Planning Report 2020 · MCU20/0090

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Prepared by:
Martoo Consulting Pty Ltd

13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440


© Martoo Consulting Pty Ltd 2019

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.




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Contents
1.0 Summary ......................................................................................................................... 4
  1.1 Development application details .................................................................................. 4
  1.2 Planning instrument details .......................................................................................... 4
  1.3 Referral agencies .......................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
  2.1 Site description and surrounds...................................................................................... 5
3.0      Proposed development details ......................................................................................... 7
4.0      Planning assessment ........................................................................................................ 8
5.0 State assessment and other matters ................................................................................ 9
  5.1 State interests .............................................................................................................. 9
6.0       Conclusion .................................................................................................................... 10
7.0       Appendices ................................................................................................................... 11

Appendix A Proposal Plans
Appendix B Noosaville Local Plan
Appendix C Waterways Works Code
Appendix D Recreation and Open Space Code
Appendix E Business Activities Code
Appendix F Coastal Development and Tidal Works




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1.0 Summary

1.1 Development application details
 Proposed development:                            Office Ancillary to a Landing (extension to existing jetty
                                                  building)
 Type of approval sought:                         Material Change of Use
 Site address:                                    Jetty 256 Gympie Terrace Noosaville Qld 4566
 Real property description:                       Lot 158 on SP1460413
 Assessment manager:                              Noosa Council
 Owner details:                                   Department      of   State  Development,           Manufacturing,
                                                  Infrastructure and Planning
 Applicant details:                               Bayeno Pty Ltd


1.2 Planning instrument details
State planning policy:                            Coastal Protection, Water Resources, Natural Hazards Risk
                                                  and Resilience
Regional plan:                                    South East Queensland Regional Plan 2017
Designation:                                      Regional Landscape and Rural Production Area
Planning scheme:                                  Noosa Plan 2020
Zone:                                             Recreation and Open Space
Local plan:                                       Noosaville Local Plan
Level of assessment:                              Impact
Applicable overlays:                              Acid Sulfate Soils
                                                  Flood Hazard
                                                  Biodiversity, waterways and wetlands
Applicable codes:                                 Noosaville Local Plan Code
                                                  Recreation and Open Space Code
                                                  Business Activities Code
                                                  Waterways Works Code
                                                  Works Codes


1.3 Referral agencies
Referral requirement                                                   Referral agency and role
Prescribed Tidal Works                                                 State Assessment    and    Referral   Agency         -
                                                                       Concurrence




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2.0 Site details
Site description and Surrounds
The subject site is located at 256 Gympie Terrace, Noosaville and comprises a lease area that
extends into the Noosa River currently occupied by U-Drive Boat Hire. The lease area includes a
jetty that provides for hire boats as well as a small office and storage building with direct access to
the foreshore.

Table 1: Site description
 Site                            Description
 characteristic

 Existing land use               Boat hire and office

 Existing structures             Jetty and single storey building for storage and office/booking functions

 Access                          Pedestrian access to Noosaville foreshore

 Existing vegetation             Limited amenity landscaping in front of deck

 Existing waterways              Site located on Noosa River




Figure 1: Site identification                                                         Source: Noosa Council Mapping

The site is located on the Noosaville foreshore and Noosa River.




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3.0 Proposed development details
The applicant seeks Council approval to extend the existing jetty building on site and enclose the front veranda,
adjacent to the Noosaville foreshore, to increase the storage area associated with the existing boat hire
business on site. The area to be enclosed comprises an area of 7.6m2 and is located at the front of the site
on the existing jetty deck and underneath the existing roof. The area is to be enclosed with weatherboards and
windows consistent with the existing building on site. A small area to the rear of the building is also to be
enclosed with an area of 3.8m2

The applicant advises that the existing jetty building (which has an area of 14.5m2) and existing storeroom are
too small to cater for the existing operations of the jetty and hire business. Items and equipment that are stored
on site include:

        paddles
        life jackets and jet ski life jackets
        fishing rods
        chairs
        eskies
        buckets
        sails
        wet suits
        rope
        first aid
        maps, brochures
        safety manuals and hire agreements
        spare batteries
        fridge for cold drinks
        storage and sake of drinks and food items
        freezer for bait
        tools for general maintenance of craft

The applicant also undertakes routine general maintenance of the boats and craft as required during the day
and often requires a covered area to undertake the repairs as well as store associated tools. The extension
will provide an increased area for storage and separated work/ repair areas.

The applicant also employs up to 7 people, with an average of two to three people on site at any one time
which results in the current desk and storage area becoming crowded during busy times. The extension
enables a new front desk and counter to be provided to service hire clients as well as selling bait and tackle
and cold drinks.

The applicant further notes that the additional area will help them to comply with COVID 19 workplace
requirements.

The photographs below illustrate the existing cramped conditions within the building and Attachment A
provides proposal plans of the extension prepared by Hayley Deans Designs.




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4.0 Planning assessment
The subject site is located in the Noosaville Local Pan area and is included in the Recreation and Open Space
zone. Discussions with the Manager of Planning have resulted in the proposed extensions being considered
as an ‘Office use ancillary to a Landing’.

The table of assessment for the zone indicates that a Landing is an impact assessable use which is to be
assessed the entire planning scheme. A review of the Noosa Plan 2020 indicates that the following Codes are
relevant:

        Noosaville Local Plan Code
        Recreation and Open Space zone Code
        Business Activities Code
        Waterways Works Code
        Works Code.

The proposal has been reviewed against the Noosaville Local Plan Code and is considered to comply with the
Overall outcomes for the locality which include:

        (d) Development recognises and reinforces the waterfront location and character of the local plan area
        by providing high quality, low rise, sub-tropical buildings and landscape design that promote the casual,
        outdoor lifestyle. Buildings have a strong relationship with the outdoors through the incorporation of
        natural materials, verandahs and glazing.

        (ac) Noosa River foreshore adjacent to Gympie Terrace is retained as an important recreational space
        for the local community and visitors. Development or operational works maintains it as an idyllic place
        for passive recreation, walking, dog exercise and access to the Noosa River including ferry stops.

        (ad) Existing businesses on Noosa River foreshore operate only from commercial jetty lease areas
        providing watercraft for hire, tour services and limited ancillary offerings to the community. Slipway
        services are maintained within the life of any current lease.

The proposed extension to the existing jetty building supports the existing recreation activities provided from
the jetty and does not impact on water quality or the environmental values of the area as it is located on the
existing jetty and located within the existing lease area.

A review of the proposal against the Noosaville Local Plan Code is included in Appendix B. The proposed
works are not considered to increase the overall scale and intensity of the operations as they will provide much
needed storage and office area for the existing facilities on site. As indicated in Appendix B the proposal
complies with the outcomes of the code apart from Acceptable Outcome AO23.2 and Performance Outcome
PO23 which state:

        PO23
        Commercial development on and adjacent to the Noosa River is not increased or expanded beyond
        existing building footprints and structures within existing lease areas.

        AO23.2
        Development does not increase the overall building footprint, gross floor area or height of buildings or
        structures associated with commercial jetties.

The proposal seeks approval to increase the gross floor area of the existing structure by 11.4m2. As detailed,
the extension is required to provide much needed storage space for the existing hire business on site which
provides a range of boats, jet skis, kayaks, stand up paddle boards, pedal boats for hire as well operating
Noosa Charters – Offshore Fishing tours. Whilst the extension slightly increases the floor areas, it still complies
with the Performance Outcomes as the extensions are located under the existing roof line and does not extend
beyond the existing structure on site. The extensions are well integrated with the existing structures on site
and allows for appropriate storage and office space for the existing activities and staff.




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The proposal has been reviewed against the Waterways Works Code (refer Appendix C) and is considered
to comply with the Overall Outcomes of the code.

The proposal has been reviewed against the Recreation and Open Space Code (refer Appendix D) and is
considered to comply with the Overall Outcomes of the code.

The proposal has been reviewed against the Business Activities Code (refer Appendix E) and is considered
to comply with the Overall Outcomes of the code.



5.0 State assessment and other matters

5.1 State interests
The proposal is required to be assessed against State Code 8: Coastal Development and Tidal Works. A
review of the proposal is included in Appendix F which demonstrates that the proposed works comply with
the State Code.




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6.0       Conclusion
The applicant currently operates a number of marine and recreational activities from the U-Drive Jetty along
the Noosaville foreshore including the rental of motorised and non-motorised marine craft, fishing charters and
tours as well as the sale of ancillary items such as bait and tackle and drinks and coffee. The existing building
is very small and cramped with staff, repair areas and storage of hire gear competing for space. The extension
provides much needed administration and storage area for the existing hire services offered. The extension is
located fully within the lease area on the existing jetty and under the existing roof line.




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7.0   Appendices
Appendix A Proposal Plans

Appendix B Noosaville Local Plan

Appendix C Waterways Works Code

Appendix D Recreation and Open Space Code

Appendix E Business Activities Code

Appendix F Coastal Development and Tidal Works




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