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



The built form of the development is of a low scale and includes distinctive design elements, such as the
extensive retention of native vegetation and use of landscaping and the outdoor and pedestrian focus of key
areas of the proposal. Interaction between indoor and outdoor spaces and the integration of the built and
natural environments are key drivers in the design of the expansion. The proposal’s design demonstrates the
embracing of the principles of “Noosa style” (as discussed in Appendix I), which allows the expansion to
provide an urban environment which is responsive to site characteristics and adjoining development and
compliments the character of the surrounding area and broader Noosa locality.
The proposed built form is separated from existing and future development by a range of open space areas,
including retained vegetation, new landscaping and outdoor pedestrian areas. Outdoor areas are focused near
key pedestrian entry points and include the Civic Plaza, multi-use area and restaurant precinct. The design,
particularly in the north of the proposal near the Civic Plaza, promotes the development of an informal setting
and provides an outdoor focus. The provision of a pedestrian link through Covenant J also intends to create a
connection between built and natural environments, with permeable edges provided.
The Covenant J pedestrian link also shows the proposal’s emphasis on the creation of visual and physical
connectivity across and throughout the site, with this pedestrian link ensuring connectivity with the existing
centre, while also maintaining separation to promote a “Noosa style” built form. The proposal’s design,
particularly defined pedestrian spaces, provides clear physical connections and quality sightlines through the
expansion.
In response to overall outcomes specifically applicable to Employment Precinct E1, the following comments
are made:
       the proposed development does not undermine the vision for the SBC to develop as the highest order
        centre in the Shire and the focus for key employment and business activities within Noosa;
       the proposed development seeks to consolidate the existing retail core, consistent with community
        need, so as to provide the vitality and critical mass necessary for the established retail centre to
        function as the catalyst for the employment-generating, civic, administrative and transit activities;
       the proposed expansion responds to community need and market demand and will significantly
        increase employment opportunities within the SBC (refer to Appendix J);
       the proposed expansion does not affect the ability of the SBC to take advantage of new employment
        opportunities in the future (refer to Section 7 of this report);
       sufficient land remains within the SBC to accommodate future employment opportunities and
        commercial space needs (refer to Section 7, Appendix K and Appendix L to this report); and
       the proposed development incorporates a Civic Plaza at the northern extent of the expansion area
        which is able to accommodate a range of public activities and functions and provides a location for the
        development of social capital.
In view of the above assessment, the proposed expansion is generally consistent and complies with the
relevant overall outcomes sought for the Shire Business Centre Zone.
To the extent that the proposed development includes inconsistent uses within the Employment Precincts and
is in conflict with The Noosa Plan, any such conflict does not undermine the overall outcomes of the Shire
Business Zone. There are sufficient grounds to justify the approval of the development application, despite
any such conflict (refer to Section 8 of this report for a discussion of the sufficient grounds).
6.6.2.2 Open Space Conservation Zone Overall Outcomes
The overall outcomes for the Open Space Conservation Zone are as follows:
         aa) For the Open Space Conservation Zone – natural environmental values of high order and
            warranting conservation status are-
            (i) protected for their importance in contributing to ecological sustainability including maintenance
                of water quality and provision of habitat and open space linkages; and
            (ii) appropriately managed to the general exclusion of development or any further subdivision of
                 freehold lots.


December 2014                                        Cardno HRP                                                           53