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



With a minimum 65,769m2 of additional floor space available to be developed for non-retail uses, there is
sufficient capacity to accommodate any future commercial office need. To illustrate the point, a plan has been
prepared by The Buchan Group (refer to Appendix L – Commercial Office Scenario and Supporting
Strategies). The plan conceptually illustrates how an additional 15,000m2 of commercial office space can be
accommodated on the site. The floor space can be provided in five, low-rise, low scale buildings at key gateway
locations, leaving a substantial amount of land available for development, including a future transit stop.
Landscape and circulation strategies form key concepts in the development of the SBC. These concepts have
been considered and incorporated into a future development scenario for commercial offices. That scenario
reveals logical circulation paths through and around the site, with the existing internal loop road forming the
backbone of that strategy, allowing for access to the major road network external to the site. A network of
bicycle and pedestrian footpaths traverse the site, providing connections to future development sites. These
paths build upon those identified on Map SBC. The landscape strategy ensures future development is located
within a bushland setting, well screened from the external road network. The vegetated corridor of Covenant
J is also prominent and opportunities for significant tree retention remain.
It is also apparent from the commercial office scenario that the proposed development will not fetter the future
achievement of Council’s vision for the SBC. That is, when the existing Noosa Civic, the proposed expansion
and the additional 15,000m2 of commercial office space is taken into account, there remains a significant
amount of land available for non-retail development. Like the commercial office scenario, the floor space at
full development could be accommodated in a number of low-scale, low-rise buildings which adhere to the plot
ratios and site cover requirements specified in The Noosa Plan for each of the precincts in which future
development is proposed.
The Commercial Office Scenario and Supporting Strategies demonstrate that, notwithstanding the proposed
development, the site retains ample capacity across a number of high quality development sites to
accommodate sufficient employment-generating, civic, administrative and transit activities to ultimately
achieve the vision sought for the SBC.
By proposing a layout consistent with Map SBC, this development application completes the internal loop road
and urban structure intended by The Noosa Plan. It is a robust structure, which establishes practical
development sites with good depth, gateway presence or frontage to the loop road. These development sites
are capable of a multiplicity of uses, either consistent with the uses currently envisaged by The Noosa Plan or
alternative uses, should Council decide at a future time to review the land use intentions.

7.2          The Centres Hierarchy
The Noosa Plan establishes a hierarchy of centres within the Shire which are to provide a range of commercial
and retail business uses to serve the community’s needs.
The hierarchy comprises:
         the SBC;
         business centres at Cooroy, Noosa Junction, Noosaville and Tewantin;
         neighbourhood or visitor centres at Peregian Beach, Sunrise Beach, Sunshine Beach, Noosa Heads,
          Noosaville, Tewantin, Cooroibah and Teewah; and
         the town of Pomona and the village centres of Kin, Boreen Point and Cooran.
As discussed earlier in this report, the SBC is intended to be the highest order centre within the Shire to meet
the needs of the population within the Shire and beyond.
Noosaville is serviced by a range of centres which, broadly, are intended to service the local community and
visitor needs only. The locality includes the Noosa Village Shopping Centre, which is the only supermarket-
based centre in the Noosaville Business Centre Zone. This centre is intended to provide for the local
community needs of residents and visitors of Noosaville. The Noosa Plan notes that there is to be no significant
change in retail floor space at the Noosa Village Shopping Centre. Beyond Noosa Village, Noosaville includes
areas which are to provide business uses not normally found within or requiring location in a shopping centre,
including specialist services, offices, entertainment facilities, medical facilities, showrooms and the like.




December 2014                                         Cardno HRP                                                           60