MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                         Town Planning Report
                          28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



       Precinct OS7 – Open Space (Environmental Drainage).
The majority of the proposed development, being the additional floor area of the expansion, will be located in
Precinct E1.
The reconfigured floor space in the existing Noosa Civic is located in Precinct B1 and is connected to the
proposed expansion by a pedestrian link. A small part of the proposed development, including the pedestrian
link and the batter for the extension to Hofmann Drive, is located within Precinct OS7.
The landscaped arbour will be located across the exterior frontage of the existing Noosa Civic, which is situated
predominantly in Precinct B1 and partially in Precinct B2.
The new internal loop road to the east of the development area will partially encroach into Precinct E6.
The extension of Hofmann Drive to the southern roundabout on Walter Hay Drive will traverse part of Precinct
E7.
The realignment of the exit from the southern Walter Hay Drive roundabout into the site will be located partially
within Precinct OS3.
The widening of the service access road and addition of a manoeuvring area for service vehicles on the
southern side of the existing centre is located in Precinct B1 and Precinct E2.

5.5.5        Level of Assessment
Part 11, Divisions 9 and 13 of the planning scheme prescribe the levels of assessment for assessable Material
Changes of Use development in the Shire Business Centre Zone and Open Space Conservation Zone of the
Noosaville Locality respectively.
The proposed development is subject to impact assessment (inconsistent uses) in accordance with Part 11,
Divisions 9 and 13 of the planning scheme.
The proposed development includes a road (an undefined use, but an administrative definition, in The Noosa
Plan) which is exempt in the Shire Business Centre Zone. However a batter for part of the proposed road is
located in the Open Space Conservation Zone. Accordingly the proposed development is subject to impact
assessment in accordance with Part 11, Division 13 of the planning scheme.
Part 13 of the planning scheme prescribes alternative levels of assessment for development on land affected
by the respective overlays.
However, as the Assessment Tables for the Shire Business Centre Zone and the Open Space Conservation
Zone make the proposed development impact assessable in the initial instance and, in accordance with section
2.6.4 of the planning scheme, impact assessment prevails over code assessment and self-assessment, the
primary level of assessment is not altered as a consequence of the land being affected by any of the respective
overlays.

5.5.6        Overlays
The below table summarises the overlay designations applicable to the site.

        Noosaville Locality Plan Map Reference                                 Map Application to Site

  Noosaville Biodiversity Overlay (Map OM8.1)                 The site is mapped as partly within an Environmental
                                                              Protection Area and partly within an Environmental
                                                              Enhancement Area. The entire site is mapped as a Koala
                                                              Habitat Area. The presence of a Watercourses/ Drainage
                                                              Lines is also indicated on the overlay mapping.

  Noosaville Heritage Overlay (Map OM8.2)                     The site is not mapped as containing, or being in proximity
                                                              to, any Character Areas and/or Heritage Sites (local and
                                                              State).

  Noosaville Natural Hazard Overlay – Landslide and           The site is mapped as being partially affected by a Flood
  Flooding (Map OM8.3)                                        Hazard Area, and Area Subject to Minimum Floor Height.




December 2014                                         Cardno HRP                                                           33