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Updated Planning Report - Foster and Black Noosa · 51901.4863.08
Platinum Planning Solutions
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NOOSA SHIRE COUNCIL
PLANNING REPORT
GENERALLY IN ACCORDANCE APPLICATION SEEKING DEVELOPMENT
APPROVAL FOR CARRYING OUT BUILDING WORKS TO AN EXISTING
TENANCY
FOSTER AND BLACK BAY VILLAGE NOOSA
SHOP 8 / 18 HASTINGS STREET NOOSA QLD 4567
Prepared by Platinum Planning Solutions
ABN: 48 623 623 997
A: PO Box 603 Upper Coomera QLD 4209
E: [email protected]
W: www.platinumplanning.com.au
This document remains the property of Platinum Planning Solutions and has been prepared for the sole use of its intended
recipient. Unauthorised use or reproduction of this document in any form whatsoever is prohibited. In preparing this document
Platinum Planning Solutions has relied on information from external sources and does not take any responsibility for any
incorrect or misleading information.
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SITE DETAILS
Address Shop 8 / 18 Hastings Street Noosa QLD 4567
Lot on Plan Lot 0 on SP140844
Local Authority Noosa Shire Council
Planning Scheme Noosa Plan 2020
Zone Tourist Accommodation Zone
Noosa Heads Local Plan (Precinct 3 – Hastings Street Mixed Use
Local Plan
Precinct)
Overlays N/A
DEVELOPMENT PROPOSAL DETAILS
Level of Assessment Generally in Accordance with DA – TPC 1816 (51901.4863).
Proposal Summary Building Works
Assessment Controls Noosa Plan 2020
Applicant Addition Projects Pty Ltd C/- Platinum Planning Solutions
REVISION DETAILS
Version 1.0
Prepared by Logan White (BRTP)
Signed
Date 09/07/2025
Reviewed by Felipe Cunha (MSustEnviron&Planning)
Signed
Date 09/07/2025
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Platinum Planning Solutions
ABN: 48 623 623 997
E: [email protected]
W: www.platinumplanning.com.au
1.0 INTRODUCTION
This planning report has been prepared by Platinum Planning Solutions on behalf of Addition Projects
(the applicant) in support of a development application to Noosa Shire Council over land located at 18
Hastings Street Noosa (the subject site). The development application seeks development approval for
building to an existing tenancy. The development application is subject to code assessment under the
provisions of the Planning Act 2016 (the Act) and the Noosa Plan 2020 (the City Plan / planning
scheme). The proposed works are seen to be consistent with the on-going use of the site as a
commercial tenancy and are seen to be a positive addition to the tenancy and building as a whole. This
report is to be read in conjunction with the attached plans, elevations, code assessment and supporting
documents.
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2.0 SITE DESCRIPTION AND CONTEXT
2.1 Subject Site
The subject site is located at Shop 8 / 18 Hastings Street Noosa and is formally described as Lot 0 on
SP140844. The site is currently improved by a multi storey commercial building with a frontage to Queen
Street as indicated below in Figure 1. The subject tenancy is an internal ground floor tenancy with an
active frontage to the walkway / arcade.
Figure 1: Subject Site Location
Figure 2: Subject Site Aerial Context
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2.2 Context & Background
The subject tenancy was previously occupied by Xalapa, a craft taqueria and café. Foster and Black
are now taking over the space to establish their new flagship store in Noosa. It is important to note that
the proposed Building Works do not constitute a material change of use, as there is no increase in gross
floor area (GFA) or intensification of the existing use. All works are confined entirely within the existing
tenancy footprint and are considered an appropriate and low-impact outcome for the subject site. Please
see images below for a context of the existing/previous premises and its location:
Figure 3: Subject Site viewed from the front
Figure 4: Subject Site viewed from the side walk at Hastings Street
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3.0 PROPOSED DEVELOPMENT
The aspects of the proposed development are as follows, as per the attached proposed plans and
elevations:
Aspect Details
• De-fit / remove existing internal fitout, external windows, post, ramp, fabric
Partial Demolition roof and portion of existing walls.
• Please refer to attached plans package for further details on demolition.
• New internal fitout and associated internal items and equipment.
• New tiled roof with no eave overhang or visible guttering.
• New awning windows and associated powdercoat to window framing.
• Repaint existing door with powdercoat to match window framing.
Building Works
• New portions of walls and new wall features (refer to plans).
• Relocate existing AC Unit
• Please refer to attached plans package for detailed information regarding
the proposed building works.
The proposed alterations to the tenancy with the new external finishes will be capable of complying with
the BCA. For further details on the proposed development please refer to the attached plans and
supporting documents.
Figure 5: Proposed Demolition – Floor Plan
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Figure 6: Proposed Demolition – North and West Elevations
Figure 7: Proposed Demolition – South and East Elevations
Figure 8: Proposed Floor Plans
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Figure 9: Proposed West Elevation
Figure 10: Proposed North Elevation
Figure 11: Proposed East Elevation
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4.0 TOWN PLANNING ASSESSMENT
4.1 Planning Act 2016
The Planning Act 2016 (the Act) is the statutory planning instrument in Queensland in which
development applications are assessed against.
4.1.1 Code Assessment
The proposed development triggers code assessment as further discussed in Section 4.2.4 of this
report. As per Section 45(3) of the Planning Act 2016:
(3) A code assessment is an assessment that must be carried out only—
a) against the assessment benchmarks in a categorising instrument for the
development; and
b) having regard to any matters prescribed by regulation for this paragraph.
As per Section 44 (4) of the Planning Act 2016, development approval is required as the works are
assessable development:
(3) Assessable development is development for which a development approval is required.
4.1.2 Public Notification
As the proposed development only triggers code assessment, public notification is not required as per
Section 53 of the Planning Act 2016.
4.1.3 Referral
No referral agencies have been identified for the proposed development under the Planning Regulation
2017.
4.2 Noosa Plan 2020
The Noosa Plan 2020 is the primary planning instrument in the local government area of Noosa and is
used for the assessment of development applications. As detailed in the Planning Act 2016, all Local
Governments must prepare a compliant Planning Scheme that details the purpose of the act.
4.2.1 Zoning
As per the below mapping (Figure 10), the site is subject to the Tourist Accommodation Zone which
aims to serve the following purpose:
1. The purpose of the Tourist accommodation zone is to provide for:
(a) short-term accommodation; and
(b) community uses, and small-scale services, facilities and infrastructure, to
support short-term accommodation and tourist attractions.
It is seen that the proposed investment in the site agrees with the intent and purposes of the zone
through continuing to provide a retail use which is capable of servicing the area. The proposed
development meets the intents of the overall outcomes of the Tourist Accommodation Zone Code as
the proposed works represent ongoing investment in the area through providing a modern shopfront
that aims to ensure the site will remain a high end retail and commercial product. A response to the
applicable codes is provided in the attached Code Assessment.
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Figure 11: Tourist Accommodation Zone
4.2.2 Local Plan
As per the below mapping (Figure 10), the site falls under the Hastings Street Mixed Use Precinct of
the Noosa Heads Local Plan. The purpose of the Noosa Heads Local Plan is as follows:
(1) The purpose of the Noosa Heads local plan code is to provide locally relevant planning
provisions for the assessment of development within the Noosa Heads local plan area.
The overall outcomes of the Noosa Heads Local Plan are as follows:
a) The purpose of the Noosa Heads local plan code is to provide locally relevant planning
provisions for the assessment of development within the Noosa Heads local plan area.
b) The purpose of the Noosa Heads local plan code is to provide locally relevant planning
provisions for the assessment of development within the Noosa Heads local plan area.
c) The purpose of the Noosa Heads local plan code is to provide locally relevant planning
provisions for the assessment of development within the Noosa Heads local plan area.
d) Development is sited and designed to retain the key natural environment, landscape and
built form elements and significant views and vistas that contribute to the vegetated setting
and character of the Noosa Heads local plan area, including:
(i) Noosa Main Beach, Little Cove and more secluded beaches of the Noosa National
Park;
(ii) Noosa River, Weyba Creek, foreshore areas and associated riparian communities;
(iii) Noosa Spit, Noosa Woods, Weyba Creek Bushland Reserve, foreshore parkland
including the Lions Park and Weyba Park;
(iv) Noosa Headland and the vegetated hillslopes that frame Noosa Heads, Laguna
Bay, Noosa Inlet and Hastings Street;
(v) heathland areas of Noosa National Park and Girraween Estate; and
(vi) vegetated drainage lines through residential estates and private land with native
vegetation stands.
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e) Development, through its design and siting, reinforces the correlation between the natural
and built character of the area by development sitting lightly in the landscape, being
responsive to the topography and protecting views to or from important landscape features.
f) Building heights, scale and proportions are subservient to the landscape, including street
vegetation in Hastings Street.
g) Noosa Spit and Noosa Woods remain low key passive recreation areas.
h) Development is of a high design quality, incorporating low rise contemporary sub-tropical
building and landscape design that emphasises the casual, outdoor lifestyle.
i) Buildings have a strong relationship with the outdoors through the incorporation of natural
materials, verandahs and glazing and orientation of openings towards public spaces where
practicable.
j) Noosa Junction functions as a major activity centre providing a range of goods and services
for residents and visitors in a predominantly multi-tenancy ‘main street’ form with a strong
relationship between indoor and outdoor spaces. The redevelopment of the former
Bowls site provides for a new road connection from Noosa Drive through to Lanyana Way
as well as an activated public open space area.
k) Noosa Junction functions as a major activity centre providing a range of goods and
services for residents and visitors in a predominantly multi-tenancy ‘main street’ form with
a strong relationship between indoor and outdoor spaces. The redevelopment of the
former Bowls site provides for a new road connection from Noosa Drive through to
Lanyana Way as well as an activated public open space area.
(i) a high proportion of Noosa lifestyle and creative destination businesses with few
national chains and generically themed outlets;
(ii) a small number of large floor plate retail tenancies and businesses; and
(iii) within the predominantly retail and food establishment land use mix, community
support uses and medical and health services.
l) The neighbourhood centre at Quamby Place provides basic convenience good and
services for nearby residents and visitors and includes restaurants with river and parkland
outlooks
m) Development in the Hastings Street Mixed use precinct and the Noosa Junction Hospitality
precinct provides a range of well-designed business and entertainment activities including
live music and other artistic performances which creates a vibrant atmosphere. High design
quality, incorporating low rise contemporary sub-tropical building and landscape design
incorporates appropriate acoustic containment to facilitate late night operation.
n) Development in the Low Density Housing zone primarily accommodates permanent
residents in detached dwelling houses.
o) Development in the Medium Density and High Density Housing zones accommodates a
greater diversity in housing types including dual occupancies, multiple dwellings, retirement
facilities and residential care facilities.
p) Residents of Noosa Heads enjoy high levels of residential amenity and convenience to
urban services and recreational opportunities.
q) Housing specific to the needs of students and hospitality workers is provided in or within
proximity of Noosa Junction.
r) Housing choice is increased through the incorporation of small dwellings within a mixed
use format in activity centres.
s) Development for home based businesses including bed and breakfast accommodation may
locate in residential zones.
t) Noosa Heads is the principal focus for visitor accommodation and services in Noosa Shire
as demonstrated by:
(i) Hastings Street serving as a major visitor centre; and
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(ii) Resorts located at Morwong Drive, Noosa Drive, Quamby Place, Serenity Close,
Sanctuary Drive, Little Cove, Noosa Hill, Noosa Springs and Noosa Sound.
u) Development in the Tourist accommodation zone is for visitor accommodation and
associated uses that serve visitors concentrated in areas close to Hastings Street and
Noosa River and in designated resorts.
v) Hastings Street maintains its character as a vibrant, contemporary and pedestrian-friendly
centre for visitors and locals.
w) A variety of high-end visitor accommodation, retailing and dining uses incorporate
indoor/outdoor spaces creating active frontages from early morning to late evening.
x) Hastings Street retains a diverse mixture of retail and entertainment activities with limited
scope for increasing retail tenancy numbers. Unique, independently operated destination
businesses with locally made or designed goods particularly add to the appeal of the street.
y) The Noosa Heads locality provides a range of community and sports and recreational uses
which support both residents and visitors.
z) Access and convenience is maintained to significant open space and outdoor recreation
areas including the natural features of the beaches and bays, Noosa River and Noosa
National Park.
aa) Development is supported by a network of open space and facilitates safe and convenient
pedestrian and cycle connections between and around key destinations within the local
plan area.
bb) Development supports and prioritises public transport, including the river ferry and buses
and use of motor scooters and bicycles.
cc) The businesses operating from a commercial jetty lease area at 14 Hastings Street, Noosa
Heads provides watercraft for hire and affords access to river ferry services.
dd) Key areas of vegetation on both private and public lands are protected for landscape and
habitat values.
ee) The green backdrop to Hastings Street and Noosa Main Beach is maintained and retained
as an important landscape element screening urban development.
The subject site is within Precinct 3 (Hastings Street Mixed Use Precinct) and the proposed
development is suitable for the locality. It is seen that the proposed investment in the site meets the
overall outcomes and desired purpose of the local plan as the works represent ongoing investment and
refurbishment of an envisioned use. The proposed works are seen as a desirable outcome for the site
and provide a high level visual amenity for the site. A response to the applicable codes is provided in
the attached Code Assessment.
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Figure 12: Noosa Heads Local Plan Area (ZM13 - Noosa Plan 2020)
4.2.3 Overlays
The subject site is affected by the following overlays:
• Lands Subject to Acid Sulfate Soils Overlay (OM-ASS)
• 5 metres AHD or Below (Area 1)
• Flood Hazard Overlay Map (OM-FH)
• Within Flooding and Inundation Extent area
• Close to a waterway and to the coastline
• Landslide Hazard Overlay Map (OM-LS)
• Landslide Hazard area
It is to be noted that no changes are proposed below ground level and no changes are proposed to the
existing ground level (NGL = FGL). None of the above overlays bear any relevance on the proposal
noting the existing established built form and building footprint.
4.2.4 Level of assessment
The default level of assessment for building work under the Tourist Accommodation Zone is accepted
development subject to requirements once associated with a dwelling house use. As per “Table 5.7.1
– Building Work” of the planning scheme, carrying out building works not associated with a material
change of use and not otherwise specified would then be classified as Code Assessment. The level of
assessment for a proposal may be varied by any applicable or overlays affecting the site. In addition,
local plans and overlays do not affect the level of assessment as there is no section under Part 5 of the
planning scheme which takes consideration of the local plan. The level of assessment is not altered by
any of the overlays on the site.
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4.2.5 Applicable Codes
An assessment against the applicable codes is attached to this report (Attached Code Assessment)
which are as follows:
• Applicable Zone Code
o Tourist Accommodation Zone Code
• Applicable Use Code (Existing Food and Drink Outlet – No Change of Use)
o Business Activities Code
• Applicable Works Codes
o Driveway & Parking Code (N/A no change of use and no changes to parking proposed)
o Earthworks Code (N/A no earthworks proposed)
o Existing Services Code (N/A no changes to stormwater drainage)
o Fire Services for Common Private Title Code (N/A no changes to hydrants or roads)
o Landscaping Code (N/A no changes to landscaping)
o Sustainable Building Desing Code
o Transport Code (N/A no changes to parking or transport)
o Water Quality and Drainage Code (N/A no changes to stormwater)
o Waterways Works Code (N/A no waterways works proposed)
o Waste Management Code
In summary, the proposal complies with the relevant Acceptable Outcomes of the relevant codes and
is seen as a desirable outcome for the subject site – please refer to attached Code Assessment Tables.
The proposed works retain the retail activity of the subject tenancy and represents ongoing investment
in the area with a high level of visual interest provided to the external façades. In developing the design
of the proposed shopfront, the designers have been considerate of the existing uniform shopfronts of
neighbouring sites. It is considered that the provision of high levels of glazing that has been
implemented is in keeping with the look of the modernised shopfronts and contributes to high levels of
casual surveillance and active street frontage outcomes. It is seen that the proposed design facilitates
a high level of pedestrian amenity and pedestrian convenience, with the shopfront actively engaging
with the established mall precinct.
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5.0 CONCLUSION
This planning report has reviewed the proposed building works for Foster and Black. As noted in the
above and attached assessment, the proposed works are considered appropriate for the subject site.
Ultimately the proposal complies with the intent and design objectives of local planning controls and
represents ongoing investment in the area. It is deemed to be appropriate for the subject site and meets
the relative matters outlined in the Noosa Plan. For these reasons it is seen that the proposal should
receive full development approval subject to reasonable and relevant conditions.
Updated Planning Report - Foster and Black Noosa 15
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