QBFP Noosa Boatshed Planning Report

    allows for other parties such as the Queensland Police Service (QPS), Maritime Safety Queensland and DAF’s
     Marine Animal Release Team immediate access to the Noosa River for emergency responses both in the river
     and offshore; and
    services a broad area, with the only other on-water compliance base agency (QPS Water Police) being located
     in Mooloolaba.
The Noosa QBFP is a coastal dependent development which relies on its proximity to the Noosa River to function
effectively. The use has operated at its current location since 1974 and the proposed works do not intensify the
existing operation. Therefore, existing coastal processes will not be impacted as a result of the proposal.


          Noosaville Locality
Overall Outcome ww) for the Noosaville locality specifies that the for the Open Space Recreation Zone;

       “areas of open space contribute to the desired lifestyle of residents by offering a variety of passive and active
       recreational experiences that are conducive to community interaction and wellbeing.”

The following defined uses and use classes are consistent within the Open Space Recreation Zone—

       “Entertainment and dining business Type 1 Food and beverage where in conjunction with an Open Space Use;
       Entertainment and dining business Type 2; Emergency service Type 2; Open space; Wellbeing Type 2; Service
       and utility Type 2; Transport Type 1; Ancillary dwelling unit; and Visitor accommodation Type 2.”

The QBFP boatshed is not an anticipated use and triggers impact assessment within the Open Space Recreation
Zone, requiring assessment against the entire planning scheme. As discussed previously within this report, the
proposed development complies with Strategic Framework and Desired Environmental Outcomes, which supersedes
land use inconsistency identified within the Open Space Recreation Zone.

The site has had an operational boat shed in the current location for approximately 45 years and the continued use
of the site is in keeping with reasonable community expectation. Whilst the facility is not anticipated within the sites
current zoning, the use provides a public service which is necessarily sited adjacent to the river and complements the
adjoining caravan park setting. The function of the QBFP is consistent with the lawful maintenance and use on the
Noosa River— protecting fishery resources, enhancing public safety and ensuring the sustainability of coastal
resources. This in turn supports recreational experience, providing for low impact nature-based recreation activities
in and around the Noosa River.

Specific Outcome SO8 of the Noosaville Locality code requires that the height of buildings and other structures are
low rise with ‘visual bulk and an architectural scale consistent with structures on adjoining or nearby land’ which do
not ‘visually dominate the street or surrounding spaces’ while preserving ‘the amenity of surrounding land’. Ensuring
buildings do not exceed a building height of 2 storeys or (8m) is cited as one way in which development can achieve
SO8. Another solution is for new buildings to maintain the mixed urban character of Noosaville by incorporating low
rise, low scale, well-articulated buildings with lightweight materials and pitched roof forms that preserve the amenity
of surrounding land.

The boatshed and administration building have been redesigned as low-rise, well-articulated buildings with lightweight
materials and varied roof forms that contribute positively to the skyline and maintain the mixed urban character of
Noosaville. The height of the proposed modified boatshed (RL 6.858m) has been reduced and is less than 2 storeys
(or 8m) complying with the Probable Solution for the zone. The development is lower in height than the nearby 3
storey apartment buildings on Russell Street, which assists in preserving the amenity of surrounding land.

The proposed modified boatshed will be visible from adjoining land, however, it will not visually dominate the street
or local area due to the proposed reduction in height, use of natural colours and finishes (including timber) and
landscaping to screen and soften the built form. Similarly, the administration building will be improved by replacing
the orange brick exterior with weatherboard cladding to modernise the building and create consistencies with the
boatshed, allowing the buildings to be read as unified elements when viewed from the public realm.


Ethos Urban | 7181006                                                                                                 24