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2022-07-12 Planning & Environment Meeting Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 12 July 2022
commencing at 9.30am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Brian Stockwell (Chair), Karen Finzel, Clare Stewart, Tom Wegener
“Noosa Shire – different by nature”
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Full text of sections 2 to 58 (of 150)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
TABLE OF CONTENTS
ITEM PAGE
1. ATTENDANCE & APOLOGIES 3
2. CONFIRMATION OF MINUTES 3
3. PRESENTATIONS 3
4. DEPUTATIONS 3
5. REPORTS FOR CONSIDERATION OF THE COMMITTEE 4
1 RAL22/0001 – APPLICATION FOR RECONFIGURATION OF A LOT (1 INTO 2
LOTS) AT 9 MAPLE STREET, COOROY 4
2 MCU21/0228 & OPW21/0364 – CHANGE REPRESENTATIONS TO A
DEVELOPMENT APPROVAL FOR MULTIPLE DWELLING AND OFFICE, AND
ROADWORK, DRAINAGE WORK, LANDSCAPING, STORMWATER,
EARTHWORKS - 245 DAVID LOW WAY PEREGIAN BEACH QLD 4573 14
3 MCU19/0017.02 & RAL19/0004.02 – MINOR CHANGE TO DEVELOPMENT
APPROVAL FOR COMMERCIAL BUSINESS - TYPE 1 OFFICE, COMMERCIAL
BUSINESS - TYPE 2 MEDICAL & ANCILLARY DWELLING UNIT &
RECONFIGURATION OF A LOT – ACCESS EASEMENT AT 36 - 40 HOFMANN
DRIVE, NOOSAVILLE 46
4 FURTHER REPORT - MCU21/0083 - APPLICATION FOR A MATERIAL CHANGE
OF USE – MULTIPLE DWELLINGS (10 X DWELLING UNITS) AT 25 AND 27
TOOLAR STREET, TEWANTIN 69
5 MCU21/0212 APPLICATION FOR A MATERIAL CHANGE OF USE FOR A
DWELLING HOUSE AT 66 SEAVIEW TERRACE, SUNSHINE BEACH 94
6. REPORTS FOR NOTING OF THE COMMITTEE 128
6 DEVELOPMENT ASSESSMENT FEES & CHARGES VARIATIONS FOR 1 JULY
2021 TO 30 JUNE 2022 128
7 PLANNING APPLICATIONS DECIDED BY DELEGATED AUTHORITY
– MAY 2022 138
7. CLOSED SESSION 150
Page 2 of 150
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
1. ATTENDANCE & APOLOGIES
2. CONFIRMATION OF MINUTES
The Minutes of the Planning & Environment Committee Meeting held on 7 June 2022 be
received and confirmed.
3. PRESENTATIONS
Nil.
4. DEPUTATIONS
Nil.
Page 3 of 150
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
5. REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 RAL22/0001 – APPLICATION FOR RECONFIGURATION OF A LOT (1 INTO 2 LOTS) AT
9 MAPLE STREET, COOROY
Author Development Planner, Georgina Schramm
Environment and Sustainable Development Department
Index ECM/ Applications/ MCU22/0001
Attachments Nil.
APPLICATION DETAILS
Applicant Noosa Shire Council C/-Brennan Planning Pty Ltd
Proposal Reconfiguring a Lot
Properly Made Date 31 January 2022
Information Request Date 14 February 2022
Information Response Date 5 May 2022
Decision Due Date 21 July 2022
Number of Submissions Not applicable
PROPERTY DETAILS
Property Address 9 Maple St Cooroy Qld 4563
RP Description Lot 3 SP 230055
Land Area 10532.000 m²
Existing Use of Land Community Use (Library) and Park
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Recreation and Open Space
Community Facilities
Precinct Not applicable
Local Plan Area Cooroy Local Plan
Overlays Biodiversity, Waterways and Wetlands
Flood Hazard
Heritage and Character Area
Assessment Type Code
EXECUTIVE SUMMARY
The applicant seeks to subdivide an existing lot into two freehold lots. The subject lot, Lot 3 SP
230055, is currently divided by a road, with the Hinterland Adventure Playground on the north-
western side of Marara Street, and the community library on the south-eastern side. The
Page 4 of 150
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
subdivision will formalise the division of land by the road.
The proposal plans provided include road reserve along Maple Street which is to be permanently
closed by the Department of Natural Resources, Mines and Energy (DNRME).
No building works are required to be undertaken in association with the immediate development
application. The subdivision is solely for the purpose of formalising the existing divide of the lot by
Marara Street.
The application is recommended for approval subject to conditions.
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting of 12 July 2020 regarding RAL22/0001 for a Development Permit for
Reconfiguring a Lot (1 Lot into 2 Lots) situated at 9 Maple Street Cooroy and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice
must be completed prior to submission of the subdivision plan to Council for
compliance assessment.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
21-5373AB - Plan of Proposed Reconfiguration of Lot 3 on 12 January 2022
SP327330 prepared by Max Watterson + Associates
3. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Currency Period
4. This development approval lapses if the requirements of the conditions have not been
completed and an application for plan seal is not lodged with Council by 21 July 2026,
unless an application to extend the currency period is approved by Council.
Road Closure
5. An application is to be made to the Department of Natural Resources, Mines and
Energy (DNRME) to permanently close the section of road reserve along the Maple
Street frontage of proposed Lot 31.
If the application is approved, or approved in part, the area of road reserve is to be
amalgamated with adjoining lot(s) and no additional lots created. If the application to
close the road is refused, a copy of the advice from the DNRME stating that fact must
be submitted to Council prior to the signing of the Plan of Subdivision.
Boundary Encroachments
6. Certification must be submitted to Council from a Licensed Surveyor which certifies
that:
a. the setback/s to any new boundaries for any existing buildings remaining on the
site comply with the relevant provisions of the planning scheme and the Building
Act 1975, unless varied by this Decision Notice.
b. all constructed access and roadworks (including associated fill batters and
Page 5 of 150
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
retaining walls) are fully contained within a dedicated reserve or registered
easement.
c. all utility services and connections (e.g. electricity, telecommunications, water,
sewerage) are wholly located within the lot they serve or alternatively included
within an easement.
d. all existing effluent disposal areas are wholly located within the lot they serve and
comply with the boundary setback requirements of the Plumbing and Drainage
Act 2002 and associated codes and requirements.
e. all dams (including ponded water, dam walls and associated spillway structures)
are wholly located within the boundaries of a single lot.
f. all retaining walls and structures are fully contained within the lot they retain.
g. any fill, including fill batters, are wholly contained within the subject site and not
on adjacent properties.
h. for the community title scheme, the road pavement changes required by this
Decision Notice accurately demarcate the boundaries of the public and private
land.
Water & Sewer Connections
7. An underground connection to reticulated water and sewerage must be provided to
each lot in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to each lot.
Stormwater Drainage
8. Stormwater runoff from the development must be disposed of on-site without causing
scour or damage to the subject site or any adjoining property.
Services
9. Reticulated electricity and telecommunication services must be provided to each lot in
accordance with the standards and requirements of the relevant service provider.
10. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
11. Certification must be submitted to Council from all relevant service providers (Energex,
NBN and Unitywater) which certifies that the development has met the requirements
of this Decision Notice and all applicable legislation at the time of construction.
Easements
12. Existing easement Emt A on RP87371 (Easement for Access within Lot 3 on SP327330
to benefit Lot 1 on RP87371 – RP87371 is now contained within Lot 5 on SP213104)
is no longer relevant for its intended purpose, and must be extinguished prior to sealing
of the survey plan.
13. Unless otherwise agreed in writing by the relevant service provider, any public or third
party infrastructure located on the subject site must be placed within an easement
registered against the title of the property.
14. All easements must be designed in accordance with the planning scheme and granted
at no cost to the Grantee. Where the Grantee is Council or a service authority, the
easement documentation must be in accordance with the Grantee’s standard
Page 6 of 150
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
easement terms. Draft easement documentation must be submitted to Council for
endorsement.
15. All works must be kept clear of any existing or proposed easements on the subject
land, unless agreed otherwise in writing by the Grantee.
Damage to Services and Assets
16. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The proposed development application is for the purpose of Reconfiguring a Lot (1 into 2 lots) on
land at 9 Maple Street, Cooroy, described as Lot 3 SP230055. Lot 3 SP230055 is currently severed
by a road, with the Hinterland Adventure Playground on the north-western side of Marara Street,
and the community library on the south-eastern side. The subdivision will formalise the division of
land by the road.
In conjunction with the development approvals dated 4 February 2021 relating to the parkland on
the north-western side of Marara Street, three permanent road closure applications are required to
wholly contain the infrastructure associated with the playground on the respective lots.
The proposal plan provided in support of the current application includes a portion of road reserve
which is yet to be formally closed and absorbed into proposed Lot 31. The below proposed lot sizes
include the area of road reserve to be absorbed into proposed Lot 31. This area of reserve equates
to approximately 800m2.
• Proposed Lot 30 will contain the Library and occupy an area of 5,187m2.
• Proposed Lot 31 will contain the Park and occupy an area of 6,068m2.
The existing vehicle access arrangements will remain unchanged.
Page 7 of 150
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Figure 1 – Locality
Page 8 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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Page 8 of 150Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Figure 2 – Proposal Plan
Page 9 of 150
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Figure 3 – Indication of area of road reserve to be permanently closed
Figure 4 – Section of road reserve to be permanently closed
Page 10 of 150
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
2. SITE DETAILS
2.1. Background
On 27 January 2021, Council issued two developments permits for land at 1, 3 & 9 Maple Street,
Cooroy, including Lot 3 RP230055 which is the subject parcel land. The approvals are specifically
for:
• Development Permit for Material Change of Use of Premises (Open Space Type 1 Sport &
Recreation - Playground) (Council Ref. MCU21/0013)
• Development Permit for Material Change of Use of Premises (Transport Type 2 Carpark)
On 11 December 2020, the Department of Natural Resources, Mines and Energy (DNRME)
provided letters of offers to Council in relation the purchasing of land for permanent road closure,
see Figures 3 and 4 for reference.
2.2. Site Description
Lot 3 SP230055 is 10,446m2 and contains parkland and the Cooroy Library. The north-western
portion of the lot contains the Hinterland Adventure Park and easement to the Lower Mill site on
the northern side of Cooroy Creek.
Maple Street forms the south-western boundary of the site and includes a wide road reserve and
associated footpath area. Cooroy Creek Bushland Reserve forms the northern boundary of the site
and is well vegetated with a range of mature native trees. Marara Street extends through Lot 3 and
forms the south-eastern boundary of the site.
Cooroy Creek forms part of the northern boundary.
2.3. Surrounding Land Uses
The subject site is located north of the main business centre of the Cooroy township, and south of
the Lower Mill industrial area.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017;
• Noosa Plan 2020.
3.2. State and Other Statutory Instruments
State Planning Policy
Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against each of the following codes to the extent they are
relevant to the development:
• Recreation and Open Space Zone Code;
• Community Facilities Zone Code;
• Environmental Management and Conversation Zone;
Page 11 of 150
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
• Cooroy Local Plan Code;
• Reconfiguring a Lot Code;
• Biodiversity, Waterway and Wetlands Overlay Code;
• Flood Hazard Overlay Code;
• Heritage and Character Overlay Code; and
• Works Code.
Locality Provisions
The subject site is located in the Cooroy Locality and is zoned Recreation, Open Space, and
Community Facilities and Environmental Management and Conversation Zones. The proposed
reconfiguration is required to follow a code assessable application process.
Reconfiguring a Lot
The proposed subdivision of land encompasses three zones, the Recreational and Open Space
Zone, Community Facilities Zone and Environmental Management and Conversation Zone. The
subdivision of land will more appropriately allow the library to be wholly contained in the Community
Facilities Zone, and the parkland to be generally contained within the Open Space Recreation Zone
and the Environmental Management and Conservation Zone.
The subdivision of land is in accordance with the minimum lot areas for the zones of the
Reconfiguring a Lot code.
Biodiversity, Waterway and Wetlands
The majority of Lot 3 SP230055 is located in the riparian buffer of the Biodiversity, Waterway and
Wetlands Overlay. The reconfiguration will not be of impact to the buffer areas as the proposal
follows the existing division of the lot, as a result of Marara Street.
Subdivision of land which is identified in the riparian buffer is unique and is typically not supported.
However, in considering the proposal is formalising the existing division of the lot and will not incur
any works which will compromise the buffer, subdivision through the riparian buffer is considered
reasonable.
Flood Hazard
The proposed reconfiguration will not increase the risk of the people or property in the event of a
flood. The proposal of subdivision is for the purpose of separating the two separate land uses and
respective zonings.
Heritage and Character
The south-eastern side of the subject parcel of land is located in a character area and is identified
as a Local Heritage Place of the heritage and Character Area Overlay of the Noosa Plan. The
proposal will not change the public’s accessibility or visibility of the premises.
4. CONSULTATION
4.1. Referral Agencies
The application was referred to the following Referral Agencies:
• Department of State Development, Infrastructure, Local Government and Planning (SARA).
The Department is a referral agency for Reconfiguring a lot near a state transport corridor.
The Department has responded advising that SARA has no requirements relating to the
application.
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Engineering Officer – as conditioned.
The applicant has addressed the engineering Information Request items raised though the
existing easement Emt A RP87371 – which the applicant claims to be an access easement
Page 12 of 150
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
in favour of lot 5 on SP213104 – seems to be obsolete. A condition for extinguishing this
easement has been provided.
Three other easements are proposed to be created. These are to accommodate existing
sewerage infrastructure which will be inside the subject lots after being reconfigured – these
easements are to benefit Unitywater.
5. CONCLUSION & REASONS FOR DECISION
The proposed reconfiguration raises one point of potential non-compliance with the Noosa Plan
2020. This relates to subdivision of land where located in the riparian buffer of the Biodiversity,
Waterway and Wetlands Overlay. However, in considering the uniqueness of the proposal being
for the purpose of formalising the division of the lot by any existing road which will not incur any
building works, and will allow for the separation of the Community Facilities Zone, and Recreation,
Open Space, and Environmental Management and Conversation Zones, the proposal is
recommended for approval subject to conditions.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 13 of 150
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
2 MCU21/0228 & OPW21/0364 – CHANGE REPRESENTATIONS TO A DEVELOPMENT
APPROVAL FOR MULTIPLE DWELLING AND OFFICE, AND ROADWORK, DRAINAGE
WORK, LANDSCAPING, STORMWATER, EARTHWORKS - 245 DAVID LOW WAY
PEREGIAN BEACH QLD 4573
Author Development Planner, Georgina Schramm
Environment and Sustainable Development Department
Index ECM/ Applications / MCU21/0228 & OPW21/0364
Attachments 1. Development Plans
APPLICATION DETAILS
Applicant Altum Property Group C/- JFP Urban Consultants Pty Ltd
Development Approval Material Change of Use - Multiple dwelling, Office
Operational Works – Roadwork, Drainage Work, Landscaping,
Stormwater, Earthworks
Representations Received on 20 May 2022
Number of Submissions for Not applicable
Original Application
PROPERTY DETAILS
Property Address 245 David Low Way Peregian Beach Qld 4573
RP Description Lot 22 P 9315
Land Area 582m²
Existing Use of Land Residential
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Peregian Beach
Zone Medium Density Residential
Overlays Acid Sulfate Soils Overlay (5 metres AHD or Below (Area 1))
Assessment Type Representations made to original approval
EXECUTIVE SUMMARY
A Preliminary Approval was issued on 4 April 2022 for Multiple Dwelling (3 units) and Office, and
Operational Works (Roadwork, Drainage Work, Landscaping, Stormwater, Earthworks. A
Preliminary Approval was issued as the proposed development due to:
• non-compliance with the Dual Occupancy and Multiple Dwelling Use Code regarding
accessibility requirements;
• the proposed reduced front boundary setback and presentation of the building was
considered to dominant the roadside due to the scale of the upper-level vertical screen; and
• unresolved landscaping matters relating to the existing well-established vegetation in the
road reserve.
Page 14 of 150
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
The applicant subsequently lodged representations seeking the Preliminary Approval be changed
to a Development Permit and requesting:
• The requirement for accessible access be removed;
• Council accept an alternative to the conditioned front setback requirements; and
• Changes to landscaping conditions.
It is recommended the representations made in regard to the front boundary setback and
landscaping conditions, including other minor changes to conditions be agreed to by Council.
However the request to change the approval to a Development Permit and removal of the
accessibility requirements and the currency period, is not supported. The condition for accessibility
is reasonably required and ensures access to at least one of the units for persons with limited
mobility. The currency period condition is consistent with the Planning Act 2016 default currency
period and clearly identifies when the approval will lapse.
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2022, regarding representations made in relation to Application
No. MCU21/0228 & OPW21/0364 for a Development Permit for a Material Change of Use - Multiple
dwelling, Office, and Operational Works (Roadwork, Drainage Work, Landscaping, Stormwater,
Earthworks), situated at 245 David Low Way Peregian Beach, described as Lot 22 P9315, and:
A. Approve to amend conditions 1, 2.2, 5, 15, 16, 24, 46, 56, 79 of the Preliminary Approval, to
read as follows:
PLANNING
When Conditions must be Complied With
1. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are numbered 1622-DA02 to
DA09 prepared by Blackburn and Jackson, dated 11 February 2022, 1622_L01_01_04
1662_L03_01_04, and 1662_L07_01_01 prepared by Blackburn and Jackson, dated
19 May 2022, and adopt the findings of Arborist Tree Assessment Report by
Arboriculture Contractors Australia Pty Ltd, dated 27 April 2022. These plans must be
amended in accordance with these conditions.
2. Amended plans and associated reports must be submitted to Council prior to any
further development applications being made and must include the following to the
reasonable satisfaction of the Manager, Development Assessment:
2.1 One of the three (3) Multiple Dwelling units is to be:
i. accessible by a safe, continuous and step free path of travel from the street
entrance of the property or from a car parking space;
ii. has a step-free entrance door with opening width of at least 820 millimetres;
and
iii. contains a bathroom on the entry level.
2.2 The front boundary setback when measured from the outermost projection of the
vertical screen along the façade of Unit 1 is to be setback at least 5.4 metres
from the front property boundary.
Currency Period
5. The development approval lapses if the use has not happened by 21 July 2028, unless
an application to extend the currency period is approved by Council.
Fencing and Walls
Page 15 of 150
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
15. Any street fencing must be set back an average of at least 1 metre from the front
property boundary. Any fencing on the front boundary must not exceed a maximum
height of 1.8m.
16. The area of land between the fence and the front property boundary must be densely
landscaped to obscure any fencing from the street.
Landscaping Works
24. The existing vegetation in the road reserve is to be retained and managed as per the
findings and recommendations of the Arborist Report prepared by Arboriculture
Contractors Australia Pty Ltd, dated 27 April 2022. A qualified person* must be present
if works are occurring within the Tree Protection Zone.
Should one of the mature trees are to be removed, reasonable grounds must be given
by the qualified person*, and substituted with additional Baeckea virgata or Banksia
integrifolia with a minimum pot size of 100L or greater.
OPERATIONAL WORKS
Approved Plans
When conditions must be complied with
46. Development undertaken in accordance with this Preliminary Approval must generally
comply with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions, where there is conflict
between the approved plans and conditions of approval, the condition prevails.
Plan No. Rev. Plan/Document Name Date
188-002-002-B B General Notes prepared by Bax Engineering 7 February 2022
188- 002-100 B Site Layout Plan prepared by Bax Engineering 7 February 2022
188-002-200 B Earthworks Layout Plan prepared by Bax 7 February 2022
Engineering
188-002-201 B Earthworks Sections prepared by Bax 7 February 2022
Engineering
188-002-300 B Grading & Drainage Layout Plan (as annotated 7 February 2022
by Council) prepared by Bax Engineering
188-002-301 B Pavement Layout Plan prepared by Bax 7 February 2022
Engineering
188-002-302 B Sign & Line Marking Layout Plan prepared by 7 February 2022
Bax Engineering
188-002-401 B Drainage Longitudinal Section prepared by Bax 7 February 2022
Engineering
- - Arborist Tree Assessment Report by 27 April 2022
Arboriculture Contractors Australia Pty Ltd
1622_L01-01_04 4 Landscape Notes & Schedules prepared by 19 May 2022
Blackburne Jackson
1622_L03-01_04 4 Landscape Planting Plans prepared by 19 May 2022
Blackburne Jackson
1622_L07-01_04 1 Landscape Details prepared by Blackburne 19 May 2022
Jackson
During Construction
Engineering
56. All works must be constructed and work procedure undertaken in accordance with:
Page 16 of 150
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
a. The approved plans/documents and conditions detailed in this Decision Notice
b. All relevant Noosa Council Planning Scheme Policies, standard drawings,
standard specifications and guidelines
c. The latest version of the Healthy Waterways document “Water Sensitive Urban
Design Technical Design Guidelines for South East Queensland” for all water
quality devices to be constructed on site
FOLLOWING CONSTRUCTION / PRIOR OT THE COMMENCEMENT OF THE USE
As Constructed Plans and ADAC XML Files (Council)
79. Prior to acceptance of civil works to become Council assets “On Maintenance”,
satisfactory “As-Constructed” records must be submitted to Council. The bundle of “As
Constructed” information shall include:
a. As-Constructed Engineering Drawings. Data is to be submitted in an electronic
drawing file format (.dwg), with all plans clearly endorsed “As-Constructed”, along
with the accompanying hardcopies (PDFs of the As-Constructed .dwg drawing
files), and;
b. ADAC XML Digital File. ADAC File format (ADAC - Asset Design As Constructed)
prepared in accordance with industry standards and recorded in “MGA - UTM56
/ GDA94” projection.
Please Note: Further information and advice relating to the as-constructed
drawing presentation, as-constructed survey capture and associated guidelines
for preparation of a compliant ADAC XML digital file are available on the webpage
titled “As Constructed Guidelines” and accessible at the Noosa Council Website:
Planning & Development / Development Tools & Guidelines / As-Constructed
Guidelines.
c. The “As-Constructed” drawings will require certification by a:
i. Qualified experienced Civil Engineer (RPEQ) confirming design intent and
conformance with applicable standards and specifications, along with the
relevant descriptions of assets, services and structures and;
ii. Licensed Surveyor in regard to the cadastral and locational information,
levels and applicable survey datum.
d. The data must be in accordance with Council’s “Planning Scheme Policy 6 –
Engineering Design Standards”, and fully detail the levels for all engineering
works including but not limited to the drainage network and structures, finished
ground and pavement surface levels.
B. Delete conditions 22, 23, 25, 26, 27, 47.
C. Refuse to issue a Development Permit for Material Change of Use and the changes
requested in regard to conditions 2.1 and 5 for the following reasons:
Condition 2.1 is consistent with AO9 and PO9 of the Dual Occupancy and Multiple Dwelling
Use Code of the Noosa Plan 2020.
1. The proposed development does not provide access for the section of community
which have limited mobility, excluding the ability for persons of limited mobility to reside
or visit any of the units.
2. The Planning Act 2016 allows Council as the assessment manager to condition the
currency period for the application in a development approval and the condition clearly
articulates when the approval lapses.
D. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 17 of 150
Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
REPORT
1. BACKGROUND
A Preliminary Approval for a Material Change of Use – Multiple dwelling (3 units) and Office, and
Operational Works (Roadwork, Drainage Work, Landscaping, Stormwater and Earthworks) was
issued on 4 April 2022.
The development is proposed to be carried out on land at 245 David Low Way, Peregian Beach,
described as Lot 22 P9315, which is zoned Medium Density Residential. The subject site is
identified as having the ability to accommodate a mixed use development of domestic scale and
may include units and offices or health services.
A Preliminary Approval was issued on the basis that amended plans were required to include:
• a step-free access to at least one of the units;
• reduction of the vertical screen along the frontage of Unit 1 to achieve a greater setback; and
• revised landscaping plans were required specific to the existing vegetation along the frontage
of the lot.
The applicant suspended the appeal period and made representations on 20 April 2022 to the
development approval conditions. The representations are detailed below but primarily relate to
Conditions 2.1 and 2.2 which require amendments to the proposed development.
Figure 1 – Floor Plans
Page 18 of 150
Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Figure 2 – Elevations
Figure 3 – Perspectives
Page 19 of 150
Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
2. ASSESSMENT
An assessment in relation to each of the submitted representations is provided below:
Condition 2 of the Preliminary Approval seeks:
2. Amended plans and associated reports must be submitted to Council prior to any further
development applications being made and must include the following to the reasonable
satisfaction of the Manager, Development Assessment:
2.1 One of the three (3) Multiple Dwelling units is to be:
i. accessible by a safe, continuous and step free path of travel from the street
entrance of the property or from a car parking space;
ii. has a step-free entrance door with opening width of at least 820 millimetres; and
iii. contains a bathroom on the entry level.
2.2 The depth of the vertical screen along the front façade of Unit 1 is to be reduced to
350mm; the outermost projection of Unit 1 is not to exceed 5.45 metres from the front
property boundary.
Applicant’s Representation – Condition 2.1
Compliance with this condition requires the applicant to redesign the development to include a lift
or remove 1 dwelling and change the approved multiple dwelling (3 units) to a dual occupancy.
The applicant contends that neither of these options are reasonable outcomes for the subject
development proposal and submits in summary that:
• The National Construction Code does not mandate Class 2 buildings to provide access for
people of varied mobility. The scheme requirements are building matters and not planning
matters and as such conflict with the Building Act and National Construction Code and
therefore contrary to the Planning Act 2016.
• The proposed multiple dwelling is consistent with the scheme as multi-unit accommodation
are sought in close proximity to Peregian Beach village; and the area is specifically identified
for mixed residential with office or health services in buildings of a domestic scale.
• The planning scheme promotes mixed use development above the desire for the
development to be accessible by people of varied mobility who can be catered for in other
medium density residential zoned sites.
• The requirement makes the development economically unviable given the scale of the
development, imposing an unreasonable financial imposition on a small scale development
that seeks to provide affordable small dwellings. Incorporating a lift will add to the overall
construction cost and increase the cost of each unit.
• Council officers did not raise the requirement for a lift until late in the application process.
Assessment of Representation
Condition 2.1 was imposed in reference to Acceptable outcome AO9 of the Dual Occupancy and
Multiple Dwelling Use Code, which seeks:
AO9 One in three multiple dwelling units:
a) is accessible by a safe, continuous and step free path of travel from the street entrance of
the property or from a car parking space;
b) has a step-free entrance door with opening width of at least 820 millimetres; and
c) contains a bathroom on the entry level.
The corresponding Performance outcome PO9 seeks:
PO9 Multiple dwellings can be accommodated and visited by a wide cross section of the community
including people with limited mobility.
The proposed development involves three Multiple Dwellings on the upper floor of the
development. Each of the units are accessible via respective staircases. Figure 4 shows the
Page 20 of 150
Section 21
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
current floor plan of the development. The purpose of the outcome is to ensure that a wide section
of the community including people with limited mobility can access at least one of the three units.
The provisions ensure there is access for persons who are not capable of accessing a unit via a
staircase. Should the development not require safe, continuous, and step-free path of travel from
the car park, with a step free entrance door and including a bathroom on the entry level this unfairly
excludes a demographic of the community.
The applicant has raised that the provision in the scheme is invalid and conflicts with the National
Construction Code (NCC). The provision of the Noosa Plan 2020 is not in conflict with the NCC.
The planning scheme requires a higher standard of development than the NCC, which is similar in
nature to the scheme’s alternative provisions to the Queensland Development Code, i.e. building
setbacks, built form or the alike.
The applicant has provided detail relating to affordability, construction, and maintenance costs of
providing a lift to allow for an insight of financial cost of a lift to service the development. Financial
implications or circumstances of a person/s cannot be taken into consideration when undertaking
assessment of an application as per section 43 (2) of the Planning Act 2016. Further to this, it is to
be noted that the applicant’s representations refers to all three units being serviced by a lift,
whereas the condition imposed is reflective of the Acceptable outcome which outlines only one of
the three units.
There is a clear nexus between the imposition of the condition and the proposed development, and
the condition is considered reasonable and relevant. Therefore the removal of the condition is not
supported. The further information provided by the applicant does not address condition 2.1 of the
Preliminary Approval and therefore it is recommended that the condition be maintained and the
approval remain as a Preliminary Approval.
It is acknowledged by Council Officer’s that the non-compliance with the requirement was not
identified until late into the assessment of the application, however, this does not warrant the
requirement of the Noosa Plan 2020 to be overridden or relaxed.
Figure 4 – Floor Plans
Page 21 of 150
Section 22
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Condition 2.2
The depth of the vertical screen along the front façade of Unit 1 is to be reduced to 350mm; the
outermost projection of Unit 1 is not to exceed 5.45 metres from the front property boundary.
Applicant’s Representation
The projection of the vertical screen across the front facade of unit 1 was intended to provide
access behind the screen for maintenance as well as additional articulation and shade for the
ground floor tenancy. Council’s request to reduce the depth to 350mm is not practical for
construction or ongoing building maintenance. Accordingly, if the setback must be reduced, it is
proposed to incorporate a projection for the screen of 600mm, which results in a front setback of
5.4m. It is sought that condition 2.2 be amended as follows:
2.2 The depth of the vertical screen along the front façade of Unit 1 is to be reduced to 350
600mm; the outermost projection of Unit 1 is not to exceed 5.45 5.4 metres from the front
property boundary
Assessment of Representation
The applicant seeks to reduce the setback by a further 50mm to achieve a setback of 5.4 metres
in lieu of the conditioned 5.45 metres from the projection of the vertical screen to the front boundary.
Figure 5 shows the fixed screen and the proposed projection which was conditioned to be reduced.
The proposed change is considered reasonable and it is agreed to amend Condition 2.2.
Figure 5 – Proposed Fixed Vertical Screen on the Upper Level of the Development
Currency Period
Condition 5
This development approval lapses if the use has not happened by 29 March 2028, unless an
application to extend the currency period is approved by Council.
Page 22 of 150
Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Applicant’s Representations
This requirement applies the default currency period under the Planning Act 2016. As such, it
should be included in Section 3 of the Decision Notice titled “3. Currency period of approval”, not
in the approval conditions, as this is not a “sunset clause” condition of a staged development.
Accordingly, we request that the currency period be included in Section 3 of the Development
Permit and the Condition be Deleted.
Assessment of Representations
The Planning Act 2016 s85 outlines that the currency period of a development approval relating to
a material change of use is for a period of 6 years after the approval starts to have effect, or the
period stated for that part of the approval. Council imposes a standard condition relating to the
currency period of the development to avoid ambiguity regarding the currency period of
development and the date the approval will lapse.
The applicant’s representations are not agreed to and condition 3 should remain but amended to
the date of decision i.e. 21 July 2028 to ensure the currency period remains consistent with the
Planning Act 2016.
Landscaping Works Representations
Condition 46
Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are numbered 188-002-002-B, 188- 002-100,
188-002-200-201, 188-002-300 (as annotated by Council), 188-002-301-302 & 188-002-40
prepared by Bax Engineering, dated 7 February 2022. These plans must be amended in
accordance with these conditions.
Amended plans and associated reports must be submitted to Council prior to any further
development applications being made and must include the following to the reasonable satisfaction
of the Manager, Development Assessment:
A revised Landscaping Plan relative to plan numbered, 1622_L01-01_03 & 1622_L03-01_03,
is to be provided for approval detailing:
The existing vegetation between the proposed fence along the road boundary of Lot 22
P9315 and the kerbside must be assessed by a qualified person* and retained, and
protected where possible.
Where mature trees are to be removed, reasonable grounds must be given by the qualified
person*, and substituted with additional Baeckea virgata or Banksia integrifolia with a
minimum pot size of 100L or greater.
Applicant’s Representation
In conjunction with the applicant’s representations an Arborist Report and revised Landscaping
Plans have been provided to address Condition 46 of the Operational Works Preliminary Approval.
The supporting documentation addresses the reasons for Preliminary Approval for the Operational
Works. As such, we request that Council approve the Arborist report and amended landscape
plans, and delete Condition 46, which is no longer relevant.
Assessment of Representation
It is agreed that the revised Landscaping Plan and Arborist Report adequately addresses the
condition. Accordingly, the Arborist Report may be conditioned as an approved document, and
the revised Landscaping Plans conditioned as approved plans. Condition 46 may be amended to
include the supporting document and revised landscaping plans as approved plans of the
development.
Page 23 of 150
Section 24
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Condition 15
Any street fencing must be set back an average of 1 metre from the front property boundary. Any
fencing on the front boundary must not exceed a maximum height of 1.8m.
Applicant’s Representation
To enable greater flexibility and to facilitate the preservation of the existing trees and landscaping
at the front of the site, it is requested that Condition 15 be amended as follows:
Any street fencing must be set back an average of at least 1 metre from the front property
boundary. Any fencing on the front boundary must not exceed a maximum height of 1.8m.
Assessment of Representation
It is agreed to change the wording to include ‘at least’ as it does not change the intent of the
condition to ensure that fencing is setback 1 metre at a minimum.
Condition 16
The area of land between the fence and the front property boundary must be densely landscaped
to screen any fencing from the street.
Applicant’s Representation
In consultation with the architect, it is considered impractical to completely screen all fencing when
viewed from the street. Accordingly, we request Condition 16 be amended to include the word
obscured, as outlined below:
The area of land between the fence and the front property boundary must be densely landscaped
to screen obscure any fencing from the street.
Assessment of Representation
It is understandable that there will be elements of the fence that need to be visible such as a
letterbox, or signage. It is agreed to change the wording of condition 16 as per the applicant’s
representations.
Condition 22
All landscape works must be maintained generally in accordance with the approved design for the
life of the development.
Applicant’s Representation
This condition includes the same wording and intent as Condition 21, as such, it is requested that
Condition 22 be deleted.
Assessment of Representation
Both landscaping conditions 21 and 22 are similar and work towards achieving the same outcome.
Therefore condition 22 may be deleted.
Condition 23
All mature trees within the road reserve must be retained in accordance with the approved
landscape plan unless prior written authorisation from Council is gained for removal.
Condition 24
The existing vegetation between the proposed fence along the road boundary of Lot 22 P9315 and
the kerbside must be assessed by a qualified person* and retained, and protected where possible.
Applicant’s Representation
Condition 23 appears to be a repetition of Condition 24. Accordingly, it is requested that Condition
23 be removed. The vegetation across the front of the site has been assessed by an Arborist.
(refer to Appendix E). The Arborist report recommends that all the mature trees in the front verge
be retained where possible. In light of this, it is requested that Condition 24 be amended as follows:
Page 24 of 150
Section 25
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
The existing vegetation in the road reserve between the proposed fence along the road boundary
of Lot 22 P9315 and the kerbside must be assessed by a qualified person* and retained in
accordance with the approved landscape plans, and protected where possible
Assessment of Representation
Following receipt of the revised landscaping plan and arborist report, it is agreed that Condition 23
is removed as the findings of the report state that all trees in the road reserve are suitable for
retention. In addition to the requested amendments to Condition 24 above, the following
amendments are recommended to ensure the trees are not removed from the road reserve without
approval from Council, and for clarity, it is recommended that Conditions 24 and 25 are merged as
follows:
24. The existing vegetation in the road reserve is to be retained and managed as per the findings
and recommendations of the Arborist Report prepared by Arboriculture Contractors Australia
Pty Ltd, dated 27 April 2022. A qualified person* must be present if works are occurring within
the Tree Protection Zone.
Should one of the mature trees be removed, reasonable grounds must be given by the
qualified person*, and substituted with additional Baeckea virgata or Banksia integrifolia with
a minimum pot size of 100L or greater.
Condition 26
A minimum of one (1) street tree with a minimum pot size of 100L is to be provided along the
frontage of the lot, setback at least 1 metre from the kerb in the road reserve verge, and are of a
species that do not impact on services.
Applicant’s Representation
In accordance with the recently prepared Arborist Report for the site, all mature trees in the front
verge are considered to be in good health and recommended for retention.
The retention of this vegetation is also captured through Condition 25 (where possible) and
therefore, Condition 26 is considered superfluous. The retention of the existing vegetation is also
considered an appropriate means of maintaining the current streetscape without the need for an
additional street tree. The widening of the footpath as required by Condition 33, together with the
requirement to retain existing vegetation (Condition 25), precludes the ability to provide an
additional street tree. Accordingly, it is requested that this condition be deleted.
Assessment of Representation
It is agreed that this condition may be deleted given the retention of existing vegetation in the road
reserve.
Condition 27
A revised Landscaping Plan relative to plan numbered, 1622_L01-01_03 & 1622_L03-01_03, and
findings specific to Conditions 24 and 25 are to be provided for approval. The revised plan is clearly
identify the vegetation within the front boundary setback and road reserve which are to be retained
and supplementary plantings.
Applicant’s Representation
The subject landscape plans have been amended in accordance with the recommendations of an
Arborist report and general intent of Conditions 24 and 25 of the Preliminary Approval. Accordingly,
it is requested that Council review and approve the revised set of landscape plans, as provided
(and captured by Condition 1) and delete the condition.
Assessment of Representation
Condition 27 can be removed as the revised Landscape Plan adequately includes the landscaping
requirements. The Arborist Report and the revised Landscape Plan can be included as an
approved document.
Page 25 of 150
Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Condition 35
The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge. The works must be undertaken generally in accordance with the “Site Based
Stormwater Management Plan” – Reference number 188-002-001, Revision A prepared by BAX
Engineering dated 3 February 2022 and must include:
a. the deletion of the connection from the proposed infiltration pit to the existing infiltration pit in
the adjoining property, and
b. any modifications to the proposed infiltration pit necessary due to the deletion of the
abovementioned connection
The amended plans must be submitted to Council at least 5 business days prior to the pre-start
meeting.
Condition 35 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Applicant’s Request
To avoid delays at plan sealing, we seek confirmation that the amendments to the stormwater
management system required by this condition achieve a lawful point of discharge to Council’s
satisfaction.
Council Comment
Based on the information provided, on the understanding that the stormwater works are to be
wholly contained within the site, the development will achieve a lawful point of discharge.
Condition 47
The Currency Period for this development approval lapses if the development has not substantially
started by 29 March 2028, unless an application to extend the currency period is approved by
Council.
Applicant’s Representation
The currency period for the operational work aspects of the development aligns with the default
period under the Planning Act 2016 and is not a sunset clause for a staged development. As such,
it should be included in Section 3 of the Decision Notice, not as a Condition of approval. Please
delete the Condition.
Assessment of Representation
In considering the operational works component of the development is not considered high risk,
and relevant engineering standards are not tabled to be amended, Condition 47 can be deleted
and the higher order currency period of the material change of use is appropriate to apply.
Conditions 56 and 79 – Administrative errors
56. All works must be constructed and work procedure undertaken in accordance with:
c. The approved plans/documents and conditions detailed in this Decision Notice
d. All relevant Noosa Council Planning Scheme Policies, standard drawings, standard
specifications and guidelines
e. The latest version of the Healthy Waterways document “Water Sensitive Urban Design
Technical Design Guidelines for South East Queensland” for all water quality devices
to be constructed on site
As Constructed Plans and ADAC XML Files (Council)
79. Prior to acceptance of civil works to become Council assets “On Maintenance”, satisfactory
“As-Constructed” records must be submitted to Council. The bundle of “As Constructed”
information shall include:
a. As-Constructed Engineering Drawings. Data is to be submitted in an electronic drawing
Page 26 of 150
Section 27
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
file format (.dwg), with all plans clearly endorsed “As-Constructed”, along with the
accompanying hardcopies (PDFs of the As-Constructed .dwg drawing files), and;
b. ADAC XML Digital File. ADAC File format (ADAC - Asset Design As Constructed)
prepared in accordance with industry standards and recorded in “MGA - UTM56 /
GDA94” projection.
Please Note: Further information and advice relating to the as-constructed drawing
presentation, as-constructed survey capture and associated guidelines for preparation
of a compliant ADAC XML digital file are available on the webpage titled “As-
Constructed Guidelines” and accessible at the Noosa Council Website: Planning &
Development / Development Tools & Guidelines / As-Constructed Guidelines.
c. The “As-Constructed” drawings will require certification by a:
iii. Qualified experienced Civil Engineer (RPEQ) confirming design intent and
conformance with applicable standards and specifications, along with the
relevant descriptions of assets, services and structures and;
iv. Licensed Surveyor in regard to the cadastral and locational information, levels
and applicable survey datum.
d. The data must be in accordance with Council’s “Planning Scheme Policy 6 –
Engineering Design Standards”, and fully detail the levels for all engineering works
including but not limited to the drainage network and structures, finished ground and
pavement surface levels.
Applicant’s Representation
Condition 56 and 79 include a minor topographical error. It is requested that the conditions be
updated.
Assessment of Representation
The number sequencing of the two conditions is incorrect and is agreed to be amended.
6. CONCLUSION & REASONS FOR DECISION
The proposal seeks to change the Preliminary Approval to a Development Permit for the Material
Change of Use and Operational Works. As the applicant has not adequately addressed Condition
2.1 for a step free access for 1 of the dwelling units, it is recommended that Council refuse this
request in respect to the Material Change of Use component. The proposal does not achieve
compliance with Acceptable outcome AO9 and Performance outcome PO9 of the Dual Occupancy
and Multiple Dwelling Use Code for a step free access for 1 of the dwelling units. Further to this,
there is a clear nexus between the imposition of the condition and the proposed development and
the condition is considered reasonable and relevant.
The applicant has otherwise satisfactorily resolved matters relating to the Operational Works
component, with a number of other minor variations to conditions sought agreed to.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 27 of 150
Section 28
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Attachment 1
Page 28 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Attachment 1 PRELIMINARY APPROVED PLAN
MCU21/0228 & OPW21/0364
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5 1 1 1 31 3 767 2085 91 35 95 LOW
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5 1 1 1 31 5 988 2085 213 35 91 PEREGIAN
5 1 1 1 31 6 1221 2085 141 35 96 BEACH
5 1 1 1 31 7 1666 2085 79 71 95 FLOOR
5 1 1 1 31 8 1750 2085 102 71 95 PLANS
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5 1 1 1 32 4 2230 2290 72 34 96 150Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 29 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
* MCU21/0228 & OPW21/0364
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Page 29 of 150Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 30 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
PRELIMINARY APPROVED PLAN
MCU21/0228 & OPW21/0364
NOOSA COUNCIL
29 MARCH 2022
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Page 30 of 150Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 31 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
PRELIMINARY APPROVED PLAN
. MCU21/0228 & OPW21/0364
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29 MARCH 2022
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5 1 1 1 51 4 2230 2290 72 34 96 150Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 32 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
. MCU21/0228 & OPW21/0364
NOOSA COUNCIL
29 MARCH 2022
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Page 32 of 150Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 33 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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Page 33 of 150Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 34 of 150
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Page 34 of 150Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 35 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
. MCU21/0228 & OPW21/0364
NOOSA COUNCIL
29 MARCH 2022
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Page 35 of 150Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 37 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
APPROVED PLAN
MCU21/0228 & OPW21/0364
NOOSA COUNCIL
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 43 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
MCU21/0228 & OPW21/0364
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Page 43 of 150Section 44
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 44 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
MCU21/0228 & OPW21/0364
NOOSA COUNCIL
29 MARCH 2022
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Page 44 of 150Section 45
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 45 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
PRELIMINARY APPROVED PLAN
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Page 45 of 150Section 46
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
3 MCU19/0017.02 & RAL19/0004.02 – MINOR CHANGE TO DEVELOPMENT APPROVAL
FOR COMMERCIAL BUSINESS - TYPE 1 OFFICE, COMMERCIAL BUSINESS - TYPE 2
MEDICAL & ANCILLARY DWELLING UNIT & RECONFIGURATION OF A LOT – ACCESS
EASEMENT AT 36 - 40 HOFMANN DRIVE, NOOSAVILLE
Author Development Planner, Lisa Pienaar
Environment and Sustainable Development Department
Index ECM/ Application/ MCU19/0017.02 & RAL19/0004.02
Attachments 1. Proposal Plans
APPLICATION DETAILS
Application No. MCU19/0017.02 & RAL19/0004.02
Development Approval Material Change of Use - Ancillary Dwelling Unit, Commercial
Business - Type 1 Office, Commercial Business - Type 2 Medical
and Reconfiguration of a Lot – Access Easement
Applicant Ribarja Pty Ltd
Request Received On 9 December 2021
PROPERTY DETAILS
Property Address 36-40 Hofmann Dr Noosaville Qld 4566
RP Description Lot 6 SP 319209
Land Area 4000m2 & 4000m2
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Major Centre (Business Park Precinct 5A)
Overlays Biodiversity Overlay (Environmental Enhancement and Protection
Area)
Natural Hazard Overlay (Acid Sulphate Soils)
Assessment Type Minor Change to Development Approval
EXECUTIVE SUMMARY
The application seeks to make a minor change to an existing approval for Material Change of Use
- Ancillary Dwelling Unit, Commercial Business - Type 1 Office, Commercial Business - Type 2
Medical and Reconfiguration of a Lot – Access Easement.
The applicant has requested an increase in the approved building height from 10.2 metres to 12.15
metres, where the maximum height limit for the site is 10 metres. The lift and stair overrun is
Page 46 of 150
Section 47
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
proposed at a height of 13.25 metres, where previously approved at 11.3 metres. An increase in
height of an approved 3 storey building by approximately 2 metres is not supported as it does not
result in an improved architectural outcome and comply with the Performance outcomes in the
Noosa Plan.
The applicant has also requested some changes to the front façade and while the front entry
change complements the existing building, other changes requested are considered to diminish a
well designed building that has an existing approval. Recommendations are applied accordingly.
Changes to the gross floor area and motorcycle parking comply with Noosa Plan and are
supported.
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 July 2022 regarding Application No. MCU19/0017.02 &
RAL19/0004.02 to make a minor change to an existing approval for Material Change of Use -
Ancillary Dwelling Unit, Commercial Business - Type 1 Office, Commercial Business - Type 2
Medical and Reconfiguration of a Lot – Access Easement situated at 36-40 Hofmann Dr Noosaville
and:
A. Refuse the request for increased height and design for the following reasons:
1. The increased height does not comply with Acceptable outcome AO16.1 (b) (iii) of the
Major Centre Zone code and Performance Outcome PO16 a), b) & c) of the Major
Centre Zone code in Noosa Plan 2020 and Probable solution S8.1 d) and Specific
outcomes a), c) & d) the Noosaville Locality Code in Noosa Plan 2006, as it will
dominate the site, skyline and surrounding area and is not in keeping with the character
of the area.
2. Changes to the width of balconies and roof overhangs and additional rendering to the
front façade reduces the architectural appeal of the building from that previously
approved.
B. Advise the applicant the following changes are considered generally in accordance with the
approval:
1. Changes to the front entry, as shown on Elevations (East only) Plan no DA-30.10, Rev
21 and dated 16.05.2022 and Perspective Renders Plan no. DA-41.01, Rev 13 and
dated 16.05.2022;
2. Reduced gross floor area as shown on Plan no. DA-00.00 and floor plans;
3. Changes to motorcycle parking.
Amended plans should be lodged with Council showing these changes.
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks approval to change to an existing development approval for a Material Change
of Use for Medical, Office and Ancillary Dwelling unit and Reconfiguration of a Lot – Access
Easement. The applicant proposes the following:
• Increase of overall building height from 10.2 metres to 11.55 (roof fascia) and 12.15 metres
(top of the ridge of the roof), and 11.3 metres for the lift and stair overrun to 13.25 metres;
• Reduction in balcony width on Level 1;
• Reduction in extent of eaves on Level 2;
• Changes to window placement and render below windows on ground floor;
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Section 48
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
• Changes to front entry canopy;
• Reduction of 4 motorcycle spaces (equals 1 car space);
• Reduction of gross floor area from 6362.92m2 to 5,989m2.
Refer to Figure 1 - Locality and Attachment 1.
Figure 1 - Locality
2. BACKGROUND
A development approval for a Material Change of Use - Ancillary Dwelling Unit, Commercial
Business - Type 1 Office, Commercial Business - Type 2 Medical and Reconfiguration of a Lot –
Access Easement was issued on 17 October 2019.
A Negotiated Decision notice was issued 19 December 2019.
A minor change was approved 16 July 2020 for design changes to the building, including an
extension to the basement to include a Medical Linear Accelerator Bunker.
3. ASSESSMENT
3.1 Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017;
• The Noosa Plan 2006.
The following codes from the Noosa Plan are applicable to this development:
• Noosaville Locality Code
• Business Uses Code
• Residential Uses Code (ancillary dwelling unit only)
• Landscaping Code
• Works Codes
Council may also have regard to the requirements of the Noosa Plan 2022, which commenced on
31 July 2022.
Page 48 of 150
Section 49
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
3.2 Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the
Planning Act 2016. An application for a minor change to a development approval can only be made
in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
• the development would not result in substantially different development as the changes relate
to an approved use and do not significantly increase the approved development in terms of
intensity or use;
• the change does not include prohibited development;
• the change would not require the application to be referred to an additional referral agency
or cause a referral agency to have regard to new mattes prescribed by regulation;
• where the original application was code assessable, the change would not cause the
application to become impact assessable.
3.3 Statutory Instruments – Planning Scheme
The subject site is located in the Noosaville Locality and is zoned Major Centre zone, Business
Park Precinct. The Business Park precinct provides for business and employment needs by
providing a range of Business Uses. The approved development is a consistent use within the
zone and the original application was code assessable in the previously named Shire Business
Centre zone.
Condition 2
Approved Plans
3. Development undertaken in accordance with this approval must generally comply with the
approved plans listed within this Decision Notice. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA-00.00 19 Cover Sheet, prepared by thomson adsett, prepared by thomson 08.06.2020
adsett
DA-10.12 3 Site Context Plan – Adjusted Boundary, prepared by thomson 12.03.2020
adsett
DA-21.10 27 Basement Floor Plan, prepared by thomson adsett 12.03.2020
DA-21.20A 40 Ground Floor Plan, prepared by thomson adsett 08.06.2020
DA-21.21 27 Level 1 Plan, prepared by thomson adsett 08.06.2020
DA-21.22 21 Level 2 Plan, prepared by thomson adsett 08.06.2020
DA-21.30 16 Roof Plan, prepared by thomson adsett 12.03.2020
DA-30.10 19 Elevations, prepared by thomson adsett 08.06.2020
DA-31.10 17 Sections, prepared by thomson adsett 08.06.2020
DA-31.11 11 Sections, prepared by thomson adsett 08.06.2020
DA41.01 9 Perspective Renders, prepared by thomson adsett 12.03.2020
DA-41.02 10 Perspective Renders, prepared by thomson adsett 12.03.2020
D- Change to Carparking & Proposed Easements, prepared by 12.09.2019
02391.01-C Martoo Consulting
Page 49 of 150
Section 50
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Applicant’s Request
The applicant has submitted plans that outline the proposed changes as shown in Attachment 1.
The changes include design changes to the entry canopy, a reduction in eaves and balcony extents
and minor façade changes. The applicant also proposes to increase the height of the building than
that previously approved. This is discussed as follows.
Design changes
The applicant suggests a number of design changes which differ from the original approval and in
summary are:
• change to portico/front entry design from structurally supported by beams to a fly over roof.
The height remains the same as the approval;
• proposed panelling to about 1 metre above floor level on the Ground floor reducing the extent
of glazing at that level;
• the extent of roof overhang at the street elevation is reduced at the north eastern part of the
building by approximately 2 metres;
• the width of balconies on Level 1 has been reduced.
Refer to Figures 2 & 3 below.
Figure 2 - Approved front elevation
Figure 3 - Proposed design changes identified in red
Page 50 of 150
Section 51
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
The reduction in width of the balconies and roof overhang at the front elevation reduces the
architectural appeal of the building. The applicant has been advised of this in a meeting in March
2022. The applicant indicated these areas have been modified to reduce the bulk of the building
due to the request for increased height. The approved building has a Noosa style/subtropical
design and articulation which is somewhat diminished by the proposed changes and therefore
there is no support for these design changes.
Further the increased render on the ground floor (half wall) at the front elevation is considered to
change the overall transparent appearance of the building and is therefore not supported.
The proposed change to the front entry of the building removes the need for support beams, with
the introduction of a fly over roof. This results in a more appealing and less cluttered entry to the
building. The height will remain unchanged and the new design is lightweight and will also improve
accessibility for ambulances and therefore this change is supported. This change can be
considered generally in accordance with the existing approval, should the applicant wish to provide
amended plans as recommended.
Reduction of Gross floor area (GFA) and motorcycle spaces
The approved gross floor area is 6362.92m2, while the proposed GFA is 5989m2. While the building
footprint is reducing marginally, it is also noted that the common foyer area of 197m2 building is no
longer included in the gross floor area calculation (by definition) under Noosa Plan 2020, although
it was included in the gross floor area calculation (by definition) under Noosa Plan 2006.
The applicant is seeking to remove 4 motorcycle spaces which is equivalent to 1 car space. The
development provides for 50 motorcycle spaces over 3 levels and it is noted that the car parking
requirements comply with the proposed GFA and Noosa Plan 2020.
The change to the GFA and motorcycle spaces can be considered generally in accordance with
the existing approval and is supported, should the applicant wish to provide amended plans as
recommended. The change is not contrary to the required number of spaces conditioned within
the existing approval.
Height
The applicant requests a building height increase from that previously approved to allow for:
a) the medical practitioners wanting to establish services in the approved facility require special
equipment (e.g. MRI, CT, PET scanners and lasers) to be installed in their respective
tenancies. This equipment is very heavy and requires high ceilings to accommodate and
operate.
b) The 2.45m. ceiling heights (on Level 2) as approved in the 2020 approval are insufficient to
house and operate some of this medical equipment. It needs to be appreciated that such
equipment can require heights of 2.7m to allow for their servicing and maintenance and
above the suspended ceilings further spaces that conceals the air conditioning ducting,
specialised medical services, along with general building services, and the like.
c) This equipment can also be heavy and structural engineering advice has confirmed the need
for the thickening of floor slabs so as to take the additional loadings.
d) The roof sheeting as designed for the 2020 approval is at a pitch of 1 degree to accommodate
the 10.2m. height limit. The pitch required that is specified by the manufacturers as being the
minimum for this type of roof sheeting in order to qualify for any manufacturers’ warranties
and the like is 2 degrees.
e) There is no option for constructing the basement at a lower RL due to site management
considerations as explained in the original submission to Council for this change application.
f) The proposed building has been approved as a medical centre type use. It is not appropriate
to reduce elevation of those sections of floor where higher equipment.
Notably, although the highest point of the building is 12.15m, the applicant advised they would
reluctantly accept a maximum height of 12 metres.
Page 51 of 150
Section 52
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
In support of the increased height, the applicant suggests that Acceptable outcome AO16.1 (b) (ii)
of the Major Centre zone code allows up to 12 metres in the Major Centre zone where the building
is a mixed use building, incorporating residential uses.
The approved development incorporates medical, office uses and one ancillary dwelling unit (care
takers accommodation). The development includes one residential dwelling only (caretakers), for
the soul purpose of maintaining the building. The ancillary dwelling unit is considered ancillary to
the medical and office uses and does not exist to support the centre, as would a number of
residential uses. It is considered that AO16.1 (b) (ii) is not relevant to this site and therefore AO16.1
(b) (iii) applies which allows a maximum height of 10m, which is consistent with Noosa Plan 2006
for which the application was originally approved.
Assessment of Request
The proposed height of the development is proposed to increase the approved building height from
10.2 metres to 11.55 metres (roof fascia) and 12.15 metres (top of the ridge of the roof), and from
11.3 metres for the lift and stair overrun increasing to 13.25 metres. Refer to Figure 4 - height
encroachments beyond the approved height.
Figure 4 – height encroachments above the approved height limit
The reasons for the additional height provided by the applicant have been carefully considered in
the context of the approved use, the surrounding buildings and the Noosa Plan 2006 and Noosa
Plan 2020 requirements. It is noted that the proposed height was not originally proposed with the
initial application.
Given the proposal does not comply with the Acceptable outcome AO16.1 (b) (iii) of the Major
Centre Zone code that seeks a maximum height of 10 metres, the proposal is assessed against
Corresponding Performance outcome PO16 that seeks the following:
Buildings and other structures:
Page 52 of 150
Section 53
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
are low rise and have a visual bulk and architectural scale consistent with structures on adjoining
or nearby land;
a) have the following maximum building height:
i. for Noosa Junction three storeys;
ii. for the Noosa Business Centre two storeys, except a gateway site or a mixed-
use building incorporating a residential use which may be three storeys.
b) do not visually dominate the street, surrounding spaces or the existing skyline; and
c) preserve the amenity of surrounding premises including privacy, views and access to
sunlight.
The adjoining storage facility to south was approved at 9.85m high, with other development on the
western side of Hofmann Dr of a similar height, which is consistent with the allowable maximum
height under Noosa Plan. A recent approval for Multiple dwellings on the eastern side of Hofmann
Dr included buildings greater than 12 metres, in lieu of a 12 metre height limit allowed in that
precinct. It is noted in that instance, that the apex of the roof was the only height encroachment,
with the majority of the roof complying with the height limit of 12 metres. It was considered that the
pitched roof enhanced the architectural outcome for the site. The additional height in this instance
does not enhance the architectural outcome.
Commercial buildings at the Noosa Civic on the eastern side of Hofmann Dr are 10 metres high,
while the building height of the retail component of Noosa Civic ranges from 6-12 metres, with
some architectural apex areas of the roofline up to 16 metres. It is important to note the highest
point of the roofline is focused internally and is not facing Hofmann Dr, while the Woolworths
building located opposite the subject site is constructed to 6 metres in height.
The development was approved under Noosa Plan 2006 which sought a maximum height of 10
metres, noting that the development was approved at 10.2 metres. Although the proposed building
is setback significantly from the front boundary, it is considered the building at a maximum height
of approximately 12 metres will dominate the existing skyline and the additional height does not
result in an enhanced architectural outcome. Further, the extent of the roof area above the
approved height limit of 10.2 metres is substantial being 2100m2 (37% of the site) and will be visible
above the existing tree line at 2 metres above the allowable height limit.
The proposed increased height is out of character for the western side of Hofmann Drive and is
not considered to comply with Performance outcome PO16 a), b) & c) of the code.
Refer Figure 5 – montage of proposed building height.
Figure 5 - montage of proposed building height
Page 53 of 150
Section 54
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
4. CONSULTATION
4.1 Referral Agencies
Not applicable
4.2 Other Referrals
Not applicable
5. CONCLUSION & REASONS FOR DECISION
Approval is sought for a minor change to an approved use which involves a significant change to
the building height from that previously approved and is a significant departure from the maximum
allowable height in Noosa Plan which is 10 metres. The proposed increase of nearly 2 metres to
the height of the building will result in a building that will dominate the site and surrounding area in
terms of bulk and scale, and impact on the existing skyline. Proposed changes to the front façade
(with the exception of the front entry) results in a less superior architectural outcome, than that
previously approved. These elements to the change application are not supported.
Minor changes to the GFA, motorcycle parking and the change to the front entry are supported as
it is demonstrated this demonstrates compliance with Noosa Plan.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
x
Design and Delivery
Page 54 of 150
Section 55
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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Page 55 of 150
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= YY) » Y/R J QB be P|Section 58
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
Page 58 of 150
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 JULY 2022
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Page 58 of 150The text continues on section 59.