16400ms.ms - Final Town Planning Letter - 24 Sunshine Beach Road (00016125) · MCU15/0076

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used for the proposed use, which is 194m2. This area has been calculating based
on the area that will be used for youth meeting etc (109m2) and adding 50% of the
areas used for the reception area, storage, plant, amenities and hallways (85m2)
(170m2/2). As the use is located within an existing building, a 25% reduction should
be applied. Using these areas, the application fee has been calculated as follows:

        Wellbeing base fee                                = $3,198.00
        25% reduction for existing building              -    $799.50
                                                 Total     = $2,398.50

The applicant also requests that this fee be reduced by a further 50% given that it is
registered as a not for profit organisation. Evidence of this status is included in
Attachment B. If the 50% reduction is applied, then the application fee will be
$1,199.25. We look forward to receiving confirmation of this fee in due course.




1.0     Introduction
This letter which includes details of the subject site, the surrounding area and the
nature of the proposed use, also provides an assessment of the proposed
development against the relevant sections of the Noosa Plan 2006 (the planning
scheme) and any applicable State Planning Instruments.

The letter should be read in conjunction with the IDAS development application
forms and the application drawings in Attachment A.




2.0     Site and Surrounding Uses
The application site is located at 24 Sunshine Beach Road, Noosa Heads, which is
legally described as lot 238 RP95668. As the drawings in Attachment A illustrate, the
subject area which is 380m2, includes the whole first floor and associated staircases
from ground level. The existing two (2) storey building was previously occupied by
the Commonwealth Bank and the ground floor was used for retail banking
purposes with offices at first floor level. Both floors of the premises are currently
vacant.

In total the subject lot has an area of 506m2 and is rectangular in shape. The site
has a 17m frontage to Sunshine Beach Road. Figure 1 overleaf illustrates that the
existing building covers almost the entire site except for a narrow access strip along
the northern side of the building, which provides pedestrian access to a second
staircase to the first floor level.




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Figure 1 – Aerial Photo




              Subject Site




At a general level, the site is located in Noosa Junction and commerical uses
therfore dominate the character of the surrounding area and this is reflected in the
uses that immediately adjoin the site. Directly to the south of the application site,
the two storey building has a variety of retail shops at ground level with a mix of
office and medical uses on the upper floor. The single storey building to the north
of the site has a series of retail tenancies fronting Sunshine Beach Road. Directly to
the east of the property is Sunshine Beach Road and to the west the application
site abuts the rear of the commercial properties that front Lanyana Way.

The aerial photo in Figure 1 illustrates that there is no on site parking and previous
discussions with Council Officers have confirmed that parking credits in lieu of a
financial contribution towards off site parking provision elsewhere within Noosa
Junction, were applied when the original building was approved. These cedits can
still be applied to any changes of use within the existing building.

As Council will be aware, Hillsong Church hold services each Sunday at the J on
Noosa Drive, approximately 400m to the north of the application site. These
services will continue to operate at the J.


3.0     Description of Development
As mentioned above, the application seeks approval to use the first floor of the
existing building for a number of social and administration activities associated with
the Hillsong Church. At present, these activities take place at a number of different
locations and the Church has been looking for some time to find suitable premises



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to combine them in one location. No external alterations are proposed to the
building. Further details of the proposed activities are provided below.

Wellbeing – Type 2 Social
The social activities that the Church will run at the site will include youth and
sisterhood meetings, youth leadership training and band practice. With the
exception of the sisterhood meetings, these events will take place during the
evenings and at the weekends. More details of each of these activities are set out
below.

Youth meetings
These events are run for teenagers, between the ages of 13 -18. The events take
place on Friday nights between 6pm and 9pm and are alcohol free. These
meetings will take place in the room shown on the drawings in Attachment A which
is 109m2.

The youth meetings are designed to help the development and growth of the
teenagers by providing practical support through mentoring, recreation and skills-
based vocational programs. The Church’s mission is to help these young people
understand they have value and significance and that they can make a
difference in the world. The Youth programmes are founded upon the premise that
every life counts and has intrinsic value and fosters an awareness of this belief. As a
result, individuals are equipped to become effective global citizens for the future.

Sisterhood Meetings
These events take place once a week, on a Thursday morning between 9.30am –
11.30am. These meetings will use the same room as the youth meetings.

The sisterhood program focuses on placing value on womanhood. The mandate of
the programme is to gather a company of women together who recognise and
believe in their potential. A major goal is to mobilise together to make positive
impact within the community.

Team Training - Leadership Development
This training will occur in the nominated room between 7pm - 9pm on a weekday
night. The leadership development programme focuses on resourcing and
empowering individuals to lead and impact in every sphere of life. The Church
provides teaching resources and offer skills-development opportunities that
encompass blended learning approaches.

Band Practice
Musicians and singers from the Church will practice once a week in preparation for
the Sunday service. The practice will take place in the nominated music room on a
Wednesday night between 7pm - 9pm. The band helps young people trained in
music and singing with the ability to perform at the Sunday service.

As shown on the application drawings some areas of the subject area will be used
for storage. These areas will be used to store band equipment, props and
equipment that will be used for the proposed uses and as part of the Sunday

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services at the gym. At Easter and Christmas, donations from the Church
congregations to the City Care programme will also be stored temporarily on site.


4.0     Statutory Assessment

4.1     Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning
framework for Queensland. The subject site is located within the local government
boundaries of Noosa Council and the development application is subject to the
provisions of the Noosa Plan 2006 (the planning scheme). Based on the relevant
provisions of the planning scheme, the proposed development requires code
assessment and those matters that the Assessment Manager must have regard to
when assessing the application are set out in section 313 of SPA.

4.2     State Planning Regulatory Provisions
There are currently seven (7) State Planning Regulatory Provisions (SPRPs) in force
but only the SEQ Regional Plan 2009-2031 SPRP (May 2014) and the SPRP (adopted
charges) have any relevance to this proposal. These documents are discussed
briefly below.

4.2.1 SEQ Regional Plan 2009-2031 SPRP (May 2014)
The site is subject to the South East Queensland Regional Plan 2009-2031 (SEQRP),
which was released in July 2009, and the South East Queensland Regional Plan
Regulatory Provisions 2009-2031, which implement the Regional Plan. The Regional
Plan maps show that the subject site forms part of the “Urban Footprint”
designation in the SEQRP. The proposed use is entirely consistent with this
designation and, on this basis no further assessment is required against the State
Development Assessment Provisions (SDAP).

4.2.2 SPRP (adopted charges) (August 2013)
The SPRP establishes a maximum adopted charge for trunk infrastructure. The
Noosa Council has adopted an Infrastructure Charges Resolution in line with the
SPRP. As infrastructure contributions for this development will be payable in
accordance with the Council’s adopted policy, no further assessment is required
against the SPRP.

4.2.3 State Planning Policy
As the planning scheme predates the current State Planning Policy (SPP), the
proposal has been reviewed against the interim development assessment
requirements set out in Part E of the SPP. This review has identified that the
application does not seek approval for the type of development mentioned in Part
E of the SPP and as such, no further assessment is required against the Policy.

4.2.4 State Development Assessment Provisions
The State Assessment and Referral Agency (SARA) became active on 1 July 2013.
A review of the SARA mapping illustrates that the following SARA layers apply to the
site:

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        the SEQ Regional Plan “Urban Footprint”;

        a water resources planning area; and

        the coastal zone.

As mentioned above in section 4.2.1, the proposal has been found to be consistent
with the SEQRP and associated regulatory provisions and no further discussion of
this matter is therefore required. The remaining layers are discussed below.

As the proposal does not seek to take or interfere with water, an assessment
against Module 7 of the State Development Assessment Provisions (SDAP) is not
required. Furthermore, as the subject site does not form part of the Coastal
Management District, an assessment against Module 10 – Coastal Protection is also
not required.

In summary, the proposal is consistent with the SEQRP, does not trigger assessment
against any of the State Development Assessment Provisions and does not trigger
referral to any State Agencies under the State Assessment Referral Agency system.

4.3     Noosa Plan 2006
The development application is assessed against the relevant sections of the
planning scheme below.


4.3.1   Definition
Previous discussions with Council Officers have advised that the proposed use falls
into the following planning scheme definition:

        “Community Wellbeing Type 2 Social - The use of premises for the gathering
        of people for networking, support, common pastimes, exercise, charitable
        work or companionship. The term does not include a commercial club,
        indoor entertainment or sports and recreation. While the premises may
        accommodate the making of items that are sold it is not a business uses nor
        is it used for profit making enterprises. The use includes arts and craft,
        community meeting room, CWA”.

4.3.2   Zone
The site forms part of the Noosa Heads Locality. The extract from the Zone Map for
this Locality in Figure 2 overleaf illustrates that the site is located in the Business
Centre Zone. The proposed use is identified as a consistent use within the Business
Centre Zone in Table 9.6 of the Noosa Heads Locality Plan. The Table also advises
that the use must be subject to the code assessment process.




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Figure 2 – Extract from Noosa Heads Locality Plan




Table 9.6 advises that the following codes in the planning scheme should be
considered in the assessment of the application:

        Noosa Heads Locality;
        Business Uses;
        Community Uses;
        Landscaping Code; and
        Engineering Works.

Given that the application simply seeks to reuse floor space within an existing
building, it is considered that the Landscaping and Engineering Codes are not
applicable so the assessment set out in 4.3.4 below mainly focuses on the Locality,
Business and Community Uses Codes.

4.3.3 Overlays
The site is not affected by any overlays in the planning scheme.

4.3.4 Code Assessment
The key conclusions from the assessment of the proposal against the relevant
Codes are presented below.

4.3.4.1 Noosa Heads Locality Code
As the proposal seeks to reuse part of the existing building, the majority of this Code
is not relevant to the application. Nonetheless, the proposed development is
considered to comply with those sections of the Code that are applicable, for the
following reasons;

        the proposal will bring vacant floor space back into active use and will add
        to the range of services and facilities available within the Business Zone;


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        the application will not undermine the role of the Shire Business Centre;

        the proposal includes activities that will add vitality to the area during the
        evening and will improve casual surveillance within the local area at this
        time of the day;

        as no external alterations are proposed to the building, the application will
        have no impact on the visual amenity of the local area;

        given the nature of the proposal, the site’s location in the Business Zone and
        the commercial nature of the surrounding uses, it is considered that the
        proposal will not have an adverse impact on the amenity of the local area
        in terms of light, odours and noise; and

        the proposed use is consistent within the Council’s intent for the Business
        Zone.

4.3.4.2 Business Uses Code
The application has been assessed against the Business Uses Code and has been
found to be compliant with the most relevant sections of Code for the following
reasons:

        the site is located in a Business Centre Zone;

        the proposal does not involve an extension to the existing building or the
        outdoor use area;

        the site does not adjoin a residential zone or properties used for that
        purpose;

        additional signage does not form part of this application;

        there will be no change to the existing waste collection and storage regime
        for the site;

        the level of noise generated by the proposal is considered to be in keeping
        with the amenity and character of this commercial area;

        there will be no change to the existing locations of mechanical plant and
        equipment or storage areas on the site;

        it is understood from discussions with Council’s Officers that the existing
        premises benefit from a credit of 1 car parking space per 20m2 of gross floor
        area. Based on this rate of provision, the area included in the application
        benefits from a credit for 19 car parking spaces. it is assumed that the
        parking credits also applied to bike parking provision as well; and



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        the proposal will not have an adverse impact on the electrical supply
        network.

4.3.4.3 Community Uses Code
Given the nature of the proposed community use and its location within an existing
building, many elements of the Code are not applicable to the application. In
addition, other requirements of the Code have been discussed as part of the
assessment against the Noosa Heads Locality and Business uses codes above and
therefore are not repeated here. The key conclusions to note from the assessment
of the proposal against the remainder of the Code are summarised below:

        the proposed use will be conveniently located for staff and visitors;

        the community use is consistent with the prevailing character of the local
        area and the purpose of the Business Centre Zone;

        the proposal will not have an adverse impact on the amenity of, or the
        infrastructure serving, the local area;

        the entrance to the community use will be clearly visible from the street;
        and

        the site is accessible by a variety of different transport modes including
        public transport, cycling and walking.

4.3.4.4 Engineering Works Codes
The Engineering Works Codes have been reviewed and, given that the application
seeks to reuse part of an existing building, the only issue that warrants discussion is
car parking. As mentioned earlier, Council Officers have advised that when the
building was originally built, a credit of 1 car parking space per 20m2 of floor area
would have been applied, in lieu of off-site provision. Given this background, it is
relevant to note that the car parking requirement for both of the proposed uses is
also 1 space per 20m2 and as such, the parking requirement generated by the
application is consistent with the credit applicable to the application area. It is
also relevant to note that there is a loading bay directly in front of the application
site on Sunshine Beach Road.

5.0     Summary & Conclusions
This town planning report has been prepared for Hillsong Church Ltd to
accompany a code assessable application for a Development Permit for Material
Change of Use to establish a Community Wellbeing Type 2 Social on the first floor of
the existing building at 24 Sunshine Beach Road, Noosa Heads, legally described as
lot 238 RP95668. The foregoing assessment of this development proposal draws the
following conclusions:

        the proposal is consistent with the State Planning Regulatory Provisions;




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        the proposal complies with the intent of the South East Queensland
        Regional Plan;

        the proposal does not need to be assessed against the State Planning
        Policy or any State Development Assessment Provisions; and

        the proposal also complies with the relevant sections of the Noosa Plan
        2006.

This Town Planning assessment has demonstrated, in accordance with the relevant
provisions of the Sustainable Planning Act 2009 that the application complies with
all relevant planning instruments and on this basis, it is recommended that the
application be approved subject to reasonable and relevant conditions.

I look forward to Council processing the application at its earliest convenience. In
the meantime, should you have any queries, please do not hesitate to contact me
on 5443 5566.

Yours faithfully
DFS Group Pty Ltd



Mick Sheppard
Director

Enc.    IDAS Forms, Attachments

cc:     client by email




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