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Noosa VMU RFI Response Lodged 23.11.23 · MCU23/0078
23 November 2023
The Assessment Manager West End QLD 4101
Noosa Council PO Box 3144
PO Box 141
South Brisbane QLD 4101
Tewantin QLD 4565
Attention: Nadine Gorton T 07 3004 6888
F 07 3004 6899
Dear Nadine,
www.stockwell.com.au
ABN 50 010 095 360
Re: Response to Information Request (Section 13.2 DA Rules) - Development Permit for Material Change of Use –
Indoor Sports and Recreation, Multiple Dwelling, Short Term Accommodation, Office, Theatre, Shop, Food and
Drink Outlet & Shopping Centre over land at 69 Hofmann Drive, 46 Walter Hay Drive and 28 Eenie Creen Road
Noosaville – Lot 1,3 &7 on SP322201
We refer to your Information Request dated 17 July 2023 in relation to the abovementioned application and provide
below a full response in accordance with section 13.2(a) of the Development Assessment Rules.
This response is supported by the following information:
▪ Attachment 1 - Architecture Plans
▪ Attachment 2 - Architectural Statement of Intent
▪ Attachment 3 - Landscape Concept Plan
▪ Attachment 4 - Traffic Impact Assessment
▪ Attachment 5 - Serviceability Report
▪ Attachment 6 - Stormwater Management Plan
▪ Attachment 7 - Economic Impact Statement
▪ Attachment 8 – Environmental Noise Assessment
▪ Attachment 9 - Lighting Impact Assessment
▪ Attachment 10 – Air Quality and Odour Assessment
▪ Attachment 11 - Code Compliance Report
▪ Attachment 12 – Amended DA Form 1
Minor Changes to the Proposed Development
In response to the Information Request dated 17 July 2023, changes have been made to the proposal and are
summarised in our response below. The changes relate specifically to items raised within the Council Information
Request and as such, do not alter the development assessment process. Importantly, the development remains
compliant with the assessment benchmarks of the Noosa Plan 2020 and reflective of the underlying Noosa Business
Centre planning outcomes and intent, the Masterplan and the 2003 and 2020 Infrastructure Agreements entered into
between Council and Stockwell for the development of the Noosa Business Centre (NBC).
1. Information Required
A number of issues are raised below with the application in its current form. The development of the Village Mixed
Use Precinct (5D) is a significant and important development within the Noosa Business Centre (NBC). Despite this,
the application was lodged without a pre- lodgement meeting or with the proposal being discussed with the
development assessment team. While this is not a mandatory requirement, it is highly unusual for such a significant
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development within the NBC to be lodged without attending a pre-lodgement meeting and obtaining advice about
the level of compliance with the planning scheme.
Some of the issues raised below are considered to be higher order issues which are fundamental to the underlying
intent of the planning scheme to limit the amount of retail development with a key focus on diversifying the local
economy and providing for employment. It is clearly stated that the planning scheme recognises that a proportion
of the Shire's higher order needs will be fulfilled by activity centres in other areas, particularly the principal regional
activity centre of Maroochydore and to a minor extent Gympie’s major regional activity centre
It is acknowledged that the application is to be assessed on its own merit; however, the development of the
NBC is to occur in a manner that is consistent with the higher order planning principles that underpin the
planning scheme. In particular, with respect to the nature and type of the uses expected in the various
development precincts, including a limited amount of retail development.
While a number of issues are raised below that are to be addressed, it is suggested that the fundamental
planning outcomes, which seek to limit the amount retail development, needs to be addressed under a
changed proposal before the development application could be supported.
The information requested is set out below:
Response:
It is noted that in the context of the proposed revision of Council’s Noosa Plan 2020, Stockwell has tabled
and workshopped with all levels of Council the development proposal for not only the Village Mixed Use
development, but the balance area of the NBC over the past 2 years. The application lodged for the Village
Mixed Use Proposal did not deviate in any material way from what has been tabled and discussed with
Council at length previously.
Notwithstanding, we are very pleased to be working closely with Council on the more technical aspects of
the Village Mixed Use (VMU) proposal. This ongoing collaboration since the issue of Council’s Information
Request has allowed us to revisit and refine the Village Mixed Proposal in order to directly respond to the
issues raised by Council in its detailed Information Request.
Amended proposal plans are attached which amongst other things:
• responds to Council’s request to ensure Main Street is activated with a mix of shops, food and
drink outlets, administrative and health care services proposed at street level;
• centres the development around a Village Green that is 3000m2 in area and provides the
important function of connecting the existing Noosa Civic centre (from the proposed pedestrian
bridge) through the VMU to Main Street, and beyond to the eastern residential precincts. The
Village Green is 3000m2, and is truly civic with no uses or outdoor dining proposed within it. It
incorporates features such as substantial shade tree zones, gardens, lawns, seating areas,
elevated areas that offer views of the natural landscape of the retained Open Space Area
(Covenant J), covered connections, a children’s play area and a multi functional hardscape area
to hold local events;
• proposes a mix of consistent uses that are contemplated in the VMU Precinct (5D) including
shops, food and drink outlets, bar, theatre, indoor sport and recreation, office, health care
service, research and technology and short term accommodation;
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• limits the scale and intensity of the retail development to 7,500m2 in the VMU Precinct (5D)
inclusive of a 3,500m2 supermarket. Although it is acknowledged that the Noosa Plan seeks to
place a 2,500m2 cap on the supermarket in the VMU, it is our position that the inclusion of a full
line supermarket anchor is essential to deliver not only a successful Village Mixed Use
development but to ensure the long term success of the individual businesses that establish both
along the Village Green and even more so along Main Street. Further, the attached EIA provides
overwhelming support for the economic need for the inclusion of a full line supermarket in the
VMU;
• relocates the Cinema to the southern side of the Village Green to respond to Council’s
expectations for the development of the northern Business Park (5A) Precinct as a Key Gateway
Site. To this end, a stand alone commercial building is proposed on this Key Gateway Site which
orients towards the street and provides an entry statement that is “Noosa Style” consistent with
the Noosa Design Principles through appropriate architecture and landscaping;
• proposes office and health care services only within the northern Business Park Precinct (5A), and
provides for the development of a minimum 3,000m2 of business uses across the VMU Precinct
(5D) and the Business Park Precinct (5A);
• clearly identifies the location of short term accommodation within the VMU Precinct (5D), and
multiple dwellings (build to rent) within the High density Residential Precinct (5E);
• provides for the landscaping and servicing of Lot 3 and Lot 7 as stand alone development sites;
• provides for a walkable village that is truly connected:
▪ to the existing Noosa Civic centre via a pedestrian bridge over the retained open
space (OS7);
▪ to Lot 24 the future transit hub, the existing and future expansion of the Noosa
Civic centre and the surrounding business, innovation and residential precincts by
establishing the 4 metre wide key pedestrian and cycle path that adjoins
Covenant J and runs from north to south through the heart of the NBC and along
the western boundary of the site;
▪ a proposed connection through the southern portion of the Transit Hub site to
improve connectivity between the existing and expanded Noosa Civic centre, the
VMU development and ultimately in to Main Street;
The amended proposal is consistent with the planning outcomes identified in the Noosa Plan for the
VMU Precinct (5D), the Business Park Precinct (5D), the High Density Residential Precinct (5E) and the
over arching strategic outcomes for the NBC identified in the Noosa Plan.
When overlaying the proposed development on the Precinct and Zoning Plans, it should be
acknowledged that the recent subdivision of the NBC site pursuant to the Reconfiguration of Lot
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approval granted by Council in 2020 post dates the current Noosa Plan and has a number of practical
implications on the extent and layout of the Precincts identified in the Noosa Plan. By way of example,
the physical location of a number of precinct boundaries and key elements of the NBC including the
location of Main Street and Council’s Transit Hub have shifted as a consequence of the approved ROL.
To highlight the practical effect of the subdivision on the extent and layout of the Precincts, we have
overlayed the approved subdivision layout over the relevant Zones and Precincts. Refer to the
attached Precinct and Zoning Plan.
It is noted that, consistent with Council’s advice in its RFI for the VMU that allowable uses and areas
are not transferable across the NBC Precincts, Stockwell has recently lodged a code assessable
development application for the expansion of the existing Noosa Civic Centre on Lot 1 comprising
6,500m2 of retail floorspace. This proposal will expand the existing 18,000m2 retail centre in a way
that is consistent with the planning intent for Retail Precinct 5C which envisages a total of 24,500m2 of
retail floorspace to be established within this Precinct.
2. Higher Order Strategic Issues
Issue- Provision of Employment within the NBC
Part 3.2.6, under Centres hierarchy, states … the centres hierarchy also takes into consideration Noosa Shire's role
in a more regional context. It recognises that a proportion of the Shire's higher order needs is fulfilled by activity
centres in other areas, particularly the principal regional activity centre of Maroochydore and to a minor extent
Gympie’s major regional activity centre.
The Noosa Business Centre and Noosa Junction are the next level in the hierarchy and are the major activity centres
for Noosa Shire. Both have distinct and complementary roles, with Noosa Business Centre having a predominant
role providing future long term growth and employment for the Shire.
The Noosa Business Centre is designated in the South East Queensland Regional Plan 2017 as the only major
regional activity centre in Noosa. The major centre offers the greatest opportunity to accommodate most of the
long term growth and development for key priority sectors including knowledge based industries such as
education and training, health, digital economy, technology innovation, and research and development. This will
be delivered through a number of planning precincts to reflect the desired function and role of the centre. Future
retail development is provided for in a village mixed use precinct designed around a vibrant open main street
linked to an open air village green space and connecting with the existing shopping centre. (emphasis added).
Under the Strategic Framework at section 3.3.5 (s)(i)(B), it is stated that the … Noosa Business Centre – is a key
higher order centre in the Noosa Shire as it is designated as a major centre in the South East Queensland Regional
Plan. It caters for the broader Noosaville, Tewantin, and hinterland areas of the shire. Its role and function are to
provide for a mixed- use Shire-wide Business Centre, with a focus on employment growth and economic
diversification being a key employment hub for Noosa now and into the future. Innovation and knowledge-based
industries, health, research and education are present as well as higher order sub-regional retail including a
discount department store and full line supermarket. There is a very limited increase in retail floor space,
recognising the role of the regional activity centre at Maroochydore in providing high order retail needs. (emphasis
added).
Under the Strategic Framework it is expected that development within the NBC is consistent with the outcomes
sought for each planning precinct, which provide for a limited amount of retail development. While some
additional retail development is envisaged, this is limited, with a focus on providing other forms of employment
generating uses. The proposed development is not consistent with the planning intent for the VMU Precinct (5D)
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and the Business Park Precinct (5A) as shown on the Major Centre Zone Precinct Overlay. This is in terms of the
scale, intensity and type of uses expected within each of these precincts (discussed further below).
Under the Major Centre Zone Code, overall outcome (2)(d) states:
Development does not compromise the hierarchy of centres across the Noosa Shire, whether as a result of the
impacts from individual developments or the potential cumulative impacts of multiple developments.
Performance outcome PO1, states:
The business use or centre activity is of a type, scale and intensity that is consistent with a Major Centre as
identified in the Noosa Shire Centre Hierarchy.
The proposed development provides for 13,700m² of retail development in circumstances where it is intended
the amount of retail development not exceed 7,500m² within the VMU Precinct (5D), this being a performance
outcome. The scale of the retail development is excessive for the VMU Precinct (5D), with components of the
proposed development also extending into the Business Park Precinct (5A) and the Residential High Density
Precinct (5E) (in part). This will potentially compromise the key planning outcomes, which seek to maximise
employment growth within the NBC. Further, the proposed type, scale and intensity of the retail component is
not consistent with the identified Noosa Shire Centre Hierarchy under the planning scheme.
It is noted also that the town planning report states … currently, there is a disconnect between the actual role and
function of the Noosa Business Centre within Shaping SEQ Regional Plan, the Purpose and Overall Outcome for the
site as a Major Centre and some assessment benchmarks. The currency and relevance of the prescriptive planning
scheme provisions do not reflect the current circumstance of the area, community expectations or Ministerial
condition placed on the Noosa 2020 Plan. The above comments are not supported. Under part 2.2, the Minister
has advised planning scheme appropriately advances the SEQ Regional Plan, including the regional activity centres
network. Further, the Noosa Plan 2020 is a recent planning scheme, which was publicly notified, and the
submissions were carefully considered by the Council prior to adoption.
Information Required:
1. Further information is required to demonstrate the proposed development meets the key employment
outcomes sought under the Strategic Framework, given the proposed development substantially
exceeds the limited amount of retail development expected within the VMU Precinct (5D).
2. Further information is required to demonstrate the proposed development will not compromise the
hierarchy of centres across Noosa Shire, whether as a result of the impacts from individual developments
or the potential cumulative impacts of multiple developments, given the extent of additional retail
development being proposed within the VMU Precinct (5D), while having regard to the additional retail
development that is already permitted within the Retail Precinct (5C).
3. Further information is required to demonstrate how the development is consistent with the key
planning outcome to provide for employment generating uses not associated with a large scale retail
development, given the development extends into the Business Park Precinct (5A) to the north and south
of the VMU Precinct (5D), and used for carparking, loading and unloading of vehicles, and entertainment
uses (theatre), which inhibits other business uses in these locations, in circumstances where a limited
amount of retail development is expected.
4. Further information is required to demonstrate why there is a disconnect between the actual role and
function of the NBC within Shaping SEQ Regional Plan, the purpose and overall outcome for the site as a
major centre and some assessment benchmarks, given part 2 of the planning scheme clearly states the
Planning Minister has identified that the Noosa Council’s planning scheme appropriately advances the
SEQ Regional Plan 2017 as it applies to the planning scheme area.
5. Provide amended proposal plans reducing the scale and intensity of the retail development to be
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consistent with that intended for the VMU Precinct (5D) and to be consistent with the planning
outcomes sought for Business Park Precinct (5A) and Residential Precinct (5E).
Response:
1. As indicated above, the revised proposal for the VMU will incorporate a range of uses that are
consistent with the intended outcomes for the VMU precinct identified in the Noosa Plan and
Shaping SEQ.
The VMU is intended to operate under a cap of 7,500 sqm of retail floorspace (Shops and Food
and Drink Outlets) incorporating a supermarket of 3,500 sqm, and will also include a cinema and
associated indoor recreation/entertainment, bars/restaurants, commercial offices, health care
services, an arts and innovation precinct and 121 apartments in a mix of multiple dwellings and
short term accommodation.
In addition to confirming that there is economic need for additional retail beyond what is
proposed in the VMU and Stockwell’s recent code application for the expansion of the existing
Noosa Civic Centre on Lot 1 to serve the needs of the local community, the EIA also confirms that
the proposed VMU development will generate significant positive economic outcomes for the
community both in the construction stages and the ongoing operation of new business activity.
One of these positive economic benefits is long term employment generation.
Development within the VMU will create new employment opportunities for retailing,
entertainment, and office-based sectors. Importantly, the new jobs in professional, technical and
administrative support would help to retain net employment outflows in those sectors.
The EIA analysis shows that development of the VMU will generate approximately 500 direct
employment positions, equivalent to nearly 380 fulltime equivalent (FTE) jobs once the use of
casual and part-time positions is considered.
Another 660 or so jobs would be generated indirectly through production linkages and
consumption of wages income, much of which would be likely to involve local employment
generation within Noosa Shire. Overall, around 1,045 FTE jobs would be generated as a result of
the proposed development on the VMU precinct.
The proposed Stage 2 Retail precinct would also generate a further 140 positions, or around 100
jobs in FTE terms, with another 125 jobs created indirectly in the wider economy.
When combined, the two applications represent a significant employment uplift involving 640
new employed persons within the NBC, or nearly 480 jobs in FTE terms. With another 785 jobs
created indirectly, the total potential uplift could be 1,270 jobs, noting that a sizeable share of the
indirect employment effect would be felt outside the local region.
It is also important to note that given the retail floorspace and mix of uses proposed in the
amended VMU proposal and the Stage 2 Noosa Civic expansion proposal are consistent with the
planning intent for the Retail Precincts identified in the Noosa Plan, and both proposals as far as
practicably possible do not intrude into adjoining business precincts, it cannot be said that these
proposals either singularly or combined are at the behest of potential future employment
generation at the NBC. On the contrary, the delivery of the VMU and Stage 2 of the Noosa Civic
will provide the critical amenity and services needed to underpin future business and innovation
development within the NBC, and in particular attract and retain business and innovation industry
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to locate in the NBC, so that it is able to fulfil its role as a vibrant business and employment
centre, consistent with Noosa Plan’s policy objectives.
2. The attached Economic Impact Assessment (EIA) prepared by Deep End reconfirms that there is
an undisputable economic need for additional retail provision (well beyond what is proposed at
the NBC in the combined VMU and Stage 2 of the Noosa Civic) to serve the needs of the local
community and visitors, and that the combined proposals will not compromise the hierarchy of
centres across the Noosa Shire.
The EIA further concludes that the retail hierarchy planned for in the current Noosa Plan 2020
does not allow for levels of retail floorspace provision that would be consistent with the intended
strategic roles of centres within Noosa Shire, and in particular the designation of the NBC as a
Major Regional Activity Centre. There is a need for additional floorspace to resolve the current
inadequate provision, as well as additional floorspace development into the future to support
ongoing growth. Refer to the detailed economic assessment in the attached EIA.
3. Refer to our response to Item 1 above in relation to the estimated long term employment
generation of the VMU, Stage 2 of Noosa Civic and across the balance of the NBC.
We expect that Council’s concern that the VMU proposal may impact on the NBC’s long term
ability to generate business and innovation employment is now alleviated given that the proposal
has been amended so that proposed land uses are contained within the boundaries of the various
Precincts identified for the NBC under the Noosa Plan wherever practically possible and the retail
floorspace has been limited to the areas contemplated under the Noosa Plan.
4. The EIA states that the retail hierarchy planned for in the current Noosa Plan 2020 does not allow
for levels of retail floorspace provision that would be consistent with the intended strategic roles
of centres within Noosa Shire, and in particular the designation of the NBC as a Major Regional
Activity Centre. There is a need for additional floorspace to resolve the current inadequate
provision, as well as additional floorspace development into the future to support ongoing
growth.
In any event, given that the VMU and Stage 2 Noosa Civic developments now limit the retail floor
space proposed to that which is contemplated in the respective Precincts under the current
provisions of the Noosa Plan, it no longer seems necessary to pursue/resolve this item in the
assessment.
5. Amended proposal plans are attached which amongst other things:
• respond to Council’s request to ensure Main Street is activated with a mix of shops, food
and drink outlets, administrative and health care services proposed at street level;
• centres the development around a Village Green that is 3000m2 in area and provides the
important function of connecting the existing Noosa Civic centre (from the pedestrian
bridge proposed) through the VMU to Main Street, and beyond to the eastern residential
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precincts. The Village Green is truly civic with no uses or outdoor dining proposed within
it. It incorporates features such as substantial shade tree zones, gardens, lawns, seating
areas, elevated areas that offer views of the natural landscape of the retained Open
Space Area (Covenant J), covered connections, a children’s play area and a multi
functional hard scape area to hold local events which is envisaged in the planning intent
for the VMU Precinct 5D.
• proposes a mix of consistent uses that are contemplated in the VMU Precinct (5D)
including shops, food and drink outlets, bar, theatre, indoor sport and recreation, office,
health care service, research and technology and short term accommodation;
• reduces the scale and intensity of the retail development to 7,500m2 in the VMU Precinct
(5D) inclusive of 3,500m2 supermarket. Although it is acknowledged that the Noosa
Plan seeks to place a 2,500m2 cap on the supermarket in the VMU, it is our position that
the inclusion of a full line supermarket anchor is essential to deliver not only a successful
Village Mixed Use development but to ensure the long term success of the individual
businesses that establish both along the Village Green and even more so along Main
Street. Further, the attached EIA provides overwhelming support for the economic need
for the inclusion of a full like supermarket in the VMU;
• Relocates the Cinema to the southern side of the Village Green to respond to Council’s
expectations for the development of the northern Business Park Precinct as a Key
Gateway Site. To this end, a stand alone commercial building is proposed on this Key
Gateway Site which orients towards the street and provides an entry statement that is
“Noosa Style” consistent with the Noosa Design Principles through appropriate
architecture and landscaping
• proposes office and health care services only within the Business Park Precinct (5A), and
provides for the development of a minimum 3,000m2 of business uses across the VMU
Precinct (5D) and the Business Park Precinct (5A); and
• clearly identifies the location of short term accommodation within the VMU Precinct (5D),
and multiple dwellings (build to rent) within the High density Residential Precinct (5E);
• provides for the landscaping and servicing of Lot 3 and Lot 7 as stand alone development
sites;
• provides for a walkable village that is truly connected:
i. to the existing Noosa Civic centre via a pedestrian bridge over the retained open
space (OS7);
ii. to the transit hub, the existing and future expansion of the Noosa Civic centre and
the surrounding business, innovation and residential precincts by establishing
the 4 metre wide key pedestrian and cycle path that runs from north to south
through the heart of the NBC and along the western boundary of the site;
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iii. a proposed connection through the southern portion of the Transit Hub site to
improve connectivity between the existing and expanded Noosa Civic centre, the
VMU development and ultimately down into Main Street;
The amended proposal is consistent with the planning outcomes identified in the Noosa Plan for
the VMU Precinct (5D), the Business Park Precinct (5D), the High Density Residential Precinct (5E)
and the over arching strategic outcomes for the NBC identified in the Noosa Plan.
When overlaying the proposed development on the Precinct and Zoning Plans, it should be
acknowledged that the subdivision of the NBC site pursuant to the Reconfiguration of Lot
approval granted by Council in 2020 post dates the current Noosa Plan and has a number of
practical implications on the extent and layout of the Precincts identified in the Noosa Plan. By
way of example, the physical location of a number of precinct boundaries and key elements of the
NBC including the location of Main Street and Council’s Transit Hub have shifted as a
consequence of the approved ROL. To highlight the practical effect of the subdivision on the
extent and layout of the Precincts, we have overlayed the approved subdivision layout over the
relevant Zones and Precincts. Refer to the attached Precinct and Zone Plan prepared by Buchan.
Issue – Extent of Retail Development
The town planning report states that … the proposed retail component at Noosa Civic Village (13,700m2) is
consistent with the Noosa Plan 2020 which allows for an additional 6,500m2 of code assessable gross floor area
(GFA) within the Retail Precinct of the NBC, as well as 7,500m 2 allowable GFA as consistent, impact assessable
within the Village Mixed Use Precinct.
The economic report states that … the retail tenancies incorporate a supermarket of 3,474 sqm, two larger mini
major tenancies of 1,579 sqm and 927 sqm, and a range of smaller tenancies within both an internal mall setting
(opposite the supermarket) and adjacent to the civic plaza and open-air pedestrian connection to the existing
Noosa Civic Shopping Centre.
Under the Major Centre Zone Code, performance outcome PO6 states:
The Noosa Business Centre provides for higher order retailing and entertainment facilities for the shire including
the existing discount department store and full-line supermarket established in the centre. An additional small
format supermarket is established in the Village mixed use precinct with a maximum gross floor area of
2,500m². (emphasis added)
Performance outcome PO70 states:
Development provides the retail core of the Noosa Business Centre and shops, shopping centre, service industry
and food and drink outlets do not exceed a combined gross floor area of 24,500m² within the Retail precinct.
Performance outcome PO72, states:
The combined gross floor area of all retail uses within the village mixed use precinct does not exceed 7,500m²
and does not include a discount department store or full-line supermarket. (emphasis added)
Under the Major Centre Zone Code, there is a clear planning intent to limit the amount of retail development
within the VMU Precinct (5D) to 7,500m². Further, the VMU Precinct (5D) specifically includes another
supermarket having a maximum gross floor area of 2,500m².
The Retail Precinct (5C) is a separate precinct and is expected to have a maximum amount of retail development
of 24,500m², which provides for additional retail development in this location, in the order of 6,500m². There is
no suggestion under the planning scheme that the total amount of retail development within the NBC is
transferable between precincts, with the remaining retail floor space anticipated for the Retail Precinct being
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permitted development, to be located within the core retail location within the NBC. The primary planning intent
of this is to ensure that other land within the NBC is available for other employment generating uses and
diversifying the local economy consistent with a number of higher order provisions under the Strategic
Framework.
Performance outcome PO74, states:
Development provides for higher density multiple dwellings which meets the needs of a diverse range of current
and future resident populations including small households, older persons, people on low incomes and people
with special mobility needs.
The proposal plans state about 1090m² of retail development is proposed within the High Density Residential
Precinct (5E), which is not intended to contain any retail development. While it is accepted that the boundaries
of the precincts do not align with allotment boundaries, this does not mean the intended uses within the precincts
should be compromised, in circumstances where no certainty is provided about the nature of the future
development within this precinct. Some flexibility could be afforded with respect to the locations of the precinct
boundaries, provided the primary planning outcomes are met under the planning scheme.
Performance outcome PO84, states:
The first stage of development in the Noosa Business Centre Village mixed use precinct, High density residential
precinct or the Business park precinct (where immediately adjoining either the Village mixed use of High density
residential precincts) includes:
a)…
b)…
c)…
d)…
e)a pedestrian link between the Noosa Civic shopping centre building and the main street area that passes
through the village green space;
f) development of the Village mixed use precinct with small floor plate retail including shops and food
and drink outlets, with primary active street frontage to the village green space; and
g) the construction of a minimum of 3,000m² of commercial office floor space, capable of use for
commercial or professional offices, constructed in an adjacent Business park precinct or precincts.
While the development provides for 2,800m² of commercial office space, this not within the Business Park
Precinct (5A). Further, it is noted that an office use is consistent within the VMU Precinct (5D) in any event. As
discussed below, the development also does not provide for a village green space, which is expected under the
NBC Framework and Character Plan (Figure 7.2.4.5).
Information Required:
6. Further information is required to justify the extent of retail development being proposed within the
VMU Precinct (5D), which is 13,700m², in circumstances where the maximum gross floor area for retail
uses within this precinct is expected to be 7,500m².
7. Further information is required to justify the scale of the proposed supermarket being proposed, given
the clear planning intent to limit the size of the additional supermarket to 2,500m², with an existing full-
line supermarket located within the “Noosa Civic” development, with other mini-major tenancies also
being proposed.
8. Further information is required to demonstrate how the proposed development comprising 13,700m²
of retail development within the VMU Precinct (5D) is consistent with the planning scheme, given the
table of assessment (Table 5.5.5.6) clearly states the maximum allow retail floor space in the VMU
Precinct (5D) is not consistent for any use listed in this table and not meeting the description listed in
the categories of development and the assessment column.
9. Further information is required to demonstrate how the proposed development is consistent with the
planning scheme in circumstances where a limited amount of the retail development is proposed within
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both the Retail Precinct (5C) and the VMU Precinct (5D), which serve different functions, with the
amount of retail development within the NBC not being transferable between precincts, and in
circumstances where the additional retail development in the Retail Precinct (5C) is code assessable and
therefore permitted.
10. Further information is required to demonstrate why it is necessary or desirable for retail development
to be provided within the High Density Residential Precinct (5E), in circumstances where the amount of
retail development substantially exceeds the expected amount of retail development (7,500m²) within
the VMU Precinct (5D).
11. The proposal plans are to be amended to provide for the expected minimum of 3,000m² of commercial
floor space within the adjacent Business Park Precinct (5A) as reasonably expected under PO84(g).
Response:
6. Amended proposal plans are attached which reduce the scale and intensity of the retail (shop and
food and drink outlet) within the VMU to 7,500m2 which is consistent with the planning intent for
the Retail Precinct 5D.
7. The attached updated EIA concludes in relation to the provision of a full line supermarket in the
VMU development:
• The provision of supermarket floorspace is currently well below the typical average provision
rate experienced throughout Queensland, with an immediate opportunity to increase current
supply by nearly 10,000 sqm to reflect typical average provision rates, and with further
opportunities in the future to expand supermarket provision. This supports the proposed
additional 1,000 sqm of supermarket floorspace over and above the acceptable outcome
specified in Noosa Plan.
• The undersupply of supermarket floorspace is evident from analysis showing that existing
supermarkets in the catchment are overtrading, with combined average sales likely to be
around 40% above typical industry averages.
• Overall, there is a very strong need case for additional retail development at the NBC, including
for the proposed full-line supermarket as well as for other uses in convenience retail, food dining
and non-food retail sectors.
8. Amended proposal plans are attached which:
• propose a mix of consistent uses that are consistent with the planning intent for the VMU
Precinct (5D) including shops, food and drink outlets, bar, theatre, indoor sport and
recreation, office, health care service, research and technology and short term
accommodation;
• reduces the scale and intensity of the retail development to 7,500m2 in the VMU Precinct
(5D) inclusive of a 3,500m2 supermarket.
The amended proposal is consistent with the planning outcomes identified in the Noosa Plan for
the VMU Precinct (5D), the Business Park Precinct (5D), the High Density Residential Precinct (5E)
and the over arching strategic outcomes for the NBC identified in the Noosa Plan.
It is noted that, consistent with Council’s advice in its RFI for the VMU that allowable uses and areas
are not transferable across the NBC Precincts, Stockwell has recently lodged a code assessable
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development application for the expansion of the existing Noosa Civic Centre on Lot 1 comprising
6,500m2 of retail floorspace. This proposal will expand the existing 18,000m2 retail centre in a
way that is consistent with the planning intent for Retail Precinct 5C which envisages a total of
24,500m2 of retail floorspace to be established within this Precinct.
9. This item is the same issue as that raised in item 8. Please refer to our response to information
request item 8 above.
10. Council have indicated clearly to us in our ongoing workshops regarding the VMU proposal since
July 2023 that a key outcome for the VMU is the activation of Main Street with a mix of uses
including shop, food and drink outlets and business and health services. The amended proposal
plans attached seek to activate Main Street in this way.
The location of retail along Main Street within the High Density Residential Precinct 5E, is a direct
consequence of the subdivision of the NBC site pursuant to the Reconfiguration of Lot approval
granted by Council in 2020. The ROL approval post dates the current Noosa Plan and has a
number of practical implications on the extent and layout of the Precincts identified in the Noosa
Plan including the repositioning of the location of Main Street. When overlaying the proposed
development on the Precinct and Zoning Plans, it is important that the impact of the subdivision is
acknowledged and providing the planning intent for the changed element is achieved, a
pragmatic approach ought to be taken by Council.
The planning intent for Main Street is to design a landscaped street scape that is activated by a
mix of uses including shop, food and drink outlets and business and health services. The
amended proposal plans achieve the planning intent and outcomes for Main Street.
11. Amended plans are attached which propose office and health care services only within the Business
Park Precinct (5A), and provide for the development of minimum 3,000m2 of business uses across
the VMU Precinct (5D) and the Business Park Precinct (5A). These business uses are
predominantly located within the stand along business building proposed on the Business Park
Precinct (5A), comprising 2,330m2. The balance commercial space is allocated on the second
level of the southern building within the Village Green. It is also considered likely that additional
administrative and health care serves beyond the 3,000m2 allocated in the proposal plans will
locate through the Village Mixed Use Precinct as has occurred throughout the Noosa Civic Stage 1
development. To this end, we have sought the ability to locate these additional business and
health uses where demanded throughout the Village Mixed Use Precinct.
Issue – Land Zoning
Within the VMU Precinct (5D) to the west there a finger of land excluded from the Major Centre Zone that is
included within the Environmental Management and Conservation Zone and the Recreation and Open Space
Zone, which protrudes into the Major Centre Zone. This is deliberate to provide for a pedestrian link that passes
through village green space for the benefit of the local community in conjunction with the development of the
VMU Precinct (5D) (refer PO84, above).
Under the Recreation and Open Space Zone Code, overall outcome (2)(v), states:
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Development of the Noosa Business Centre includes the provision of an open space area located between the
existing shopping centre and village main street generally in accordance with Figure 7.2.4.5 (Noosa Business
Centre framework and Character Plan). This space is to be mostly open aired with high amenity landscaping
treatments that reflect the contemporary subtropical design of the Noosa Business Centre and provides an
informal meeting and entertainment space for the community. It also includes a portion of land to the north of
Walter Hay Drive which allows for larger sport and recreation uses as well as community uses.
For the NBC, under performance outcome PO14, it is expected that … the first stage of development of the
Noosa Business Centre Village mixed use precinct includes:
h) the creation of an open air village green space connecting the existing shopping centre to the main street
with activated frontages with a minimum area of 3000m²;
i) the village green space being turfed and landscaped including pathways and seating; and
j) a pedestrian link between the Noosa Civic shopping centre building and the main street area that passes
through the village green space.
Limited, if any information, is provided about the level of compliance with the Recreation and Open Space Zone
Code (refer Appendix H).
Under the Environmental Management and Conservation Zone Code, the purpose is to protect and maintain
biological diversity and ecological integrity. Limited, if any information, is provided with respect to the
Environmental Management Conservation Zone Code (refer Appendix H).
Consequently, it is expected that this area of the VMU Precinct (5D) remain vegetated as an entry into the
recreational open space area. It is accepted that in this location an elevated pedestrian walkway or link to “Noosa
Civic” will be provided generally in this location to provide pedestrian connectivity; however, it is not necessarily
intended that this whole area would form part of the built form development as is being proposed.
It is evident from the proposal plans where the proposed “Civic Plaza” to be provided at this location forms part of
the built form for the development, and not pavilions, and does not provide for a village green space that is turfed
and landscaped, which includes a basement carpark beneath that extends to edge of the western easement, with
limited opportunity for deep planting.
The open space area is primarily comprised of paved surfaces with limited vegetation. The trees will be within
elevated planter boxes with limited surrounding area to enable root growth and the development of the trees.
Reference is also made to the comments below with respect to urban design and landscaping.
Information Required:
12. Provide further information demonstrating how the proposed “Civic Plaza” achieves the public open
space outcomes sought under the planning scheme including having an open air village greenspace
comprising 3,000m² that is turfed and landscaped to be used as Green Space/Recreation Open Space
under the NBC Framework and Character Plan.
13. Provide further information demonstrating how the proposed development is compatible with the land
included within the Environmental Management and Conservation Zone and the Recreation and Open
Space Zone.
14. Provide further information demonstrating that the scale of the pedestrian walkway and other
structures, and the use of the walkway (as shown on the Connection Plan under the Landscape Concept
Deign) within the open space area to the west is consistent with the Environmental Management and
Conservation Zone and the environmental covenant over this part of the land.
15. Provide further information demonstrating how the native tree understorey planting, including mature
trees is to be achieved as shown on the Landscape Concept Design given the majority of the proposed
development at ground level is above the basement with no ability for deep planting within the central
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area.
16. Provide further information demonstrating high amenity landscaping treatments that reflect the
contemporary sub-tropical design including:
a) Landscape elevations showing vegetation growth at 5 years;
b) Height/depth of planter boxes and design intent for roofed areas; and
c) Paving that avoids a monolithic appearance.
Response:
12. The detailed design of the 3000m2 Village Green is included in the amended Landscape Concept
Plan attached. Although the location of the Village Green does not directly accord with the area
allocated for this purpose in the zone and precinct maps, the effective location of the Village Green
is largely determined by the approved subdivision and resulting layout of Main Stret, the allocation
of the existing Noosa Civic connection point and the need to achieve one of the primary purposes
of the Village Green which is to connect the existing Noosa Civic Centre from the eastern side of
the pedestrian connection bridge through the VMU to Main Street.
The proposed Village Green achieves the key planning outcomes and intent in the following ways:
• A 3000m2 purely civic space for recreation and enjoyment by the community and residents
of the VMU;
• The VMU is designed so that the Village Green is the heart of the development either facing
onto or connecting to the Village Green civic spine. It provides a platform for community
engagement, cultural events, social interactions and recreation;
• pedestrian pathways along and through the Village Green provide for a pedestrian link from
north to south connecting the existing Noosa Civic Centre with Main Street;
• the Village Green incorporates features such as substantial shade trees, gardens, lawns,
seating areas, elevated areas that offer views of the natural landscape of the retained Open
Space Area (Covenant J), covered connections and a children’s play area;
• at its western end the Village Green has an appropriate zone of hard landscaping to provide
a space for community events and incorporates a children’s pop jet fountain. By creating
this multi functional event space, visitors are provided with a connection to the open space
area, fostering a sense of appreciation for the surrounding open space landscape while
providing a public space for events and entertainment.
13. The nomination of land for the Village Green and its inclusion in a combined Environmental
Management and Conservation Zone in the current Noosa Plan was not done in consultation with
Stockwell. From our perspective, if the zoning of this land as Conservation and Environmental
Management is intended to preserve the vegetation as an open space area, such zoning post dates
and is inconsistent with the 2003 Infrastructure Agreement entered into by Stockwell and Council,
which clearly identifies and limits the open space areas required to be preserved for the future
stages of development in the NBC.
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Putting this aside, the VMU places the Village Green at the heart of the development and its design
meets the planning intent and outcomes for the Village Green set out in the Noosa Plan.
14. This information item raises the same issues as those raised in items 12 and 13. Please refer to
our information response to items 12 and 13 above, the attached amended proposal plans, the
Statement of Architectural Intent and the amended Landscape Concept Plan.
15. Please refer to the design detail set out in the amended Landscape Concept Plan.
16. Please refer to the design detail set out in the amended Landscape Concept Plan.
Issue – Detail about the nature and type of Uses
The proposal plans provide limited information about the nature and extent of the uses being proposed with
overall floor areas provided. Insufficient information is provided about the extent of the various uses within Lot 3
and Lot 7. This includes the floor areas for the extent of retail development within each lot, which are to
standalone in terms of the provision of carparking etc. Further, the application material does not inform the floor
areas of other uses being proposed, including indoor sport and recreation and what is meant by entertainment
given the change to the uses.
The town planning report states, … the development application seeks a Development Permit for a Material
Change of Use for the following:
• Accommodation Activities (Multiple dwelling, short-term accommodation)
• Business Activities (Food and drink outlet; office; shop; shopping centre)
• Community activities (Health care service)
• Entertainment activities (Bar; Hotel; Theatre; Indoor Sport and Recreation). (emphasis
added)
Despite the above, a number of the above uses were deleted from the Amended DA Form 1 – Application Details,
with little information provided about the change. Further, some of the comments made under the responses to
the Major Centre Zone Code (PO3 & PO4 - refer Appendix H) refer to the uses that have been deleted from the
application, such as a health care service. Further, the response to the Entertainment Activities Code refers to a
range of entertainment activities including bars and hotels, which have also been deleted from the application
(refer PO1 - Appendix H).
Under the Major Centre Zone Code, overall outcome (4)(f) states:
A small format supermarket, entertainment activities such as cinemas, hotel, bars, as well as short-term
accommodation opportunities and community uses develop in the precinct.
Performance outcome PO5, states:
The Noosa Business Centre, as a principal function provides for employment growth in key priority employment
sectors for Noosa Shire, by enabling a wide range of business, commercial and community activities, as well as
retaining development capacity in the longer term to take advantage of potential future employment
opportunities.
While a cinema (Theatre) has been applied for, a number of the uses expected in the VMU Precinct (5D) were
deleted from the application. While a shopping centre has been applied, which means … the use of premises for
an integrated shopping complex consisting mainly of shops, this definition is broad and provides no certainty
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about the mix of uses reasonably expected within the precinct. It is not accepted that the definition of a shopping
centre extends to include a hotel, bar or health care service.
Under PO4 of the Major Centre Zone Code, it is expected that … development provides for a range of business
activities that serve the highest level needs of businesses, residents and visitors within the Shire, and offers a
higher level and more diverse range of employment opportunities than other centres in Noosa Shire.
It is evident from the application material that the primary use being applied for is for retail development,
including a shop and shopping centre, which will comprise 13,700m². This limits other potential employment
generating uses, with a limited amount (2,800m²) being provided for purely office use. While 1,540m² of the floor
area is stated to be for entertainment, it is unclear what is meant by this use, given the above, with a cinema
(Theatre) being separately defined.
Information Required:
17. Further information is required to demonstrate the proposed development achieves the expected mix of
uses within the VMU Precinct (5D), including a limited amount of additional retail development, hotel,
bars and community uses, which are not provided with the current proposal.
18. Further information is required about the nature and extent of the uses being proposed including the floor
areas the various uses to be shown on amended floor plans for the development, including within the
separate lots (Lot 3 and Lot 7) given that land is not being amalgamated and each component of the
development needs to stand-a-lone in terms of the provision of carparking and other built form outcomes
being sought under the planning scheme.
19. Provide updated responses to the relevant codes having regard to the actual uses that are being proposed
for the development, while having regard to the mix of uses reasonably expected within the Major Centre
Zone, as a whole.
Response:
17. In response to Item 17, the proposal plans have been revised to include a mix of the following
consistent uses throughout the VMU development:
• Shop
• Food and Drink Outlet
• Office
• Health Care Service
• Indoor Sport and Recreation
• Theatre
• Bar
• Research and Technology
• Multiple Dwelling
• Short Term Accommodation
• Shopping Centre (overall use)
Refer to amended DA Form 1 attached.
Further, to assist Council with understanding the nature and extent of development proposed
throughout the VMU development, and to ensure that only consistent uses establish in the various
Major Centre Precincts across the VMU, we have nominated “Development Precincts” on the
proposal plans. The proposal plans identify the area and the intended mix of uses proposed
within each Precinct.
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The proposed Precincts include:
• Village Mixed Use Precinct;
• Bar and Dining Precinct;
• Recreation Precinct;
• Business Precinct;
• Arts and Innovation Precinct;
• Residential Precinct.
Please refer to the attached proposal plans for areas and uses proposed within each Precinct.
Interchangeability of consistent uses within each Precinct is proposed, with a retail floorspace cap
of 7,500m2 (Food and Drink Outlets, Shops inclusive of supermarket) is sought to be conditioned
on the VMU Precinct and the Bar and Dining Precinct.
18. The amended proposal plans provide for the landscaping and servicing of Lot 3 and Lot 7 as stand
alone development sites and are individually compliant with the relevant requirement under the
Noosa Plan.
18. Updated responses to all relevant codes have been prepared and are attached. The proposed mix
and location of uses is consistent with the planning outcome and intent for the Major Centre Zone
and for the Village Mixed Use 5D Precinct, the Business Park 5A Precinct and the High Density
Residential 5E Precinct.
Issue - Integration with the Transit Centre
Under the Major Centre Zone Code, overall outcome (3)(h), states:
Development provides an integrated built form with visual and physical connectivity across and throughout the
Noosa Business Centre including the subregional transit facility.
Further, overall outcome (4)(h) states:
Development is designed and sited to visually and physically integrate well with the subregional
transit facility.
Under the development approval for Reconfiguring a Lot, it is proposed that the transit centre be located within
Lot 24, which is subject to a further planning scheme amendment1. Consequently, it is reasonably expected that
development will be integrated with the proposed transit centre in this location. While a pedestrian pathway is
provided along the proposed internal roadway, the proposed development does not integrate or have any real
association with the proposed development given the landscape buffer, parking and access to the basement
carpark to the north.
The proposal does not provide a high-quality pedestrian environment that connects with the subregional
transport facility at the entrance to the ’main street’.
Information Required:
19. Provide amended proposal plans demonstrating how the proposed development has been designed and
sited, both visually and physically, to be integrated with the proposed subregional transit facility, which is
now to be located within Lot 24.
20. Provide further information that demonstrates safe, convenient, and amenable pedestrian connectivity
from the proposed development to the sub-regional transit facility
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Response:
19. The proposed VMU has been designed, both visually and physically, to not only integrate and
connect with the future Transit Hub to be established on Lot 24, but to maintain or improve
integration and connectivity from the VMU to the entire NBC.
As the VMU is located at the heart of the NBC, and given the VMU’s function to provide the much
needed amenity and services to underpin the future business, innovation and residential
development across the NBC, we agree that it is critical that effective connections and walkability
is achieved. To this end, the design of the VMU is premised on achieving the following key
connections:
• connection from the existing Noosa Civic Centre (Lot 1) to the proposed Village Mixed Use
development via a suspended bridge over the retained open space area along the western
boundary of the site (OS7);
• a key function of the central Village Green civic spine is to provide a connection from this
bridge through to Main Street;
• an east west connection is proposed through the base of the Transit Lot to facilitate
connectivity between the existing Noosa Civic Centre on Lot 1, the recently proposed Noosa
Civic Stage 2 expansion, the north section of the VMU via the proposed business buildings on
Lot 3 and down along Main Street;
• Laneway and pathway connections are establishes through the business and residential
buildings in the VMU, through the Village Green, into Main Street; and
Please refer to the attached Connectivity Plan Dwg A-DA-0110 which shows proposed
connections internal to the development, key connections to the balance NBC precincts and
beyond and key connections to the future Transit Hub.
20. Please refer to our response to information request item 19.
Issue – Residential Development
It is noted that the Visitor Accommodation Code has not been addressed in the application material, which is
relevant to the assessment of the proposed short-term accommodation.
Under the Visitor Accommodation Code, overall outcome (2)(f) states …visitor accommodation located near
permanent residents does not detract from the amenity enjoyed by residents.
Performance outcome PO22, states:
Except where in the form of a serviced apartment or hotel room the short term accommodation use is provided
with sufficient kitchen, dining, laundry and common room facilities to accommodate the needs of visitors and
resident staff.
Performance outcome PO25 states (in part):
Short term accommodation in a single dwelling is limited to formats compatible with the character and use of
the area so as not to cause unreasonable loss of residential amenity, having regard to:
Under the Dual Occupancy and Multiple Dwelling Code, Performance outcome PO6, states:
Where dwellings form part of a mixed use development, the development provides residents with reasonable
privacy and security.
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Specifically, under acceptable outcome AO6.2, states:
Clearly marked, safe and secure parking areas are provided for residents and visitors which are separate from
parking areas provided for other site users.
Within the High Density Residential Precinct, overall outcome states:
The High Density Residential Precinct develops into a modern sub-tropically designed neighbourhood with a
high level of amenity, privacy and landscaped open spaces for residents.
The development application provides for Multiple dwellings and Short-term accommodation over the proposed
96 units. While both of these uses are expected within the VMU Precinct (5D) the visitor accommodation
component is not consistent within the High Density Residential Precinct (5E).
The application material does not explain how these two uses are to operate in conjunction with each other,
within a mixed use built form. The proposed development does not articulate whether some or all of the units
will be used for visitor accommodation and permanent residential living and if it is intended that these uses will
occur concurrently in the same units.
While it is accepted that these uses are both of a residential nature, they are not necessarily compatible where
located within the same mixed use building and or side by side. Consequently, further information is required to
explain how these uses are to operate within the same 96 units.
While the proposal provides some detail about the size of the units, number of bedrooms and the amount of
private open space, no kitchens are shown on the proposal plans, and it is assumed that all of the dwellings will
be self-contained, including laundry and common room, facilities.
The proposal plans do not show where it is intended to provide resident and visitor parking within Lots 3 & 7, and
it is not explained how this is work in practicality.
With respect to the residential component, the proposed development does not provide any landscaped open
space for residents.
It is also noted that the proposed retail development extends into the High Density Residential Precinct (5E), with
about 1,090m² of retail proposed at ground level.
Information Required:
21. Provide an assessment against the Visitor Accommodation Code.
22. Provide amended proposal plans showing the location of the parking for both the multiple dwelling, short-
term accommodation and visitor parking that is separate from the commercial, business and
entertainment uses on the site.
23. Provide further information demonstrating that it is appropriate for the proposed short- term
accommodation and other retail uses (shop, shopping centre & food and drink outlet) to be provided within
the High Density Residential Precinct (5E), in circumstances where none of the above uses are consistent
under Table 5.5.5.7.
24. Provide amended plans showing the proposed kitchen, laundry and any common room facilities within the
proposed units.
25. Provide further information about how the residential amenity will be maintained if some of the units are
being used for permanent residential living and visitor accommodation together, and potentially side by
side.
26. Provide amended proposal plans that show landscaped open space areas for residents of the proposed
units.
Response:
21. A detailed assessment of the revised proposal against the Visitor Accommodation Code is
attached.
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22. The proposal plans have been amended to locate the short term accommodation on levels 1 and
2 along the Village Green civic spine. Conversely, the revised proposal plans locate the multiple
dwellings (build to rent) accommodation away from the Village Green civic spine along Main
Street. It is considered that these styles of accommodation are well suited to the locations
proposed within the development.
The short term visitor car parking is proposed to be located in the basement car park on Lot 3.
The visitor carparking will be marked reserved for short stay residents, and its usage will be
monitored and enforced by the Noosa Civic on site security team. The basement carpark will be
accessed by visitors via lift wells situated at the ground floor of each residential pavilion building.
We have also located secure bicycle storage adjacent to each basement lift access to be utilised
by the short stay visitors.
The multiple dwelling car parking is located on the western side of the at grade car park on Lot 7.
The carparking will be marked reserved for multiple dwelling residents and their visitors, and its
usage will be monitored and enforced by the Noosa Civic on site security team. The residential
carparking will be covered by light weight shade structures. Whilst at grade public bicycle
storage is located at the northern and southern ends of the resident car park, it is intended that
residents of the Lot 7 accommodation will also be given access to the secure bicycle parking in the
Lot 3 basement for longer term bicycle storage.
23. The proposal plans have been amended to locate the short term accommodation on levels 1 and
2 along the Village Green civic spine. Conversely, the revised proposal plans locate the multiple
dwelling (build to rent) accommodation away from the Village Green civic spine along Main
Street. It is considered that these styles of accommodation are well suited to the locations
proposed within the development.
24. The internal layout of the accommodation has been improved and details of the internal layouts,
dimensions and inclusions are shown in the revised proposal plans.
25. The proposal plans have been amended to locate the short term accommodation on levels 1 and
2 along the Village Green civic spine. Conversely, the revised proposal plans locate the multiple
dwelling (build to rent) accommodation away from the Village Green civic spine along Main
Street. It is considered that these styles of accommodation are well suited to the locations
proposed within the development.
Further, the short term accommodation has been designed taking into account the
recommendations of the Noise Impact Assessment to ensure that the residential amenity will be
maintained at all times.
26. The proposal plans and the Landscape Concept Plan have been revisited to ensure that visitors
and residents have access to significant open space.
Primary landscaped open space with a high level of sub-tropical “Noosa Style” amenity is
provided for visitors, residents and workers alike by the 3000m2 Village Green. The Village
Green is a truly civic space which will provide extensive landscaped shaded areas and covered
cross connections for passive recreation, large open turfed and paved areas for active
recreation including a children’s play area and a separate paved area at the western end that
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provides both active waterplay and opportunity to hold community, cultural and entertainment
events with a backdrop of the extensive 30-35m vegetation in the Covenant J Open Space zone.
Refer to the Architectural Plans and Architectural Statement of Intent prepared by the Buchan
Group, together with the Landscape Concept Plan prepared by Wild Studios, for further
information on the provision of landscaped open spaces for residents, workers and visitors alike
that will contribute to providing a modern sub-tropically designed neighbourhood with a high
level of amenity.
Issue – Built Form and Urban Design
Under the Strategic Framework, at part 3.3.5(s)(D), states
Development of the Noosa Business Centre is to be consistent with the Noosa-style village character
incorporating subtropical design with low-scale pavilion style buildings at human scale with high amenity
landscaping breaking up built form and linking to a village green and an open space corridor. Large boxlike
buildings are avoided. (emphasis added)
Under the Major Centre Design Code, overall outcome (2)(I) states:
Development creates vibrant and safe activity centres, with attractive and functional buildings and streets
with integrated high amenity landscaping, open space and public places.
Overall outcome (2)(p), states:
Development is well designed reflecting: a subtropical; 'Noosa' style with emphasis on indoor and outdoor
connections, variety in façade treatment through articulation and materials, creation of shade on public
spaces and landscaping around sites and on buildings in accordance with PSP5 Sustainable Design Code; and
best practice in sustainable design, including excellence in energy and water conservation and resilience to
the impacts of climate change in accordance with 9.4.6 Sustainable Design Code and PSP5 Sustainable
Building Design.
For the Noosa Business Centre, overall outcome (3)(c), states:
Development occurs in distinct settings defined by:
i. A network of open space with distinguishable development precincts;
ii. supplementary landscaping treatments and a central community village green space;
iii. distinctive and subtropical design elements appropriate to the precinct and the setting and which are
immediately recognisable as having a ‘Noosa’ style.
Overall outcome (3)(f), states:
Buildings are distinctive in design and interspersed with attractive and low key informal spaces that retain
existing mature vegetation.
For the Village Mixed Use Precinct, overall outcome (b) states:
Limited additional retail uses concentrate in the main street which forms the core of the precinct with
continuous active street frontages and public realm with a high standard of landscaping providing good
amenity and on street parking.
Further, overall outcome (c), states:
Buildings, where not located on a site identified as having a primary active frontage, develop in a pavilion
style allowing for pedestrian permeability and landscaping between buildings to overall create a place
recognisable as having a Noosa style.
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For the High Density Residential Precinct, overall outcome (a) states:
The High Density Residential Precinct develops into a modern sub-tropically designed neighbourhood with a
high level of amenity, privacy and landscaped open spaces for residents.
Overall outcome (d) states:
Development is designed using sub-tropical style in the Noosa Style with good pedestrian connectivity and
integration with other centre uses, a high standard of architectural design, landscaping and private and public
open spaces.
In terms of building height, performance outcome PO16 states:
Buildings and other structures:
a) are low rise and have a visual bulk and architectural scale consistent with structures on adjoining or
nearby land;
b) have the following maximum building height:
i. for Noosa Junction three storeys;
ii. for the Noosa Business Centre two storeys, except a gateway site or a mixed- use building
incorporating a residential use which may be three storeys
c) do not visually dominate the street, surrounding spaces or the existing skyline; and
d) preserve the amenity of surrounding premises including privacy, views and access to sunlight.
In terms of site cover, performance outcome PO17, states:
The site cover and plot ratio of buildings and other roofed structures:
a) is of a scale that is compatible with surrounding development;
b) does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of
the site;
c) maximises the retention of existing vegetation and allows for additional soft landscaping between
buildings;
d) where including residential development, allows for adequate area at ground level for outdoor
recreation and other site facilities; and
e) …
Performance outcome PO24, states:
Buildings and other structures present a high-quality streetscape with design elements and building forms
that:
a) define the street and public spaces;
b) provide a consistent building alignment fronting the street and public spaces;
c) contribute to the streetscape activity and vibrancy of the centre;
d) create pedestrian scale and visual interest;
e) contribute to their setting, including the skyline; and
f) provide areas for outdoor dining and meeting opportunities on the ground level.
Further, performance outcome PO25, states:
Buildings on corner sites define the street intersection and include interesting or decorative features and design
elements.
Information Required:
27. Provide further information and or design changes to demonstrate the proposed development is well
designed reflecting: a subtropical; 'Noosa' style with emphasis on indoor and outdoor connections,
variety in façade treatment through articulation and materials, creation of shade on public spaces and
landscaping around sites and on buildings in accordance with PSP5 Sustainable Design Code, in
particular PSP5 in relation to SC7.6.3 Noosa Design Principles (3)(viii), (ix), (x) and (xi).
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28. Provide revised plans and/or further information showing the buildings are proposed to be developed
in a “pavilion style” allowing for pedestrian permeability and landscaping between buildings to overall
create a place recognisable as having a Noosa style.
29. Provide further information detailing the provision of landscaped open spaces for residents that will
contribute to providing a modern sub-tropically designed neighbourhood with a high level of amenity.
30. Provide further information, including detailed elevations and/or perspectives, demonstrating the
proposed development will be articulated to effectively mitigate the visual impact of its bulk and that it
will have an architectural scale consistent with nearby structures.
31. Provide further information, including detailed elevations and/or perspectives, demonstrating the
proposed development will be articulated to effectively mitigate the visual impact of its bulk and that it
will have an architectural scale consistent with nearby structures.
32. Provide further information demonstrating the proposed development
a) Will have a visual bulk and architectural scale consistent with structures on adjoining or nearby
land;
b) Will not present an appearance of bulk to adjacent properties, roads, or other areas in the vicinity
of the site;
33. Provide further information demonstrating how the proposed development in this location will
provide for a high-quality streetscape with design elements and building forms that meet the
outcomes expected under performance outcome PO24. Further, how the proposed development with
the large building effectively on a corner site provides for an interesting and decorative features and
design elements consistent with performance outcome PO25.
34. Provide plans that clearly shown the extent the area of land affected by the proposed development for
the purpose of determining site area, site cover, plot ratio, landscaping area and what is meant by
landscaping cover.
Response:
28. The attached revised Architectural Plans and the Architectural Statement of Intent prepared by
Buchan Group, together with the Landscape Concept Plan prepared by Wild Studios, include the
detail needed to showcase how the design elements of the amended proposal combine to facilitate
the creation of a new sub-tropical built environment that responds to the Noosa Design Principles.
29. The amended design proposes a revised masterplan that locates a series of smaller scale 2-3 storey
“pavilion style” at grade buildings in precincts that are connected by a series of landscaped external
and internal connections and public spaces that focus on providing great amenity for the public
around and through the development. Refer to the revised Architectural Plans and the
Architectural Statement of Intent prepared by Buchan Group, together with the Landscape Concept
Plan prepared by Wild Studios.
30. Primary landscaped open space with a high level of sub-tropical “Noosa Style” amenity is provided
for visitors, residents and workers alike by the 3000m2 Village Green. The Village Green is a truly
civic space which will provide extensive landscaped shaded areas and covered cross connections for
passive recreation, large open turfed and paved areas for active recreation including a children’s
play area and a separate paved area at the western end that provides both active waterplay and
opportunity to hold community, cultural and entertainment events with a backdrop of the extensive
30-35m vegetation in the Covenant J Open Space zone.
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Secondary landscaped open spaces providing “Noosa Style” amenity are provided by 5m wide
landscaped footpaths on both sides of Main St, laneways and courtyards between the various
pavilion buildings, a series of arbours across the northern carpark and an 11m wide x 40m long
partially covered low scale pedestrian bridge running through the densely vegetated Covenant J
Open Space zone.
Specific landscape components including feature trees, shade trees, street trees, garden beds,
underplanting, landscaped arbours and trellises are focused on the use of native species
appropriate to a sub-tropical and “Noosa Style” design outcome.
Refer to the Architectural Plans and Architectural Statement of Intent prepared by the Buchan
Group, together with the Landscape Concept Plan prepared by Wild Studios, for further information
on the provision of landscaped open spaces for residents, workers and visitors alike that will
contribute to providing a modern sub-tropically designed neighbourhood with a high level of
amenity.
31. The revised Architectural Plans include detailed elevations and perspectives, demonstrating that the
proposed development will be articulated to effectively mitigate the visual impact of its bulk and
that it will have an architectural scale consistent with nearby structures. Reference should also be
made to the detailed Architectural Statement of Intent which explains the design approach and the
likely outcomes for the bulk, scale and visual impact of the buildings throughout the proposed
development.
32. The development primarily fronts Main St and the common boundary with the future Transit Centre
to the north and consists of a series of mixed use two and three storey building elements that both
activate and present to the street.
The larger building footprints for the cinema and indoor recreation uses have been positioned in the
most appropriate part of the development site being the south-west corner. The cinema complex
on Level 1 has been purposely located away from the Village Green in a location that best utilizes
the visual benefits created by the sleeving of the balcony accessed office, indoor sport and
recreation tenants. This horizontal separation in addition to the interplay of various roof heights
along the two-level section of the Village Green substantially reduces the visibility of larger cinema
auditoriums. In addition, the purposeful arrangement of the individual cinemas has been carefully
considered to reduce as much as possible, their appearance above the eaves lines of sleeved
building forms adjacent or below.
The revised Architectural Plans include detailed elevations and perspectives, demonstrating that the
buildings proposed in the Village Mixed Use development have been designed and articulated to
ensure their visual bulk and scale is consistent with nearby structures. Reference should also be
made to the detailed Architectural Statement of Intent which explains the design approach and the
likely outcomes for the bulk, scale and visual impact of the buildings throughout the proposed
development.
It is also noted that the proposed development sits in the heart of the Noosa Business Centre
adjacent to the retained open space area (Covenant J) where the 35 metre tree canopy provides a
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visual buffer and backdrop in the west to the buildings that line the Village Green. Additionally,
the Noosa Business Centre is bounded by significant retained open space buffers to the entire
extent of Eenie Creek Road and Walter Hay Drive.
33. Item 33 is a repeat of Item 32. Refer to our response above at Item 32.
34. Refer to our response above at Item 32.
35. As noted in our Item 32 response, the development primarily fronts Main St and the common
boundary with the future Transit Centre to the north and consists of a series of mixed use two and
three storey building elements that both activate and present to the street.
Built form consisting of 3 storeys on the east side of Main Street whether mixed-use or wholly
residential use comprises four buildings directly engaged with the lot boundary of Main St and onto
a 5m wide high quality landscaped footpath with street trees underplanting and seating zones. Four
individual buildings are connected either by recessed shared landscaped courts to access the upper
levels of the residential units or alternatively in the central location are separated by a landscaped
courtyard that provided direct east west access to the Village Green across Main St or to future
development in the residual area of Lot 7 to the east.
The location of shops, cafes and services along Main Street, recessed landscape entry courts that
provide meeting opportunities that activate the footpath and upper-level balconies that overlook
the Main St combine with the built form outlined in the response to Item 4 to appropriately
respond to PO 24.
Built form consisting of 3 storeys on the west side of Main Street, both directly sleeved to the
supermarket on the south of the Village Green and the eastern most pavilion building to the north
of the Village Green, have a similar mixture of uses, a scale, architectural language, materiality and
extent of activation and landscape as that described previously for the eastern side of Main St.
These buildings also respond appropriately to the requirements of PO 24 and when combined they
provide a highly focused activated high quality pedestrian precinct in the middle of Main St and
appropriately integrated with the Village Green civic spine.
In respect of development at the northern end of Main St being defined as a key corner site, it is
important to note that this development is situated in the Business Park 5A Precinct which has
direct overview and pedestrian connection to a Future Transit Centre to the north and proposed
east-west connectivity to the existing Noosa Civic retail centre and Main St. The two pavilion
buildings adopt design principles that have been effected on the Lot 22 Medihub development
currently under construction at the NBC. These buildings are intended for multiple business or
medical tenants and are primarily designed for a primary access using a full “wrap-around” upper-
level perimeter balcony and a ground level external walkway. These balconies are connected by a
landscaped court and arbour entries that provide covered access to lifts and stairs. This landscaped
courtyard is visible from both the future transit centre connection to the north and the open
landscaped carpark to the south as well as from the adjacent retail and carpark of the existing
Noosa Civic. The purposefully designed perimeter balcony /walkway access arrangement allows for
visitors and workers to always be engaged with the adjacent Main St, Future Transit Centre and
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other appropriately landscaped footpaths and planting zones. The design maximizes pedestrian
activation around and through the buildings on both levels and enhances connectivity to adjacent
uses- Main St, future Transit Centre and the north-south pedestrian easement adjacent Covenant J
Open Space.
The design incorporates complementary large overhanging skillion roofs activated balconies and
ground level walkways which directly address the street and locate the carpark behind it . This
externalized activation over two levels provides an appropriate human scale to the development at
this northern end of the site.
In combination with the two-storey building scale, skillion roof forms, balcony battening and screen
articulation, vertical landscaping street and feature trees, ground level planting the buildings
articulation and exposure to this corner is being driven by its function in the revised master plan as
a significant connector to many components of the broader precinct outside of the proposed
development
36. The revised Architectural Plans clearly show the area of land affected by the proposed development
for the purpose of determining site area, site cover, plot ratio landscaping area. Please refer to the
attached Site Plan which shows the extent of development on Lot 3 and Lot 7 (and for the combined
development), and the Development Area Plan which shows site area, site cover, plot ratio and
landscaping area for Lot 3 and Lot 7 (and for the combined development).
Issue – Landscaping
Under the Major Centre Zone Code, overall outcome (2)(I) states:
Development creates vibrant and safe activity centres, with attractive and functional buildings and streets with
integrated high amenity landscaping, open space and public places.
For the VMU Precinct, overall outcome (3)(b) states:
Limited additional retail uses concentrate in the main street which forms the core of the precinct with
continuous active street frontages and public realm with a high standard of landscaping providing good
amenity and on street parking.
Further, overall outcome (d), states:
Car parking is located to the rear of or under a building and screened from the street, or otherwise without a
presentation to the primary frontage and with good connectivity for pedestrians to other destinations within
the precinct.
Under the Noosaville Local Plan Code, overall outcome (e), states:
Development design and siting responds to the relatively flat topography of Noosaville by creating visual
interest and differentiation in built form through design and the application of:
a) a range of textures, colours, styles and finishes;
b) a range of architectural elements within the context of a sub-tropical architectural theme;
c) varied roof heights, that cumulatively make a positive contribution to an interesting skyline;
d) varied setbacks which create opportunities for both landscaping and design variety; and
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e) retention of mature trees and the provision of new landscaping which create attractive spaces
between buildings.
While the Landscape Concept Design report provides a response to the Landscape Code at part 5.1, there are no
comments provided explaining how the development as a whole meets the overall landscaping objectives for the
NBC, including being consistent with a Noosa Style. Landscaping is to be integrated with the built form and
provide for significant areas of deep planting.
The report claims the proposal complies with all the applicable provisions; however, it is unclear if compliance is
with the acceptable outcomes (AO) and/or the performance outcomes (PO). Further, how the landscaping will be
integrated with built form and the expected with the village green and open space is not adequately explained.
Information Required:
36. Provide a summary of landscape areas and number of canopy trees to demonstrate compliance with
AO11.1 and AO11.2 or otherwise how the development meets the performance outcome 11.
37. Provide landscape elevations of the Main Street (including under croft frontage), Civic Spine and eastern
car park to demonstrate compliance with performance outcomes PO2, PO3, PO5, PO6, and PO11.
Landscaping should be depicted at 5 years growth.
Response:
The revised Landscape Concept Plan includes a detailed assessment of compliance all of the applicable
provisions of the Noosa Plan.
Key aspects of the proposed landscaping which ensure compliance with the applicable provisions and
provide a direct response to the general statements made by Council regarding the Landscape report
include:
• The proposed design centres around a high amenity, functional and welcoming Village Green,
surrounded by high quality landscaped streets. The Village Green incorporates open space that is
welcoming and malleable, and that uses undulating lawns with high quality native planting,
feature trees and seating areas creates to create a vibrant and attractive hub. The streets feature
native street trees, providing colour and shade to both sides of the streets, and lush sub-tropical
understorey that reflects the surrounding natural environment. Differentiating surface treatment
delineates between pedestrian, vehicular and parking areas, with landscape acting as a buffer.
Bio-retention swales collect and filter water and incorporate trees and shrubs where areas allow.
The elevated pedestrian crossing across the retained vegetation leads the public into the open
space in the Village Green, delivering people to a breathable and landscaped space.
• The proposed design creates a Main Street identity that differs from other areas through the use
of high-quality landscaping, surface treatments and pedestrian circulation routes. Native and
colourful trees and understorey creates a lush and cool character, with additional landscaping
opportunities along building frontages to soften and green the architecture fronting Main Street.
On street parking is provided to the Main Street frontages, with cyclist and pedestrian
infrastructure catering to non-vehicular traffic. Active frontages and pedestrian infrastructure
means the Main Street will be a vibrant and highly utilised space.
• The proposed design positions car parking areas to the rear of buildings, avoiding any significant
visual imposition on the street. The proposed landscape creates a soft, green and lush screen to
the car park areas, while retaining critical views into and out of the space as required. Pedestrians
are connected from car park areas through dedicated pedestrian corridors, directed towards the
Village Green and surrounding precincts. Shade and protection is positioned over vehicles and
pedestrians to create a journey and experience that is as enjoyable as possible within carparking
areas.
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• Within the landscape, a diverse range of surface treatments, materiality and vegetation creates a
layered and visually coherent design response. The materiality of the landscape extent responds
to and respects the architectural narrative, ensuring a holistic design approach.
• Existing mature vegetation has been retained and protected along the northern boundary as
indicated in the revised Landscape Concept Plan. Additional significant trees will be provided
across the site, including a designated deep planting zone to the north-eastern boundary of the
site, providing visual screening to the carparking area. Landscaping between buildings, along
pedestrian corridors, streetscapes and the Village Green ensure a fully integrated and extensive
landscape approach, with significant allowance for the natural environment to bleed into the built
form extent.
• The Noosa Business Centre landscape, urban design and character objectives under PSP7 of the
Noosa Plan and the associated Framework and Character Plan were referred to during the design
process for the site. The proposed design reflects the unique character of Noosa through the use
of local architectural vernacular, high-quality integrated landscaping, a dedicated and identifiable
Main Street character and streetscape, and the screening of carparking areas from the street.
Further, the retention of key vegetation at the northern boundary and additional deep planting to
the north-eastern boundary provides a natural screen to the site. The Main Street incorporates
active frontages with high quality landscaping to promote a pedestrian friendly environment, with
surface treatments and raised crossings providing clear delineation between pedestrians, cyclists
and vehicles. Further, the Village Green connects pedestrians through the site to adjoining
precincts and the proposed Main Street area through a controlled, landscaped and fully
pedestrianised environment. Clear paths of travel are provided with undulating landforms and
native feature vegetation incorporated to provide a cool, green and lush environment. The Village
Green has been designed for meeting, gathering and informal activity within a shaded and
protected environment. The eastern end of the Village Green is a dedicated ‘Special Place’, with
significant feature trees, surface treatment, seating opportunities and pedestrian crossings
identified.
• The attached Landscaping Code Assessment provides detailed responses and explanations of
compliance with each Acceptable Outcome and where necessary, Performance Outcomes. The
proposed design is a holistic response to the site, and the incorporation of landscape and
architecture ensures an integrated outcome where the site becomes visually harmonious and
where the landscape and architecture respond to each other. Tree planting and high-quality
landscape areas have been located to ensure screening from visually undesirable land uses such
as car parking areas and back of house, and the location of the Village Green as a central
landscaped spine provides a visual and physical softening to the overall site experience.
36. The revised Landscape Concept Plan provides a detailed explanation of compliance with AO11.1 and
PO11, including that the proposal:
• Complies with AO11.1:
The north-eastern carpark provides a total of 52 trees for 192 parking bays (1 new tree provided
for every 3.75 new outdoor ground car parking spaces), and the south-eastern carpark provides a
total of 44 trees for 86 parking bays (1 new tree provided for every 1.95 new outdoor ground car
parking spaces;
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• Complies with PO11:
Garden beds in the south-eastern carpark provide the minimum area required, however garden
beds within the north-eastern carpark do not. In this instance, it is proposed that stratacells are
utilised to provide the remaining area required under the carpark surface. (Refer LC-01 1.1 Plans).
This allows for a long run of landscaping through the centre of the carpark, softening the
hardscape and providing shade in the parking area.
37. Elevations and sections are provided for Main Street, the Civic Spine (Village Green) and the eastern
car park in the revised Landscape Concept Plan. These elevations and sections reflect the
requirements under PO2, PO3, PO5, PO6 and PO11 of the Landscaping Code, and depict tree growth
at 5 years
Issue – Issue – Flooding, stormwater quality, water efficiency and reuse Issue – Flooding
The natural drainage channel within Covenant J on Lot 1 provides conveyance for most of the “Noosa Civic” site.
Peak flood levels within this channel need to be established in order to demonstrate that the development will
achieve adequate freeboard and flood impacts will not result from the works.
Information Required:
38. Provide calculations/modelling for flow within the natural drainage channel within Covenant J on Lot 1 in
order to establish the peak flood levels in the DFE (1%AEP including allowance for climate change at 2100).
Provide sections which show the DFE level relative to the minimum opening elevations in the basement car
park and demonstrate that a minimum freeboard of 300mm is provided.
Response:
38. A flood assessment of the natural drainage channel within Covenant J on Lot 1 has been
undertaken to determine peak flood levels in the 1% AEP flood event (with allowance for climate
change at 2100) under both existing and developed (with stormwater quantity mitigation)
scenarios. Details of this flood assessment, with peak flood water levels, velocities and water
depths can be found in the attached revised SWMP.
The 1% AEP flood event water levels within the natural drainage channel can also be found in the
revised earthworks sections found in the revised SWMP and Serviceability Report. It is noted that
these levels are slightly above the minimum basement level, however the minimum opening
elevation between the basement and Covenant J are a minimum of 1.5m higher than the
basement floor level based on the architectural drawings. As such, 300mm freeboard between
the openings of the basement wall and the 1% AEP flood levels is achieved.
Issue – Stormwater Quantity
The analysis of stormwater quantity impacts is required to include allowance for climate change, and it is not
clear whether this has occurred. Detention to mitigate the 63%AEP in order to achieve the Waterway stability
design objectives is supported. Consideration should be given to whether detention for events beyond the
63%AEP is required based on analysis of the drainage channel in Covenant J and further downstream system.
Information Required:
39. Provide an updated SWMP and stormwater detention analysis which addresses the following:
• Clarify whether rainfall intensities have been increased to account for the effects of climate
change at year 2100, and if not provide a revised analysis for the 1%AEP which includes allowance
for climate change.
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• Consider whether detention for events greater than the 63%AEP are required based on the
analysis of the capacity of the drainage channel in Covenant J on Lot 1 and the drainage network
further downstream.
Response:
39. The SWMP has been revised to incorporate increased rainfall intensities (a uniform 20% increase)
to account for future predicted storm event intensity and duration increases in the Year 2100, in
accordance with the Noosa City Plan. These increases have been applied both to the flood
assessment of the natural drainage channel, and when sizing the proposed stormwater detention.
The flood study determined that under existing conditions for the 1% AEP flood event in the Year
2100, the water level at the existing culvert system below Hofmann Drive (south-west of the site)
is above existing roadway levels. As such, if stormwater run-off from the development site is not
detained up to the 1% AEP flood event, water depths over Hoffmann Drive will increase for the
1% AEP flood event due to the proposed development. This is not considered an acceptable
outcome and thus detention up to the 1% AEP flood event is proposed to ensure no worsening of
downstream flood levels at the Hoffmann Drive culvert crossing.
Issue – Stormwater Quality
The proposed use of an underground proprietary system for achieving the required pollutant load reduction
targets does not meet the requirements of PO7 of the Water Quality and Drainage Code, which requires the use of
natural systems and process to enhance landscape and biodiversity benefits, or PO3 of the Sustainable Building
Design Code.
Information Required:
40. Provide a revised SWMP and design drawings which achieve compliance with PO7 of the Water Quality
and Drainage Code and PO3 of the Sustainable Building Design Code.
Response:
40. The attached SWMP has been revised and proposes bio-retention treatment systems only to
achieve the required water quality run-off objectives, in accordance with the Noosa City Plan.
Issue – Water efficiency and stormwater reuse
PO2 of the Sustainable Building Design Code requires rainwater collection and reuse for non- potable uses. This
does not appear to have been addressed.
Information Required:
41. Provide updated plans and a SWMP which incorporates rainwater/roofwater collection and reuse at
the site, sufficient to supply external non-potable fixtures such as landscape irrigation and bin
washdown and internal non-potable fixtures such as toilet flushing.
Response:
41. The revised proposal provides for adequate roofwater/rainwater collection tanks to be located
within the at grade and basement carparks for reuse of water for landscape irrigation, bin
washdown and toilet flushing.
Refer to the revised proposal plans for locations of rainwater tanks incorporated into the
development.
The SWMP and Serviceability Report have both been revised noting proposed locations for roof
water harvesting tanks for water re-use across the development site. Following the conservative
methodology that any roof water harvesting tanks may already be full prior to significant rainfall
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events, these tanks were not factored into any of the stormwater quantity run-off calculations
and modelling.
Specialist Reports
Issue – Economic Impact Assessment
A review of the Economic Impact Assessment prepared by Deep End Services has identified several areas where
additional information is required to assess the application.
Information Required:
42. The following further information is required with respect to the EIA:
a) A needs assessment for the proposed cinema and indoor recreation components of the
development;
b) Update the demographic analysis such that the trade areas are benchmarked to the Sunshine
Coast SA4 (as opposed to Sunshine Coast LGA) and Queensland (and also possibly SEQ);
c) Update the centres network assessment to reflect approved centre expansions and note where
there might be applications for centre developments or expansion within the trade areas;
d) Further justification in terms of specific citations and data to support the proportion of visitor
expenditure directed to retail noting that a review of National Visitor Survey data indicates lower
rates than those adopted by Deep End Services;
e) Provision of a more detailed assessment of appropriate retail floorspace and supermarket
floorspace provision benchmarks for the proposed development noting the trade area is likely to
have more in common with the Sunshine Coast rather than Queensland as a whole;
f) Review development approval and application information for centres identified within Deep End
Services Table 7, noting that it appears to have omitted the approved expansion of the full line
Coles at Peregian Springs Shopping Centre;
g) Extend the assessment of traditional retail floorspace and supermarket floorspace need beyond a
catchment or trade area wide assessment to consider the appropriate quantum of any notional
floorspace supply shortfalls at a catchment or trade area wide level that should be accommodated
within the Noosa Business Centre (in other words demonstrate a site specific need to
accommodate future floorspace);
h) Consider the prospect that retail expenditure leakage in secondary catchments to the south and
west might be higher than in the other trade areas because of their proximity to other centres and
their respective roles in the catchment of tother centre;
i) Report the sales performance of Noosa Civic in particular the sales performance of the
Woolworths full line supermarket and Big W discount department store and consider this
performance against appropriate trading benchmarks;
j) Provide a more detailed market share analysis for the proposed development including separate
market share analysis for the proposed supermarket (that forms the basis for Table 10 in the Deep
End Services report) to facilitate validation of the impact assessment contained at Table 12 of the
Deep End Services report;
k) Address the potential ‘alternative sites’ issue associated with the 6,500 sqm of remaining capacity
within the Retail precinct of Noosa Business Centre noting that approval of the proposed
development does not necessarily extinguish the ability for a further 6,500 sqm to be delivered
within the Retail precinct of Noosa Business Centre; and
l) Amend the assessment of ongoing employment impacts of the proposed development to
consider the potential loss of employment at other centres (or redistribution of employment
retail demand) as a result of the proposed development.
Response:
42. The requested information is provided below:
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(a) The cinema (theatre) and indoor sport and recreation components of the proposal are consistent
with uses envisaged in the Village Mixed Use Precinct under the Noosa Plan. Notwithstanding, a
needs analysis for these components is presented in the report at Section 6.2 (Cinema) and
Section 6.3 (Indoor recreation/gym) which demonstrates that:
• There is demand for 12 cinema screens within the catchment by 2027, and only 5 present,
so that there is a strong need argument for the proposed 6-screen facility to be
constructed within the VMU precinct.
The proposal anticipates a modern cinema with a mix of standard theatres and premium
screens with higher levels of amenity (eg in-theatre food/drink service, better leg-room,
etc). In addition to the cinema, the application also makes allowance for an associated
entertainment facility that could comprise bowling arcade/escape room or similar venue
which offers a real point of difference to other cinema offerings in the catchment.
• The proposed VMU incorporates an indoor recreation facility that is likely to
accommodate a gym. Given the floorspace allowance, this would be expected to attract a
large, branded or independent operator.
Currently there are ten identified gyms operating within these catchment sectors. With a
combined residential population of 36,290 persons within the Primary and Secondary
East sectors, a provision rate of 3,500 persons per gym would generate demand for 11
gyms, increasing to 12 by 2027 when the population reaches 37,815 persons. With
potential for incoming demand from other catchment sectors given the location close to
Noosa’s major employment cluster, this analysis demonstrates the community need for
the gym proposed in the Village Mixed Use Precinct.
(b) The demographic analysis presented in Section 5.2 of the Economic Impact Assessment (and
tabulated in Table 2 on p30) is benchmarked against the Sunshine Coast Significant Urban Area
(SUA) and Queensland.
The Sunshine Coast SUA has been chosen as a more appropriate benchmark as it incorporates the
more settled parts of the Sunshine Coast SA4 and is therefore more relevant when comparing the
characteristics of the catchment with the surrounding region.
(c) The centres network analysis incorporates known approved expansions in floorspace where
relevant, drawing on searches of development applications using the Noosa Council eProperty
Application search website. Minor additions to retail floorspace have not been incorporated as
they are not relevant and would not alter the results of the analysis.
(d) Visitor expenditure data for the Sunshine Coast Tourism Region has been obtained as a
customised request from Tourism Research Australia, and has been cited in the Economic Impact
Assessment (refer pp34-35), with additional detail provided with regard to the components of
expenditure used to underpin the economic analysis.
(e) Floorspace benchmarks are compared against appropriate averages. In the case of supermarket
provision, comparisons are made against Sunshine Coast, Queensland and non-metropolitan
Queensland. The analysis finds that existing supermarket floorspace is under-provided on each of
these measures. For analytical purposes when examining future need, the Queensland
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benchmark rate of 0.394 sqm/cap has been adopted. This is more appropriate to use as the figure
for Sunshine Coast is influenced by incoming spending from visitors (which is separately
addressed in the analysis in Table 9, p43). Moreover, application of the average for non-
metropolitan Queensland would lead to even higher supermarket floorspace demand.
(f) Known approved expansions, including at Peregian Springs and the opening of the IGA at Sunrise
Shopping Centre, have been included in the analysis at Table 7 of the Economic Impact
Assessment. Minor approved additions to retail floorspace have not been included but would not
alter the results of the analysis.
(g) The analysis demonstrates that the Noosa region is significantly undersupplied with retail
floorspace, reflected in high levels of escape spending. As noted in the report, NBC’s designation
as a Major Regional Activity Centre means that it has a primary role in capturing spending that
would otherwise escape from the region. Notwithstanding this, the analysis concludes that
additional retail development would also be supported at other locations within the region.
However, these minor additions to floorspace would be unable to alleviate the high escape
spending as they do not represent major shopping destinations.
(h) Although parts of the catchment to the south-west are more distant from NBC, this still
represents the closest higher-order centre, and it is appropriate to consider ways to retain retail
demand from this part of the catchment. Notwithstanding, the need analysis presented in the
Economic Impact Assessment recognises that 30% of retail demand generated by catchment
residents will continue to escape from the catchment. The approach adopted for the report does
not discount the potential for higher levels of escape ‘leakage’ from parts of the catchment more
distant from NBC.
(i) Detailed sales performance data for the NBC by store has not been presented in the report, and
the performance of the Bi W in particular is irrelevant to the analysis for the proposed Noosa
Village Mixed Use development. However, the economic analysis has been expanded to consider
overall supermarket sales performance across the catchment, with this exercise presented in
Table 10 at p44 of the Economic Impact Assessment.
(j) A sales forecast for the proposed supermarket within the VMU proposal has been prepared using
a market share approach, and is presented in Table 11 (p52) o the Economic Impact Assessment.
A similar detailed market share based analysis for the retail specialties has not been conducted as
the final tenant mix is unknown at this stage.
(k) As you are aware, in direct response to Council’s Information Request, the VMU proposal has
been amended to remove 6,500m2 of retail and a code assessable application has now been
lodged with Council to locate a 6,500m2 retail expansion on the existing Noosa Civic site (Noosa
Civic Stage 2) consistent with the provisions of the Noosa Plan. Accordingly, the Economic
Impact Assessment incorporates an examination of the potential cumulative effects associated
with the concurrent development of Noosa Civic Stage 2 (6,500 sqm code assessable) within the
Retail precinct.
(l) The potential loss of employment at other centres (or redistribution of employment has been
considered in the Economic Impact Assessment at section 8.3, where it is concluded that as the
impacts on existing centres are minor, the likelihood of staffing reductions at competing centres is
low.
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Retail businesses are continually having to adjust their business operations during periods when
sales volumes fluctuate for a range of factors including tourism seasonality, the effects of weather
conditions on visitor numbers, local competition faced by individual businesses, and a myriad of
other factors. The analysis shows that impacts would be significantly below 10% across competing
centres. This is within the range of fluctuation experienced by retailers during the normal course
of business, and therefore it is unlikely that any staffing reductions would be made as a particular
response to the added competition.
Even for the existing Woolworths supermarket at Noosa Civic, which would experience a higher
competitive impact, the store would still achieve sufficient sales to require a full staffing load.
Issue – Traffic Impact Assessment
A review of the Traffic Impact Assessment (TIA) prepared by SLR, dated May 2023, has identified several
areas where additional information is required to assess the application.
Information Required:
43. Section 8 (Operational Assessment) of the TIA is to be updated to take account of the following
factors:
a) The TIA has been undertaken on the basis that assessment of impacts on operation of the broader
road network is not required because, “the broader road network has been considered as part of
the prior infrastructure agreement process”. It is not agreed that under the infrastructure
agreement (IA) for the NBC that this provides for unlimited development potential. The proposed
retail component of the development significantly exceeds the amount of retail development
expected within the VMU Precinct (5D), such that the scale of uses proposed is beyond that
considered under the IA. The TIA therefore needs to be updated in spatial scope to include
impacts on the broader road network as reasonably expected for any development proposal.
b) The analysis assumes background growth of 0.8%pa across the design horizon. While this
might be appropriate for assessment of impacts on Walter Hay Drive, Eenie Creek Road, and
Eumundi Noosa Road, it is not appropriate on the local roads that are currently included in the
assessment. For example, “Main Street” was not open to public use with the base traffic counts
of the assessment were undertaken, so the traffic counts did not indicate a background use of the
street, and as a consequence of the methodology adopted, it has been assumed that there will not
be any other use of the “Main Street” other than by the proposed development. However, now
that that “Main Street” is open, it will carry through traffic, and in addition, there are significant
areas of land within the business centre that will develop over the design horizon and thus
introduce traffic to “Main Street”.
c) The additional traffic count information that underpins the existing trip generation identified in
Table 10 of the TIA should be included.
d) The trip generation rates for the proposed development as quoted in Table 10 have not been able
to be replicated using the information in Figure 12. Using the decay curve in Figure 12, indicates
Thursday and Saturday traffic generation rates for the proposed expended development that
would be 84% and 88% respectively of the existing development rates.
e) The existing trip generation rates used in the assessment are based on traffic counts undertaken in
May 2022, which is probably the least busy time of year at a shopping centre in Noosa. The existing
trip generation rates derived from the May 2022 traffic surveys, should be factored to an
appropriate design rate based on weekly door count data for the existing centre across a yearly
period.
f) Section 8.5.2 of the TIA quotes drop-in and diverted trip percentages that have been adopted in the
assessment. It is highlighted that the information from which the proportions highlighted in the
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report were derived, also indicates, as expected, that the proportion of drop-in and diverted trips
reduces as the size of a centre increases, and that for centres greater than 35,000m2, those
proportions referenced in the TIA should have a factor of 0.8 applied to them. Thus, the proportion
of new trips should be 70%, not the 60% proportion adopted in the analysis.
g) Assess to the proposed Lot 3 access driveway locations and configurations having regard to the
above.
44. Section 5 (Car Parking Provision) of the TIA is requested to be updated to take account of the following
factors:
a) Lots 3 and 7 are separate allotments, and car parking provisions on each of those two
allotments needs to stand alone in terms of satisfying car parking demands associated with
development proposed on each allotment. Separate car parking assessment for each
allotment needs to be undertaken.
b) Clarify the proposed arrangements for car parking provided for the residential components of
the development. It is currently proposed that residents will need to compete with other
users for car parking spaces, in circumstances where normally there would be separate
secured resident parking areas provided within the carpark.
c) The currently supplied information regarding temporal parking demands for the different
proposed uses in order to support the proposed parking relaxation is insufficient. At a holiday
destination like Noosa, parking demands for each of the proposed uses can reach co-incident
or near co-incident peaks during school holiday periods. There is no information supplied to be
able to determine whether the parking demand profiles derived from Google analytics as
used in the TIA are representative of design parking conditions at Noosa which will occur
during school holiday periods.
45. Section 4 (Design Consideration) of the TIA is requested to be updated to take account of the following
factors:
a) Demonstrate that the access arrangements proposed for Lot 7 are satisfactory in
accommodating future development on the balance of Lot 7.
b) The proposed southern access arrangements for Lot 3, which eliminate the raised central
median in the access driveway, and which require the design service vehicle to drive over
the kerb in “Main Street” when departing the site, are not acceptable in an unconstrained
greenfield environment. Modify the proposed access driveway to rectify those issues and
provide a detailed layout plan depicting the proposed driveway configuration.
c) Demonstrate satisfactory sight lines at the southern Lot 3 access driveway taking account
of the fact that on-street parking in combination with the horizontal curvature of the road
will significantly impede sight lines.
d) Demonstrate satisfactory height clearance for service vehicles accessing the northern
loading dock and loading refuse bins.
e) The proposed configuration of the northern Lots 3 access driveway, having multiple entry
and exit lanes across the verge (with a resultant 18m wide driveway crossing), and its
interaction with the balance of the ground level carpark and the adjacent basement ramp
(having insufficient queuing) will be confusing for users and is not acceptable.
f) Assess how it is proposed to service the large retail tenancy at the south-western corner
of the site.
g) The dual entry lanes on each access to the basement carpark is suggestive of an intent to
gate the basement carpark. If that is the case, then describe and assess how this would
operate, and prepare a carpark management plan detailing pricing strategies, staff
arrangements, resident arrangements, etc, so that Council can fully understand the
implications of such a proposal.
Response:
43. The Traffic Impact Assessment has been updated to provide the following responses/verification:
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a) The proposal has been amended to align with the extent of development envisaged under the
Noosa Plan 2020. In particular, the retail component of the VMU has been reduced to 7,500m2
to be consistent with planning intent for the VMU Precinct (5D).
On this basis, it is considered that the demand generated by the VMU development proposal is
consistent with the broader road network planned for in the 2003 Infrastructure Agreement.
Therefore, the scope extents for determining the traffic impacts for the development are
maintained within the revised Traffic Impact Assessment to the surrounding local road network.
b) The traffic analysis documented within the revised TIA now considers the development potential
for the surrounding allotments currently undeveloped. The revised methodology assumes these
vacant allotments will be developed either within the 2026 year of opening or the 2036 10-year
design horizon assessment scenarios (despite Stockwell advising that it is practically unlikely that
the Noosa Business Centre will be fully developed within this timeframe). Information regarding
which allotments have been assigned to which scenarios is further detailed within the revised TIA.
Traffic generated by the future development of the Noosa Business Centre has been assigned to
the internal road network of the overall Noosa Business Centre inclusive of “Main Street” and has
been distributed based on assumed directional splits. Further detail in this regard is also
contained within the revised TIA.
c) The revised TIA has determined the trip generation rates for the existing Noosa Civic shopping
centre based on new traffic survey data captured within the September school holiday period on
Saturday 23 September 2023 and Thursday 28 September 2023, to account for increases in traffic
within Noosa due to its appeal as a holiday destination.
d) The revised TIA provides additional information on the methodology adopted in determining the
trip generation rates using the decay curve for the expanded retail within the proposed
development scheme. Refer to Section 8.4.1.2 of the TIA for further detail on how the decay
curve is applied.
e) Stockwell have provided SLR will existing door count data from the period 2 November 2022 to 31
October 2023, which has been referenced when determining a suitable traffic generation rate to
be adopted for the proposed retail use. Additionally, and as noted within SLR’s response to Item
(c), SLR commissioned additional traffic surveys to be conducted during the September school
holidays at the existing Noosa Civic shopping centre. This information, together with the obtained
door count data, has ultimately determined the adopted trip generation rates for the proposed
Village Mixed Use development. From SLR’s investigation into the tidal trade patterns observed
from the door count data along with finding consistencies between this data and the new traffic
survey data, SLR believe that the adopted trip generation rates suitably account for busy holiday
periods that are typical for Noosa and are a representative measure of future traffic impacts for
the revised development scheme. Refer to Section 8.4 of the revised TIA for further detail.
f) As the operational assessment considers the local road network, diverted drop-in trips have been
included as new trips and only undiverted drop-in trips have been redistributed. This results in the
traffic generated by the retail component within Lot 3 being adopted with a split of 81% new trips
and 19% drop-in trips. Refer to Section 8.4.2 of the revised TIA.
g) The revised TIA report documents an updated design review of the latest development scheme
and its Lot 3 access driveway locations and configurations. Refer to Section 4 of the TIA for further
details in this regard.
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44. Section 5 (Car Parking Provision) of the TIA has been updated to take account of the following
factors:
a) SLR’s revised TIA has assessed car parking provisions for Lots 3 and 7 separately, as requested.
Refer to Section 5 of the TIA for further detail.
b) Parking spaces for residents within the development will be reserved for residents sole use
through the provision of signage and pavement marking. The Noosa Business Centre has 24
hour security, so that the reservation of parking for exclusive use of particular tenants or
residents can be monitored and enforced via the onsite security and surveillance team.
Additionally, Lot 7 parking spaces will be covered with a lightweight shade structure as prescribed
by Council’s DPC acceptable outcome.
c) Additional information has been provided to assist Council regarding the temporal parking
demand assessment undertaken. Refer to Section 5 of the revised TIA.
45.Section 5 (Design Consideration) of the TIA has been updated to take account of the following factors:
a) Possible future access into the balance High Density Residential land to accommodate future
development have been marked on the proposal plans. Accordingly, the proposed Lot 7 access
arrangements do not negatively impact on the ability to develop or access the balance land in Lot
7 in the future.
b) As requested by Council, Stockwell have modified the southern access for Lot 3 as part of the
revised development scheme. The new access arrangements now provide a dedicated driveway
access for the major tenancy loading dock to the south and a dedicated driveway access point to
the basement car park further to the north along “Main Street”. Further detail in this regard is
provided within Section 3 and 4 of the revised TIA.
c) The southern Lot 3 access has been redesigned and now only provides access to the southern
loading dock area. Access arrangements will be limited to left in/right out so that service vehicles
avoid travelling along Main Street between Lot 3 and Lot 7. Refer to Section 3, 4 and 6 of the
revised TIA for further details.
d) The revised development plans provide access at-grade for service vehicles at the northern end of
Lot 3. There are no vertical obstructions provided in these designs. Refer to Section 3, 4 and 6 of
the revised TIA for further details.
e) To deal with Council’s concerns the proposed northern access and commercial at grade carpark
configuration has been revised, particularly at the northern end of Lot 3. Refer to Section 3, 4 and
6 of the revised TIA for further details.
f) The revised development plans consist of a dedicated southern loading dock that has been
designed to accommodate 20m AV manoeuvring and loading. Refer to Section 3, 4 and 6 for
further details.
g) The design of the basement carpark access has been revisited to provide for a single land entry
and a dual land exit. The reason for this is to ensure ease of movement/clearance out of the site
(turning both left and right), particularly at centre closing times.
There is no current intention to gate the carpark for the purposes of managing and charging for
carparking.
Issue – Environmental Noise Assessment (including lighting and odour)
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A review of the Environmental Noise Assessment prepared by ttm has revealed that additional information is
required to assess the application. It is also requested further advice be provided with respect to lighting and
odour/air quality impacts, which should be addressed.
Information Required:
c) Provide an updated Noise Impact Assessment report which provides assessment on the basis of:
a) Inclusion of the approved residential unit development on the land to the immediate
south of “Noosa Civic” as noise sensitive receptors.
b) A cumulative assessment of the resultant noise from “Noosa Civic” and the proposed
Noosa Civic Village upon surrounding noise sensitive receptors, specifically with
respect to noise from sources including service vehicles, carparking, mechanical plant
and equipment.
c) Consideration of the impact upon road traffic noise levels at sensitive receptors on
nearby roadways as a result of the increase in road traffic generated by the proposed
development.
d) Consideration of road traffic noise impact upon the proposed on-site residential uses
and identify acoustic design requirements to achieve acceptable acoustic amenity.
e) Assessment is to be conducted using a suitable computer noise model for all sources
which appropriately represents the spatial extents of all noise sources and provides a
cumulative impact assessment of all noise sources at off and on-site noise sensitive
receptors.
f) Consideration of noise from service vehicles to include vehicle movements, loading
dock activities, reversing alarms, refuse collection and waste compactor operation
and collection. Assessment to consider time varying noise for all periods and sleep
disturbance criteria for nighttime periods.
g) Provide assessment of the acoustic impact of noise from internal activities at the
development upon on and off site residential uses ie Cinema noise, amplified sound
within the site buildings. Demonstrate that appropriate noise levels can be achieved at
noise sensitive receptors and the required building acoustic properties and noise
control measures required to achieve compliance with appropriate noise criteria.
h) Justify the proposed operating hours specifically 24/7 deliveries and trading hours of
entertainment uses and outdoor plaza area to 2am noting that these hours are not in
keeping with Noosa Plan acceptable outcomes.
i) Assess the proposal to locate on-site residential uses in close proximity to the Cinema
and potential indoor entertainment uses with respect to acoustic design measures to
achieve acceptable acoustic amenity for residential uses.
Response:
The updated Environment Noise Assessment concludes that compliance with the noise criteria set out in
the Noosa Plan 2020, the Environmental Protection (Noise) Policy and the Queensland Development Code
Part MP4.4 – ‘Buildings in a Transport Noise Corridor’ will be achieved on the basis that the following
management strategies will be implemented:
• Operating hours will be limited to:
o Commercial and retail: 7am – 9pm (7 days)
o Indoor entertainment: 7am – 9pm (7 days)
o Food and drink (incl outdoor dining):7am – 10pm (7 days)
o Theatre (cinema): 9am – 12am (7 days)
o Village Green: 7am – 9pm (7 days) (infrequent events):
▪ Live music: 7am – 9pm
▪ Amplified music: 7am – 7pm
o Deliveries (same as existing shopping centre):
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▪ 5am – 9pm (Monday – Saturday)
▪ 8am – 6pm (Sunday)
• Façade attenuation on residential buildings to achieve a façade noise reduction of 25dB for
habitable rooms generally, and 30dB for habitable rooms located adjacent to the Village Green;
• Residential balconies located on the northern side of the Village Green and on the northern
portion of Main Street will have solid balustrades;
• Amplified music in restaurants will be limited to low level background music;
• Speed humps will be constructed of bitumen or concrete (not metal);
• Any grates or other protective covers in the car park will be rigidly fixed in position to eliminate
clanging and be maintained; and
• Any mechanical plant that is situated in close proximity to noise sensitive receivers will be
acoustically screened.
46. An updated Environmental Noise Assessment of the proposal has been carried out by TTM to
address the items outlined by Council:
a) The Hoff apartment development located to the south of the VMU proposal has been
included as a sensitive receptor in the assessment. Refer to Figure 4 of the revised Acoustic
Report.
b) A cumulative assessment of the resultant noise from “Noosa Civic” and the proposed Noosa
Civic Village upon surrounding noise sensitive receptors, specifically with respect to noise
from sources including service vehicles, carparking, mechanical plant and equipment has
been included in the Environmental Noise Assessment.
c) Consideration of the impact upon road traffic noise levels at sensitive receptors on nearby
roadways as a result of the increase in road traffic generated by the proposed development.
d) Consideration of road traffic noise impact upon the proposed on-site residential uses and
identify acoustic design requirements to achieve acceptable acoustic amenity.
e) Assessment is to be conducted using a suitable computer noise model for all sources which
appropriately represents the spatial extents of all noise sources and provides a cumulative
impact assessment of all noise sources at off and onsite noise sensitive receptors.
f) Noise assessment updated to include all the noise sources requested in item f. - WHO criteria
for sleep disturbance / Lmax added to the report (Section 5.2.3 and 6).
g) The indoor entertainment retail tenancy is enclosed by the building façade and now complies
with code acceptable operating hours (7am – 9pm). Internal noise is expected to be contained
within the building envelope and not adversely impact any sensitive receiver during the
proposed operating hours. The cinema will have significant façade attenuation to achieve
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its use as a cinema. This design is conducted during detailed design stage. That design will
ensure that both external noise intrusion and internal noise emissions to/from the cinema are
adequately attenuated. Additionally, the cinema is no longer adjacent / close to onsite
residential receivers.
h) The proposed operating hours for each use are now predominantly in accordance with the
planning scheme code acceptable outcomes (Section 3.1)
i) These uses are no longer adjacent to onsite residential receivers. - See item (g) above
The updated Environment Noise Assessment concludes that compliance with the noise criteria set
out in the Noosa Plan 2020, the Environmental Protection (Noise) Policy and the Queensland
Development Code Part MP4.4 – ‘Buildings in a Transport Noise Corridor’ will be achieved on the
basis that the following management strategies will be implemented:
Light – Information Request
Information Required:
The applicant is requested to provide a Lighting Impact Assessment report prepared by a suitably qualified
consultant which provides a lighting design for the development, primarily with respect to outdoor lighting and
signage. An assessment of the lighting impacts in respect of AS4282:2019 on surrounding land uses and an
assessment of potential lighting impacts/disturbance upon fauna is to be provided having regard to the Planning
Scheme requirements.
Response:
An outdoor lighting and signage design has been prepared for the proposed development, and a lighting
impact assessment has been carried out of this design. Refer to the attached Lighting Impact
Assessment.
The Light Impact Assessment quantifies the possible adverse effects from the proposed lighting system at
night to road users, on aircraft and on the surrounding environment in accordance with procedures
outlined in AS/NZS4282-2019 Control of the Obtrusive Effects of Outdoor Lighting.
The analysis of the site performance of the external and signage lighting concludes that the vertical
illumination levels, threshold increment, sky glow upward light ratio, luminous intensity and signage are
compliant with all relevant standards so that the obtrusive effects of the proposal’s outdoor lighting and
signage on the surrounding environment will be effectively controlled.
Air quality/odour – Information Request
Information Required:
Provide a technical assessment prepared by a suitably qualified consultant of potential air quality/odour impacts
of the development (including food and drink outlet cooking activities) upon sensitive receivers, specifically the
proposed on-site residential uses. The study should identify necessary design measures for cooking exhaust
systems to ensure that acceptable air quality/odour is achieved at the proposed on-site residential uses.
Response:
A qualitative assessment of potential air quality/odour impacts of the development upon sensitive
receivers has been prepared. Refer to the attached Air Quality/ Odour Assessment prepared by Trinity
Consultants Australia.
The Air Quality/Odour Assessment confirms that:
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• The nearest sensitive receptors are the onsite residential receptors located directly above, and
within 30 metres from the prospective restaurant locations.
• Implementation of appropriate and suitable control measures tailored to the specific type of
restaurant cooking and the implementation of an emissions and odour management plan will
mitigate the impact of emissions on sensitive receptors.
Conclusion
Once you have had the opportunity to consider the material enclosed, we would welcome the opportunity
to meet with you to work through the revised proposal and respond to any questions you might have in
relation to it.
As the development application is subject to impact assessment, we advise that a notice of commencement
for Public Notification will be issued to Council following the receival of this letter.
Should you have any further queries regarding this application, please do not hesitate to me.
Yours sincerely,
Kelly Alcorn
Senior Development Manager
41
Used in these records
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