2019-10-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                   8 OCTOBER 2019


It is acknowledged that the building does present some appearance of bulk to the southern and
western properties. However, a large self-storage building with a 56 metre wall adjoins the
proposed southern elevation and industrial sheds adjoin to the west. The approved self-storage
buildings adjoining the subject site has a comparable plot ratio of 0:86.1. The proposed building
will assist in screening the large existing wall where viewed from Hofmann Drive.
The proposed development proposes landscaping more than 18% of the site, complying with the
minimum requirement of 15%.
Therefore, it is considered that the proposed development complies with the relevant Specific
Outcomes of the Noosaville Locality Code.
Height
The proposed development is a 3 storey building, at a height of 10.2 metres and lift over run at
11.3 metres. The proposal does not comply with provisions in the Noosaville Locality Code
relating to building height in metres and storeys. A maximum height limit of 10 metres, 2 storeys
is allowed in the Shire Business Centre zone. A portion of the pitched roof slightly exceeds the
stipulated height of 10 metres by 0.2 m. The applicant advises, this height is a result of the
requirements for additional slab thickness and internal floor to ceiling heights to cater for the
heavy specialist medical equipment. The raking roof form also contributes to the overall height.
The lift shaft extends to 11.3m and is located in the centre of the site and is not largely visible to
the surrounding areas.
The proposed building is well setback from Hofmann Drive, is well articulated with strong
horizontal and vertical design elements and uses a mix of building materials. Balconies, large
eaves and varying roof lines provide a building that is consistent with Noosa architectural design.
The third storey is well setback, ranging from 17-29 metres setback from the front boundary and
will not dominate the street. Overall, the proposed building is of a compatible scale to the
surrounding industrial and commercial area, and the third level will not appear out of place.
Parking
The use area of the development is 5665.99m2. The Noosa Plan requires for the proposed use, 1
space per 20m2 of use area for office and medical, or 3 spaces per medical practitioner
whichever is the greater and 1 space for the ancillary dwelling unit. It is not known how many
practitioners will be on site, so based on floor area, the development provides a total of 292
equivalent car spaces which consists of 281 car spaces, 46 motor cycle/scooter spaces, thus
complying with the required car parking rate of 1 space per 20m2.
There is a risk that if the site has a large number of practitioners as typically seen for medical
centres, parking may become an issue, given there is no on street parking for potential overflow.
Based on the provision of 292 car spaces, and 3 spaces needed for each practitioner, this would
equate to 98 practitioners. It is therefore considered prudent to condition the approval to a
maximum of 98 practitioners on site at any one time to ensure that adequate on-site parking is
provided for.
The development also provides for an additional car space in favour of adjoining lot No. 42,
which is identified as an access and carparking easement as discussed further below.
Access and Parking
Hofmann Drive
There is an existing access easement running along the site frontage to Hofmann Drive, exiting
onto Hofmann Drive at the northern end of the site. Refer Figure 3 – existing easements. The
exit to Hofmann Drive is a left turn exit only, restricted by the raised central median along
Hofmann Drive. The existing Hofmann Drive access and easement are not configured to
accommodate entry to the site direct from Hofmann Drive as the access was designed for
industrial uses. The access easement links the subject site and site adjacent to its south (which
is developed as a self-storage facility) with access to Rene Street.


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