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



            vi. has an outdoor focus, particularly for Retail business uses, office uses and Community Uses;
            vii. provides for an inter-regional transit facility that functions as an integrated public transport
                 node, with pedestrian and bicycle paths and appropriate external connections;
           viii. provides visual and physical connectivity across and throughout the site;
            ix. is designed to ensure that peak traffic flows and access to the Shire Business Centre do not
                impact on the wider functions of Eenie Creek Road and Walter Hay Drive;
             x. retains development capacity within the Shire Business Centre in the longer term to take
                advantage of potential new employment opportunities;
            xi. is developed into precincts, as depicted on Schedule 4 - Shire Business Centre Map, which
                include a dynamic mix of development with an appropriate integration of uses within each,
                including—
                 A) Business Precincts (B1-B2), which provide for the highest order of retail development in
                    Noosa and comprises the retail core of the Shire Business Centre site, with associated
                    car parking generally located with Precinct B2;
                 B) Precinct B3, which provides for showroom and office development;
                 C) Employment Precincts (E1-E7) for future employment growth, which include 3 precincts
                    (E1, E2, E3) with preferred themes to allow these precincts to take advantage of new
                    employment opportunities;
                 D) a civic area located within Precinct E1, which provides for a range of civic uses and
                    functions;
                 E) an inter-regional transit facility in Precinct E6;
                 F) a Residential Precinct (RES), which provides residential support accommodation to the
                    other key precincts; and
                 G) a Minor Recreation/Minor Mixed Use/Open Space Precinct (REC/MU), developed for the
                    purposes of a minor recreation use or minor mixed-use development.
Applicant’s Response
The proposed development supports and further promotes the development of the Shire Business Centre
Zone as a MRAC, seeking approval for a range of uses which are consistent and compatible with the role and
function of the SBC as a MRAC.
The proposed development will diversify employment opportunities in the SBC and is well-located to take
advantage of the existing road and public transport networks which service the site. The expansion does not
affect the ability of the SBC to respond to employment opportunities in the future, as discussed in greater detail
in Section 7 and Appendix K to this report.
The expansion maintains the logical layout and siting of development anticipated by Map SBC and results in
the development being substantially contained within the Precinct E1 boundary (with the exception of road
works and the pedestrian link over Covenant J). This allows the remainder of the SBC to maintain capacity to
provide future employment sources, as demonstrated in Appendix L.
The proposal forms a logical expansion of the existing centre and is proposed in direct response to community
need for the land uses proposed, as discussed in greater detailed in Section 7 and Appendix J to this report.
The expansion incorporates the extension of the internal road network in a manner consistent with Map SBC
to allow for access and servicing to be provided while maintaining prominent areas of the site as open space
and landscaping, including Covenant J.
With the exception of the Eumundi-Noosa Road/Eenie Creek Road/Eumundi Road intersection, the external
road network has adequate capacity to cater for the proposed development. The Eumundi-Noosa Road/Eenie
Creek Road/Eumundi Road intersection will fail to operate acceptably, without post-development traffic
volumes, by 2022. An upgrade is required to a signalised intersection to operate effectively, even without traffic
generated by the proposed development. For further detail, please refer to Appendix D to this report.



December 2014                                         Cardno HRP                                                           52