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



Plan as a space within a building between one floor level and the floor level next above or the ceiling or roof
where no floor level above, with any space exceeding 5 metres in a vertical dimension comprising more than
one storey. The Specific Outcome specifies building height as 3 storeys in Precincts E1 and E2, 2 storeys in
the Shire Business Centre Zone and 2 storeys in all other zones.
The proposed development is predominantly located within Precinct E1, but is also located in Precincts E7,
OS7 and B1.
The site cover, plot ratio and height of the proposed development in each of these precincts is as follows:
     Site Cover
          Precinct E1 (26,518m2 GFA / 4.0 hectares) = 67%6
          Precinct E7 (840m2 GFA / 3.7 hectares) = 3%
          Precinct OS7 (2,375m2 GFA / 1.3 hectares) = 19%
          Precinct B1 (873m2 GFA / 3.7 hectares) = 3%7
     Plot Ratio
          Precinct E1 (26,248m2 GFA / 4.0 hectares) = 0.66:1
          Precinct E7 (840m2 GFA / 3.7 hectares) = 0.03:1
          Precinct OS7 (2,375m2 GFA / 1.3 hectares) = 0.19:1
          Precinct B1 (873m2 GFA / 3.7 hectares) = 0.03:1
     Maximum Building Height
          Precinct E1 = 10.5 metres above natural ground level
          Precinct E7 = 9.0 metres above natural ground level
          Precinct OS7 = 12.5 metres above natural ground level
          Precinct B1 = 9.5 metres above natural ground level
With a site cover of 67% and a plot ratio of 0.66:1, the proposal does not comply with Specific Outcomes O11
and O16. The maximum building height of the proposed development within Precinct E1 is 10.5m, and
therefore complies with the requirements of S8.1. Part of the proposed development is also located in Precincts
E7, OS7 and B1, with a maximum building height in those precincts respectively of 9.0m, 12.5m and 9.5m,
which exceeds the requirements of Probable Solution S8.1. In the case of Precincts E7 and B1 the proposed
development complies with the requirements of O8, as the proposal in those precincts does not exceed 10
metres, being 2 storeys as defined by The Noosa Plan. In relation to Precinct OS7, where parts of the precinct
are within the Open Space Conservation Zone (the two do not precisely align), the proposed development
exceeds 2 storeys or 10 metres in height and therefore does not comply with Specific Outcome O8 of the
Noosaville Locality Code and Specific Outcome O10 of the Building Works Code.
The bulk and scale of the proposal, being a function of plot ratio and site cover amongst other things, and its
suitability, therefore warrants further discussion.
The proposed development incorporates a relatively low level built form with a maximum building height of
12.5 metres above natural ground level. The proposed built form is not out of scale with existing development
on the site. The existing Noosa Civic is of a similar bulk and scale, and the proposal involves a logical
expansion of the existing centre. The expansion, by its nature, involves a number of uses which require larger
floorplates, including a discount department store and two supermarkets. Consequently the built form is
representative of a larger format development. Notwithstanding, the expansion is designed in a manner which
avoids any adverse impacts associated with the overall built form proposed. It is situated on a large
development area and is setback against the boundary to Covenant J in order to maximise the distance


6
  Site cover associated with the northern car park shade structures (270m 2) has been attributed to Precinct E1 despite a small fraction
being technically located within the internal road network of the Shire Business Centre Map.
7
  Site cover for Precinct B1 is based on the extended area, and does not include the existing development within Precinct B1.


December 2014                                                 Cardno HRP                                                                   69