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Planning report Noosa Lakes
Development Application
Planning Report
Material Change of Use for Community Use (Museum),
Food & drink outlet, Indoor sport and recreation, and Office
situated at 95/3 and 74/3 Hilton Terrace, Tewantin
described as
Lot 95 and 74 on SP115731 & Lot 0 on SP115731
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
2.3 Background ................................................................................................................................6
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 8
4.1 Compliance with Code requirements..........................................................................................8
4.2.1 Noise ................................................................................................................................................. 9
4.2.2 Car parking........................................................................................................................................ 9
5.0 State assessment and other matters ................................................................................ 11
5.1 State interests .......................................................................................................................... 11
5.1.1 Matters established in the Planning Regulation ............................................................................ 11
5.1.2 State Planning Policy ...................................................................................................................... 11
6.0 Conclusion ...................................................................................................................... 11
Client Name: Okanui Museum Pty Ltd (tte)
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 22 September 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Community Use (museum), Food & Drink Outlet, Indoor sport
and recreation and Office
Type of approval sought: Development Permit for Material Change of Use
Site address: 95/3 Hilton Terrace, Tewantin
Real property description: Lot 95 SP115731
Site area: 945.65m2
Assessment manager: Noosa Council
Owner details: Okanui Museum Pty Ltd and
Body Corporate for Noosa Lakes Resort (CTS 26495)
Applicant details: Keith Grisman c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan (v.1 - 25 September 2020)
Zone: Tourist Accommodation Zone
Level of assessment: Impact
Applicable overlays: N/A
Planning Scheme (impact) Tewantin Local Plan Code
Applicable codes: Tourist Accommodation Zone Code
Community Activities Code
Business Activities Code
Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing structures The building is the existing indoor entertainment/function centre and ancillary
facilities building at the entry to the Noosa Lakes Resort.
Topography The site is generally level with the development well drained throughout the
site.
Frontage and Vehicular access is provided via Hilton Terrace near the eastern side of the
access Lake Doonella bridge. A pedestrian crossing is located to the front of the site
and footpaths are located along the frontage of Hilton Terrace and gated
access to Earl Street is also provided for pedestrians.
Existing vegetation The subject building and the resort have well established gardens with some
mature native trees within the site and street trees along the street frontage.
Figure 1 - Aerial view and site identification (Source: Noosa Council Mapping Centre)
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Figure 2 - Site photo (Source: Google maps)
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Hilton Terrace and the informal Tewantin boat launch ramp and Lake Doonella bridge.
South Noosa Lakes Resort multiple dwellings and riparian area of Lake Doonella
East Earl Street and shops on Hilton Tce
West Lake Doonella
Figure 3 - Surrounding uses map.
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2.3 Background
In 1997, Council issued Town Planning Consent Permit 11895TC for a Resort, Indoor
Entertainment/Function Room (Conference Centre) and Ancillary Facilities (Multiple Dwellings of 94
units and accommodation building of 94 units). A copy of the approval and original planning report
is included with the application.
The Conference Centre was designed to accommodate up to 250 delegates and private functions,
however also allowed for the site to be put to a number of other uses (including museum), as
described below
3.0 Proposed development details
The applicant seeks to utilise the existing 2 storey 1375m² (GFA) conference and reception building
for a range of complementary uses to the existing resort. The building is proposed to be utilised for
the following uses:
Ground floor
• Food and drink outlet – 230m² GFA - 88m² total use area (internal 51m² and outdoor dining
37m²)
• Indoor sport and recreation – 460m²
Upper floor
• Offices – 215m²
• Community use (Museum) and Function Room museum – 470m²
External works to the building
• New pedestrian pathway from the buildings entry to the frontage rather than a shared driveway
• Replace existing deck to the north side of the building
• Lower the fence to provide a better connection to the street.
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- The food and drink outlet (Vietnamese) will service Noosa Lakes resort’s permanent and
short-term residents as well as some external patrons attending the café.
- The Indoor sport and recreation use will provide gymnasium for the residents and visitors to
the resort with some general public attending.
- Offices are expected to be a type of co-workspace with common facilities with the Community
use.
- The community use (museum) provides a cultural history of surfing, not only for the Noosa
Shire’s but to the greater surfing community. There are approximately 250 surfboards in the
museum, which forms part of the owner’s private collection (one of the largest in the country).
A surfing library with old magazines and paraphernalia is also provided for the general public
to use. The kitchen on the upper level and the café on the ground floor will provide food and
drink for interpretive gatherings and occasional functions within the museum. A picture of the
museum and function space is included below.
Figure 4 – Museum and function space (K Grisman, Date: 18/09/2021)
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Table 3: Summary of development aspects
Material change of use
Building height Existing building (8m) – No change
Food and drink outlet = 230m2 – Total use area 88m² (51m²
Gross Floor Area (GFA)
internal and 37m² outdoor dining)
Indoor sport and recreation = 460m2
Office = 215m2
Community Use = 470m²
Car parking 35 x exclusive use
48 x visitor
83 Total available
4.0 Planning assessment
4.1 Compliance with Code requirements
All the proposed uses are consistent within the Tourist Accommodation zone and is required to follow
an impact assessment application process. Given the proposal is contained within the existing
building, it is not considered necessary to provide an assessment against the built form
requirements, as it was approved in the past. It is recognised the re-use of the building more than
meets the requirements of the Sustainable Building Code with the Noosa Lakes Resort and this
building is Noosa’s largest solar array.
Although the application is assessed against the Planning Scheme the following codes are
considered applicable
• Tewantin Local Plan Code
• Tourist Accommodation Zone Code
• Business Uses Code
• Communities Activities Code
• Works Code
Section 6.3.4.2 of the Tourist Accommodation Zone Code Purpose and overall outcome (b), (c) and
(d) and PO3 and PO4 of the Business Activities Code seek that visitor accommodation is supported
by a mix of business, which are compatible with the scale of the surrounding area and contribute to
Noosa’s economy.
Although the resort includes a mix of permanent and visitor accommodation, the uses proposed are
within a former approved conference building and compatible in scale to the resort – as well as
existing as a landmark near Doonella bridge for many years. The Food and drink outlet and Indoor
sport and recreation (gymnasium) are uses readily expected in a resort environment and will be
utilised by both permanent and visitors staying at the resort.
The Community Use contributes to the tourism industry and is well located to take advantage of the
Noosa River and Lakeside location being a short walk to the marina. This ideally places the museum
as a catchment for the patrons of that node and is also likely to be a draw card for the local surfing
community. The local community will also benefit from the museum given the large surfing
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community that resides in Noosa Shire. Given the above, the proposal meets the provisions of the
Communities Activities Code.
The proposal is considered to meet all provisions of the relevant codes with discussion provided
below on the following matters:
• Noise
• Carparking
4.2.1 Noise
The proposal is somewhat self-regulating being within a multiple residential unit resort.
Notwithstanding self, the following factors are considered to maintain amenity of the nearby
residents:
• The building generally faces Hilton Terrace and not the residential sensitive receptors;
• The nearest sensitive receptors, other than within the resort, is greater than 100m from the
museum;
• The building is of masonry construction and soundproof glazing;
• Businesses onsite will operate within the hours set out by the Business Activities Code for the
Tourist Accommodation zone, which are 6am to 10pm 7 days per week except for the Food and
drink outlet and museum functions, which may operate until 12 midnight on Friday and Saturday
nights.
4.2.2 Car parking
Table 4: Summary of development aspects
Use GFA/Use area Planning scheme req. Provided
Food and Drink outlet 88m² use area 1 space per 20m² of use
area = 4.4
Indoor sport and 460m² 1 space per 20m² = 23
recreation
Office 215m² 1 space per 20m² = 10.75
Community Use 470m² 1 space per 20m² = 23.5
Total = 61.65 Total of 35 exclusive use
62 spaces spaces plus 48 spaces
for visitors throughout the
resort.
Total provided = 83
spaces
As shown in the above table the proposal complies with the parking requirement of the Driveways
and Parking Code. Figure 5 below also shows the car parking availability onsite for the proposal and
26 overflow parking spaces in Earl St.
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Figure 5 – Visitor parking identified in yellow
Some spaces are located to the rear of the development and not well adjacent to the existing
building. If required patrons can be directed towards the visitor spaces, however, it is envisaged
these spaces will not be needed.
In further support, the original Council officers planning report acknowledged that the conference
centre could have to more than 250 delegates if required and that private functions such as wedding
receptions is likely to occur and that any overflow parking could be accommodated onsite without
the need for cars to be parked on neighbouring streets. The proposed uses will also not always
happen concurrently and that a percentage of the patrons will be staying onsite reduces the parking
generation of the proposal. Importantly, the residential component complies with the parking
requirement of 221 spaces provided.
The proposal is providing the number of car parking spaces likely to be generated by the uses and
there has not been any issues raised in the past in regard to car parking. It is considered the proposal
fully complies with the Driveways and Car Parking Code.
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part (not applicable to this application).
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for a Food & Drink Outlet,
Indoor sport and recreation, Community use and Office within the former conference centre at 95/3
Hilton Terrace, Tewantin.
The assessment finds the proposal complies with the relevant provisions of the Noosa Plan 2020 on
the grounds the proposal:
• Provides a Community use highlighting the cultural surfing heritage of Noosa and surfing history
in general;
• Contributes to the local economy and reuses an existing building;
• Provides a mix of uses the planning scheme identifies as Consistent for the Tourist
Accommodation zone;
• Is a scale that is compatible with the surrounding area;
• Can manage noise effectively given the orientation of the building and the existing resort
environment;
• The proposal complies with the Driveways and Car Parking Code;
• Visitor car parking is provided near the proposal and patrons can be directed to the rear of the
development if needed for overflow;
• The uses are compatible with and complement the resort.
The assessment finds the development complies with the Planning Scheme. The Assessment
Manager’s favourable consideration of the above development application is therefore
recommended.
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