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Town Planning Report · MCU23/0135
PLANNING REPORT 28 EENIE CREEK ROAD, NOOSAVILLE QLD 4566 RETAIL STAGE 2 DEVELOPMENT STOCKWELL DEVELOPMENT GROUP PTY LTD OCTOBER 2023 Planning Report |1
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PLAN DESIGN DELIVER 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 2023 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 T.HEAP 29/09/2023 1.1 T.HEAP B. JONES 10/10/2023 Planning Report |2
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PLAN DESIGN DELIVER CONTENTS 1.0 INTRODUCTION 5 1.1 PURPOSE OF REPORT 5 1.2 SITE AND DEVELOPMENT APPLICATION DETAILS 5 1.3 PROPOSED DEVELOPMENT SUMMARY 6 2.0 SITE ANALYSIS 7 2.1 SITE LOCATION & CHARACTERISTICS 7 2.2 CONTEXT 10 2.3 DEVELOPMENT APPLICATION AND APPROVAL HISTORY 11 3.0 PROPOSAL 12 3.1 CONTEXT & RATIONALE 12 3.2 PROPOSAL OVERVIEW 12 3.3 DESCRIPTION OF PROPOSAL 12 3.4 ASPECTS OF DEVELOPMENT 13 4.0 ASSESSMENT OF DEVELOPMENT APPLICATION 16 4.1 PLANNING ACT 2016 16 4.2 PLANNING REGULATION 2017 16 4.3 STATE PLANNING INSTRUMENTS 18 4.4 LOCAL PLANNING INSTRUMENTS 19 5.0 CONCLUSION & STATEMENT OF REASONS 24 Planning Report |3
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PLAN DESIGN DELIVER FIGURES FIGURE 1: SITE AERIAL 7 FIGURE 2: SITE SURROUNDS 10 FIGURE 3: APPROVED PLAN OF DEVELOPMENT 11 FIGURE 4: SPP MAPPING 19 FIGURE 5: SITE ZONING 23 TABLES TABLE A: SITE & APPLICATION DETAILS 5 TABLE B: KEY DEVELOPMENT PARAMETERS 6 TABLE C: SITE CHARACTERISTICS 8 TABLE D: SITE SERVICES 8 TABLE E: REFERRAL REQUIREMENTS 17 TABLE F: APPLICABLE OVERLAYS 20 TABLE G: APPLICABLE ASSESSMENT BENCHMARKS 23 APPENDICES Appendix A –Architectural Plans prepared by Buchan Appendix B – Landscape Concept Plans by Wild Studio Appendix C – Civil Engineering Report by MPN Consulting Appendix D – Stormwater Management Plan by MPN Consulting Appendix E – Traffic Impact Assessment by SLR Appendix F - Code Responses by WCG Appendix G – Extent of Development Site (Retail Precinct 5c) by WCG Planning Report |4
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PLAN DESIGN DELIVER
1.0 INTRODUCTION
1.1 PURPOSE OF REPORT
This planning report has been prepared on behalf of our client, Stockwell Development Group Pty Ltd, in
support of a development application located at 28 Eenie Creek Road, Noosaville QLD 4566 (Part of Lot 1
on SP322201). The proposed development seeks approval for the following:
A Development Permit for a Material Change of Use for Shopping Centre (Shops and Food and Drink
Outlets).
The proposal provides for an expansion of the existing retail, business and commercial offering at Noosa
Civic, supporting additional retail tenancies that align with the expected offerings at a major regional
activity centre. The following report provides a thorough analysis of the proposed development,
demonstrating compliance with the development intent for the area and the major regional activity centre
designation. The proposed development will support the needs of the community, providing purposeful
and valuable infrastructure that is in line with the expected retail provision within the Noosa Business
Centre Retail Precinct (5C) of the Noosa Plan 2020 (Amendment 1), which is the relevant planning
instrument in force at the time of lodgement of this application.
This Planning Report details and provides an assessment of the development application made to Noosa
Shire Council under the Noosa Plan 2020. Notwithstanding, the report details a thorough assessment of
the development with respect to the relevant provisions of the Planning Act 2016 and other pertinent
legislation.
1.2 SITE AND DEVELOPMENT APPLICATION DETAILS
TABLE A: SITE & APPLICATION DETAILS
SITE DETAILS
Address 28 Eenie Creek Road, Noosaville QLD 4566
Property Description Part of Lot 1 on SP322201
Extent of Development Site Noosa Business Centre Retail Precinct (5C) – refer to Appendix G
Development Site Area 65,576m² (Retail Precinct 5C)
Land Owner Stockwell NC Pty Ltd
LOCAL & STATE PLANNING MATTERS
Local Government Noosa Shire Council
Planning Scheme Noosa Plan 2020
Overlays Acid Sulphate Soils Landslide Hazard Overlay
Bushfire Hazard Overlay
Local Plan Noosaville Local Plan
Zoning Major Centre
o Noosa Business Centre 5C Retail Precinct
State Interests SEQ Regional Plan Land Use
– Urban Footprint
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PLAN DESIGN DELIVER
– Major Regional activity centre
Bushfire Prone Area
Water Resource catchment
APPLICATION DETAILS
Type Of Development Material Change of Use
Approval Sought Development Permit
Proposed Uses Shopping Centre (including)
Shops;
Food and Drink Outlets
Category Of Assessment Code Assessment
Public Notification Not Applicable
Referral(s) Energex – Schedule 10, Part 9, Division 2, Table 2, Column 2.
SARA - Schedule 10, Part 9, Division 4, Subdivision 1, Table 1,
Column 2.
APPLICANT DETAILS
Applicant Stockwell Development Group Pty Ltd
Contact Person Kelly Alcorn
Senior Development Manager - Stockwell
(07) 3004 6851
[email protected]
1.3 PROPOSED DEVELOPMENT SUMMARY
TABLE B: KEY DEVELOPMENT PARAMETERS
COMPONENT DEVELOPMENT DETAIL
Building height 7.19m (1 storey)
New Gross floor area 6,500m²
Setbacks Min. 3.0m to precinct boundary, 30m+ to Lot boundary
Landscape area 3,321m² (12.8%)
Bicycle parking 22 (6 Public, 16 secure end of trip)
Car parking 1,154 Spaces (325 net gain)
Refuse Combined bulk bin in rear loading area
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PLAN DESIGN DELIVER
2.0 SITE ANALYSIS
2.1 SITE LOCATION & CHARACTERISTICS
The site is identified as 28 Eenie Creek Road, Noosaville QLD 4566, more formally known as part of Lot 1
on SP322201. The site is a significant parcel of land located in the suburb of Noosaville and covers the
Retail Precinct (5C) of the Noosa Business Centre, spanning approximately 65,576m2. The development
area however, comprises 25,921m² where the extent is depicted in orange within Figure 1 below.
The site and surrounding land have undergone significant reconfiguration since the initial establishment of
the Noosa Civic Shopping Centre in 2006, previously referred to as Lot 2 SP110885. The Retail Precinct
site comprises the majority of the current Noosa Civic, an integrated shopping complex that includes the
main retail shopping centre, a car park, and various other supporting business activities.
The proposed development requires submission of the development application over the part of Lot 1 on
SP322201 that contains the Retail Precinct (5C) as illustrated in Figure 1 below and further illustrated
within the Architectural Plans in Appendix A and more specifically the Extent of Development Site plan
provided as Appendix G.
It must be acknowledged that the development footprint of the proposal does not extend beyond the
existing car parking area located at the central point of the site (see Figure 1 below). Given the extent of
the development, the assessment of the development will address the relevant aspects associated with
the identified footprint only as the proposal is wholly contained within Retail Precinct (5C).
Figure 1: Site Aerial
Noosa Civic Business
and Commercial
Noosa Civic Showrooms
Service Station
Site/Precinct Boundary
Extent of Retail Stage 2
Development Area
Noosa Civic Main Retail
Shopping Centre
Table C below characterises the physical features of the site at the time of writing and Table D below
provides an overview of the infrastructure servicing the site.
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PLAN DESIGN DELIVER
TABLE C: SITE CHARACTERISTICS
Existing Structures Noosa Civic Main Retail Shopping Centre (no change)
Noosa Civic car park shade structures (removed to facilitate this development)
Easements P on SP182880 - Benefitting N on SP192396 – Benefitting
Council of the Shire of Noosa Energex Limited
Please refer to site searches and Appendix G for details of each Easement.
Topography The lowest point of the site is 4m RL in the south-eastern corner, gradually
rising to 10m RL at the northern most point. The topography of the land
identified within the development footprint, similarly to the broader site, is
relatively flat with a low point of 8m RL, gradually rising to 9m RL at the
northern section.
Vegetation While the broader Noosa Business centre site maintains tracts of significant
vegetation which are protected under environmental covenants, there is no
significant vegetation located in the proposed development footprint.
Specific trees located within existing bioretention areas will be removed,
however these will be replaced with equivalent species in the newly create
bioretention areas as indicated on the plans.
Waterway / No waterbodies or waterways are located on site.
Waterbodies
Contaminated Land The site is identified as being located within the Lot on which a Service Station
& Environmental operates and therefore is included in the Environmental Management Register.
Land Register The land subject to this application, being Retail Precinct 5C is not however in
the vicinity of this service station.
The site is not included on the Contaminated Land Register.
TABLE D: SITE SERVICES
Water Supply The Unity Water As-Constructed Plans of the surrounding area indicate existing
mains through and adjacent to the site. Please refer to further details in
Appendix C – Civil Engineering Report.
Sewer A review of As-Constructed Plans of the surrounding area indicates existing
gravity sewer main within the car parking access road of the existing retail to the
south. Please refer to further details in Appendix C – Civil Engineering Report.
Stormwater Existing stormwater mains are located at the centre of the car park along with
stormwater treatment devices discharging into the existing waterways
surrounding the site. Please refer to further details in Appendix D – Stormwater
Management Plan
Electricity, Gas & The proposed development will be serviced for electricity and
Telecommunications telecommunications services from the existing underground services in the retail
centre. Please refer to further details in Appendix C – Civil Engineering Report.
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PLAN DESIGN DELIVER
There is no gas infrastructure in the vicinity of the development.
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PLAN DESIGN DELIVER
2.2 CONTEXT
2.2.1 GENERAL LOCATIONAL CONTEXT
Noosa Civic is located within the suburb of Noosaville, supporting a population of 9,344 as of the 2021
Australian census. This population is largely located at the northern most portion of the suburb, adjoining
suburbs such as Tewantin and Noosa Heads. Other surrounding suburbs include Weyba Downs, Doonan
and coastal suburbs such as Castaways Beach and Sunshine Beach.
The widest range in infrastructure and services is located at Noosa Civic, with other full-line supermarkets,
speciality and department stores located across Noosaville, and in suburbs such as Noosa Heads and
Tewantin (see Figure 2). Accessibility to higher order services and speciality stores is limited, with the
closest offering located at Sunshine Plaza in Maroochydore, located more than 34km south of Noosa
Civic.
Figure 2: Site Surrounds
Woolworths Tewantin
Kmart Noosa
(K-hub)
Woolworths Noosaville
BCC Cinemas
Noosa
Bunnings Noosaville Coles Noosa
Officeworks Noosaville
SITE
2.2.2 IMMEDIATE SITE CONTEXT
The well-established Noosa Civic is located within the Noosa Business Centre precinct of the Noosa Plan
2020. The site supports an integrated shopping complex, providing access to business, entertainment and
community activities.
The Noosa Business Centre, in alignment with the SEQ Regional Plan 2017, is designated as a Major
Centre. The intent behind the designation is achieved through the sites accessibility by the residents of
Noosa, being well located centrally within Noosa, and on major road networks. The Noosa Business
Centre is anticipated to provide a wide range of activities to meet the needs of communities across Noosa
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PLAN DESIGN DELIVER Shire. Additional centre activities are to be established in order to meet these needs of the wider community. 2.3 DEVELOPMENT APPLICATION AND APPROVAL HISTORY 2.3.1 SUBJECT SITE APPROVALS An application was initially lodged over land that comprised of the current land parcel (Lot 1 on SP322201), historically known Lot 2 on SP110885. This development application sought the establishment of the Noosa Civic (Shire Business Centre) development, approving a wide range of land uses including, but not limited to, a Shopping Centre, Service Station, Showroom/s, Office/s, Shop/s, Health Care Service/s, and Hotel/s (Council Reference: 132002.220285). The application was approved by Noosa Shire Council on 14 August 2003, and has since been constructed. The original application has undergone various change and minor change applications over the years. More recently a Minor Change to the existing approval was approved on 19 May 2022 (Council Reference: 132002.220285.E). Please refer to most recent Plan of Development below. Figure 3: Approved Plan of Development 2.3.2 SURROUNDING APPROVALS The land surrounding the site has been recently subdivided in order to facilitate future development across the Noosa Business Centre. The subdivision was critical in allowing for the establishment of individual tenancies and for facilitating efficient approvals for future developments. Following the subdivision of the land, various development applications have been lodged, with many ongoing and not yet decided. Planning Report | 11
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PLAN DESIGN DELIVER
3.0 PROPOSAL
3.1 CONTEXT & RATIONALE
The Retail Stage 2 Development is located wholly within the Noosa Business Centre – Retail Precinct,
which is identified by the Noosa Plan 2020 (Amendment 1) to accommodate sub-regional retail uses for
the community of Noosa Shire. These retail uses may include specialty retail, and food and drink outlets,
delivering up to 24,500m² in GFA.
Given the available GFA prescribed by the Noosa Plan, the proposal seeks to establish additional retail
offerings, remaining within the allowable 24,500m² GFA threshold. This requires a redevelopment of the
existing car park, and the establishment of basement level and deck parking to support the necessary
parking rates required by the combined retail development within the Precinct. This is considered to be a
more efficient use of the land, given the intent to support uses within a major centre that service the wider
catchment of the Noosa Shire. It also serves to reduce the apparent scale of ‘at-grade’ carparking through
the introduction of a basement carpark containing 588 carparks which will improve the streetscape of the
Noosa Business Centre.
3.2 PROPOSAL OVERVIEW
The Retail Stage 2 Development proposes an extension of the existing Shopping Centre to support
additional offerings to that currently located at Noosa Civic, establishing new retail tenancies on the
existing car parking areas as an extension to the Noosa Civic Main Retail Shopping Centre (refer to Figure
1). 6,500m² of new retail shopping centre floor space will include multiple Shop and Food and Drink
Outlet uses as defined under the planning scheme, which together create a Shopping Centre. This
proposal is therefore best described as being for Shopping Centre (Shops and Food and Drink Outlets) to
recognise the proposal being for an integrated shopping complex for a range of uses.
The new development will be positioned in a development footprint that will result a redevelopment of
the existing retail carpark with the inclusion of basement, at-grade and elevated/deck car parking,
resulting in a provision of car parking which accommodates the demand for the proposed new use areas
and reinstates all existing retail carparking that is lost as a consequence of the redevelopment.
The following section of this report details the key development aspects of the Retail Stage 2
Development.
3.3 DESCRIPTION OF PROPOSAL
The proposed development seeks approval for the following:
Development Permit for a Material Change of Use for a Shopping Centre (Shops and Food and Drink
Outlets).
The following sections of this Report detail each aspect of the proposal.
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PLAN DESIGN DELIVER 3.4 ASPECTS OF DEVELOPMENT 3.4.1 LAND USE In alignment with the Noosa Plan, the proposal incorporates land uses that are expected in the delivery of local centres, incorporating: Shopping Centre, inclusive of multiple; Shop(s), and; Food and Drink Outlet(s). A definition of the above land uses in alignment with the Noosa Plan can be found in Section 6.4.1 of this report. The retail offerings are intended to support an integrated complex that complements and are a natural and orderly extension to the existing Shopping Centre located at the site. The Retail Stage 2 Development reflects the intent of the Noosa Business Centre – Retail precinct as intended by the Noosa Plan, providing for a major activity centre that supports the widest range of centre activities and employment in Noosa Shire, which allows for retail uses that deliver up to 24,500m² in GFA. The scale of the proposal is not considered to detract from the principal regional activity centre at Maroochydore, acknowledging that the offerings at the principal centre are of a higher order and greater range than what will be delivered at the site (i.e. Myer, Sephora, David Jones). 3.4.2 BUILT FORM The proposed development will generally be of a single (1) storey built form, with an overall maximum height of 7.19m above the proposed ground floor level for the peaks of the skillion awning roofs provided in the proposed retail area. The deck car parking space is elevated 3.0m above ground level and is to remain generally uncovered with the exception of an awning over the entrance/exit closest to the existing Noosa Civic. We note however that a greater number of undercover carparks will be provided as a result of this development, being 800 carparks located either under the raised deck or underground, noting that only around 400 of the existing carparks which are being relocated are presently covered. This proposed building height is below that of the existing Noosa Civic shopping centre and adopts a scale that is consistent with the intent for the retail precinct, remaining well below the 10m allowance for this area of the Noosa Business Centre under Major Centre Zone Code. The development seeks to deliver 6,500m² of retail GFA, which provides a total of 24,500m² retail GFA within the Noosa Business Centre Retail Precinct (5C) when combined with stage 1 Noosa Civic already in operation. The proposed keeps with the intent of the Retail Precinct –5C as the scheme prescribes for a total of 24,500m² that can be as of right occupied for retail GFA. The Retail Stage 2 development provides for a Plot Ratio of 0.2508, which is overly compliant with the prescribed 0.5:1 plot ratio for the Retail Precinct. 3.4.3 LANDSCAPING The proposed development incorporates new landscape treatment around the carpark area and building areas which have been thoughtfully incorporated to soften and providing a screening mechanism to the internal road network, while enhancing the visual amenity of the new building and contributing to the Planning Report | 13
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PLAN DESIGN DELIVER natural landscape. The proposal includes 3,321m² of landscaping area which is 12.81% of the Retail Stage 2 Development area, which helps to achieve the landscaping intents for the Noosa Business Centre. The planting scheme illustrated in the Landscape Concept Plans (Appendix B) includes screening vegetation with native understory to soften the loading areas and the northern and western carpark edges as well as a multi-level understory with existing and new canopy trees to screen the remaining facades, while retaining sight-lines for surveillance. The landscape design incorporates natural timber materials and neutral paving materials to reflect the Noosa Style. Please refer to the Landscape Concept Plans (Appendix B), which illustrates landscape intent for the development. 3.4.4 CAR PARKING AND TRAFFIC MANAGEMENT A total of 1154 carparks are provided for in this development, comprising of the following: 588 basement parking spaces; 303 ground level spaces provided both in the undercroft and uncovered; and 263 upper level/deck parking spaces. The inclusion of these new carparks is offset by the loss of 829 existing parking spaces as a result of the proposed development, which results in an overall increase of 325 parking spaces within the retail precinct. The analysis and assessment undertaken by SLR within the Traffic Impact Assessment (Appendix E) has confirmed that the site layout is compliant with the requirements of the relevant design standards and guidelines and the anticipated service vehicles for the development can be accommodated within the specified loading areas, as demonstrated through swept path analysis. In the wider context, the operational assessment confirmed that there would be no requirements for upgrades to nearby roundabouts or road intersections as a result of the proposed new development. Please refer to the enclosed Traffic Impact Assessment by SLR in Appendix E for more details. 3.4.5 EARTHWORKS The proposed development involves earthworks associated with the construction of the basement car park and landscape areas as depicted on the earthworks plan provided in the Civil Engineering Report (Appendix C). All earthworks will be contained within the boundary of the site and the Retail Stage 2 Development area and will not impact on the surrounding internal circulation roads. The design and construction of earthworks and basement shoring will be in accordance with the recommendations of a geotechnical report and will ensure that any excavated material not suitable for fill will be removed from the site and disposed of appropriately. The Civil Engineering Report (Appendix C) notes that as the development will involve excavation of subsoil below RL 5.0m, and therefore the development is subject to the State Planning Policy requirements for acid sulfate soils. Planning Report | 14
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PLAN DESIGN DELIVER 3.4.6 PROVISION OF INFRASTRUCTURE Water The proposed development will connect to the existing internal water reticulation system that runs along the internal road verge and will utilise the existing connections to the authority mains. Any upgrades to the existing system will be determined in consultation with the hydraulic consultant and Unitywater during the detailed design stage of the development. Refer to Civil Engineering Report (Appendix C) for more details. Sewer The proposed development will connect existing gravity sewer main situated within the access road adjacent to the Noosa Civic to the south of the proposed new retail development. It is proposed that a new property connection will be constructed from the existing sewer to service the new retail. Refer to Civil Engineering Report (Appendix C) for more details. Stormwater The location of the new Stage 2 retail is over existing impervious area and as such will not increase the sites percentage impervious or peak runoff volume and the stormwater discharged from site will remain consistent with the existing retail development discharge. Stormwater runoff from the new roof and car park areas in the development will be directed to a series of bioretention basins for stormwater quality treatment. The existing car park will continue to drain to the remaining bioretention basins which will be retained as part of the Stage 2 retail development. Refer to Civil Engineering Report (Appendix C) for more details. Electricity, telecommunications & gas The proposed development will be serviced by existing underground electricity and telecommunications services in the retail centre, which will be extended into new retail development to provide the required level of service. There is no existing gas infrastructure in the vicinity of the site for the development to connect to. Refer to Civil Engineering Report (Appendix C) for more details. Planning Report | 15
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PLAN DESIGN DELIVER
4.0 ASSESSMENT OF DEVELOPMENT APPLICATION
4.1 PLANNING ACT 2016
The Planning Act 2016 (the ‘Planning Act’) and its subordinate legislation is the statutory framework for
decision making in relation to land use and development in Queensland.
This development application is made under the auspices of the Planning Act.
The Material Change of Use for Shopping Centre (Shops and Food and Drink Outlets) is to be assessed
using the provisions for code assessment contained in Section 45(3) of the Planning Act.
4.1.1 CODE ASSESSMENT
Section 45(3) of the Planning Act states:
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.
With respect to Section 45(3)(b) of the Planning Act, the Planning Regulation 2017 (the ‘Planning
Regulation’) prescribes:
The matters stated in Schedules 9 and 10 for the development.
The Regional Plan for the region, which is the South East Queensland Regional Plan 2017
(‘ShapingSEQ’), to the extent it is not identified in the planning scheme as being appropriately integrated.
The State Planning Policy 2017 (‘SPP’), to the extent it is not identified in the planning scheme as being
appropriately integrated.
Any designation applying to the premises.
Any temporary State planning policy applying to the premises.
Any development approval for, and any lawful use of, the premises or adjacent premises.
The common material.
The following sections of this Report assess the development application against all relevant matters.
4.2 PLANNING REGULATION 2017
The purpose of the Planning Regulation is to prescribe instruments and address matters provided for
under the Planning Act and provide the mechanics for the operation and implementation of the Planning
Act.
4.2.1 SCHEDULES 9 & 10
Schedules 9 and 10 of the Planning Regulation sets out all referral agencies and their jurisdictions. The
State Assessment and Referral Agency (SARA) is responsible for carrying out this function and uses
criteria from the State Development Assessment Provisions (SDAP) to assess and decide matters of State
interest.
The Planning Regulation has been reviewed in the context of this development application and the
following is confirmed:
The proposal is not assessable development pursuant to Schedule 9.
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PLAN DESIGN DELIVER
The proposal is assessable development pursuant to Schedule 10. See Table E below.
The following aspect triggers referral agency assessment by the Chief Executive against the SDAP as
identified in Table E below. A response to the SDAP assessment benchmarks is provided in Appendix F.
TABLE E: REFERRAL REQUIREMENTS
REFERRAL TRIGGER ASPECT OF DEVELOPMENT SDAP CODE(S)
Schedule 10, Part 9, Development application for an aspect of State code 6: Protection of
Division 4, Subdivision 1, development stated in schedule 20 that is state transport networks. –
Table 1, Column 2. assessable development under a local
categorising instrument or section 21, if –
(a) the development is for a purpose stated
in schedule 20, column 1 for the aspect;
and
(b) the development meets or exceeds the
threshold—
(i) for development in local
government area 1—stated in
schedule 20, column 2 for the
purpose; or
(ii) for development in local
government area 2—stated in
schedule 20, column 3 for the
purpose; and
(c) for development in local
government area 1—the
development is not for an
accommodation activity or an
office at premises wholly or partly
in the excluded area
Schedule 10, Part 9, Development application for a material N/A
Division 2, Table 2, change of use that is assessable Advice agency only
Column 2, item (b) development under a local categorising
Referral to the instrument and does not relate to
transmission entity reconfiguring a lot, if—
(Energex) as an advice (d) (b) both of the following apply—
agency (e) (i) all or part of the premises are
subject to an easement for the
benefit of a distribution entity, or
transmission entity, under the
Electricity Act;
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PLAN DESIGN DELIVER
(iii) (ii) the easement is for a
transmission grid or supply
network
4.3 STATE PLANNING INSTRUMENTS
4.3.1 SHAPINGSEQ
ShapingSEQ provides the framework for managing growth, change, land use and development in the SEQ
Region to the year 2041. The site is located within the Urban Footprint defined by ShapingSEQ where
land is considered generally suitable for urban development subject to consideration of State and local
planning constraints and assessment matters. Furthermore, the Noosa Business Centre is identified as a
Major Regional Activity Centre and is expected to serve a sub-regional catchment providing a wide range
of economic uses including retail uses that meet the needs of their sub-regional catchments.
On 3 August 2023, the State Government released the draft ShapingSEQ 2023 Update for consultation.
In this update to ShapingSEQ, the State Government continue to recognise the importance of the Noosa
Business Centre by identifying it once again as a Major Regional Activity Centre.
On this basis the proposed development for a retail shopping centre is therefore considered to be in
keeping with the intents of ShapingSEQ in both its current and draft form.
4.3.2 STATE PLANNING POLICY 2017
The State Planning Policy 2017 (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. Where one or more State interest policies are not integrated
into a local government’s planning scheme, the local government must, to the relevant extent, have
regards to Part C (purpose and guiding principles), D (State interests) and E (State interest policies of the
SPP.
The planning minister declared the State Planning Policy 2017 to be appropriately integrated in the
Noosa Scheme, with the exclusion of Natural hazards, risk and resilience - coastal hazards - in part.
It is acknowledged, as per Figure 4, that the abovementioned State interest is not relevant to the site, and
therefore no further assessment is required.
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PLAN DESIGN DELIVER
FIGURE 4: SPP MAPPING
28 Eenie Creek Road, Noosaville QLD 4566 26 September 2023 SPP Mapping, DSDILGP
4.4 LOCAL PLANNING INSTRUMENTS
This development application is required to be assessed against the relevant provisions of the Noosa Plan
2020 (Amendment 1). A detailed assessment of these provisions is carried out in the following sections of
this report.
4.4.1 PROPOSED LAND USE DEFINITIONS
The proposed development involves the establishment of a Shopping Centre (Shop and Food and Drink
Outlet), in alignment with land use definitions prescribed in Schedule 1 of the Noosa Plan 2020. The
proposed uses are defined as the following:
Use Definition
Shopping Centre Shopping centre means the use of premises for –
an integrated shopping complex consisting mainly of shops.
Shop(s) Shop means the use of premises for—
displaying, selling or hiring goods; or providing personal services or betting
to the public.
Food and Drink Outlet(s) Food and drink outlet means the use of premises for—
(a) preparing and selling food and drink for consumption on or off the
premises; or
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PLAN DESIGN DELIVER
(b) providing liquor for consumption on the premises, if the use is ancillary
to the use in paragraph (a).
4.4.2 CATEGORY OF ASSESSMENT
Given the combined total of the gross floor area (GFA) for existing and proposed land uses within the
Retail Precinct (5C) does not exceed 24,500m², Table 5.5.5.5 of the Noosa Business Centre – Retail
Precinct Tables of Assessment prescribes the proposal to be Code Assessable development. The
categories of assessment are not altered by the Overlays or the Local Plan.
4.4.3 ASSESSMENT BENCHMARKS
4.4.3.1 OVERLAY CODES
Table F below identifies the overlays applicable to the site.
TABLE F: APPLICABLE OVERLAYS
OVERLAY MAPPING SUMMARY
Land Subject to Acid Sulfate Soils Overlay
The site is identified to be subject to the
following sub-categories of the Land Subject to
Acid Sulfate Soils Overlay:
5 metres ADH or Below (Area 1); and
Above 5 metres AHD to 20 metres AHD
(Area 2).
It is acknowledged that the development
footprint is subject only to the Area 2 sub-
category. As earthworks are proposed, an
assessment against the Area 2 sub-category is
triggered, and a response to the Overlay Code
provided in the Civil Engineering Report
(Appendix C).
Biodiversity, Waterways and Wetlands Overlay
The wider site is identified to be subject to the
Area of Biodiversity Significance sub-category of
the Biodiversity, Waterways and Wetlands
Overlay.
It is acknowledged that the Biodiversity,
Waterways and Wetlands Overlay is not
identified within the site (Precinct 5C) or the
proposed development footprint. As such, no
further assessment against the overlay code has
been undertaken.
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PLAN DESIGN DELIVER
TABLE F: APPLICABLE OVERLAYS
OVERLAY MAPPING SUMMARY
Bushfire Hazard Overlay
The site is identified to be subject to the
following sub-categories of the Bushfire Hazard
Overlay:
High Potential Bushfire Intensity; and
Potential Impact Buffer.
It is acknowledged that the site (Precinct 5C) and
the proposed development footprint is only
partially covered by the ‘Potential Impact Buffer’
sub-category and in an area that is generally
clear of vegetation. As such, no further
assessment against the overlay code has been
undertaken.
Landslide Hazard Overlay
The site is identified to be subject to the
Moderate Hazard Area sub-category of the
Landslide Hazard Overlay near the back of the
existing Noosa Civic.
It is acknowledged that the Landslide Hazard
Overlay is not identified within the proposed
development footprint. As such, no further
assessment against the overlay code has been
undertaken.
4.4.3.2 LOCAL PLAN
The Noosa Plan 2020 indicates the site to be located within the Noosaville Local Plan area – Noosa
Business Centre. Broadly, the intent of the Local Plan is to support a Major Regional Activity Centre,
providing a wide range of centre activities to meet the local needs of communities across Noosa Shire.
This was to not conflict with the purpose of the Maroochydore Principal Regional Activity Centre. An
assessment of the proposal against the Local Plan has been undertaken, demonstrating alignment with
the intended function of the Local Plan. A response is provided in Appendix F.
4.4.3.3 ZONE CODE
The site is identified, as per the Noosa Plan 2020, to be located within the Major Centre Zone - Noosa
Business Centre, with the border of the Noosa Business Centre Retail Precinct (5C) forming the overall
development site area.
Planning Report | 21
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PLAN DESIGN DELIVER The Retail Stage 2 Development footprint in which the proposal relates specifically is identified over land further within the Retail Precinct (5C) of the Noosa Business Centre (refer to indicative red border on Figure 5 and Development Site Plan in Appendix A). The purpose of the Major Centre zone is to provide for a large variety of uses and activities to service a part of the Noosa Shire, including, for example, retail uses or activities. Notwithstanding, Major Centres provide access to the highest order of goods and services within the Noosa Shire area. The Retail Stage 2 Development reflects the intent of the Noosa Business Centre – Retail precinct as intended by the Noosa Plan, providing for retail uses that deliver up to 24,500m² of GFA. An assessment of the proposal against the Zone has been undertaken, demonstrating alignment with the intended function of the Major Centre Zone – Retail Precinct. A response is provided in Appendix F. Planning Report | 22
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PLAN DESIGN DELIVER Figure 5: Site Zoning 4.4.3.4 APPLICABLE ASSESSMENT BENCHMARKS The proposal has been assessed against the following assessment benchmarks identified in Table G below. TABLE G: APPLICABLE ASSESSMENT BENCHMARKS ASSESSMENT BENCHMARK RESPONSE LOCATION Major Centre Zone Code Appendix G – Code Responses by WCG Noosaville Local Plan Code Appendix G – Code Responses by WCG Business Activities Code Appendix G – Code Responses by WCG Works Code: Driveway and Parking Code Appendix E – Traffic Impact Assessment by SLR Earthworks Code Appendix C – Civil Engineering Report by MPN Consulting Existing Services Code Appendix C – Civil Engineering Report by MPN Consulting Landscaping Code Appendix B – Landscape Concept Plans by Wild Studio Sustainable Building Design Code Appendix G – Code Responses by WCG Transport Code Appendix E – Traffic Impact Assessment by SLR Water Quality and Drainage Code Appendix C – Civil Engineering Report by MPN Consulting Overlay Code: Acid Sulfate Soils Overly Code Appendix C – Civil Engineering Report by MPN Consulting 4.4.4 LOCAL GOVERNMENT INFRASTRUCTURE PLAN The site is indicated to be located within the Priority Infrastructure Area (PIA) of the Noosa Plan 2020. No future trunk infrastructure or upgrades are identified over the site. Planning Report | 23
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PLAN DESIGN DELIVER
5.0 CONCLUSION & STATEMENT OF REASONS
This development application is for a 6,500m2 GFA extension of an existing retail shopping centre,
expanding the range of offerings in the Noosa Business Centre above that already provided in the existing
centre and in a manner that is consistent with the provisions of the Noosa Planning Scheme
2020(Amendment1). The application is made over land located at 28 Eenie Creek Road, and formally
described as part of Lot 1 on SP322201 to the extent of Noosa Business Centre Retail Precinct (5C).
It seeks approval for the following:
Development Permit for a Material Change of Use for Shopping Centre (Shops and Food and Drink
Outlets).
This Report and supporting information provide a comprehensive assessment of the proposed
development in accordance with the requirements and framework of the Planning Act. The assessment
demonstrates that the development application should be approved.
The reasons for approval are, in summary:
The proposed development provides an expansion of the existing retail offering at Noosa Civic,
supporting additional retail tenancies that align with the expected offerings at a major regional activity
centre, contributing to the overall growth of the area;
The proposed development will contribute to Noosa Shire’s economy by providing the amenity and
essential services for existing and future businesses to ensure that the greater Noosa Business Centre
fulfils its role as a key employment centre in the region;
The proposal is consistent with the purpose, overall outcomes and performance outcomes of the Major
Centre Zone, Noosaville Local Plan, and supporting Code. In particular, the Noosa Plan
2020(Amendment 1) supports an additional 6,500m² of additional retail space in the Retail Precinct
The proposal will support the intended outcomes for the Noosa Business Centre through the
establishment a built form that achieves a high standard of architectural design, and well addressed and
landscaped streetscapes and frontages
The proposal is an orderly and logical extension of the existing Shopping Centre which will result in a
single, larger Shopping Centre.
The proposal substantially complies with the relevant assessment benchmarks, including:
o ShapingSEQ.
o State Planning Policy.
o Noosa Plan 2020 (Amendment 1).
The proposal is able to exist comfortably in its context, having regard to existing development approvals
and lawful uses on and adjoining the premises.
It is recommended council approve the proposed development subject conditions in accordance with
section 65 of the Planning Act.
Planning Report | 24
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