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MCU14/0068 Town Planning Report (attachment 4 of 10)
• TOWN PLANNING
• LANDSCAPE ARCHITECTURE
• ENVIRONMENTAL
(07) 5443 5566 • LIQUOR LICENSING
[email protected]
Application Noosa Par 3 Golf
Applicant: Course extension
Keith Hill
Proposal:
MCU Community Uses—Open Space—
Type 1 Sport and Recreation
Location and RPD:
2 Goldburg Court & 16 Goldburg Court,
Noosaville described as Lots 2 & 3 on
RP223289
Area:
11.866ha DFS Ref: 14087
August 2014
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Table of Contents 1.0 INTRODUCTION .................................................................................. 3 2.0 SUBJECT SITE AND SURROUNDINGS.................................................... 4 3.0 PROPOSED DEVELOPMENT ................................................................. 7 3.1 Application Type .................................................................................................... 7 3.2 The Proposal ............................................................................................................ 7 4.0 APPROVAL HISTORY ........................................................................... 8 5.0 STATE PLANNING ASSESSMENT .......................................................... 9 5.1 State Planning Policy ............................................................................................. 9 5.2 State Development Assessment Provisions .....................................................10 5.3 SEQ Regional Plan 2009-2031 .............................................................................10 5.4 Referrals ..................................................................................................................11 6.0 LOCAL PLANNING ASSESSMENT ........................................................ 12 6.1 Sustainable Planning Act 2009 ..........................................................................12 6.2 Noosa Plan 2006 ...................................................................................................12 6.3 Code Summary ................................................................................................... 13 7.0 CONCLUSION.................................................................................... 16 Figures Figure 1 – Locality Plan Figure 2 – Aerial View of Site Figure 3 – Aerial Image of Site and Adjoining Uses Figure 4 – Zoning Extract Map Appendices Appendix A – Concept Plan Appendix B – Site & Surrounding Area Photos Appendix C – Existing Approval Documents
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Report Summary
Material Change of Use for Community Uses - Open Space - Type 1
Sport and Recreation (Noosa Par 3 Golf Course – extension)
Development Application
Applicant: Keith Hill
Consultants: DFS Group
Proposal: Material Change of Use for Community Uses -
Open Space – Type 1 Sport and Recreation
(Noosa Par 3 Golf Course extension)
Site Description
Location: 2 Goldburg Court, Noosaville & 16 Goldburg
Court, Noosaville
RPD: Lots 2 & 3 on RP223289
Area of Land: 11.866ha
Current Use: Detached residential dwelling, vacant land,
car parking area
South East Queensland Regional Plan 2009-2031
Designation: Regional Landscape and Rural Production
Area
Noosa Plan 2006
Locality: Tewantin & Doonan
Zone: Rural Settlement
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1.0 INTRODUCTION
This town planning report has been prepared by the DFS Group on behalf of the
applicant, Keith Hill of Noosa Par 3 Golf Course. The report is submitted to the Noosa
Council as part of the common material seeking a Development Permit for Material
Change of Use for Community Uses - Open Space – Type 1 Sport and Recreation
(Noosa Par 3 Golf Course extension).
The application relates to land at 2 Goldburg Court & 16 Goldburg Court, Noosaville
which is legally described as Lots 2 & 3 on RP223289. The proposed development will
enable the Noosa Par 3 Golf Course to offer patrons the choice to play 36 holes (or 2
x 18). Whilst the proposal will primarily relate to Lot 2 on RP223289 for the extension,
the existing 9 holes over Lot 3 on RP223289 will need to be reduced to 8 to enable
players to finish near the existing clubhouse. As such, it is noted that only minor works
(associated with the removal of one hole) will occur over Lot 3 on RP223289.
The Noosa Plan 2006 (the planning scheme) includes the application site in the
Tewantin and Doonan Locality and in the Rural Settlement Zone. The application will
be impact assessable and will require public notification.
This report should be read in conjunction with the accompanying covering letter,
IDAS development application forms, the concept plan (provided at Appendix A) as
well as the site and surrounding area photo document (provided at Appendix B).
Further, this report will discuss the characteristics of the subject site and its
surrounding uses as well as providing an assessment of the application against the
relevant provisions of the local and state planning instruments. In particular, a
detailed assessment of the proposal against the Tewantin and Doonan Locality
Code and the Community Uses Code has been undertaken.
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2.0 SUBJECT SITE AND SURROUNDINGS
The site is located at 2 Goldburg Court and 16 Goldburg Court, Noosaville and is
legally described as Lot 2 & 3 on RP223289. The site is located on the southern fringe
of the Noosaville locality, proximate to Noosa Landfill (approximately 1km to the
south), Lake Weyba (approximately 2.7km to the east) as well as Noosa Civic
(approximately 2km to the north east) - refer to Figure 1 below.
Figure 1 – Locality Plan
Subject Site
The site is located directly south of the existing Noosa Par 3 Golf Course, to which the
proposed extension will relate. The site has a combined, total area of 11.866ha and
contains a detached residential dwelling which is currently uninhabited as well as a
car parking area associated with the existing clubhouse (to the north of Lot 3).
The site is irregular in shape with frontages to Goldburg Court. The site is
predominantly flat, vacant and contains a number of areas of vegetation as well as
a watercourse and dam. The existing detached residential dwelling is located on the
southern boundary of Lot 2 and is accessed via an unsealed driveway off Goldburg
Court (refer to Figure 2 below).
Major road access to the site is via Eumundi-Noosa Road with direct site access via
Hollett Road and Goldburg Court (sealed). The intersection of Eumundi-Noosa Road
and Hollett Road has been upgraded by the applicant as a condition of the original
Noosa Par 3 Golf Course approval (refer section 4.0 for further details). The site is
provided with overhead power as well as telecommunication facilities. Potable
water exists to the clubhouse with irrigation provided via the on-site dams. Further,
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sewer is managed via an on-site treatment plant (located at the rear of the
clubhouse).
Figure 2 – Aerial View of Site
Existing Clubhouse
Subject Site
Existing Detached
Residential Dwelling
The site adjoins the Noosa Par 3 Golf Course (to the north) which comprises an
existing 18 holes situated over 2 allotments – Lots 4 & 5 on RP223289 as well as a
single storey clubhouse and car parking area (comprising 52 formalised spaces).
Adjoining to the east of the site (accessed via Old Hollett Road) is a single storey
detached residential dwelling as well as a storage shed and dam further north.
Adjoining to the west (on the opposite side of Goldburg Court) is an area of vacant
land comprising a predominantly grassed surface with minor vegetation fronting the
road.
Finally, to the south of the site exists a large environmental protection area bordered
by Eumundi-Noosa Road (to the east), Walter Hay Drive (to the west) as well as the
subject site (to the north). This environmental protection area acts as a buffer
between the subject site and the existing Noosa Landfill facility. The location and
character of adjoining uses can be seen as part of the site and surrounding area
photos (refer Appendix B) and in Figure 3 below.
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Figure 3 – Aerial Image of Site and Adjoining Uses
Subject Site
Existing Noosa Par 3
Golf Course
Existing Detached
Residential Dwellings
Surrounding the site is a mix of uses, predominantly rural residential, including
detached dwellings on large lots as well as significant areas of land reserved for
environmental protection. The site is well located in terms of proximity to services,
facilities and the major road network.
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3.0 PROPOSED DEVELOPMENT
3.1 Application Type
This development application seeks Council’s approval for:
A Development Permit for a Material Change of Use for Community Uses -
Open Space - Type 1 Sport and Recreation (Noosa Par 3 Golf Course
extension).
The proposal will be impact assessable in accordance with the provisions of the
planning scheme.
3.2 The Proposal
The application is supported by a concept plan prepared by the DFS Group (refer
Appendix A). The proposed development will enable the Noosa Par 3 Golf Course
to offer patrons the choice to play 36 holes (or 2 x 18). This will be achieved through
reducing the existing 9 holes over Lot 3 to 8 and providing an additional 10 holes
over Lot 2. The rationale for this is to enable players to finish near the existing
clubhouse. As such, it is noted that only minor works (associated with the removal of
one hole) will occur over Lot 3.
The proposal will comprise only domestic scale cut and fill to allow for the creation of
the additional 10 holes including the associated greens and tee off areas. The
proposal will not comprise any vegetation clearing nor the erection of any physical
buildings or structures, instead the conversion of the subject site to provide patrons of
the Noosa Par 3 Golf Course with the opportunity to utilise a full 36 holes.
The proposal will utilise the existing vehicle access via Hollett Road and Goldburg
Court, the existing driveway to the clubhouse as well as the existing car parking
areas. Further, the proposal will utilise the existing waste storage area, located at the
rear (eastern side) of the existing clubhouse.
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4.0 APPROVAL HISTORY
The Noosa Par 3 Golf Course has two existing approvals (refer documents provided
at Appendix C), with relevant details provided below:
16 November 1989 (Council Ref. TPC2262)
Original approval (town planning consent) for the golf course, golf shop,
restaurant, manager’s residence and machinery shed;
Related to Lots 4 & 5 on RP223289 (two lots north of the existing clubhouse);
Approval conditions:
o Provision of at least 52 car parks;
o Creation of the current access easement;
o Eumundi-Noosa road intersection upgrade works which included
passing and deceleration lanes as well as kerb and channel;
o Existing trees are able to be removed due to building operations or
the conduct of the approved uses; and
o Provision of an imperviously paved area upon which to stand all
refuse containers together within a suitable enclosure.
No objections to the proposal were received; and
No restrictions on operating hours.
24 March 1995 (Council Ref. TPC2811)
Approval for the extension of the original Par 3 Golf Course which relates to
Lot 3 on RP223289 (southern adjoining lot to the existing clubhouse);
Approval conditions:
o Provision of at least 25 off-street car parking spaces;
o Existing trees are able to be removed due to building operations or
the conduct of the approved use; and
o The development and submission (to Noosa Council and the
Department of Environment and Heritage) of a water quality
management programme indicating nutrient levels.
No restrictions on operating hours.
In light of the above details, as well as the avoidance of any additional impervious
areas or GFA and the anticipated negligible impact of the proposal, it is suggested
that there ought not to be any infrastructure charges associated with the proposal.
Further, it is recommended that the proposal does not require any additional parking
spaces, refuse storage space or stormwater management measures.
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5.0 STATE PLANNING ASSESSMENT
5.1 State Planning Policy
The State Planning Policy (SPP) became active on 2 December 2013. A review of
the SPP mapping illustrates the following SPP layers as being applicable:
Biodiversity – wildlife habitat, regulated vegetation and regulated vegetation
(intersecting a watercourse);
Water quality – climatic regions – stormwater management design
objectives; and
Natural hazards – flood hazard area – Level 1 – Queensland floodplain
assessment overlay and potential bushfire impact buffer.
Interim development assessment criteria apply to each of these layers:
The proposal will not trigger the biodiversity criteria as the proposed
development will not require an environmental offset nor will the land relate
to a matter of state environmental significance. As such, no further
assessment is required;
The proposal will not trigger the receiving waters criteria as the proposal will
not result in an impervious area greater than 25% of the net developable
area nor 6 or more dwellings. Further, whilst the application is located outside
an urban area, the proposed development will not relate to an industry use.
Lastly, whilst the subject site is identified (as per Council mapping) as being
constrained by acid sulfate soils (low potential), the proposed development
will not comprise filling and excavation in excess of the stated levels. As such,
no further assessment is required;
As per Council mapping, the subject site is not identified as a Flood Hazard
Area, as such, no further assessment is required; and
Further, part of the subject site is identified as a Medium Bushfire Hazard Area.
However, the proposal is not considered to relate to a use which would
increase the potential for bushfire hazard across the site. Further, the proposal
will not comprise hazardous materials, will not increase the potential severity
of the threat of bushfire to the subject site nor other properties, will avoid the
identified natural hazard area, will maintain the natural processes of the land
and lastly, will not impact any current response or recovery measures. As
such, the proposal is not considered to contribute to the potential for bushfire
hazard and no further assessment is required.
Thus, the proposal will be consistent with the State Planning Policy.
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5.2 State Development Assessment Provisions
The State Assessment and Referral Agency (SARA) became active on 1 July 2013. A
review of the SARA mapping illustrates the following SARA layers as being
applicable:
The site is within a Fish Habitat Area (QLD waterways for waterway
barrier works – Low);
The site is within a water resources planning area boundary;
The site is within the coastal zone;
The site is within a Koala Conservation area (Koala assessable development
area); and
The site is within a Native Vegetation Clearing area – Category B.
The proposal is consistent with the abovementioned layers for the following reasons:
The proposal will not comprise any works related to the identified Fish Habitat
Area;
The proposal does not seek to take or interfere with water;
The site is within the coastal zone, however it is not within the coastal
management district and therefore the provisions relating to coastal hazard
areas do not apply;
The proposal will be related to land identified as being a Koala assessable
development area. However, the proposal will not relate to the list of
assessable development as per Table 7, Column 1 of the SEQ Koala
Conservation State Planning Regulatory Provisions. As such, no further
assessment is required;
The site is within a Native Vegetation Clearing area (albeit of least concern)
however, the proposal will not comprise the clearing of any significant
vegetation. As such, no further assessment is required.
The proposal is considered to be consistent with the relevant State Development
Assessment Provisions.
5.3 SEQ Regional Plan 2009-2031
The site is within the Regional Landscape and Rural Production Area designation of
the SEQ Regional Plan (SEQRP). As such, Division 2 Material Change of Use of the
SEQRP State Planning Regulatory Provisions applies as the site is outside of the Urban
Footprint.
The proposal is considered to be defined as outdoor recreation which relates to a
recreation or sports activity which ‘has a direct connection to the rural, natural or
resource value of the premises, is carried on outside of a building and requires areas
of open space’. Table 2A refers a Sport and recreation activity outside the Urban
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Footprint to Table 2B. The proposal is not identified within Column 2 of Table 2B, as
such, will not require any further assessment by the applicable referral agency.
5.4 Referrals
The proposal will not require referral to SARA.
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6.0 LOCAL PLANNING ASSESSMENT
6.1 Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (the Act) provides the overall statutory planning
framework for Queensland. The subject site is located within the local government
boundaries of the Noosa Council, in the Tewantin and Doonan locality. As such, the
site will be subject to the provisions contained in the planning scheme.
Based on the relevant provisions of the planning scheme, the proposed
development requires Impact Assessment. Those matters which the Assessment
Manager must have regards to when assessing the development application are set
out in section 313 of the Act.
At the time of lodging the development application, the common material
comprises the following:
The duly completed application forms;
This Town Planning Report;
The concept plan; and
Further supporting documentation.
6.2 Noosa Plan 2006
The site is located in the Rural Settlement Zone (refer Figure 5 below). The intent of
this zone is for development that:
“Contributes to the rural or semi-rural character and amenity of the area” and
that which “offers a relaxed rural lifestyle for residents.”
As per Part 2 of the planning scheme, the proposal is considered to be defined as
Community Uses - Open Space – Type 1 Sport and Recreation:
“The use of premises for sports or active recreation in a formal outdoor
setting, accessible by the public. The use does not include indoor sports or
indoor recreation but may include a clubhouse with storage and amenities,
provided the use of the clubhouse does not include entertainment or dining
uses. The use includes a public swimming pool, sportsground and a tennis
court.”
As per Division 9 – Assessment table for the Rural Settlement Zone, a proposal for
Open Space – Type 1 Sport and Recreation is listed as impact assessable.
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Figure 4 – Zoning Extract Map
A detailed assessment of the proposal’s compliance with the applicable planning
scheme codes has been undertaken. The following section of the report provides a
summary of this assessment.
6.3 Code Summary
6.3.1 Tewantin & Doonan Locality Code
The proposed development will comply with the overall outcomes for the locality in
that the proposal is compatible with other uses and works in the surrounding locality
and avoids any significant adverse impacts on the natural environment. The
proposal will also be consistent with the environmental constraints of the area,
offering high levels of amenity, convenience and accessibility as well as maintaining
consistency with the existing vegetated boundaries.
Further, the proposed development will comply with the overall outcomes for the
Rural Settlement Zone by providing for the appropriate extension of an existing,
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established use, responding to and integrating with the site characteristics as well as
contributing to the rural character and amenity of the area.
Given the nature of the proposed development, as an extension to the existing 27
hole Noosa Par 3 Golf Course and not comprising any buildings or structures, the
majority of the Tewantin and Doonan Locality Code is not applicable. Nonetheless,
the proposal will comply with all relevant provisions in that:
The proposed development is not considered to significantly increase the
patronage of the existing use, as such, will not impact on the levels of
amenity currently enjoyed by adjoining and nearby uses, nor the major road
network;
The proposal is considered to be a logical extension of the existing use,
compatible with the character of the surrounding locality and considered to
have a low site impact in terms of native vegetation and natural landforms;
The proposed development, in terms of drainage, will essentially utilise the
subject site in the same manner as its current form, thus no additional
loading will occur;
Tall trees, native vegetation and character trees located on the subject site
will be retained;
Ultimately, the proposal will relate to minor, domestic scale cut and fill as well
as landscaping (associated with the creation of greens, bunkers and tee off
areas). As a result, it is not considered that there will be any significant
adverse effects on the biodiversity, native vegetation, native fauna habitat,
landscape quality, water quality or cultural heritage values of the subject site
and surrounding locality;
The proposal will not impact the identified open space corridors and existing
native vegetation as per Council mapping; and
The proposed development will be located on land not currently provided
with pedestrian and bicycle pathways and is not considered warranted to
provide such facilities as part of this proposal.
The proposal is thus considered to comply with the applicable provisions of the
Tewantin and Doonan Locality Code.
6.3.2 Community Uses Code
The proposed development will comply with the overall outcomes for the use in that
the proposal will provide for upgraded community facilities to service existing and
future populations, provide a convenient, comfortable and safe use without placing
unacceptable burdens on local amenity or infrastructure and is considered to
protect the existing built character and natural environmental values of the
surrounding locality. Lastly, the proposal will be energy and water efficient, utilising
the existing on-site dams for irrigation.
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The proposal will comply with all relevant provisions of the Community Uses Code in
that:
The proposed development is not considered to trigger significantly
increased patronage. As such, and in combination with the existing
upgrades to the Eumundi-Noosa Road/Hollett Road intersection, it is
considered that the surrounding road system will be capable of
accommodating any additional traffic generated by the proposal;
The proposed development will incorporate well defined boundaries through
the existing site features including Goldburg Court to the west, the existing
access driveway to the south and the existing boundary fence to the east as
well as the existing clubhouse to the north; and
The proposal will utilise the existing access points and clubhouse which are
considered to be appropriate to cater for the additional 9 holes.
The proposal is thus considered to comply with the applicable provisions of the
Community Uses Code.
6.3.3 Engineering Works Codes
Given the nature of the proposed development, in not comprising any buildings or
structures, and requiring only domestic scale landscaping as well as cut and fill, it is
considered that the majority of the Engineering Works Codes are not applicable.
Nonetheless, the proposal will comply with all relevant provisions in that:
Access to the proposal and the associated car parking will remain
unchanged and is considered to be sufficient to cater for the extension;
Cut and fill will be minor, domestic in scale and likely less than 1m in depth
relative to the natural ground surface;
Due to the minimal works required to provide for the additional holes, there is
not considered to be any erosion and sediment control issues;
The proposal will not require the connection, or impact to any existing
services and the anticipated additional loading is considered to be minor
and able to be supported by the existing network;
The proposed development will not lead to required increases in the
transport infrastructure of the shire and is not considered to warrant the
provision of any pedestrian or cycle infrastructure as the site is not currently
connected to such facilities; and
The proposal will utilise the existing waste storage area associated with the
existing Noosa Par 3 Golf Course and it is not considered that the additional
holes will result in the need for any further waste storage facilities.
The proposal is thus considered to comply with the applicable provisions of the
Engineering Works Codes.
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7.0 CONCLUSION
This town planning report has been prepared to accompany an impact assessable
application for a Development Permit for a Material Change of Use for Community
Uses - Open Space - Type 1 Sport and Recreation (Noosa Par 3 Golf Course
Extension) on land located at 2 Goldburg Court and 16 Goldburg Court, Noosaville
which is legally described as Lots 2 & 3 on RP223289.
The site is located within the Rural Settlement Zone, where development is
envisaged to contribute to the rural character and amenity of the area. The
foregoing assessment confirms that the proposed extension does not offend any
state planning instruments and will comply with all relevant provisions of the
planning scheme, given the following:
The proposal will be the most logical use of the site in light of the location,
tenure and transparent boundaries of the site;
There are no buildings or structures associated with the proposal, with only
minor, domestic scale landscaping as well as cut and fill associated with the
creation of the additional holes;
The proposal will be consistent with the rural character of the surrounding
locality; and
The proposal will not comprise the clearing of any significant vegetation and
will not have any adverse impact on the ecological attributes of the site or
surrounding area.
Furthermore, given the proposal does not comprise any additional impervious areas
or GFA as well as the applicants previous contributions to the intersection of
Eumundi-Noosa Road and Hollett Road, it is suggested that infrastructure charges
associated with the proposed development are to be nil. Further, it is recommended
that the proposal does not require any additional parking spaces, waste storage
area or stormwater management measures.
On this basis, it is recommended that this application for a Development Permit for a
Material Change of Use for Community Uses - Open Space - Type 1 Sport and
Recreation (Noosa Par 3 Golf Course extension), on land located at 2 Goldburg
Court and 16 Goldburg Court, Noosaville, be approved subject to reasonable and
relevant conditions.
Yours faithfully
DFS Group Pty Ltd
Gary Dillon
Partner
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