpose (waste disposal & recycling facility) & ongoing
clearing purposes. The application was approved subject to conditions of approval.
The application also required a referral to Department of Main Roads (DMR) and the Department
of Natural Resources (DNRM) who subsequently provided conditions of approval.
On 6 February 2014, the Department of Environmental and Heritage Protection issued an
Environmental Authority (EPPRO1855314). This Environmental Authority including the following
Environmentally Relevant Activities (ERA’s):
•    ERA 33 – Crushing, milling, grinding or screening >5000t yr
•    ERA 60(1)(c) – Waste Disposal > 100000 but <200000t yr (1)(a)
On 23 June 2021, the Department of the Environment and Science issued an updated
Environmental Authority (EPPRP1855314) which included the following ERA’s:
•    ERA 60 Waste disposal 1: Operating a facility for disposing of, in a year, the following quantity
     of waste mentioned in subsection (1) (a) less than 50,000t
•    ERA 62 – Resource recovery and transfer facility operation: 1 Operating a facility for
     receiving and sorting, dismantling, baling or temporary storing – (b) general waste
•    ERA 62 – Resource recovery and transfer facility operation: 2 Operating a facility for
     receiving and sorting, dismantling, bailing or temporary storing – (c) category 2 regulated
     waste
•    ERA 62 – Resource recovery and transfer facility operation: 2 Operating a facility for
     receiving and sorting, baling or temporary storing end-of-life tyres only
•    ERA 54 – Mechanical waste reprocessing 2: Operating a facility for receiving and
     mechanically reprocessing in a year, the following quantity of general waste – (c) more than
     10,000t
On 29 June 2021, Council agreed to accept an amended masterplan as ‘generally in accordance’
with the existing development approval, which designates specific use areas throughout the landfill
site.
On 13 December 2022, the Department of Resources issued a Relevant Purpose determination in
accordance with section 22A of the Vegetation Management Act 1999. This meant that the
Department of Resources was satisfied that the proposed development to clear vegetation for the
purpose of Relevant Infrastructure Activities met the requirements of section 22A of the Vegetation
Management Act 1999. This relevant purpose designation remains valid until 13 December 2024.
On 15 February 2024, Council at its General Committee Meeting approved an ‘other change’
application to the development approval, permitting the proposed clearing for the reconfiguration
of the existing waste disposal and recycling facility at 561 Eumundi Noosa Rd Doonan (Noosa
Landfill) to address safety and operational issues.
On 16 May 2024, Council at its Planning and Environment Committee Meeting decided the
representations made in respect to the decision notice and agreed to amend Conditions 40 and 43
of the Decision Notice dated 15 February 2024.
2.2. Site Description
The subject site is located at 561 Eumundi Noosa Rd Doonan and is described as Lot 77 on
SP298776. The site consists of multiple land parcels separated by public roads and has total area
of 321.87ha.
The site is located on the eastern side of Eumundi Noosa Rd and has direct access to Eumundi
Noosa Rd, which is to remain unchanged. The landfill is in the southwest corner of the main portion

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of the site, which abuts the unformed Rutch Rd to the south. Emu Mountain Road also abuts the
southeastern portion of the site.
The site contains significant amounts of native vegetation outside the landfill footprint. The extent
of this vegetation reaches Hollett Rd in the north, Water Hay Dr and Tidswell Rd in the east and
Rutch and Emu Mountain Rd in the south.
2.3. Surrounding Land Uses
The site is predominantly surrounded by vegetated land that is protected through various
mechanisms such as environmental covenants, strategic framework, zoning and State mapping.
The southern boundary of the site also abuts the northern boundary of the Sunshine Coast Council
LGA.
Other nearby land uses in the area includes the Doonan rural residential locality to the south and
southwest. Noosa Hills par three golf course to north, with southern urban fringe of Noosaville
further to the north. Webya Downs and Lake Weyba are located to the east of Walter Hay Dr.
Other notable land uses to the south along Eumundi Noosa Rd include a service station, the
Doonan Rural Fire Bridge, several nurseries and garden centres (with ancillary cafes) and the
Doonan (Licenced restaurant/ hotel).
3.    ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
•    State Planning Policy;
•    South East Queensland Regional Plan;
•    Planning Regulation 2017;
•    Noosa Plan 2020 (25 September 2020).
3.2. State and Other Statutory Instruments
State Planning Policy (SPP)
Noosa Plan 2020 is generally consistent with the SPP and the SPP raises no further issues relevant
to the proposed development.
Shaping SEQ 2023 (South East Queensland Regional Plan)
The site is located within the Regional Landscape and Rural Production Area of the SEQ Regional
Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The assessment benchmarks from the Planning Regulation 2017 relating to the Koala Habitat
Areas do not apply to this application. Schedule 11 (Assessment benchmarks applying to koala
habitat areas in SEQ region), of the Regulation does not apply as the proposed development for a
waste management facility is “exempt infrastructure” as listed in Schedule 5, being “infrastructure
carried out by or for the State or a public sector entity”.
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against each of the following codes to the extent they are
relevant to the development:
•    Community Facilities Zone Code;
•    Infrastructure Activities Code;
•    Acid Sulfate Soils Overlay Code
•    Biodiversity, Waterways and Wetlands Overlay Code

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•    Bushfire Hazard Overlay Code;
•    Landslide Hazard Overlay Code; and
•    Works Codes.
The subject site is located in Doonan and is zoned Community Facilities. The proposed use is
identified as a consistent within the zone and is required to follow a code assessable application
process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:

 Criteria                  Planning Scheme              Proposal                      Complies


 Building height
 •   Metres                Max 8 metres and up to       7.962 metres and 8.82m           
                           9m metres where for the      for the pitched roof
                           pitched roof only


 Site cover                50%                          Less than 50%                    

 Gross floor area          1000m² max for individual 1,450m² (Transfer Station)          X
                           buildings
                                                     1,130m2 (Reviva Shop)

 Boundary setbacks

 Frontage                  10 metres min                37 metres                        
                                                                                         
 Side (north)              10 metres min                1000+ metres to Hollett
                                                        Road                             
                                                        180 metres to Rutch
 Side (south)              10 metres min
                                                                                         
                                                        1000+ metres to Walter
 Rear                      10 metres min
                                                        Hay Drive


 Length of wall            30 metres max                43.5 metres (Reviva Shop)        X
                                                        83.2 metres (process shed        X
                                                        and offices)

 Carparking                Sufficient spaces for        54 car parking spaces            
                           intended use

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Community Facilities Zone Code
The proposal does not comply with Acceptable Outcomes AO18.1 and 18.2 of the Community
Facilities Zone Code which state:
AO18.1
Plot ratio does not exceed 0.75:1 provided that no individual building has a gross floor
area exceeding 1,000m2.
AO18.2
Buildings and structure are designed to have a maximum wall length of 30 metres.
Accordingly, the application must be assessed against the corresponding Performance Outcome
PO18 of the Community Facilities Zone Code which states:
PO18
Buildings and other structures:
a.     are fit for purpose and respect the scale of surrounding development;
b.     do not present an appearance of bulk to adjacent properties, roads or other areas in the
       vicinity of the site;
c.     maintain natural site characteristics where possible, including native vegetation and natural
       landforms;
d.     allow for adequate area at ground level for landscaping and site facilities; and
       facilitate onsite stormwater management and vehicular access.
The proposed Reviva Shop and Waste Transfer Station have been designed to achieve best-
practice waste management outcomes, consistent with the intent of the Community Facilities Zone.
The facilities will support circular economy principles by incorporating infrastructure and processes
that maximise resource recovery, minimise landfill disposal, and reduce environmental impacts
through innovative technology and operational efficiencies.
While the proposed building footprints exceed the Acceptable Outcomes for gross floor area and
wall length, the design mitigates perceived bulk and scale through substantial setbacks and
vegetated buffers. The Transfer Station is located more than 70 metres from the Eumundi-Noosa
Road frontage and screened by a 70-metre-wide vegetated buffer, while the Reviva Shop and
Cleanaway Depot are similarly screened by existing vegetation. These measures ensure the
development maintains visual amenity and complies with relevant Performance Outcomes.
The proposed structures facilitate important functions of the waste centre. The large footprint of
these buildings is a consequence of the activities being undertaken, including the associated
vehicle manoeuvring, all of which require a considerable area and result in an expanded building
footprint that is required to accommodate the specific activities associated with the use.
The proposed layout incorporates earthworks that have been proposed to accommodate the
development of the site and to facilitate efficient drainage. Appropriate drainage infrastructure has
been proposed in the design, including overland flow swales to discharge local flows from the site
and to convey runoff from external catchments around the site.
The relocation of weighbridges and internal access improvements have been designed to optimise
internal circulation and minimise congestion on Eumundi-Noosa Road. Adequate hardstand areas
are provided for truck parking and manoeuvring, supported by a temporary gravel compound for
overflow parking.
Vegetation
Vegetation clearing is proposed east and west of the Cleanaway Depot to accommodate additional
hardstand areas for truck parking and circulation. The extent of clearing is identified in Figure 12.

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                           Figure 12 – Extent of Clearing




                     Figure 14 – Extent of Biodiversity Overlay

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The impact area is classified as Category X (non-remnant vegetation) and contains Regional
Ecosystem 12.5.3, described as Eucalyptus racemosa woodland on remnant tertiary surfaces.
Field assessments confirm that the vegetation is predominantly regrowth with scattered remnant
trees, dominated by regrowth Melaleuca quinquenervia (paperbark). Historical aerial imagery
indicates the site was cleared in 1967, grazed until 1971, and subsequently underwent natural
regeneration.
The proposed works involve vegetation clearing on both the eastern and western sides of the
planned Cleanaway Depot, totalling approximately 2,600 m². This clearing will result in the removal
of approximately 240 non-juvenile Koala Habitat Trees (KHT). A detailed survey of KHT within the
impact area was undertaken. Under the Queensland Environmental Offsets Policy Regulation
(DES, 2022), a “koala habitat tree” is defined as any tree belonging to the genera Angophora,
Corymbia, Eucalyptus, Lophostemon, or Melaleuca. It should be noted that Melaleuca species are
not considered primary food sources for koalas, whose diet consists mainly of select eucalypt
species. However, Melaleuca species, such as paperbarks, can serve as supplementary food
sources when preferred eucalypts are unavailable. The dominant species within the impact area
is Melaleuca quinquenervia.
Although the proposed works are exempt from the regulatory requirements of the Planning Act
2016, the clearing of non-juvenile koala habitat trees constitutes a significant residual impact on a
matter of State Environmental Significance (MSES). The site is identified as Koala Priority (but not
core), triggering assessment against State Code 25 under the Planning Regulation 2017 for
assessable development.
A review of State Code 25 was undertaken concluding that the application meets the relevant
performance outcomes through:
•   Mitigation of vegetation loss via environmental offsets
•   Maintenance of habitat connectivity
•   Implementation of a fauna management plan during clearing and construction
•   Avoidance of impacts to Category C and R vegetation
Environmental offsets are proposed to mitigate vegetation loss, primarily to reinstate koala habitat.
The application includes provisions for rehabilitation works within the vegetated area to be
protected west of the proposed Cleanaway Depot. The applicant proposes an offset for the removal
of approximately 240 koala habitat trees, primarily located west of the existing depot. In accordance
with the Queensland Environmental Offsets Policy, the required offset ratio is 3:1, equating to 720
non-juvenile koala habitat trees and an area of approximately 0.78 hectares.
Native Foresters, in collaboration with Noosa Council’s Offset Delivery Team, has identified a
suitable offset site within the Noosa Council area at 304 Lake Flat Road, Cootharaba (Lot 4
RP803972).
In addition to delivering environmental offsets, rehabilitation works are recommended within the
retained buffer zone (west of the Cleanaway Depot) and adjacent easement treatment area to
enhance environmental and aesthetic values. Key actions include:
•   Removal of invasive species (Singapore Daisy, Camphor Laurel, Cocos Palm, Brown Silky
    Oak)
•   Placement of coarse woody debris to provide fauna habitat
•   Installation of six nest boxes (various sizes) to replace lost hollows
•   Planting of 50 koala habitat trees (Melaleuca quinquenervia) and 200 native
    midstorey/groundstorey species
•   One-year maintenance program to ensure plant survival and prevent weed reoccurrence
•   Preparation of a detailed site rehabilitation plan outlining these measures
Under the current development approval 132005.638.03 the applicant is required to provide a Fire
Management Plan (FMP). A FMP has been prepared for the change and has required the widening

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of an existing fire access trail to the north of the existing Cleanaway Depot. The Bushfire
Management Plan Provided has addressed the 132005.638.03 Bushfire management condition
34.
Driveways and Car Parking Code
Traffic and Parking
Under Table 9.4.1.4 - Minimum parking requirements including end of trip facilities a Utility
installation is required to provide ‘sufficient parking’ for the intended use. This is also reiterated in
Performance Outcome PO6.
PO6
Sufficient parking
a.     is provided having regard to the specifics of the use including—
       i.    the type and intensity of land use;
      ii.    any existing parking available on the site;
      iii.   hours of operation;
      iv.    likely numbers of users;
      v.     accessibility to the site by means other than private motor vehicle;
      vi.    the peak parking demand periods of uses on the site; and
     vii.    the availability of alternative car parking; and
b.     is provided to accommodate the number and type of vehicles and motorcycles likely to be
       generated by the development.
Performance Outcome PO16 is also relevant as it requires:
PO16
Development with the potential to generate significant traffic and parking impacts gives appropriate
consideration to transport and land use issues.
While it is proposed to increase the scale of the existing facility, through an increase in the
development footprint, this will not cause an increase in traffic movements or an added demand
for car parking.
The proposed development will improve traffic management on and off the site because of location
of the new weighbridge to create greater separation from the site entry from Eumundi Noosa Road,
which is a State controlled road. The proposed changes also improve safety by separating the
public and their vehicles from internal waste operations as much as practicable. The proposed
development has been designed to meet the current standards under this code, and the preliminary
engineer’s plans, and associated documentation have been signed by an RPEQ.
The proposal provides 54 car spaces, with 22 of these spaces being allocated for staff, with
improved internal layout preventing queuing on Eumundi Noosa Road. Staff numbers include
Noosa Council (8), Cleanaway (up to 35 weekdays), and Reviva Shop (up to 5), with adequate
parking allocated for each.
A temporary gravel compound east of the drainage line will accommodate waste service vehicles
and staff cars, with potential for formalisation subject to future waste contract arrangements.
Overflow parking is available in the Cleanaway compound, and 22 spaces are provided for Council
staff near the Waste Transfer Station. Most patrons will not require extended parking due to the
new four-lane transfer station design.
The development is considered compliant with PO6 and PO16 of the Driveways and Parking Code,
providing sufficient parking without adverse offsite traffic impacts.

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The purpose and overall outcomes of the Driveways and Parking Code were also considered in
the assessment of this application and require parking and manoeuvring areas to be designed to
protect the safety of pedestrians, be functional and meet reasonable requirement of the particular
land use.
The Waste Transfer Station and Reviva Shop and internal layout and operation of the Waste and
Recycling Facility, including the existing Cleanaway Compound, have been deliberately designed
to provide separation and limit pedestrian connectivity for patrons.
The design of development deliberately seeks to discourage pedestrian movements within the site
between the various components for operational reasons. There is a clear intent to provide
separation of heavy vehicle movements from both the Cleanaway servicing trucks and also
commercial vehicle operators and other vehicles within the site and also prevent any conflicts with
pedestrians, in particular patrons attending the site.


4.     CONSULTATION
4.1. Referral Agencies
The application was referred to the following Referral Agencies:
•    Department of State Development, Infrastructure and Planning (SARA)
The application triggered referral to SARA for a:
•    Material Change of Use that involves clearing native vegetation
•    Material Change of Use near a State transport corridor
SARA assessed the application against the relevant State Development Assessment Provisions
(SDAP) being:
•      State code 1: Development in a State controlled road environment
•      State code 16: Native vegetation clearing.
SARA determined that the proposed development complies with State codes 1 and 16 of the
SDAP, subject to conditions to ensure the development:
•      does not compromise the safety, operational performance or physical integrity of the State
       controlled road
•      avoids and minimises the clearing of, and impacts to, native vegetation.
SARA provided a Changed referral agency response with their conditions on 13 November 2025.
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
•  Coordinator Engineering & Environment Assessment
A summary of the officer’s comments is included in this report.


5.     HUMAN RIGHTS COMPATIBILITY STATEMENT
In developing this Report, the subject matter has been considered in accordance with the
requirements of the Queensland Human Rights Act 2019. It is considered that the subject matter
does not conflict with any human rights and supports a human rights approach to decision making
by Council. Council representatives will endeavour to act and make decisions under this report in
a manner that is compatible with human rights. This report should be read in conjunction with
Council’s Human Rights Policy.

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6.     CONCLUSION & REASONS FOR DECISION
The proposed amendments to the Waste and Recycling Facility approval will upgrade operations
within the existing footprint, with minor extensions, while maintaining consistency with the
Community Facilities zoning. The development introduces a modern Waste Transfer Station,
improved internal access, and enhanced recycling capacity to meet growing demand. Vegetation
impacts are limited to Category X clearing, with offsets proposed for koala habitat restoration.
The alternative solutions for aspects of the proposal such as building size, wall length, landscaping,
and parking, are considered to achieve the relevant performance and overall outcomes of the
applicable codes under the planning scheme.
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The proposed minor change is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.


Departments consulted:

     Office of the CEO, Mayor &               Community Services             Corporate Services
             Councillors
     Mayor & Councillors                   Director                       Director
     Chief Executive Officer               Community Development          Financial Services
     Executive Officers                    Sport & Active Lifestyles      Fleet
     Community Engagement                  Arts & Culture                 Revenue Services
     People & Culture                      Community Connection           ICT
     Governance                            Customer Experience            Commercial Property
     Strategy & Environment &              Development & Regulation        Infrastructure Services
     Sustainable Development
     Director                          x   Director                       Director
     Strategic Land Use Planning       x   Development Assessment         Infrastructure Planning, Design
                                                                          and Delivery
     Economic     Development      &       Local Laws                     Civil and Asset operations
     Destination Management
     Environmental Services                Environmental Health           Asset Management
     Innovation & Digital Hub              Building & Plumbing            Building & Facilities
                                           Property / Permits             Disaster Management
                                                                          Waste