Original source · versioned page text
Development Assessment Report
Attached to the e-mail Education Type 2 School - Car Park - MCU18/0097.
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
FOR EDUCATION TYPE 2 SCHOOL (SCHOOL CARPARK)
Lot 30 on SP170751
Eumundi Noosa Road, Noosaville
File Number: 12332 19 March 2018
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 34 pages
Page 2
Project Urban – 12332 19 March 2018 DOCUMENT INFORMATION Project number: 12332 Report prepared for: Good Shepherd Lutheran College COMPANY DETAILS Project Urban Pty Ltd Suite 1 Corner Surf Road & Gardak Street ALEXANDRA HEADLAND QLD 4572 Tel: 07 5443 2844 Email: [email protected] Disclaimer Statement Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document. This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply. DEVELOPMENT ASSESSMENT REPORT Page 2 of 21 Material Change of Use – School Carpark 115 Eumundi Road, Noosaville QLD 4566
Page 3
Project Urban – 12332 19 March 2018
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 4
2.0 INTRODUCTION ....................................................................................................................................... 5
3.0 SITE DESCRIPTION .................................................................................................................................. 6
4.0 THE PROPOSAL ........................................................................................................................................ 7
5.0 STATE PLANNING ASSESSMENT .......................................................................................................... 8
5.1 PLANNING REGULATION ................................................................................................................................................ 8
5.2 STATE PLANNING POLICY .............................................................................................................................................. 8
5.3 REGIONAL PLAN ................................................................................................................................................................. 9
6.0 LOCAL PLANNING ASSESSMENT ....................................................................................................... 10
6.1 DEFINITION ........................................................................................................................................................................ 10
6.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 10
6.3 DESIRED ENVIRONMENTAL OUTCOMES ............................................................................................................... 10
6.3.1 AGRICULTURAL USES ................................................................................................................................................ 10
6.3.2 COMMERCIAL AND RETAIL USES ......................................................................................................................... 10
6.3.3 COMMUNITY USES AND FACILITIES ................................................................................................................... 10
6.3.4 HERITAGE ....................................................................................................................................................................... 11
6.3.5 INDUSTRIAL BUSINESS USES ................................................................................................................................. 11
6.3.6 NATURAL RESOURCES .............................................................................................................................................. 12
6.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS ............................................................. 12
6.3.8 SPORT AND RECREATION USES ........................................................................................................................... 12
6.3.9 RESIDENTIAL USES ..................................................................................................................................................... 12
6.3.10 TOURISM ................................................................................................................................................................... 12
6.3.11 TRANSPORT AND MOBILITY FUNCTIONS ................................................................................................... 12
6.3.12 INFRASTRUCTURE AND SERVICES .................................................................................................................. 13
6.4 OVERLAYS ........................................................................................................................................................................... 14
6.5 LOCALITY ............................................................................................................................................................................. 14
6.6 PLANNING SCHEME CODES ........................................................................................................................................ 17
6.7 PLANNING SCHEME CONFLICTS ............................................................................................................................... 18
7.0 CONCLUSION ........................................................................................................................................ 19
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by Project Urban
SUPPORTING DOCUMENTATION
Carpark Proposal Plan prepared by Odyssey Consulting Group
Contour and Detail Survey prepared by Skyline Surveyors
Landscape Concept Plan prepared by Burling Brown
Stormwater Management Plan prepared by Odyssey Consulting Group
Traffic Report prepared by TTM Consulting
DEVELOPMENT ASSESSMENT REPORT Page 3 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 4
Project Urban – 12332 19 March 2018 1.0 APPLICATION SUMMARY SITE DETAILS Address Eumundi Noosa Road, Noosaville Real Properly Description Lot 30 on SP170751 Land Area 5019m2 Local Authority Noosa Council Registered Landowner Lutheran Church of Australia Queensland District Current Use Vacant PLANNING SCHEME DESIGNATIONS Planning Scheme Noosa Plan 2006 Locality Noosaville Zone Industry Overlays Natural hazard: Acid sulfate soils APPLICATION DETAILS Applicant Good Shepherd Lutheran College Application Type Development Permit for Material Change of Use Proposal School Carpark – Education Type 2 School Level of Assessment Impact Referrals N/A PROJECT TEAM Town Planning Project Urban Architecture & Landscape Burling Brown Civil Engineering Odyssey Consulting Group Surveying Skyline surveyors Traffic Engineering TTM DEVELOPMENT ASSESSMENT REPORT Page 4 of 21 Material Change of Use – School Carpark 115 Eumundi Road, Noosaville QLD 4566
Page 5
Project Urban – 12332 19 March 2018 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Education Type 2 School (School carpark) on behalf of Good Shepherd Lutheran College. The subject site is situated at Eumundi Noosa Road, Noosaville and is described as Lot 30 on SP170751. Under the Noosa Plan the site is included within Noosaville Locality and the Industry Zone. The proposal is subject to impact assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, Development Application form, Carpark design plan, Contour & Detail survey, Landscape Concept Plan, Stormwater Management Plan and Traffic Engineering Report. DEVELOPMENT ASSESSMENT REPORT Page 5 of 21 Material Change of Use – School Carpark 115 Eumundi Road, Noosaville QLD 4566
Page 6
Project Urban – 12332 19 March 2018
3.0 SITE DESCRIPTION
The subject site is situated at Eumundi Noosa Road, Noosaville and is described as Lot 30 on
SP170751.
The site comprises an area of 5019m2 and is currently vacant. The site has road frontages to
Eumundi Noosa Road and Walter Hay Drive, with an existing vehicular access from Eumundi
Noosa Road. The site is largely cleared with the exception of some vegetation along the site
frontages.
A copy of the site’s Contour and Detail Survey, prepared by Skyline Surveyors, is attached. The site
is gently sloping with elevations ranging from approximately 9m to 12.6m AHD.
Adjoining the site to the east is the existing Good Shepherd Lutheran College campus, with an
Energex substation to the north-east.
The sites location and context is illustrated in the figure below:
Subject Site
Figure 1: Aerial Photograph of Subject Site, NearMap
DEVELOPMENT ASSESSMENT REPORT Page 6 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 7
Project Urban – 12332 19 March 2018 4.0 THE PROPOSAL This application seeks a Development Permit for Material Change of Use for Education Type 2 School (School carpark) to be established in accordance with the accompanying Proposal Plans. The proposal will provide for additional carparking for Good Shepherd Lutheran College. The carpark will provide for 142 carparks and is to largely cater for staff of the school and students driving themselves. The carpark will also provide for overflow parking for large parent events. No pick-up and drop-off of students is proposed to occur on this site. No built form is proposed. Vehicles will enter and exit the site from Eumundi Noosa Road, via the existing crossover. Refer attached Traffic Report prepared by TTM which addresses access and parking arrangements. A landscape buffer will be provided around the site frontage allowing for the retention of some of the existing vegetation. New landscape planting will be provided to supplement the retained trees. The landscape buffers exceed the minimum 2m width, with total landscaping comprising greater than 15% of site area. Refer attached Landscape plan prepared by Burling Brown. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the attached Stormwater Management Plan prepared by Odyssey Consulting Group. DEVELOPMENT ASSESSMENT REPORT Page 7 of 21 Material Change of Use – School Carpark 115 Eumundi Road, Noosaville QLD 4566
Page 8
Project Urban – 12332 19 March 2018
5.0 STATE PLANNING ASSESSMENT
5.1 PLANNING REGULATION
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
Schedule 10 of the Regulation.
The SEQ Regional Plan and State Planning Policy are addressed in sections 6.2 and 6.3 below.
A review of Schedule 10 identifies that the development does not comprise prohibited
development but triggers referral agency assessment. Referral is triggered under Schedule 10,
Part 9, Division 2 - Electricity infrastructure, Table 2 - Material change of use of premises near a
substation site.
5.2 STATE PLANNING POLICY
The State Planning Policy (SPP) outlines the state interests that must be considered in every
planning scheme across Queensland. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the relevant SPP state interest policies.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the state interest policies and assessment benchmarks.
State Interest Comment
Planning for Liveable Communities and Housing
Housing supply and diversity Not Applicable
No assessment benchmarks apply.
Liveable communities Not Applicable
The development does not involve any new
buildings.
Planning for Economic Growth
Agriculture Not Applicable
No assessment benchmarks apply.
Development and construction Not Applicable
No assessment benchmarks apply.
Mining and extractive resources Not Applicable
DEVELOPMENT ASSESSMENT REPORT Page 8 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 9
Project Urban – 12332 19 March 2018
The site is not within a key resource area (KRA), the
separation area or the transport route of a KRA.
Tourism Not Applicable
No assessment benchmarks apply.
Planning for the Environment and Heritage
Biodiversity Not Applicable
No assessment benchmarks apply.
Coastal environment Not Applicable
No assessment benchmarks apply.
Cultural heritage Not Applicable
No assessment benchmarks apply.
Water quality Applicable
Appropriate water quality outcomes will be
achieved. Refer accompanying stormwater
management plan prepared by Odyssey
Consulting Group.
Planning for Safety and Resilience to Hazards
Emissions and hazardous activities Not Applicable
No assessment benchmarks apply.
Natural hazards, risk and resilience Not Applicable
The land is not within a bushfire prone area; a
flood hazard area; a landslide hazard area; a storm
tide inundation area; or an erosion prone area.
Planning for Infrastructure
Energy and water supply Not Applicable
No assessment benchmarks apply.
Infrastructure integration Not Applicable
No assessment benchmarks apply.
Transport infrastructure Not Applicable
No assessment benchmarks apply.
Strategic airports and aviation facilities Not Applicable
The site is not located within proximity of a
strategic airport or aviation facility.
Strategic ports Not Applicable
The local government area does not contain a
strategic port.
5.3 REGIONAL PLAN
The site is subject to the South East Queensland Regional Plan 2009-2031 (regional plan). The
regional plan includes the site within the Urban Footprint. Assessment against the regional plan
is not required
DEVELOPMENT ASSESSMENT REPORT Page 9 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 10
Project Urban – 12332 19 March 2018
6.0 LOCAL PLANNING ASSESSMENT
Under the Noosa Plan 2006 the site is included within the Industry Zone of the Noosaville
Locality. An assessment of the applicable provisions of the Noosa Plan 2006 has been undertaken
below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
“Education Type 2 School” - The use of premises for the purpose of a state or private, primary
or secondary school.
Comment: The proposed development for a school carpark is in accordance with the above
definition.
6.2 LEVEL OF ASSESSMENT
In accordance with the assessment table of assessment for the Industry Zone the proposal will be
subject to Impact Assessment.
6.3 DESIRED ENVIRONMENTAL OUTCOMES
An assessment of the Desired Environmental Outcomes (DEO’s) for Noosa is provided below:
6.3.1 AGRICULTURAL USES
Comment: the proposed development does not constitute an agricultural use. Assessment
against the Agricultural Uses DEO is not applicable.
6.3.2 COMMERCIAL AND RETAIL USES
Comment: the proposed development does not constitute a commercial or retail use. Assessment
against the Commercial And Retail Uses DEO is not applicable.
6.3.3 COMMUNITY USES AND FACILITIES
The purpose of the Community Uses and facilities DEO is as follows:
An adequate range of community services and facilities supporting the physical, safety, artistic
and social needs of the community are equitably distributed by —
i. having regard to the
a. location and density of housing;
b. location of transport infrastructure;
c. location of business centres;
DEVELOPMENT ASSESSMENT REPORT Page 10 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 11
Project Urban – 12332 19 March 2018
d. demographic, social, cultural and economic patterns of Noosa Shire;
e. function of towns and villages; and
f. protection of rural lands for rural purposes
ii. creating lively and vibrant town centres with community facilities that provide a
community focal point, sense of identity and means of social interaction;
iii. locating community facilities where possible on public transport corridors to maximise
accessibility;
iv. developing community facilities to:
a. be at a human scale;
b. be integrated with surrounding built form and landscape features;
c. provide a visual relationship between indoor spaces and outdoor spaces;
d. provide a low key informal atmosphere and low stress traffic environment;
e. promote a sense of place and common ownership; and
f. reflect the natural character and environment values of Noosa Shire.
v. ensuring community services and facilities are flexible enough to meet the changing
needs of the resident population and respond to specific needs of people with special
needs, such as older people, children, low income earners and people with disabilities;
vi. involving the community in the planning of community buildings and spaces promoting
community ownership and enduring pride in the place; and
vii. ensuring existing facilities encourage a high level of participation in, and appreciation for,
the arts by being multi-purpose and effectively used, allowing for a wide range of artistic
and cultural pursuits.
Comment: the proposed development is for a school carpark to provide additional carparking for
the adjoining Good Shepherd Lutheran College. The proposal will support and consolidate the
existing community function of Good Shepherd Lutheran College.
6.3.4 HERITAGE
Comment: the subject site is not identified as being of heritage value and the subject site does
not adjoin any places of heritage significance. Assessment against the Heritage DEO is not
applicable.
6.3.5 INDUSTRIAL BUSINESS USES
The purpose of the Industrial Business Uses DEO is as follows:
Industrial uses and extractive and mining uses contribute to the local economy and employment
sector by—
i. providing suitable levels of service and employment to the community;
ii. promoting the sale of local products;
iii. being predominantly low key, clean and service-orientated;
iv. being underpinned by environmentally sustainable development practices that avoid
adverse impacts on immediate or surrounding settlements or ecosystems;
v. developing and operating in a sustainable manner, including the prudent use of non-
renewable resources;
vi. Noosa’s industrial sector being part of a wider hierarchy where larger scale and higher
order needs are fulfilled by facilities located in other areas, particularly the Principal
Regional Activity Centre of Maroochydore;
vii. protecting industrial areas, valuable extractive and mineral resources and associated heavy
vehicle haul routes, particularly from the encroachment of incompatible development, for
the ongoing benefit of the community;
viii. utilising water and energy efficient practices;
DEVELOPMENT ASSESSMENT REPORT Page 11 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 12
Project Urban – 12332 19 March 2018
ix. industrial uses being of a relatively small scale whist still being a significant contributor to
the local economy, with a product market that will range from local to international scale;
x. supporting the potential for various industries in the rural hinterland including for
example, food production, recreation and tourism, and furniture manufacturing;
xi. supporting home based industrial businesses that reduce demands on land resources for
businesses, while maintaining surrounding residential amenity and environmental values;
xii. industrial uses being located and managed to avoid adverse impacts on other economic
sectors, including those reliant on Noosa’s character and natural environment; and
xiii. recognising extractive and mining resources are finite, location fixed natural resources
that are significant to Noosa Shire’s economy and need to be appropriately managed.
Comment: The site, while zoned Industry, is an isolated land parcel, adjoining an existing school
and somewhat separated from the surrounding industrial area. The proximity to Good Shepherd
Lutheran College restricts the industrial usage of the site. The proposed use as a carpark for the
school provides an appropriate outcome for the site that complements the existing land use
pattern. The use of the site for a school carpark will not detrimentally diminish the industrial land
supply or conflict with the Industrial Business Uses DEO.
6.3.6 NATURAL RESOURCES
Comment: The proposed development does not relate to or impact on a natural resource.
Assessment against the natural resource DEO is not applicable.
6.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS
Comment: The proposed development does not relate to or impact on open space, environment
or conservation functions. Assessment against the Open Space, Environment & Conservation
Functions DEO is not applicable.
6.3.8 SPORT AND RECREATION USES
Comment: the proposed development does not constitute a sport and recreation use.
Assessment against the Sport and Recreation Uses DEO is not applicable.
6.3.9 RESIDENTIAL USES
Comment: the proposed development does not constitute a residential use. Assessment against
the Residential Uses DEO is not applicable.
6.3.10 TOURISM
Comment: the proposed development does not constitute a tourism related use or impact
tourism operations within Noosa. No further assessment against the tourism DEO is required.
6.3.11 TRANSPORT AND MOBILITY FUNCTIONS
The Transport and Mobility Functions DEO is as follows:
DEVELOPMENT ASSESSMENT REPORT Page 12 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 13
Project Urban – 12332 19 March 2018
Community access for all is provided by a range of safe and efficient transport choices
appropriate to community needs, considering the location of residential uses, community and
shopping facilities, leisure opportunities and employment, by
i. facilitating access to employment, services, facilities and venues to meet the day to day
needs of residents including earning a living, mixing with others and forming relationships;
ii. encouraging people to use transport alternatives other than private car;
iii. maintaining a road network for Noosa Shire that is low key, with predominantly two lane
roads and roundabouts, and local streets that are vibrant public spaces;
iv. minimising adverse environmental impacts from road traffic on the community;
v. not undertaking road or parking upgrades to accommodate peak traffic and parking loads
during holiday periods due to the potentially significant impacts on both the natural and
human-related core values of Noosa Shire;
vi. ensuring access to carparking does not adversely impact on pedestrian movements,
particularly in town centres, village centres and business locations;
vii. integrating an accessible network for pedestrian and bicycle movements including the
provision for equitably shared road space and off-road systems;
viii. providing quality and innovative community transport for its residents and visitors including
better links between the hinterland and coast; and
ix. maintaining Noosa River as a low speed visitor transport route, offering an alternative to
the use of roads and convenient access during special events.
Comment: The site is highly accessible having good access to higher order roads and public
transport infrastructure. The proposal will provide for additional carparking for Good Shepherd
Lutheran College which has existing bus provision. The site has good connections to active
transport infrastructure with an existing pedestrian/cyclist pathway along the site frontages.
6.3.12 INFRASTRUCTURE AND SERVICES
The Infrastructure and Services DEO is as follows:
The efficient provision and use of services such as water, sewerage, power, telecommunications
and waste disposal caters for the needs of residents and visitors, relative to their location within
Noosa Shire by -
i. ensuring the ongoing viability of existing infrastructure services and facilities are
protected from the impacts of development;
ii. protecting existing and future bulk water infrastructure and corridors from development
iii. and the encroachment of sensitive uses that would compromise the corridor integrity and
the efficient delivery and functioning of the infrastructure;
iv. maintaining an appropriate level of infrastructure and servicing to coastal urban residents
and visitors including power, telecommunications, garbage collection and potable water;
v. employing innovative, environmentally sensitive approaches to water collection and
effluent disposal to rural households not connected to reticulated water or sewerage;
vi. encouraging recycling of refuse;
vii. ensuring telecommunication infrastructure allows people to work and study from home
and access goods and services over the internet;
viii. telecommunication towers and other installations not locating in visually prominent
locations;
ix. recognising some residents obtain their energy needs from renewable energy sources
rather than relying on mains power; and
x. ensuring water and energy are used efficiently in an attempt to reduce greenhouse gas
emissions and pressures on the supply of resources.
DEVELOPMENT ASSESSMENT REPORT Page 13 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 14
Project Urban – 12332 19 March 2018
Comment: The site can be connected to all essential urban infrastructure networks. The proposal
represents infill development and will maximise the efficient use of existing infrastructure.
6.4 OVERLAYS
The following overlay exists upon the site:
Overlay Comment
Natural hazard: bushfire and acid sulfate soils overlay
The site is identified as being subject to a low
potential acid sulfate soil area.
Standard conditions can be imposed requiring
the preparation of an acid sulfate soils
assessment and management plan at time of
operational works application
6.5 LOCALITY
The site is included within the Noosaville locality.
An assessment of the overall outcomes of the Noosaville locality is provided below:
Overall Outcomes Comment
a) New uses and works are located, designed Complies:
and managed to—
i. be compatible with other uses and works; i. The proposed carpark supports the adjoining
school and is compatible with the character
and uses in the immediate area.
ii. maintain the safety of people and works; ii. The proposed carpark is located and
designed and will be managed to maintain
the safety of people and works.
iii. avoid significant adverse impacts on the iii. The proposed carpark will not result in
amenity enjoyed by users of other adverse amenity impacts to users of
premises, including acoustic and visual surrounding premises.
qualities; and
iv. avoid significant adverse effects on the iv. The site is within a well-established urban
natural environment, including native environment and is not identified as having
habitat removal, fragmentation and any environmentally significant attributes.
DEVELOPMENT ASSESSMENT REPORT Page 14 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 15
Project Urban – 12332 19 March 2018
Overall Outcomes Comment
attrition; Stormwater will be appropriately managed to
ensure there are no negative environmental
effects from stormwater leaving the site.
b) Development is consistent with the Priority Complies: The site is located within the Priority
Infrastructure Plan in Part 15. Infrastructure Area and will be connected to all
necessary infrastructure.
c) Urban development is limited to land within Complies: The site is located within the Urban
the Urban Footprint as shown on Map ZM8; Footprint.
d) The Noosaville Locality its bounded by Compiles: The site is within the Noosaville Locality
i. The Noosa River in the north; boundary.
ii. Weyba Creek in the east;
iii. Lake Weyba, Eenie Creek and properties
through which Eenie Creek passes in the
south; and
iv. State Forest, Beckman’s Road, The
Noosaville State Primary School and Lake
Doonella in the west;
e) The Locality’s land form is maintained as part Complies: The development will not impact the
of a complex system of lowlands, draining to Locality’s land form or the Noosa River system.
the Noosa River system. Higher land in the
north-west and south drain to the Noosa
River, Eenie Creek and Lakes Weyba and
Doonella;
f) Land within the locality is generally low lying Complies: The site is not subject to flooding.
in the flood plain of the Noosa River system
and as a consequence periodic flooding
occurs in parts;
g) Key vegetation landscapes are protected … Complies: The development will not impact any
key vegetation landscapes.
h) Well-recognised and highly valued features of Complies: The development will not impact any
the landform and landscape are protected … well-recognised or highly valued land form or
landscape features
i) The Noosaville Locality provides for much of Complies: The development will not impact the
Noosa’s commercial, retail, administrative, function of the surrounding area.
industrial and social needs, and is one of the
major focus areas for visitor accommodation
and services;
j) Residents of the Noosaville Locality enjoy Complies: The site has a high level of convenience
high levels of convenience and accessibility to and accessibility to urban services.
urban services;
k) The Noosa Shire Business Centre, Noosa Complies: The development will not impact the
Hospital, community facilities at Wallace Park function of the surrounding area.
Estate and Noosa’s primary industrial estate
are of Noosa-wide significance;
l) Accessibility to recreational opportunities Complies: The development will not impact
provides residents and visitors with valued accessibility to recreational opportunities.
lifestyle opportunities;
m) The watercourses of the Noosaville Locality Complies: The development will not impact road
strongly influence the location of road systems.
systems, with entrance points from Tewantin
and Noosa Heads being constrained to a few
key locations;
n) Eenie Creek Road and Walter Hay Drive Complies: The development will not impact the
provide scenic southern entrances to Noosa Eenie Creek Road or Walter Hay Drive scenic
through bushland settings; entrances.
o) Noosa Parade and Weyba Road connect the Complies: The development will not impact Noosa
locality with Noosa Heads and are flanked by Parade or Weyba Road.
vegetation with glimpses to the watercourses;
p) Noosaville is one of the principal visitor Complies: The development will not impact
DEVELOPMENT ASSESSMENT REPORT Page 15 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 16
Project Urban – 12332 19 March 2018
Overall Outcomes Comment
destinations in Noosa; Noosaville’s visitor destination focus.
q) Noosa River, its foreshore parkland and Complies: The development will not impact the
restaurants are key attractions; Noosa River, its foreshore parkland or restaurants.
r) Visitor accommodation is focused in areas Not applicable: The development is not for visitor
north of Gibson Road; accommodation.
s) Noosaville’s urban residential areas, provide Complies: The development will not impact
fully serviced, generally low density, urban Noosaville’s urban residential areas.
housing in quiet neighbourhood settings;
t) The character of residential neighbourhoods Complies: The development will not impact the
vary due to factors such as lot size, the character of residential neighbourhoods.
established character and age of development
and proximity to open space, watercourses
and business development;
u) Variety in the built form is emphasised Not applicable: No built form is proposed.
through the historical development of the
locality and the many architectural styles;
v) Noosa Waters and parts of Munna Point Not applicable: The site is not within Noosa
provide residential properties with Waters.
watercourse frontage;
w) Substantial areas are developed for attached Not applicable: The site is not an attached
accommodation with access to business housing neighbourhood.
facilities, Noosa River and public transport
services;
x) Some areas in the attached housing Not applicable: The site is not an attached
neighbourhoods predominantly service housing neighbourhood.
visitors, however there is generally a mix of
visitors and permanent residents;
y) Development recognises and reinforces the Complies: While no built form is proposed, high
waterfront location and coastal urban setting quality landscape design will be provided.
and character by providing for high quality,
sub-tropical building and landscape design
that promotes the casual outdoor lifestyle;
z) Attached accommodation is focussed on the Not applicable: The development does not
areas closest to the Noosaville Business involve attached accommodation.
Centre, in areas with good public transport
facilities and in areas with ready access to the
recreation features of the locality;
aa) Urban detached housing is contained to the Not applicable: The development does not
Detached Housing, Semi-Attached Housing & involve detached housing.
Attached Housing Zones;
bb) The resident population is accommodated in Not applicable: The development does not
both Detached housing and Multiple housing involve residential accommodation.
forms with high levels of residential amenity;
cc) Substantial sites are protected for resort Not applicable: The site is not considered to be a
developments where they focus on Noosa’s substantial site for a resort.
natural low key outdoor appeal and cultural
values;
dd) The mixed urban character of Noosaville is Not applicable: No built form exists or is
maintained through the retention of older proposed.
building forms and the introduction of new
buildings that complement old building forms
by incorporating low rise, low scale, well
articulated buildings, lightweight building
materials and pitched roof forms that
contribute to the skyline;
ee) Significant retail and commercial uses provide Not applicable: The development is not a retail or
residents and visitors with a range of low to commercial use.
high order goods and services;
ff) Business centres are significant employment Not applicable: The development is not located
DEVELOPMENT ASSESSMENT REPORT Page 16 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 17
Project Urban – 12332 19 March 2018
Overall Outcomes Comment
nodes and are serviced by public transport; within a Business Centre.
gg) A public open space corridor extends along Complies: The development will not impact public
the foreshores of the Noosa River from open space corridors along the Noosa River
Munna Point to Hilton Esplanade; foreshore.
hh) The Noosa River and foreshores are protected Complies: The development will not impact the
from the cumulative impacts of development Noosa River or foreshores.
and activities and are protected in a way that
promotes and provides for low impact nature-
based recreation activities in and around the
Noosa River over other forms of recreation;
ii) Areas of native remnant or regrowth Complies: The development will not impact any
vegetation, including their biodiversity and native remnant or regrowth vegetation areas.
habitat values are protected and retained in
their natural state;
jj) The environmental and aesthetic values of Complies: The proposal does not adjoin and will
Noosa National Park, Keyser Island and not impact any of the identified conservations
Weyba Creek Conservation Parks, Noosa River areas.
and its foreshore, Lakes Doonella and Weyba,
Eenie and Weyba Creeks and their associated
riparian communities are of the highest
significance and have the highest order of
protection;
kk) Gibson Road, part of Mary Street, Noosa Complies: The site development will not impact
Parade, Reef Street, Weyba Road, Walter Hay Noosa’s major road network.
Drive, Eenie Creek Road, Beckmans Road and
Eumundi-Noosa Road are protected as parts
of the Noosa’s major road network;
ll) The function, safety and visual amenity of the Complies: The development will not impact the
Noosa’s major road network are protected; function, safety or visual amenity of Noosa’s major
road network.
mm) The Noosa Airport off Weyba Drive, Complies: The proposed development will not
Noosaville is retained and operated as the affect Noosa Airport.
only commercial airport within Noosa;
6.6 PLANNING SCHEME CODES
The following development codes are considered relevant to the proposed development:
Noosaville Locality Code
Community Uses Code
Engineering Works Codes
Landscaping Code
Comment: An assessment of the applicable codes has been undertaken and included within
Attachment 1. The code assessment has determined that the proposed development complies
with all relevant probable solutions and specific outcomes, with the exception of specific
outcomes O188 and O189 of the Noosaville Locality Code. These specific outcomes relate to
consistent and inconsistent uses. Sufficient grounds to justify the proposal, despite the
noncompliance with these specific outcomes are detailed in section 7.7 of the report below.
DEVELOPMENT ASSESSMENT REPORT Page 17 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 18
Project Urban – 12332 19 March 2018 6.7 PLANNING SCHEME CONFLICTS The assessment of the proposed development against the Noosa Plan has determined that the only potential conflict with the planning scheme is with specific outcomes O188 and O189 of the Noosaville Locality Code. These specific outcomes relate to consistent and inconsistent uses within the Industrial Zone. In the circumstances, it is suggested that to the extent that there is any conflict with the planning scheme it is of minor or technical nature only. Despite this, the following are planning grounds that are sufficient to overcome any conflict: 1. The proposed carpark is for school use associated with the adjoining Good Shepherd Lutheran College. 2. The site, while zoned Industry, is an isolated land parcel, adjoining an existing school and somewhat separated from the surrounding industrial area. The proximity to Good Shepherd Lutheran College restricts the industrial usage of the site. 3. The use of the site for a school carpark will not detrimentally diminish the industrial land supply, given the existing restrictive nature of the site. 4. The proposed use as a carpark for the school provides an appropriate outcome for the site that complements the existing land use pattern. DEVELOPMENT ASSESSMENT REPORT Page 18 of 21 Material Change of Use – School Carpark 115 Eumundi Road, Noosaville QLD 4566
Page 19
Project Urban – 12332 19 March 2018
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Good Shepherd Lutheran
College to support a Development Application for Material Change of Use for Education Type 2
School (School carpark) in respect of land at Eumundi Noosa Road, Noosaville, described as Lot
30 on SP170751.
The site is included under the Noosa Plan 2006 within the Noosaville Locality and the Industry
Zone.
This report demonstrates the proposals compliance with the applicable state and local planning
provisions, including the following grounds:
The proposed carpark is for school use associated with the adjoining Good Shepherd
Lutheran College.
The site, while zoned Industry, is an isolated land parcel, adjoining an existing school and
somewhat separated from the surrounding industrial area. The proximity to Good Shepherd
Lutheran College restricts the industrial usage of the site.
The use of the site for a school carpark will not detrimentally diminish the industrial land
supply, given the existing restrictive nature of the site.
The proposed use as a carpark for the school provides an appropriate outcome for the site
that complements the existing land use pattern.
Approval of the proposed School carpark is warranted.
DEVELOPMENT ASSESSMENT REPORT Page 19 of 21
Material Change of Use – School Carpark
115 Eumundi Road, Noosaville QLD 4566
Page 20
ATTACHMENT 1 PLANNING SCHEME CODE ASSESSMENT Prepared by Project Urban
Page 21
NOOSAVILLE LOCALITY CODE Division 17 – Specific Outcomes and Probable Solutions for the Noosaville Locality Table 11.13 Specific Outcomes Probable Solutions Proposal 11.8 Effects of use Amenity No solution provided Complies – The purposed use as a O1 Uses are located, designed and school carpark will not result in any operated to avoid significant adverse significant adverse changes to the light, changes to the light, air quality, noise, air quality, noise, accessibility or other accessibility or other conditions enjoyed conditions enjoyed by users of by users of associated, adjoining or associated, adjoining or nearby uses. nearby uses. Major Road Network No solution provided Complies – The proposed development O2 Through traffic in Noosaville uses does not direct traffic towards Gympie Gibson Road or Eenie Creek Road, Terrace. ensuring the visual amenity of Gympie Terrace is protected with a consequent enhancement of visitor and recreation opportunities and benefit to businesses along Gympie Terrace. Visual amenity No solution provided Complies – The proposed development O3 The visual amenity and character will not impact on the visual amenity of surrounding the major road network is the major road network. The proposed protected and enhances the development retains existing vegetation recognisable entrance to Noosaville around the site frontages where possible through— and supplements this with new a) retaining and enhancing the visual landscape frontage treatment. and physical separation of Noosaville from other localities; and b) ensuring development does not encroach upon existing native vegetation along the road frontage other than for accessways. Neighbourhood identities No solution provided Complies – The development will not O4 The separate identities of the various compromise the separate residential neighbourhoods remain neighbourhood identities. important and distinct elements of the residential character of Noosaville. Lake Entrance Boulevard No solution provided Not applicable – No new lots are O5 There is no increase in the number of proposed and the subject site does not lots that gain access via Lake Entrance gain access via Lake Entrance Boulevard. Boulevard. Airport No solution provided Not applicable – The subject site is not O6 Development and use of premises located within 750m of the Noosa within 750m of the airport do not cause Airport. an obstruction or other potential hazard to aircraft movement associated with the airport by the way of— a) the physical intrusion of buildings or other structures into aircraft take-off and approach flight paths; b) attracting birds or bats to the area, which could cause or contribute to bird- strike hazard; c) providing very bright lighting or lighting similar to runway lighting, which can distract or confuse aircraft pilots; d) interfering with navigation or e) communication facilities; f) emissions that may affect pilot visibility or aircraft operations; and g) transient intrusions into the airport’s operational airspace. 11.9 Built form Density No solution provided Not applicable – No built form is O7 The density of development within proposed. the site area— a) is compatible with surrounding development; and b) does not exceed— i) for the Semi-Attached Housing Zone:
Page 22
Specific Outcomes Probable Solutions Proposal
A. for sites between 500m2 and
599m2 inclusive—4.8 persons
B. for sites 600m2 or more — 6.6
persons or 100 persons per hectare
ii) for the Attached Housing Zone a
maximum population density of 100
persons per hectare with the exception
of Lot 21 on RP815864 situated at 11-
13 William Street which has an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel;
iii) For the Visitor Mixed Use Zone—
160 persons per hectare; and
iv) for the Business Centre Zone a
maximum population density of 100
persons per hectare with the exception
of Lots 3 & 4 on RP122928 situated at
14-16 Mary Street which have an
allowable population density of 320
persons per hectare exclusively for the
purpose of a visitor hostel
v) for the Shire Business Centre Zone
in the RES, E1 and E7 Precincts 320
persons per hectare;
vi) for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height S8.1 Buildings and other structures have Not applicable – No built form is
O8 Buildings and other structures— a maximum building height of— proposed.
a) are low rise and have a visual bulk and a) if in the Attached Housing Zone – 8m,
an architectural scale consistent with with the exception of those properties
structures on adjoining or nearby land; with frontage to the following streets: -
b) do not exceed a building height of — Russell St, William St and Howard St, or
i) for the Attached Housing Zone 2 Weyba Rd, James St and Albert St north
storeys unless located on property with of their intersections with Elizabeth St
frontage to the following streets: - where they have a maximum building
Russell St, William St and Howard St, or height of 12m;
Weyba Rd, James St and Albert St north b) if in the Visitor Mixed Use Zone –
of their intersections with Elizabeth St, 12m;
where they are not to exceed a c) if in the Business Centre or Industry
maximum building height of 3 storeys; Zones — 10m;
ii) for the Visitor Mixed Use Zone– 3 d) if in the Shire Business Centre Zone –
storeys, although present only 1-2 8m, except in Precinct E1 or E2 where
storey façades to Gympie Terrace; 12m;
iii) for the Shire Business Centre e) if in the Industry Zone – 10m
Zone– 2 storeys, except in Precinct E1 f) in all other zones—8m.
and E2 where 3 storeys and Precinct
REC/MU where 1 storey; and
iv) for all other zones— 2 storeys;
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding
land;
e) ensure that development responds to
the site topography; and
f) are well articulated with strong
horizontal and vertical design elements
to provide an interesting streetscape
and to complement landform changes
and landscapes.
Setbacks S9.1 Buildings and structures comply Not applicable – No built form is
O9 Buildings and other structures are with the setbacks identified in Schedule proposed.
appropriately designed and sited to— 1 - Minimum Boundary Setbacks.
a) provide amenity for users of the
premises as well as preserve the visual
and acoustic amenity of adjoining and
Page 23
Specific Outcomes Probable Solutions Proposal
nearby properties;
b) provide adequate distance from
adjoining land uses;
c) allow space for required vehicle
parking;
d) preserve any existing vegetation that
will buffer the proposed building;
e) allow for landscaping to be provided
between buildings;
f) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
g) avoid large areas of continuous wall
planes by varying the building setbacks
and using appropriate techniques to
provide visual relief; and
h) help protect the natural character and
visual amenity of the Noosa River
system and other watercourses.
Site cover, gross floor area and plot Not applicable – No built form is
ratio proposed.
O10 The site cover, gross floor area and
plot ratio of buildings and other roofed
structures—
a) results in a building 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) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and other
site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
Not applicable – No built form is
O11 Site cover—
proposed.
a) for a class 1 or class 10a building
within the Detached Housing Zone, does
not exceed—
i) for a single storey building - 50%; or
ii) for a building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes with the Detached
Housing Zone, does not exceed—40%;
c) for the Semi-Attached Housing Zone
does not exceed 40%;
d) for the Attached Housing Zone does
not exceed 40%;
e) for the Visitor Mixed Use Zone does
not exceed 40%; or
f) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
O12 For the Semi-Attached Housing Not applicable – No built form is
Zone buildings do not exceed a plot proposed.
ratio of 0.45:1
O13 For the Attached Housing Zone the Not applicable – No built form is
maximum gross floor area is equivalent proposed.
to the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the Not applicable – No built form is
maximum gross floor area equals the proposed.
allowable population in persons
Page 24
Specific Outcomes Probable Solutions Proposal
multiplied by 40m2, provided that the
gross floor area does not exceed
13,600m2.
Not applicable – No built form is
O15 For the Business Centre Zone, proposed.
outside of the Mary Street/Thomas
Street Precinct the maximum plot ratio is
a) 0.8:1 for site areas up to and including
2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
Not applicable – No built form is
O16 Within the Shire Business Centre proposed.
Zone, the maximum plot ratio for
development within the following
precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage S17.1 Floor levels for habitable rooms Not applicable – The site is not
O17 Buildings and other works are are not less than the specified minimum identified as being subject to flooding or
designed and sited to— floor levels minimum floor level requirements.
a) provide flood free access to premises AND
and flood free habitable areas; S17.2 Where Council infrastructure is Complies - please refer to the attached
b) allow only minor, short term and available — any drainage (including Stormwater Management Plan.
infrequent flooding of non-habitable buildings and yards) flows to that
areas; infrastructure; and the infrastructure has
c) ensure drainage does not adversely the capacity to accept any additional
impact upon other premises; and loading;
d) ensure filling or excavation does not AND
adversely impact upon other premises S17.3 for Residential Uses - where slab Not applicable – no residential uses are
by— on ground construction is used, filling proposed.
i) causing ponding on the site or does not extend more than 1m beyond
nearby land; the building footprint, measured from
ii) increasing flooding, which the outer walls of the building ; or
adversely affects the safety or use of any the design consists of a suspended floor
land upstream and downstream; and construction.
iii) adversely affecting the flow of AND
water in any overland flow path. S17.4 Car parking and maneuvering Complies - please refer to the attached
areas are constructed at a level that Stormwater Management Plan.
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable – no residential uses are
have flood immunity above the Q100 proposed.
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S17.6 Basements for non-residential Not applicable - the development does
uses have flood immunity above the not include a basement.
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Page 25
Specific Outcomes Probable Solutions Proposal
Sloping sites S18.1 Buildings and associated access Not applicable – The development is
O18 Development on sloping sites— ways are not constructed on land with a not located on a sloping site.
a) is responsive to the natural slope greater than 25% (1 in 4);
topography of the site and minimises AND
cut and fill; S18.2 Buildings are of split level design Not applicable – The development is
b) does not visually dominate the hill that step down the slope or have not located on a sloping site.
slope or interrupt the skyline; suspended floor construction;
c) is integrated with the natural site AND
characteristics including vegetation; and S18.3 Cut or fill is less than 2m in Not applicable – The development is
d) for Multiple housing, takes the form depth; not located on a sloping site.
of small separate buildings; AND
S18.4 The distance between the ground Not applicable – The development is
and the lowest part of the floor of the not located on a sloping site.
building does not exceed 3m to avoid
large under building areas;
AND
S18.5 Buildings present no more than 3 Not applicable – The development is
storeys at any one point. not located on a sloping site.
AND
O19 On sites which are visible from the S19.1 No solution provided Not applicable – No built form is
major road network, areas of public proposed.
open space, the Noosa River or he
beaches new buildings and structures
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting.
Roof form S20.1 With the exception of buildings Not applicable – No built form is
O20 Rooflines— within the Industry Zone, the main roof proposed.
a) contribute positively to the local of the building has a roof pitch no less
skyline; than 5 degrees and has minimum
b) complement the character of the 600mm eaves to at least 75% of the
locality; perimeter of the building;
c) are articulated, pitched or skillion; AND
d) avoid low pitched (eg. less than 5 S20.2 Buildings and structures do not Not applicable – No built form is
degrees) or box roof profiles/parapets; include roof top terraces. proposed.
and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring properties.
Materials and finishes S21.1 With the exception of buildings Not applicable – No built form is
O21 Buildings and other structures use within the Industry Zone, buildings proposed.
materials and finishes that complement a) use a mix of lightweight and textured
the Noosaville character and integrate external building materials, including
with the surrounding natural and built timber finishes; or
environment. b) use masonry construction where
variation is provide in texture, detailing
and the like;
c) use open or transparent balustrades;
and
d) Incorporate open balconies.
11.10 Environment, conservation and recreation
Environment and cultural heritage No solution provided. Complies – The site is not identified as
values containing any native vegetation, having
O22 There are no significant adverse any biodiversity significance, having any
effects on biodiversity, native vegetation, fire risk, or having or adjoining any
native fauna habitat, landscaped quality, cultural heritage values in accordance
water quality or cultural heritage values, with State and Council mapping. Where
including those related to— possible existing vegetation is being
a) changes to natural drainage; retained around the site frontage and
b) management of fire risk; will be supplemented with additional
c) erosion and the transport of landscaping. A Stormwater Management
sediments off site; Plan has been prepared for the
d) unmanaged public access; development to ensure appropriate
e) effluent disposal; management of stormwater quality and
f) changes to fauna habitat and quantity.
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Page 26
Specific Outcomes Probable Solutions Proposal
Open space network S23.1 Open space corridors and existing Complies – the subject site is not
O23 An integrated open space network native vegetation in areas indicated in located in an open space corridor or
is established throughout the locality Schedule 5 – Map 4 are protected from native vegetation area in accordance
and— fragmentation and encroachment by with schedule 5.
a) allows for both passive and active development.
recreational pursuits;
b) provides safe and convenient
connectivity for pedestrians and cyclists
to neighbourhood centres, community
services and other key destinations such
as public open space, the Noosa River
and Wallace Estate;
c) provides habitat connectivity for
wildlife;
d) protects watercourses and drainage
lines in the lowlands; and
e) forms a scenic backdrop for the
locality’s residential neighbourhoods.
AND
1. O24 Physical and visual links between S24.1 No solution provided Complies - the proposed development
public open space areas and does not impede any physical or visual
watercourses are retained. links between any public open space
areas or watercourses.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways Complies – the pathway around the
O25 Safe and convenient pedestrian and are provided and retained where site’s street frontages will be retained.
bicycle pathways are provided and indicated in Schedule 5 – Map 2;
retained between and around key AND
destinations including—
a) an east-west link between the S25.2 Contributions toward a Pathways Complies – contributions will be paid in
Tewantin & Doonan Locality and the Network are provided in accordance accordance with Council’s adopted
Noosa Heads Locality along the Noosa with PSP20. infrastructure charges resolution.
River foreshore; and
b) a north-south link between the Shire
Business Centre and Wallace Park to the
Noosa River foreshore.
c) Recreation areas off Shorehave Drive
and Seacove Court;
d) Scouting facilities at Gympie Terrace
and Gibson Road;
e) The Australian Rules field at Weyba
Road; and
f) Camping and caravanning facilities at
Munna Point.
Foreshore character No solution provided. Not applicable – the site is not located
O26 The natural landscape character among a foreshore area.
and vegetation along the foreshore
areas of the Noosa River, Lakes Doonella
and Weyba and Eenie Creek, Noosa
National Park, Keyser Island and Weyba
Creek Conservation Parks is protected.
Noosa River S27.1 No solution provided Not applicable – the site is not located
O27 Commercial development on and on or adjacent to the Noosa River
adjacent to the Noosa River is designed
to –
a) provide for uses for marine facility
purposes only;
b) be compatible with the scenic values
of the waterway;
c) provide a high level of amenity,
including ensuring low ambient noise
levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial
leases on the Noosa River;
f) ensure no net increase in the gross
floor area of buildings or structures;
g) use materials, natural finishes and
colours that blend with the surrounding
natural landscape; and
h) reflect the character and setting of
the locality (such as timber and tin
construction with a traditional pitched
roof design).
Page 27
Specific Outcomes Probable Solutions Proposal O28 Commercial development does not S28.1 Development does not increase Not applicable – the proposal is not a extend beyond existing commercial the overall footprint of commercial commercial development. lease areas. jetties and structures. O29 The loading and unloading of S29.1 No probable solution Not applicable – the proposal is not a passengers is confined to the commercial development. commercial lease areas of the respective commercial operation. Division 26—Specific Outcomes and Probable Solutions for the Industry Zone Table 11.23 Specific Outcomes Probable Solutions Proposal 11.50 Consistent uses O188 The following defined uses and No solution provided Conflict with specific outcome – use classes are consistent uses and are please refer to section 7.7 of the located in the Industry Zone— development Assessment Report. a) Industrial business Types 1 or 2; b) Retail business Types 3, 5 or 6; c) Retail business Type 4 if a vehicle sales premises and located with frontage to Lionel Donovan Drive; d) Education Type 3 if trade related vocational training e) Emergency Service Type 2; f) Service and utility; g) Transport Types 1, 2 or 3; and h) Ancillary dwelling unit. 11.51 Inconsistent uses O189 The following defined uses and No solution provided Conflict with specific outcome – use classes are inconsistent uses and are please refer to section 7.7 of the not located in the Industry Zone— development Assessment Report. a) All Agricultural Uses; b) Commercial business; c) Entertainment and dining business; d) Home-based business; e) Industrial business Type 3; f) Retail business Types 1, 2 or 7; g) Retail business Type 4 if not a vehicle sales premises located with frontage to Lionel Donovan Drive; h) Education if not Type 3 and trade related vocational training; i) Emergency Service Type 1; j) Open Space; k) Wellbeing; l) Transport Type 4; m) Detached house; n) Community residence; o) Multiple housing; and p) Visitor accommodation 11.52 Effects of use Amenity No solution provided Complies – the use is compatible with O190 Uses are predominantly of an surrounding uses. industrial nature ordinarily expected in an industrial estate with ancillary uses compatible with industrial businesses. O191 Industry business uses are Complies – The use will not impact the located, designed and operated to avoid amenity enjoyed by users of significantly changing the amenity surrounding premises. enjoyed by users of surrounding premises. Storage of materials No solution provided Not applicable – No storage of O192 Materials stored outside of materials is proposed. buildings do not exceed half the height of the on-site buildings; OR O193 If there are no on-site buildings, the stored materials do not exceed 5m; AND O194 Storage areas are screened from
Page 28
Specific Outcomes Probable Solutions Proposal
the street and adjoining properties by
buildings, landscaping or fencing.
Frontages S195.1 A landscaped building setback Not applicable – No buildings are
O195 The frontage of each site contains of 10m is to be provided to Walter Hay proposed.
landscaping without adversely screening Drive, Eumundi-Noosa Road and Eenie
the business or visitor carparking; Creek Road, unless this is the only
frontage to the site, in which case it can
be reduced to 6m;
AND
S195.2 This setback area is to include a Complies – A minimum 2m soft
minimum of 2m of soft landscaping landscaped setback is provided to the
behind which uncovered visitor carpark.
carparking may be located;
AND AND
O196 Vehicle display is focussed on and S196.1 There is no display of motor Not applicable – the use does not
orientated towards Lionel Donovan vehicle for sale or hire on Walter Hay involve vehicle display.
Drive rather than Walter Hay Drive, Drive, Eumundi-Noosa Road or Eenie
Eumundi-Noosa Road or Eenie Creek Creek Road frontages;
Drive;
AND AND
O197 Development fronting Walter Hay S197.1 No direct vehicular access is Complies – site access is provided from
Drive, Eumundi-Noosa Road and Eenie taken off Eenie Creek Road or Walter Eumundi Noosa Road.
Creek Road is sympathetic to the Hay Drive where the property has access
character of the area and suitable for its to any other road.
position along the entry roads to the
coastal urban part of Noosa.
Environmental Protection No solution provided.
O198 Industrial development is
conducted in an environmentally
responsible manner, operating without
deleterious impacts on immediate,
surrounding or downstream
communities, environments and
environmental processes.
11.53 Built Form
Visual amenity and character Not applicable – No buildings are
O199 Buildings are designed and sited proposed.
to provide visual interest and amenity
by—
a) providing well articulated buildings
with strong horizontal and vertical
design elements and features;
b) using a variety of external building
materials within external walls where
such walls are visible from the street;
and
c) providing for interesting and varied
site layouts and roof designs;
AND
O200 Buildings are designed to provide
for a range of potential users by
allowing for adaptable floor plans and
adequate floor to ceiling heights.
COMMUNITY USES CODE
Table 14-17 For all Community uses
Specific Outcomes Probable Solutions Proposal
14.31 Effects of use
Electricity infrastructure S1.1 No solution provided Complies - The proposal does not
O1 The development does not adversely impact on existing or future
adversely impact on existing or future electricity supply infrastructure
electricity supply infrastructure;
AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not applicable – While the site adjoins
adequate safe distance from electrical or within 50m of an existing electricity an electricity substation, the use is for a
infrastructure including substations, substation incorporates noise carpark which does not require noise
overhead powerlines, power poles and attenuation measures to mitigate noise attenuation.
transformers. impacts;
AND
S2.2 Buildings and structures (including Not applicable – No buildings or
Page 29
Specific Outcomes Probable Solutions Proposal
swimming pools, sheds, tennis courts structures are proposed.
and outbuildings) are not constructed
under overhead electricity transmission
lines, or within electricity easements.
AND
S2.3 A minimum separation distance is Not applicable – No habitable
maintained from the electricity buildings or child activity areas are
transmission line to the closest boundary proposed.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Road network function Complies – The use will not have an
O3 The use does not have an adverse No solution provided adverse impact on the safety and
impact on the safety and efficiency of efficiency of the road network – refer
the road network; Traffic report.
AND
O4 The surrounding road system is Complies – The use as a carpark will not
capable of accommodating additional generate any additional traffic. The use
traffic generated by the proposal. will not impact the surrounding road
system – refer Traffic report.
Noise and visual amenity S5.1 If the use involves outdoor courts Not applicable – No outdoor courts are
O5 The use does not have a significant including tennis courts, half courts or proposed.
adverse impact on the amenity enjoyed netball courts—the use complies with
by users of adjoining or nearby the requirements in Section 2 of PSP8
premises; Tennis and Other Courts.
AND
O6 Development is designed and sited S6.1 Noise sensitive Community Uses Not applicable – The proposed carpark
to avoid adverse noise impacts are not located adjacent to the major is not a noise sensitive community use.
associated with neighbouring noise road network;
sources by— OR
a) locating the use away from major S6.2 Double glazed windows are used to
noise sources such as busy roads or rail mitigate noise;
corridors; or OR
b) applying appropriate noise S6.3 Solid concrete articulated fences
attenuation measures into the are constructed on-site to attenuate
development. noise;
AND
S6.4 Where the site adjoins properties in Not applicable - The site does not
a residential zone— a) any lit sports adjoin a residential zone.
courts are located at least 60m from the
external wall of an existing or approved
residential dwelling on any separate
property (as measured from the centre
line of the court); and b) any external
sports court is not used between the
hours of 10:00pm and 6:30am the
following day.
Artificial lighting S7.1 Lighting associated with the use is Complies – Lighting associated with the
O7 The obtrusiveness of lighting is designed, installed, operated and use will be designed, installed, operated
minimised without unduly limiting the maintained in accordance with Section 3 and maintained in accordance with
use, enjoyment or safety of outdoor of AS4282 “The Control of the Obtrusive Section 3 of AS4282 “The Control of the
recreation facilities; Effects of Outdoor Lighting”; Obtrusive Effects of Outdoor Lighting.
AND
S7.2 If for Sport and Recreation— Not applicable – The use is not for
Development complies with Australian sport and recreation.
Standard AS2560 Guide to Sports
Lighting.
AND
O8 Development does not include spill S8.1 No solution provided Complies – The use will not create spill
light which gives rise to annoyance, light and will be in accordance with
discomfort, distraction or a reduction in AS4282.
the ability to see essential information.
Safety and security S9.1 Boundaries are identified by such Complies – Boundaries will be clearly
O9 All property boundaries are clearly means as: a) fencing; b) changes in identified to define public and private
identifiable and public and private surface materials or levels; and c) spaces.
spaces are clearly defined. landscape treatments.
O10 All premises and access routes are S10.1 All premises are identified by the Complies – The site will be clearly
clearly identifiable to all persons, provision of the street number in a identifiable.
particularly emergency services prominent location, preferably near the
Page 30
Specific Outcomes Probable Solutions Proposal
personnel. site entry, (ie. on the kerb or letterbox or
by signage on the building or site).
O11 All building entries are designed to S11.1 The number of entrances and exits Not applicable – No buildings are
be obvious and easily identifiable. is limited and main building proposed.
entrances/exits located at the front of
the site are in view of the street. Where
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S11.2 All entrances/exits to buildings are
lit and signed and signage includes
hours of operation;
AND
S11.3 Entrances/exits are located to
provide a direct link to driveways and
carparking areas;
AND
S11.4 Recessed doorways are avoided
where the recess is of sufficient size to
conceal a person. Where recessed
doorways are unavoidable, measures are
used to enhance safety as follows— a)
good lighting is installed; b) strategically
placed mirrors are installed; c) angled
approaches are provided; and d) gates
which restrict access are provided.
O12 Uses are arranged within buildings S12.1 Windows and main entrances are Not applicable – No buildings are
and on sites to enable external areas to positioned to allow for casual proposed.
be monitored. surveillance.
O13 Communal open space, including S13.1 Communal open spaces, including Complies – The carpark will be visible
congregation and seating areas, is congregation and seating areas, situated from the street.
located where it can be monitored; where they are in the line of sight of
windows, doors and/or balconies of
buildings, or can be seen from a street
or other public space.
O14 Buildings and structures are S14.1 Where buildings or structures are Not applicable – No buildings or
designed to minimise opportunities for constructed in view of a public street or structures are proposed.
vandalism. laneway— a) the use of solid fences and
blank walls which attract graffiti is
avoided. Where solid blank surfaces are
unavoidable, landscaping, creepers,
murals, vandal resistant paint, etc are
used; b) toughened glass, security
screens and other measures (not
including opaque security shutters) are
used in windows which are provided at
ground level, to deter break and enters;
c) hardy vandal proof materials and
antigraffiti paint are used in the
construction of buildings, where
appropriate.
O15 Lighting of appropriate intensities S15.1 Lighting of appropriate intensities Complies – Appropriate lighting will be
is provided to maximise safety. is provided which satisfies the provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S15.2 External lighting of a graduated Complies – Lighting of an appropriate
intensity is provided which starts at a intensity for a carpark will be provided.
lower level of brightness at the
perimeter of the site and rises to a
greater intensity at the entrance to
buildings, or at the centre of the site;
AND
S15.3 Lighting is directed onto the site Complies – Lighting will be directed
and away from neighbouring properties; onto the site and away from
neighbouring properties.
Page 31
Specific Outcomes Probable Solutions Proposal
AND
S15.4 Vandal-resistant lighting is used in Complies – Vandal-resistant lighting
public and publicly accessible areas. will be used.
O16 Public toilets are designed and S16.1 Features that may legitimise Not applicable - No public toilets are
constructed to: a) ensure the safety of loitering, such as seating or public proposed.
all people using them; and b) take telephones are not located in proximity
advantage of informal surveillance from to toilet entrances;
adjoining uses and activities, AND
discouraging non-legitimate uses. S16.2 Public toilets are located in high
traffic areas;
AND
S16.3 Entrances to public toilets are
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
Mechanical plant and equipment and S17.1 Mechanical plant and equipment Not applicable - No Mechanical plant
storage areas are - and equipment is proposed.
O17 Mechanical plant and equipment a) located more than 2m from any
(including air conditioning equipment) property boundary;
and storage areas are designed and b) where located at ground level,
located to - screened by fencing 1.5m in height or
a) avoid adverse visual impacts when dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and
properties; and shrubs with maximum separation
b) be visually integrated with the distance of 1m measured from the
building design. centre of the tree or scrub; and
c) visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Transport and access S18.1 Safe and convenient pathway Complies - The site has safe and
O18 Premises have accessibility to access is provided from the site to link to convenient pathway access.
public transport and cycling and existing pathway networks that services
walking is promoted. public transport facilities;
OR
S18.2 Direct pathway access is provided
to the public transport facility if the
facility is contained on site or within 50m
from the property boundary.
O19 Community Uses are designed and S19.1 Safe and convenient cycle access Complies - The site has safe and
constructed to encourage users of the to and from the site from the existing convenient pathway access.
development to access the site by road and bicycle network, and safe
means of foot or bicycle through pathway movement within the site is
provision of appropriate end-of-trip provided;
facilities including bicycle parking and AND
shower/change rooms S19.2 Secure and convenient parking Not applicable – No additional GFA or
space for bicycles is provided on site in use area is proposed.
Figure 14-2 Minimum Bicycle Parking accordance Figure 14-2 Minimum
Requirements Bicycle Parking Requirements and
AS2890.3 Bicycle Parking Facilities;
AND
S19.3 Where at least 5 bicycle parking Not applicable – No additional GFA or
spaces are required in accordance with use area is proposed.
Figure 14-2 Minimum Bicycle Parking
Requirements, end-of trip cycle facilities
are provided at the following rate: a) 1
locker per 2 bicycle parking spaces; and
b) 1 shower cubicle with ancillary change
rooms per 10 bicycle spaces or part
thereof;
AND
S19.4 Bicycle parking spaces and cyclist Not applicable – No additional GFA or
facilities are designed in accordance with use area is proposed.
AUSTROADS Guide to Traffic
Engineering Practice, Part 14 – Bicycles,
Section 10;
AND
S19.5 On-site pedestrian facilities such Not applicable – the proposal is for a
as seating and shade structures are carpark.
provided in developments for the
convenience of persons walking to the
site.
Page 32
LANDSCAPING CODE
The overall outcome is the achievement of a high quality of landscape design that:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting
land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: Landscaped areas are shown on the Carpark proposal plan and Landscape concept plan
and will comprise more than 15% of the site. A landscape buffer is provided around the site frontage
which enables retention of some of the existing site vegetation. The Landscaping Code will be further
addressed as part of a subsequent Operational Works application.
DRIVEWAYS AND CAR PARKING CODE
The overall outcomes sought for the Driveways and Carparking Code are the following:
a) To ensure safe and reasonable access from the public road edge to and from vehicle
accommodation and standing areas within the property.;
b) The safety of pedestrians and cyclists is protected;
c) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
d) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
e) Development does not adversely impact on existing public parking; and
f) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: Please refer to the Traffic Report prepared by TTM and Carpark design plan. These
documents demonstrate that the access arrangements proposed are safe and efficient; that the
development will not lead to any adverse safety or road condition impacts in the locality; all cars will
be able to enter and leave the site in a forward motion; and that the carpark is designed in accordance
with AS2890.1. The proposal achieves compliance with the Outcomes of the Driveways and
Carparking Code.
EARTHWORKS CODE
The overall outcomes sought for the Earthworks Code are the following:
a) ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
Page 33
b) Earthworks are designed and constructed to be structurally sound.
Comment: Minimal earthworks are required for the purposed carpark and will not have any
detrimental impact on the natural environment or other properties. All earthworks will be designed
and constructed to be structurally sound and will be undertaken in accordance with design approved
as part of a subsequent operational works application.
EROSION AND SEDIMENT CONTROL CODE
The overall outcomes sought for the Erosion and Sediment Control Code are the following:
a) construction activities are managed to prevent erosion and sedimentation to offsite waters
including stormwater, creeks and rivers;
b) development facilitates erosion control, drainage control and sediment capture and
treatment; and
c) construction activities within watercourses are planned to prevent erosion, construction failure
and associated sedimentation.
Comment: Appropriate erosion and sediment control will be implemented for the development in
accordance with a subsequent operational works application.
EXISTING SERVICES CODE
The overall outcomes sought for the Existing Services Code are the following:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: No existing services will be impacted by the development. This will be further addressed
as part of a subsequent operational works application.
TRANSPORT ROADS AND DRAINAGE CODE
The overall outcomes sought for the Transport, Roads and Drainage Code are the following:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
Page 34
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: No roadworks are required or proposed with the development. Appropriate stormwater
drainage will be achieved in accordance with the accompanying stormwater management plan
prepared by Odyssey Consulting Group.
WASTE MANAGEMENT CODE
The overall outcomes sought for the Waste Management Code are the following:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: The proposal is for a carpark only, to provide additional carparking for Good Shephard
Lutheran College. No onsite waste storage or collection is required or proposed with the carpark.
WATER SENSITIVE DESIGN CODE
The overall outcomes sought by the Water Sensitive Design Code are to ensure that:
a) development is designed, constructed and operated in a manner that contributes to, and
does not impede, long term attainment of relevant Environmental Values and Water Quality
Objectives as specified in the Environmental Protection Policy 2009;
b) development avoids adverse impacts on downstream ecosystems, properties and
infrastructure due to changes to stormwater flow, water quality or ecosystem health;
c) stormwater conveyance channels use natural channel design principles to convey external
catchment stormwater through development and support landscape, passive recreation and
ecological values;
d) urban development captures and utilises run-off from appropriate areas for use on site; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: Please refer to the attached Stormwater Management Plan prepared by Odyssey
Consulting Group which demonstrates that appropriate management of stormwater quality and
quantity will be achieved by the development.
Page 35
SUNSHINE COAS Box 6380 Maroochydore BC Qld 4558 FORMERLY