Original source · versioned page text
4. Planning Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE FOR A
FOOD AND DRINK OUTLET AND SERVICE INDUSTRY
168 EUMUNDI-NOOSA ROAD, NOOSAVILLE QLD 4566
LOT 2 RP222164
File Number: 25423 December 2025
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original (4. Planning Report.pdf)
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 16 pages
Page 2
PROJECT URBAN
DOCUMENT INFORMATION
Project number: 25423
THE TRUSTEE FOR THE 168 EUMUNDI NOOSA ROAD UNIT TRUST - EUMUNDI
Report prepared for:
NOOSA ROAD NOOSAVILLE
COMPANY DETAILS
Project Urban Pty Ltd
Tenancy 1, Level 3, The George
4 Maud Street
Maroochydore, QLD, 4558
Tel: 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 3
PROJECT URBAN TABLE OF CONTENTS 1.0 APPLICATION SUMMARY................................................................................................... 4 2.0 INTRODUCTION ................................................................................................................ 5 3.0 SITE DESCRIPTION ............................................................................................................. 6 3.1 SUBJECT SITE ................................................................................................................................................... 6 3.2 SURROUNDING LAND USES.......................................................................................................................... 7 4.0 PROPOSED DEVELOPMENT ................................................................................................ 8 5.0 STATE PLANNING INTERESTS .......................................................................................... 10 5.1 PLANNING REGULATION 2017 ................................................................................................................... 10 5.2 SHAPING SEQ 2023 ...................................................................................................................................... 10 5.3 STATE PLANNING POLICY............................................................................................................................ 10 5.4 SCHEDULE 10 OF THE REGULATION .......................................................................................................... 10 5.5 SCHEDULE 11 OF THE REGULATION .......................................................................................................... 11 6.0 PLANNING SCHEME......................................................................................................... 12 6.1 DEFINITION .................................................................................................................................................... 12 6.2 LEVEL OF ASSESSMENT ................................................................................................................................ 13 6.3 OVERLAYS ...................................................................................................................................................... 13 6.4 LOCAL PLAN .................................................................................................................................................. 15 6.5 ZONE CODE ................................................................................................................................................... 15 6.6 DEVELOPMENT CODES ................................................................................................................................ 15 7.0 CONCLUSION .................................................................................................................. 16 SUPPORTING DOCUMENTATION Architectural Plans prepared by Twohill & James Code Assessment prepared by Project Urban Development Assessment Report Page 3 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 4
PROJECT URBAN
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 168 Eumundi-Noosa Road, Noosaville
Real Property Description Lot 2 on RP222164
Land Area 6,761m2
Local Authority Noosa Shire Council
Registered Landowner Ralph Lauren 55 Pty Ltd
Current Use Hardware and trade supplies, Showroom, Low and Medium
Impact Industry uses
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2020 – Amendment 1 (25 September 2020)
Local Plan Noosaville
Zone / Precinct Medium Impact Industry Zone
Overlays • Acid Sulfate Soils Overlay (Area above 5m)
• Landslide Hazard Overlay (OM-LS)
APPLICATION DETAILS
Applicant Ralph Lauren 55 Pty Ltd
Application Type Development Permit for Material Change of Use
Proposal Food and drink outlet & Service industry
Level of Assessment Code
Referrals N/A
PROJECT TEAM
Town Planning Project Urban
Architecture Twohill & James
Development Assessment Report Page 4 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 5
PROJECT URBAN 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Superseded Planning Scheme Development Application for a Development Permit for a Material Change of Use for a Food and Drink Outlet and Service Industry on behalf of Ralph Lauren 55 Ptd Ltd. The subject site is located at 168 Eumundi-Noosa Road, Noosaville QLD 4566 and is legally described as Lot 2 on RP222164. The proposed development is intended to be assessed under the Superseded Planning Scheme (Noosa Plan 2020 – Amendment 1), consistent with the accompanying request made to Council. Under Amendment 1 of the Noosa Plan 2020, a Food and Drink Outlet with a gross floor area of up to 60m² and directly associated with an industry use is subject to code assessment within the Medium Impact Industry Zone. Amendment 2 of the planning scheme removes this clear 60m² threshold and instead requires impact assessment. Amendment 2 also modifies the Medium Impact Industry Zone Code, including changes to Performance Outcome 1 and Acceptable Outcome 1.2, which reduce the allowable ancillary retail component of a Service Industry use to 30m². These changes introduce uncertainty and impose constraints that were not present under the superseded planning scheme. The proposed development includes a Food and Drink Outlet in part of Building 1 associated with a Medium Impact Industry use (Coffee Roastery) and a Service Industry land use in Building 4. The proposal also incorporates associated site upgrades including landscape terracing, external seating areas, and minor facade and access improvements, as shown in the architectural plans. These secondary works enhance the site’s functionality, presentation and pedestrian interface, while remaining consistent with the industrial character of the locality. The purpose of this report is to describe the characteristics of the site and surrounding land uses, outline the nature of the proposed development, and provide an assessment against the applicable planning provisions of the superseded Noosa Plan 2020 – Amendment 1. This report should be read in conjunction with the accompanying cover letter, forms, code assessment and architectural plans. Development Assessment Report Page 5 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 6
PROJECT URBAN 3.0 SITE DESCRIPTION 3.1 SUBJECT SITE The subject site is located at 168 Eumundi Noosa Road, Noosaville and is legally described as Lot 2 on RP222164. The site has an area of approximately 6,761m² and is currently developed with a range of commercial and industrial uses in four buildings with a total GFA of approximately 1,873m2. Existing buildings occupy the southern and central portions of the site, with associated car parking, circulation areas and ancillary operational spaces distributed throughout the front two- thirds of the site. 40 sealed car parking spaces are provided on the site. The site benefits from an extensive frontage of approximately 108 metres to Eumundi-Noosa Road, providing excellent visibility and convenient vehicular access. The land falls towards the rear north- eastern corner. Vegetation on the site is limited. A drainage easement is registered over the area between the eastern boundary and Building 4. The easement is in favour of Council and runs for the full extent of this side boundary. The site’s location, configuration and surrounding context are illustrated in figure 1 below. Figure 1: Aerial Photograph of Subject Site (DAMS Mapping, December 2025) Development Assessment Report Page 6 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 7
PROJECT URBAN 3.2 SURROUNDING LAND USES The subject site is centrally positioned within the Noosaville locality, adjoining Hyundai Noosaville and surrounded predominantly by low to medium impact industrial uses to the north, east, and west. To the east, the site adjoins the Lionel Drive Auto Precinct, which accommodates a cluster of automotive-related industrial activities. Development Assessment Report Page 7 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 8
PROJECT URBAN 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit under the superseded planning scheme for a Material Change of Use to establish a Food and Drink Outlet and Service Industry, in accordance with the Architectural Plans prepared by Twohill & James Architects. The development largely retains the established built form on the site, with only modest architectural and landscape improvements proposed. The existing access and parking layout are maintained without reduction or reconfiguration. Building 1 will accommodate a coffee roastery and associated production activities. This use is defined as Medium impact industry and is accepted development. A 60m² component of Building 1 will operate as an ancillary food and drink outlet supporting the primary roastery function. The plans include a minor expansion of the external deck adjoining Building 1, providing an improved interface for the café component and a convenient walkway for staff accessing the coffee bean storage area. This change does not alter the building footprint in any substantive way and is considered a low-impact upgrade to the existing structure. In addition to these functional upgrades, Building 1 is proposed to undergo minor façade enhancements, including the installation of new FRP (fibre-reinforced polymer) screening, updated balustrade treatments, and repainting of the external façade. These improvements are cosmetic in nature but will significantly improve the presentation of this building as viewed from the road. Building 4 is proposed to be utilised for a bicycle servicing workshop, with ancillary bicycle-related retail sales. In conjunction with this, a modest external terrace and landscape treatment is proposed at the lower level of Building 4. These works are minor in scale and serve primarily to improve site presentation, usability and pedestrian legibility rather than alter the function or intensity of the development. All existing vehicular access points from Eumundi Noosa Road are retained. The proposal maintains the existing parking supply, which continues to operate effectively for the site’s intended uses. The development also incorporates a central landscaped terrace positioned below Building 2. This space will provide amenity benefits for tenants, staff and visitors. Existing landscaping is preserved and supplemented where appropriate to reinforce the enhanced site character. Development Assessment Report Page 8 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 9
PROJECT URBAN Figure 2: Master Plan (Twohill & James - December 2025 Development Assessment Report Page 9 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 10
PROJECT URBAN
5.0 STATE PLANNING INTERESTS
5.1 PLANNING REGULATION 2017
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
• The SEQ Regional Plan, to the extent it is not appropriately integrated into the Planning
Scheme;
• Part E of the State Planning Policy, to the extent it is not appropriately integrated into the
Planning Scheme;
• Schedule 10 of the Regulation; and
• Schedule 11 of the Regulation.
An assessment of the relevant provisions contained in the above planning instruments and the
schedules of the Regulation are provided in the following sections of this report.
5.2 SHAPING SEQ 2023
The site is identified in ShapingSEQ2023 as being within the urban footprint. The proposal is
consistent with this designation.
5.3 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
State interest in land use planning and development. The SPP only applies to development
assessment if the planning scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and a state planning policy, then what is outlined in
the State planning policy overrides the planning scheme. The Noosa Plan 2020 appropriately
reflects all relevant state interests in the SPP except the Natural hazards, risk and resilience -
coastal hazards - in part. The coastal hazards SPP mapping does not affect the site. The proposal
therefore complies with the SPP.
5.4 SCHEDULE 10 OF THE REGULATION
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state
for development assessment, where the State Assessment and Referral Agency (SARA) is
responsible for assessing or deciding development applications as assessment manager or as a
referral agency. The application does not trigger SARA referral.
Development Assessment Report Page 10 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 11
PROJECT URBAN 5.5 SCHEDULE 11 OF THE REGULATION Schedule 11 provides assessment benchmarks for development in koala priority areas not interfering with koala habitat and development in koala broad-hectare areas. Schedule 11 does not apply to the proposed development as there are no koala-related overlays affecting the site at State or Local level. Development Assessment Report Page 11 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 12
PROJECT URBAN
6.0 PLANNING SCHEME
Under the superseded Noosa Plan 2020 – Amendment 1, the site is included within the Medium
Impact Industry Zone and is located within the Noosaville Local Plan Area. The site is not subject
to any specific precinct. The proposed development has been assessed against the applicable
provisions of the superseded planning scheme, including the relevant zone code, local plan code,
use code and applicable development standards. A detailed assessment is provided in the sections
below.
Figure 3: Zone Map, Noosa Planning Scheme
6.1 DEFINITION
The proposed development is defined under Schedule 1 of the Planning Scheme as:
Service industry - means the use of premises for an industrial activity that;
a. does not result in off-site air, noise or odour emissions; and
b. is suitable for location with other non-industrial uses.
Food and drink outlet – Food and drink outlet means the use of premises for;
preparing and selling food and drink for consumption on or off the premises; or
Development Assessment Report Page 12 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 13
PROJECT URBAN
providing liquor for consumption on the premises, if the use is ancillary to the use in
paragraph (a).
Comment: The proposed development will be established in accordance with the above
definitions.
6.2 LEVEL OF ASSESSMENT
In accordance with Table 5.5.10 Medium Impact Industry zone, the proposal will be subject to Code
Assessment, and assessed against the following codes:
• Noosaville Local Plan Code
• Medium Impact Industry Zone Code
• Business Activities Code
• Driveways and Parking Code
• Landslide Hazard Overlay Code
6.3 OVERLAYS
The following overlays exist upon the site:
Development Assessment Report Page 13 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 14
PROJECT URBAN
Overlay Comment
Acid Sulfate soils
The site is subject to Acid Sulfate Areas Overlay.
The proposal does not require assessment against
the Acid Sulfate soil overlay code due to the
development not involving significant earthworks,
or works below 5m AHD.
Landslide Hazard
The site is subject in part the Landslide Hazard
Overlay. The proposal has been assessed against
the landslide Hazard Overlay Code.
Development Assessment Report Page 14 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 15
PROJECT URBAN 6.4 LOCAL PLAN The site is included within the Noosaville local plan area. The purpose of the Noosaville Local Plan Area Code is to provide locally relevant planning provisions for the assessment of development within the Noosaville Local Plan Area. An assessment of local plan overall outcomes applicable to the proposed development is enclosed. The proposed development is found to comply with the applicable overall outcomes of the Noosaville Local Plan Code. 6.5 ZONE CODE The site is included within the Medium Impact Industry Zone. A detailed assessment of the proposal against the applicable provisions of this zone has been undertaken and confirms that the proposal satisfies all desired outcomes in this zone. 6.6 DEVELOPMENT CODES An assessment of the applicable codes is enclosed. The code assessment has determined that the proposed development complies with all relevant performance outcomes. Development Assessment Report Page 15 of 17 Food & Drink Outlet and Service Industry 168 Eumundi Noosa Road, Noosaville
Page 16
PROJECT URBAN
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Ralph Lauren 55 Ptd Ltd
to support a development application for a Material Change of Use for a Food and Drink Outlet and
Service Industry in respect of land at 168 Eumundi Noosa Road, Noosaville (Lot 2 on RP222164).
The assessment demonstrates that the proposed development complies with the applicable state
and local planning provisions under the superseded Noosa Plan 2020 – Amendment 1, on the
following grounds:
• The proposed development complies with the overall outcomes of the Medium Impact
Industry Zone.
• The proposed development complies with the applicable outcomes of the Noosaville Local
Plan Code.
• The proposed development complies with the Acceptable Outcomes of the Business
Activities Code.
• The development incorporates modest architectural improvements and additional
landscaping, including outdoor terrace areas, which positively contribute to the amenity and
presentation of the complex.
• The code assessment confirms compliance with all relevant Performance Outcomes in the
applicable development codes.
• The proposal appropriately addresses all site constraints identified by the planning scheme
overlays.
• The development is consistent with the established industrial character of the surrounding
area and complements existing land use patterns.
• All essential infrastructure—including water, sewer, stormwater, telecommunications and
electricity—are already provided to the site.
The assessment concludes that the proposal achieves the intent of the superseded planning
scheme and is suitable for approval.
Development Assessment Report Page 16 of 17
Food & Drink Outlet and Service Industry
168 Eumundi Noosa Road, Noosaville
Page 17
PROJECTURBAN.COM.AU