MCU19/0017.07 - Development Application For Other Change To Development Approval For Commercial Business Type 1 Office, Commercial Business Type 2 Medical To Health Care Service, Hospital And Hospital (Infusion Centre) And Ral 19/0004.07 Reconfiguring Lot At 36-40 Hofmann Drive, Noosaville · Attachment 2 - MCU19 0017.07 - Coordinator Planning'S Report

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                       Figure 2 – Existing Approved Plans

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                        Figure 3 – Proposed Extension

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                    Figure 4 – Comparison of Approved (left) & Proposed Plans (right)

2.    APPLICATION BACKGROUND
A development approval for a Material Change of Use - Ancillary Dwelling Unit, Commercial
Business - Type 1 Office, Commercial Business - Type 2 Medical and Reconfiguration of a Lot –
Access Easement was issued on 17 October 2019, with a Negotiated Decision Notice issued 19
December 2019.
MCU19/0017.01 - A minor change was approved on 16 July 2020 for design changes to the
building, including an extension to the basement to include a Medical Linear Accelerator Bunker.
MCU19/0017.02 - A proposed change was refused by Council at its Ordinary meeting on 15
September 2021 for design changes that increased the height from 10.2 metres to 11.55 (roof
fascia) and 12.15 metres (top of the ridge of the roof), and 11.3 metres for the lift and stair overrun
to 13.25 metres. The proposed changes also included amendments to the plan’s balconies, roof
overhangs and façade treatment.
MCU19/0017.03 - A minor change was approved by Council at its Ordinary meeting on 16 February
2023 increasing the floor to ceiling height but reducing the approved building from 3 storeys to 2
storeys to maintain a maximum height of 10.2m. The ancillary dwelling units, storeroom and
basement carpark were also removed.

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MCU19/0017.04 - A further application seeking that Council agree that changes were generally in
accordance with the development approval was lodged but were determined to constitute a minor
change to the development approval.
MCU19/0017.05 - A minor change was approved on 8 May 2024 for changes to waste serving
areas, car parking layout and functionality and relocation of plant equipment. This application was
decided in accordance with the delegations due to the nature of the changes being minor to the
overall development.
MCU19/0017.06 – A minor change was approved on 19 October 2024 permitting modifications to
the external façade treatments and internal configuration, with an increase in gross floor area from
3,899m2 to 3,913m2 and provision for 1 additional car parking space on level 1. It was also agreed
to delete Condition 4 which limited the number of practitioners on site to 63 at any one time.

MCU19/0017.07 – Current Other Change application was lodged with Council in November 2024.
This application sought approval for an additional 799m2 of gross floor area, removal of 30
carparking spaces and upgrading of the approved uses to reflect the Noosa Plan 2020 definitions
of Medical Centre and Health Care Service. Staff advised the applicant that they were not
supportive of the application due to proposed shortfall of carparking over the site. Following
discussions with Councils traffic consultant and the applicant, a Further Advice notice was issued
31st July 2025 requesting amendment to the proposed use definitions along with further information
about the uses and carparking demands.

The application was formally amended on 25 August 2025 with the proposed uses changed to
Health Care Service, Hospital and Hospital (infusion centre). The Development Assessment Rules
detail that for a change, that is not a minor change, the development assessment process does
not stop if the assessment manager is satisfied the change deals with a matter raised in response
to a further advice notice. The proposed changes meet these requirements.

It is noted that the building has been constructed in accordance with the 2024 approved plans.

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
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) with
Natural Hazards, risk and resilience – coastal hazards only partly integrated into the planning
scheme. No assessment has been made against the State Planning Policy as the site is not within
a coastal area.

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Shaping SEQ 2023 (South East Queensland Regional Plan)
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for urban activity within the Urban Footprint and is not required to be assessed
against the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ
Region.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in Noosaville, is zoned Major Centre and is located in the Business Park
Precinct 5A under the Noosa Plan 2020. A Health Care Service is identified as a consistent use
within the Business Park Precinct whilst a Hospital is an inconsistent use. Both uses are required
to follow an impact assessable application process.
The application must be assessed against the whole of the Noosa Plan 2020 to the extent the
provisions are relevant to the development.
The proposed amendments to the approved development do not include any changes to the
external built form with the approved building footprint and streetscape presentation remaining
unchanged. The revised proposal continues to comply with the maximum plot ratio requirements.
The Business Park Precinct is intended to facilitate commercial office space for businesses and a
range of professional services including health and wellbeing, education, research and technology
and knowledge-based industries. The removal of the office use from the approval does not raise
any planning concerns as under the Noosa Plan 2020 there is no requirement for office uses to be
part of a specific development in this precinct.
The proposed hospital use is identified as an inconsistent use within the applicable zone under the
planning scheme. In this instance, the use is considered acceptable based on the following
planning and operational considerations:
   •   The proposed use more accurately reflects the nature of services provided on-site, which
       include specialised cancer treatment, dedicated treatment areas, and inpatient
       accommodation. These functions are more consistent with a hospital use than a general
       medical centre.
   •   The existing tenancy layout and supporting infrastructure have been specifically designed
       to accommodate cancer treatment workflows and operational requirements, indicating a
       clear intent for hospital-type services.
   •   The use generates parking demand characteristics that align with hospital operations,
       including longer patient stays and higher staff-to-patient ratios. This contrasts with the
       higher turnover and greater parking demand typically associated with medical centres.
   •   Endorsing the hospital use provides a level of protection against future conversion to a
       general medical centre, which would likely result in increased parking demand and potential
       impacts on local amenity.
   •   The proposal maintains the existing built form and does not adversely affect the amenity of
       the surrounding area.
   •   There is a planning need for the hospital use.
Given the circumstances outlined above, the proposed hospital use is considered a reasonable
appropriate outcome, despite its departure from the intended zoning provisions.
The applicant seeks to utilise the car parking rate within the planning scheme for the Health Care
Services (1/20m2) and a rate of 1/35m2 for the proposed hospital uses based on a previous court
approval for a day hospital at 47 Goodchap Street Tewantin.

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The table below illustrates the carparking demand for the site based on the rates proposed by the
applicant

       Noosa Plan              GFA              Parking Rate                     Proposal

 Health Care Services         1,746m2   1 space per 20m2                  87.3 spaces

 Hospital (infusion centre)   1,383m2   Accepted rate: 1 space/35m2       39.5 spaces

 Hospital                     1,378m2   Accepted rate: 1 space/35m2       39.37 spaces

 TOTAL                        4,507m2                                     166 spaces


The applicant has provided the following justification to support the proposed 1 space per 35m2
car parking rate:
   • The cancer care tenancy comprises an area of 1,383m2 and includes an Oncology bunker
     for radiation (plus 1 future bunker) therapy, medical oncology (MO) for 6 chemotherapy
     chairs and 4 consulting rooms.
   • Each MO chair has an average of one patient per day.
   • The 4 consulting rooms are allocated to a specific doctor. It is estimated that there will be a
     total of 27 consultations per month with the potential for up to 2 patients waiting.
   • It is estimated there will be up to 23 bunker patients per day per bunker. All appointments
     are scheduled and there is generally no more than one patient waiting for treatment.
   • Maximum potential on site daily demand is detailed in the table and plan below:

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   • The rate is similar to a carparking rate that was accepted under a court approval for
     Goodchap Street. This rate is more conservative when compared to the ICON Cancer
     Treatment Centre at 26 Eenie Creek Road and Hofmann Drive that has been approved by
     Council.
   • A Patient Workflow is provided that details the different spatial usage within the facility and
     distinguishes between the different zones which include:
           - Consulting and Waiting areas
           - Medical Oncology
           - Radiation zone
           - Staff only areas
           - Non occupied spaces.
In response to the revised proposal for a hospital use, Council’s traffic consultant has advised that:
Council’s standard parking rate for medical centres is 1 space per 20m2 GFA, and the Colliers
report uses that parking rate for those parts of the development proposed to have medical centre
uses.

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I note that Council’s standard parking rate for hospitals is based on the number of hospital beds
proposed, as well as staffing levels. The Colliers report uses a parking rate of 1 space per 35m2
GFA for those parts of the development that are proposed to have hospital uses. Hospital uses
generate lower parking demands on a per m2 basis than do medical centres. My previous
experience with hospital uses, and in particular parking survey information available to me for
existing hospital uses at other locations, is that the rate of 1 space per 35m2 GFA as used in the
Colliers report for the hospital components of the development, would be sufficient to meet design
parking demands of the hospital components.
The car parking rate for the development was determined on the basis that the hospital use would
be the predominant tenant. Accordingly, further information was requested from the applicant to
demonstrate how this use would be sustained over time.
In response, the applicant has advised that long-term lease agreements, each for a duration of 20
years, have been secured with Cancer Care Associates and Cura Day Hospital Group for Suites
1 and 5 respectively. The applicant further notes that the hospital use can be reinforced through
development approval conditions and annotations on the approved plans, thereby providing
certainty regarding the long-term operational intent of the site.
It is considered that, in conjunction with the approved plans, appropriate development conditions
can be imposed to ensure the long-term retention of the hospital use on-site. These conditions will
provide clarity around the operational intent of the facility, particularly in relation to tenancy
arrangements and use definitions. The proposed car parking provision, although reduced from the
original approval, has been assessed and supported by Council’s traffic consultant, who confirms
that the parking demand generated by hospital uses is significantly lower than that of traditional
medical centres. The internal location of the proposed changes ensures there is no adverse impact
on the visual amenity or streetscape. Based on the above, the application is an appropriate
planning outcome and the proposed change is supported.
4.   CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
Not applicable
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. No properly made submissions were received.
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.
6.   EQUITABLE ACCESS AND FACILITIES
In assessing this application, the plans for the proposed building work have not yet been evaluated
for compliance with the requirements of the National Construction Code - Building Code of
Australia (Volume 1) as they pertain to people with disabilities. The following codes may impact

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the proposed building work and will be addressed as part of future building approvals required for
the site:
      a. The Disability Discrimination Act 1992 (Commonwealth);
      b. The Anti-Discrimination Act 1991 (Queensland); and
      c. The Disability (Access to Premises – Buildings) Standards.
7.     CONCLUSION & REASONS FOR DECISION
The revised proposal, which now primarily accommodates a hospital-type use, represents an
appropriate outcome for the site. The reduced car parking rate is supported by Council’s traffic
consultant, who acknowledges that hospital uses typically generate lower parking demand
compared to other commercial uses. The proposed changes are centrally located within the
building and do not adversely impact the visual amenity of the surrounding area. Furthermore, the
presence of long-term tenants and the ability to impose appropriate conditions provide additional
assurance that the development will operate in a manner consistent with Council’s planning
objectives. The change application is recommended for approval subject to conditions.
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