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MCU15/0036 Final Planning Report
PROPOSAL REPORT Development Application seeking a Development Permit for Material Change of Use - Material Change of Use - Emergency Service- Type 2 Shed (Lifeguard Storage) Applicant: Noosa Council Prep ared : April 2015 R 01820 - B
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Application for Material Change of Use - Material Change of Use - Emergency Service- Type 2 Shed (Lifeguard Storage) Prepared for Noosa Council Prepared by Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567 T +61 7 5455 5425 F +61 7 5455 5725 © Martoo Consulting Pty Ltd 2014 The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Martoo Consulting Pty Ltd. 01820 - Proposal Report 2015
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 5
3.3 Site Contamination 5
4 The Characteristics of the Surrounding Environment 6
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 6
5 The Proposal 7
6 Development Assessment 8
6.1 State Planning Regulations 8
6.2 State Planning Policy 8
6.3 Noosa Plan 8
7 Conclusion 10
Annexure 11
Annexure A: Development Plans for the Proposal
Annexure B: Department of State Development, Infrastructure and Planning – Coastal Management
District
Annexure C: Noosa Heads Locality Code and Community Uses Code
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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1 Introduction
This planning report has been prepared for Noosa Council being the applicant of a proposal to construct an
Emergency Service Type 2 – Shed (lifeguard storage) over premises at the end of the Noosa Spit
Recreation Reserve known as the Noosa Spit or Noosa Woods. The new storage shed at the Noosa Spit is to
replace the existing storage facility (located at the end of Hastings Street) which will be demolished. The
subject site is described as part of Lot 115 on MCH839107, Parish of Weyba and is located within the Noosa
Local Government area.
The proposed development of this site constitutes ‘development’ as defined by Sustainable Planning Act
2009. This development application seeks a Development Permit for a Material Change of Use of Premises
for Emergency Service – Type 2 Shed. The proposal is deemed an impact assessable development under
the provisions of the Noosa Plan 2006 and the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the 2006 Noosa Plan; and
Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed by
the Noosa Plan.
The report concludes that the proposed use and resultant building form is consistent with the character
envisaged for the area by residents and the Noosa Plan. The report recommends that Council approve the
application.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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2 Basic Information
Basic information relating to this development application includes:
Applicant: Noosa Council
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: Noosa Spit Recreational Reserve (off Claude Batton Drive) Noosa Heads
RPD of Site: Part of Lot 115 on MCH839107
Owners: Noosa Council as trustee
2
Area of Site: Shed: Approximately 100m (area of lot 115: 13 hectares)
Current Use of Site: Reserve and Sand Pumping Station
Land Use Zonings: Open Space Conservation
Overlays: Biodiversity Overlay
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
Proposal: Emergency Service - Type 2 Shed (Lifeguard Storage)
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: State Development Infrastructure & Planning - Coastal Management
District – exemption obtained
Existing Easements: Nil
Consultants for
Development
Application: Town Planners: Martoo Consulting
Engineers: Tod Consulting
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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3 The Characteristics of The Site
3.1 Site Characteristics
The area that is the subject of the application, comprises a small section of the northwestern tip of the Noosa
Spit Recreation Reserve located at the western end of Hastings Street and also colloquially known as The
Spit or Noosa Woods. The site is described as part of Lot 115 on MCH 839107. The entire lot is gently
undulating with coastal vegetation.
Figure 1 below detail the sites location to the west of Hastings Street, Noosa Heads.
Subject site
Figure 1- locality plan
The actual subject site is located directly to the west of the existing sand pumping compund. The sand
pumping compound contains several buildings for the sand pumping equipment as detailed in Figure 2 below.
The area of the subject site is currently vacant.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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Subject site
Sand Pumping
Sheds
Figure 2- detail of proposed location of lifesaving storage area
3.2 Existing Infrastructure Servicing the Site
The subject site is serviced by standard community infrastructure including reticulated water supply and
sewerage, underground telecommunications, electricity supply and bitumen roadways.
3.3 Site Contamination
The site is to the best of our knowledge is not known to be contaminated.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area
The site is located in the Noosa Heads locality, which has been developed for a mix unit and resort style
development in the Hastings Street area. The Noosa Spit is a recreation reserve which is surrounded by the
following uses:
To the north: Laguna Bay
To the south: Reserve and carparking area
To the west (opposite the site): Noosa Bar
To the east: Reserve.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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5 The Proposal
As indicated in Section 1 of this report, this application proposes the construction of an Emergency Service
Type 2 – Shed (lifeguard storage) adjacent to the existing sand pumping compound at the Noosa Spit. The
proposed storage facility will comprise a rectangular building with a colourbond hip roof and Compressed
2
Fibre Cement (CFC) sheeting walls with cover strips. The building will have an area of approximately 72m
and will cater for:
• Board storage
• 3 x jet skis
• 2 x All Terrain Vehicles (ATV)
• Asphalt apron in front of building
Proposal plans for the development are included in Annexure A.
The premises will only be used for storage purposes with no lifeguards or lifesavers being stationed on the
site. Lifeguards will be ferried to the site and dropped off where they will then proceed to distribute the
equipment to relevant patrolled areas. No additional carparking is required for the use.
All vehicles will be serviced off site and minimal facilities will be provided on site. The asphalt apron in front of
the roller door will be used for wash down of any equipment and will drain to the surrounding area.
The new facility is required to replace the existing Lifeguard Storage Facility located at the end of Hastings
Street near the resort complex known as No2 Hastings Street. The existing Storage Facility at Hastings Street
currently has several issues including its condition, distance from the beach and the subsequent transport
issues of equipment along public roads. The existing Storage Facility at Hastings Street will be demolished
and returned to open space.
Existing
Lifeguard
Storage Facility
Figure 3- location of existing lifesaving storage area
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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6 Development Assessment
6.1 State Planning Regulations
The proposal is for an urban activity within the Urban Footprint and is located outside the Koala Assessable
Development Area.
The site is however located within a coastal management district and advice has been received from the
State Development, Infrastructure and Planning advising that the proposed works are considered to be
‘excluded works’ and therefore the proposal is not required to be referred to the State Government. A copy of
this advice is included as Annexure B.
6.2 State Planning Policy
The site is not mapped as being affected by any of the State Planning Policy’s state interests and
is consistent with relevant Policy.
6.3 Noosa Plan
The Noosa Plan includes the site in the Noosa Heads locality and provides the site with the Open Space
Conservation zone. The assessment table for the Open Space Conservation zone indicates that an
Emergency Service Type 2 Shed is impact assessable development.
Figure 4- Noosa Heads zone map
As an impact assessable application the proposal is required to be assessed against the entire Noosa Plan.
The aspects of the Noosa Plan most relevant to the proposal are detailed below:
• Noosa Heads Locality Code
• Community Uses Code
• Engineering Works Code
An assessment of the proposal against the Noosa Heads Locality Code and Community Uses Code is
detailed in Annexure C. The proposal is considered to be consistent with the outcomes of the relevant codes.
A separate application for Engineering works will be lodged with Council following approval of the Material
Change of Use application.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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6.3.1 Overlays
The site is mapped as being affected by the Biodiversity Overlay and the Natural Hazard: Bushfire & Acid
Sulfate Soils Overlay. Assessment under the Biodiversity Overlay is triggered as the site is within the Riparian
Buffer Area.
The proposal complies with the provisions of the Biodiversity Overlay no other suitable cleared areas is
available for the proposed use and the location minimises removal of vegetation by utilising existing access
driveways. The proposed building is also for a temporary land use which can removed and is infrastructure
which provides access to a watercourse for recreational purpose and therefore complies with the probable
solutions of the Overlay.
Figure 5- extract of Biodiversity Overlay
The site is mapped within an area of potential Acid Sulfate Soils. Minimal earthworks are required as part of
the development and the proposal does not trigger assessment against the code as excavation will not
exceed 100m3 and no filling is proposed.
Figure 6- Extract of Natural Hazard Overlay
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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7 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment Manager of
the application under the Sustainable Planning Act 2009. This application seeks a Development Permit for a
Material Change of Use of Premises for an Emergency Service Type 2 – Shed (Lifeguard Storage) which
is impact assessable development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report. These
grounds include:
The Noosa Plan supports the development of Community Uses on the site;
The development is consistent with the intent of the zone;
The proposed use provides a storage facility that is appropriately located to service beach users;
The surrounding land uses and roadways to the site and the characteristics of the locality support
the use of the site a lifeguard storage facility; and
The storage facility provides a building form that is desirable for the area and consistent with
Councils design intent.
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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_______________________________Annexures
Annexure A: Development Plans for the Proposal
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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_______________________________Annexures
Annexure B: Department of State Development,
Infrastructure and Planning – Coastal
Management District
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Proposal Report Proposed Material Change of Use of Premises for an - Emergency Service- Type 2 -Shed (Lifeguard Storage) at
Noosa Spit Recreation Reserve/Claude Batton Drive, Noosa Heads described as part of lot 115 on MCH839107
Applicant: Noosa Council
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_______________________________Annexures
Annexure C: Noosa Heads Locality Code
Community Use Code
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