QBFP Noosa Boatshed Planning Report

Coastal dependent development
The QBFP boatshed and associated vessels are managed to support a responsive and adaptable compliance
function. The QBFP operation is a coastal-dependent development which must be located adjacent to tidal water in
order to function effectively. SDAP State code 8: Coastal development and tidal works, Performance Outcomes PO1
allows coastal-dependant development such as a Government Boatshed to be located in erosion prone areas of
watercourses.

QBFP has cross-jurisdictional partnerships with other agencies, such as the Queensland Police Service, Maritime
Safety Queensland and Commonwealth and State marine park services to provide immediate access to the Noosa
River. The sites location along the Noosa River is necessary for fast, emergency responses both in the river and
offshore maintaining public safety. It also allows the boatshed to play a key role in protecting the ecological value of
the River and ensuring the sustainable and safe use of waterways and fishery resources.

Relevance of Assessment Benchmarks
Apartments, commercial and maritime uses dominate the Noosaville waterfront, including holiday units, boatsheds,
boating hire, ferries, berths and pontoons, and parks. The subject land itself has had a long history of use as a State
Government fisheries patrol site, with boatsheds and QBFP related activities occurring on site since 1974.

Despite the historical use of the site for QBFP operations and the consistency of the proposal with Noosaville riverfront
character, the current planning scheme inadequately reflects the QBFP land use through its zoning, with the facility
triggering impact assessable development.

The Open Space Recreation zoning of the site, in broad terms, is intended to facilitate passive and active recreational
experiences adjoining the river. The function of the QBFP is consistent with this purpose as it provides a public service
involving the lawful maintenance and use of the river which supports recreational experience.

The QBFP is fit for purpose, has been designed to complement its park setting and is necessarily sited adjacent to
the river for immediate access in case of emergencies. The proposed building height of the boatshed at (RL 6.2m) is
within the zoning’s ‘probable solution’ building height of 8m and does not significantly impact the visual amenity of the
local area or the Noosa River. Furthermore, the proposed landscape scheme for the development acknowledges the
need for planting to soften the boatshed and patrol building whilst not intruding on the background views of the Noosa
River.

In light of this, there are sufficient grounds to justify the approval of the proposed development despite the perceived
non-compliance with the current planning scheme zoning. The presence of the QBFP boatshed in the Open space
Recreation zone will not adversely impact on the natural environmental values of the site, Noosa River or adjoining
land and is considered to be complementary to intent of the zone by supporting sustainability and ongoing recreational
related activities.

The proposal complies with the intent of the Strategic Framework and other relevant codes of the planning scheme.

Assessment Benchmarks are out of date
The draft Noosa Plan is an advanced document which is likely to come into effect in late 2019 or early 2020. The draft
scheme incorporates key changes which are of relevance to the proposed development. Specifically, the draft scheme
amends the zoning of the subject site from Open Space Recreation to the Community Facilities (Marine industry –
(Slipway)) recognising the historical use of the site for QBFP operations.

Of relevance to the proposed development, Overall Outcome (k) of the draft Community Facilities Zone code seeks
to ensure that “…infrastructure activities develop where there is a community need and at a level of provision
commensurate with the service demands generated by the use.”

The proposed development achieves this overall outcome as:

    there is a need for the development, with the Noosaville boatshed being the only QBFP facility within a 70km
     stretch of coastline;


Ethos Urban | 7181006                                                                                                  33