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Development Application part 2 of 2 Town Planning Report and Plans - MCU13/0081
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Page 2
TOWN PLANNING ASSESSMENT REPORT 2013
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‘DEVELOPMENT ASSESSMENT Australian Institute
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CAPABILITY
Hayes Anderson Lynch (HAL) Architects Pty Ltd is a design focused Architectural, Town Planning & Interior Design
practice recognised for continued success in achieving desirable development approvals and quality building outcomes.
We believe that the main challenge facing designers today is to provide workable performance driven solutions that can
incorporate economic, legislative, environmental, cultural and community demands and expectations as necessary.
Our practice is dedicated to providing private and government sector clients with a high standard of professional
architectural, urban design and statutory town planning advice, through our depth of experience, design excellence and
innovation. We offer a fully integrated and multi-disciplinary design service, which provides convenience and a holistic
approach to development. HAL Architects is proactive, client focused and committed to attaining best practice
development outcomes that deliver projects on time and within budget.
Architectural Design & Documentation
Our Services...
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Design
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Heritage Impact Assessments
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. Master Planning & Urban Design
. Visual Planning Assessments
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APPLICANT: NETANYA MANAGEMENT PTY LTD
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Cj- HAYES ANDERSON LYNCH ARCHITECTS PTY LTD
SITE ADDRESS: 75 HASTINGS STREET, NOOSA HEADS QLD 4567
DEVELOPMENT APPLICATION:
MATERIAL CHANGE OF USE (DEVELOPMENTPERMIT)
Business Uses (Entertainment & Dining Business Type 1 Food &
-
Beverages & Retail Business Type 1 Local & Type 2 Shop & Salon)
-
LEVEL OF ASSESSMENT: IMPACT ASSESSABLE
EXISTING
CARPARK
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Figure 1: Site Plan of proposed Caf jShop.
MCU Town Planning Assessment Report Page 2
75 Hastings Street, Noosa Heads: May 2013
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TABLE OF CONTENTS
1.0 INTRODUCTION.......................................................................................................................4
2.0 SUPPORTING DOCUMENTATION AND CONTACT DETAILS.....................................................5
3.0 SITE DETAILS & CHARACTERISTICS..........................................................................................6
4.0 SITE CONTEXT .........................................................................................................................8
5.0 PROPOSED DEVELOPMENT.....................................................................................................9
6.0 STATE GOVERNMENT PLANNING ASSESSMENT...................................................................10
7.0 LOCAL GOVERNMENT PLANNING ASSESSMENT ..................................................................15
8.0 KEY PLANNING ISSUES ..........................................................................................................21
9.0 RECOMMENDATION .............................................................................................................23
ATIACHMENT A -
OWNER’S CONSENT
ATIACHMENT B -
CODE COMPLIANCE ASSESSMENT
_,&,_ This report has been designed for electronic viewing.
~ Please consider the environment before printing.
MCU Town Planning Assessment Report Page 3
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1.0 INTRODU~J10N I’ .....,. II 8
The purpose of this Town Planning Assessment Report is to detail compliance, or otherwise, with respect"to
the relevant sections and of the Noosa Plan as these apply to a proposed caf jshop use located at
provisions
75 Hastings Street, Noosa Heads. The land, referred to herein as the ’Subject Site’, is accurately described as
Lot 41 on BUP 101500.
The Subject Site is contained within the Noosa Heads locality and is identified within the Visitor Mixed Use
zone. The building that improves the Subject Site is currently predominantly used for short term
accommodation with active retail uses along the Hastings Street frontage.
This Report provides an assessment of the planning aspects of the proposal against the relevant sections of
the Noosa Plan which include the:
Noosa Heads Locality Code, &
Engineering Works Code.
Detailed compliance with the above Codes is provided in Attachment B -
Code Compliance Assessment.
**
The proposed change of use is recommended to both the Sunshine Coast Regional Council and the local
community as an acceptable use not requiring further provision of car parking.
The development is capable of Council approval subject to the imposition of reasonable and relevant
development conditions.
MCU Town Planning Assessment Report Page 4
75 Hastings Street, Noosa Heads: May 2013
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2.0
SUPPORT}!IG Do~fMfNTA o~~D’cON"A<<T DETAILS,
2.1 ARCHITECTURAL PLANS
Architectural Drawings submitted as part of this Development Application are identified as follows: ....4IIt
. HAL Reference No. H2389HAS Drawing No. TP01-TP03 Issue A.
2.2 ATIACHMENTS
of
The following are enclosed as attachments to this Town Planning Assessment Report for the purposes
providing additional information in support of the proposed Development Application:
Attachment A: Owner’s Consent;
. Attachment B: The Noosa Plan Code Assessment.
2.3 CONTACT DETAILS
H A YES
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Jessica Reynolds
Town Planner
Hayes Anderson Lynch Architects Pty Ltd
Architects, Town Planners & Interior Designers
46 Berwick Street
Fortitude Valley
PO Box 2680
Phone: (07)3852 3190
Email: [email protected]
2.4 REVISION & QUALITY CONTROL
Revision Date Author/Contact Reviewed By Signature
H2389HAS_TP_001 May 2013 Jessica Reynolds Adam Lockhart
(Town Planner) (Senior Planner)
#\:-:
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3.0 SITE DET~S #RI:TER;;TISS
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3.1 SITE DETAILS
SITE ADDRESS: 75 Hastings Street, Noosa Heads QLD 4567
SITE DESCRIPTION: Lot 7 on Building Unit Plan 101500
TOTAL SITE AREA: 97m2
SEQ PLAN DESIGNATION: Urban Footprint
LOCAL AUTHORITY: Sunshine Coast Regional Council
PLANNING SCHEME: The Noosa Plan
LOCALITY: Noosa Heads
ZONING: Visitor Mixed Use
PROPERTY OWNER/S: Netanya Management Pty ltd
APPLICANT: Netanya Management Pty Ltd Cj- HAL Architects
PROPOSAL SUMMARY: Caf jRetail
DEFINED USE: Business Uses (Entertainment & Dining Business -
Type
1 Food & Beverages & Retail Business -
Type 1 Local &
Type 2 Shop & Salon)
STAGED DEVelOPMENT: Not Applicable
REFFERAL AGENCIES: Nil
3.2 SITE VISIT
A Member of the Hayes Anderson Lynch Architects town planning department visited the Subject Site at 75
Hastings Street, Noosa Heads in March 2013,
Site visits are undertaken so as to attain a visual assessment of the Subject Site, to gain an appreciation of
any known or unknown constraints and enables an analysis of the proposed development within the context
of its locality,
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3.3 SITE CHARACTERISTICS
3.3.1 ROAD FRONTAGE & ACCESS
The Subject Site is located within an existing building (’Netanya’) which abuts both Hastings Street and
Noosa Main Beach. The proposed caf /shop will be accessed via pedestrian entry points as indicated on the
proposal plans prepared by Hayes Anderson Lynch Architects Pty Ltd.
3.3.2 SITE IMPROVEMENTS
The building ’Netanya’ is currently improved by visitor accommodation, ancillary services and five (5)
entertainment and dining business tenancies located along Hastings Street. The Subject Site is currently
approved as a bar and conference room which is no longer utilised.
3.3.3 NOISE EMISSIONS
The projected level of noise emissions are considered to be within the reasonable expectations of the local
community. The proposed caf /shop is located within an existing building and is not located nearby any
noise sensitive receiving environments. Conditioning hours of operation will mitigate any potential acoustic
conflicts with existing visitor accommodation.
3.3.4 LANDSCAPING
The proposed caf /shop is located within an existing building and will not involve extensive landscaping
work.
3.3.5 SERVICES/INFRASTRUCTURE
The proposed development is able to be connected to all expected urban services which are already
provided to the existing building on the Subject Site, including:
. Reticulated Water;
.
Sewerage;
.
Drainage;
.
Electricity; and
. Telecommunication Services.
3.2.6 VIEWS & VISTAS
As the proposed caf /shop is located within an existing building at ground level it is not of a scale that would
impact upon any viewing windows or corridors.
3.3.7 EASEMENTS
Nil.
3.3.8 DEVELOPMENT APPROVAL HISTORY
Netanya has been subject to a number of development applications however no previous development
applications relevant to the Subject Site have been lodged with the Sunshine Coast Regional Council.
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4.0 SITE CO~EXT I’ .....1." ~
4.1 LOCALITY
The Subject Site is located within an existing building ’Netanya’ which adjoins the Noosa Surf Club, Noosa
Main Beach with frontages to Hastings Street and Park Road.
Data collated from local businesses along Hastings Street is provided below as follows:
Rent for retail/commercial space varies in the street from $l,500-$2,OOO/m2 Netanya end of
Hastings Street; $1,500-$1,700 Woods end of Hastings Street; $3,OOO-$3,500/m2 middle of Hastings
Street (PaulButler Ray White Commercial Noosa).
There are approximately 16 vacant retail/commercial tenancies in the Hastings Street shopping
precinct (PaulButler Ray White Commercial Noosa).
The residential population of the Hastings Street trade area is 10,000 (Noosa Heads Information
website).
Currently 1,061 visitor accommodation rooms/units are available within the Hastings Street
shopping precinct (Tourism Noosa -
Australian Bureau of Statistics).
On average approximately 477 persons frequent the Hastings Street shopping precinct on a daily
basis (Noosa Visitor Information Centre).
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Figure 2: Aerial photograph of Subject Site within the building ’Netanya’,
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5.0 PROPOSE
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Use
The Subject Site is currently approved as a conference room with ancillary storage and bar area. The area is
currently used as a large informal storage area. As such it is proposed to re-invest in the space and create a
retail store or caf style tenancy which will serve passing pedestrian traffic and visitors residing in the
associated visitor accommodation.
Car Parking and Servicing
The existing mixed use building ’Netanya’ is provided with 38 unallocated car parking spaces. These car
parking spaces are prioritised for short term accommodation guests. The proposed new tenancy does not
propose and is not considered to require the provision of additional car parking spaces. Given the size of the
proposed tenancy (within the context of the Hastings Street shopping strip) it is unlikely that the future use
will be a high traffic generator for motor vehicles. It is anticipated that the future use will seek to take
advantage of the existing pedestrian traffic already frequenting Hastings Street.
Access
The Subject Site is a corner allotment with dual frontage to Hastings Street and Park Road. Access to the
proposed shopjcaf is from the east of the tenancy from both the public footpath along Hastings Street and
beach front through the main entry of Netanya. A number of entry and exit paths are available to Lot 7,
please refer to Site Plan Issue A prepared by Hayes Anderson Lynch Architects Pty Ltd.
Impact on Neighbours
The proposed development is not expected to adversely impact on neighbouring uses as it is consistent with
the Mixed Use Visitor Accommodation zone.
5.1 TYPE OF APPROVAL SOUGHT
The proposed development triggers ’assessable development’ as defined by the Sustainable Planning Act
2009 and seeks Council approval for the following:
Material Change of Use (Development Permit) Business Uses (Entertainment & Dining Business-
Type 1 Food & Beverages & Retail Business -
Type 1 Local & Type 2 Shop & Salon)
MCU Town Planning Assessment Report Page 9
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6.0 STATE GOVERNMENT PLANNIN’G ASSESSMENiT
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The following section provides an assessment of the proposal against the relevant provIsions of the
Sustainable Planning Act 2009 (lithe Act"). The Act is the applicable framework that governs development
assessment within Queensland.
6.1 SUSTAINABLE PLANNING ACT 2009
The Act provides the overall statutory guidance for development assessment in the State of Queensland. The
proposed Development Application does not compromise the attainment of the Purpose of the Act, as
defined in Part 2, Section 3 of the Act. Review of the relevant provisions of the Act confirms that the
proposed development is not Prohibited Development.
6.1.1 ASSESSABLE DEVELOPMENT
This Development Application proposes activities that satisfy the meaning of development as provided
within Part 3, Section 7 of the Act. Moreover, the proposed development is assessable against the provisions
of the local planning scheme. Accordingly, to facilitate the proposed development, this Application seeks
approval for a Material Change of Use (Development Permit) for the purposes of a Business Uses
(shopjcaf ).
6.1.2 ASSESSMENT MANAGER
Schedule 6 of the Sustainable Planning Regulation 2009 provides that the Local Government is the
assessment manager where an Application is for development in a single local government area, and, the
proposed development is assessable against the Local Planning Scheme.
The Subject Site is contained within the local government area of the Sunshine Coast and proposes
assessable development under the provisions of the The Noosa Plan. As such, the Sunshine Coast Regional
Council is the Assessment Manager responsible for determining the Development Application.
6.1.3 REFERRAL TO STATE AGENCY
The proposed development does not trigger the need for referral of the application to a State agency.
6.1.4 PUBLIC NOTIFICATION
Pursuant to The Noosa Plan, the Development Application triggers Impact Assessable Development.
Accordingly, the Development Application is required to undertake public notification for a period of fifteen
(15) business days. Public Notification will be carried out in accordance with sections 296 and 297 of the
Sustainable Planning Act 2009.
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6.2 STATE PLANNING REGULATORY PROVISIONS
Section 324 of the Act provides that, in deciding an Application, the Assessment Manager’s decision must
not be inconsistent with State Planning Regulatory Provision(s). The following provides an assessment
against the State Planning Regulatory Provisions current at the time that this Development Application was
prepared. The assessment demonstrates compliance, or otherwise, with respect to the applicable State
Planning Regulatory Provisions:
Draft Particular Waste Management Activities on Existing Landfills State Planning Regulatory Provisions
(November 2011):
The Subject Site does not contain a waste management facility.
Yeerongpilly Transit Oriented Development State Planning Regulatory Provisions (November2011):
The Subject Site is not identified in Schedule 1 within the Yeerongpilly Transit Oriented Development (TOD)
area.
Wide Bay Burnett State Planning Regulatory Provision 2009 (September 2011):
The Subject Site is not located within the bounds of the Wide Bay Burnett Region. Consequently, this
Regulatory Provision does not apply to the Subject Site.
Draft State Planning Regulatory Provision -
adopted charges (July 2011)
The proposed development can be conditioned to comply with the adopted infrastructure charges
schedules.
Mackay, Isaac and Whitsunday State Planning Regulatory Provisions (May 2011)
The Subject Site is not located within the Mackay, Isaac and Whitsunday Region.
Off-road motorcycling facility on State-owned land at Wyaralong State Planning Regulatory Provision
(October 2010):
The Subject Site is not located within the land identified in Annex 1 of the draft Wyaralong Trail Bike State
Planning Regulatory Provision.
State Planning Regulatory Provisions -
Adult Stores (July 2010):
An Adult Store is not proposed as part of this Development Application. Therefore, this Regulatory Provision
does not apply to this Development Application.
South East Queensland Koala Conservation State Planning Regulatory Provision (May 2010):
The Subject Site is not contained within the Protected Bushland Habitat Area or the Interim Koala Habitat
Protection Area as defined by the South East Queensland Koala State Planning Regulatory Provisions.
Guragunbah State Planning Regulatory Provision (December 2009):
The Subject Site is not part of the land identified within Section 2.1 ofthis Regulation.
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South East Queensland Regional Plan 2009 -
2031 State Planning Regulatory Provisions (July 2009):
The Development Application is contained within the bounds of the Urban Footprint as identified within
Schedule 1 of the South East Queensland Regional Plan 2000 -
2031.
Far North Queensland Regional Plan 2009 -
2031 State Planning Regulatory Provisions 2009 (February 2009):
The Subject Site is not contained within Far North Queensland.
6.3 SOUTH EAST QUEENSLAND REGIONAL PLAN 2009-2031 (SEQREGIONAL PLAN)
Part C of the South East Queensland Regional Plan 2009 -
2031 ("the SEQ Regional Plan") identifies the
spatial settlement framework for South East Queensland. The Plan allocates land into one of three regional
land use categories:
Urban Footprint;
Regional landscape & Rural Production Area; and
Rural Living Area.
The SEQ Regional Plan identifies that the Subject Site is contained within the Urban Footprint and,
consequently, may accommodate a full range of urban uses such as housing, industry, business,
infrastructure, community facilities and urban open spaces. The Subject Site is not located within a
Development Area.
6.4 STATE PLANNING POLICIES
State Planning Policies (SPPs) are statutory instruments that provide policy direction for matters that are
deemed to be of interest to the State. An assessment of the proposed development against the current State
Planning Policies for development and conservation in Queensland is provided below.
Temporary State Planning Policy 2/12 -
Planning for Prosperity
State Planning Policy 2/12 aims to facilitate economic growth in Queensland in three key sectors, being
agriculture, tourism and State mineral and extractive resources.
State Planning Policy 1/12 Protection of Queensland’s Strategic Cropping land
-
State Planning Policy 1/12 aims to protect Strategic Cropping land (SCl) from developments that lead to
permanent impacts or diminished productivity. The Subject Site is not identified as SCL.
SPP 4/11- Protecting Wetlands of High Ecological Significance in Great Barrier Reef Catchments
State Planning Policy 4/11 seeks to ensure that development in or adjacent to wetlands of high ecological
significance in Great Barrier Reef Catchments is planned, designed, constructed and operated to prevent the
loss or degradation of wetlands and their values. The Subject Site is not located within the Great Barrier Reef
Catchment.
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SPP 3/11- Coastal Protection
State Planning Policy 3/11 protects the coastal resources of the coastline zone by setting out criteria for
land-use planning, coastal activities and development assessment, enabling Queensland to manage
development within the coastal zone, including coastal waters. The Subject Site is not located within the
coastal protection zone.
Temporary State Planning Policy 2/11- Planning for Stronger, More Resilient Floodplains
Temporary State Planning Policy 2/11 seeks to plan for stronger, more resilient floodplains and has been
developed to support Councils who wish to adopt the floodplain maps and the code provisions into existing
planning schemes. The Subject Site is not mapped as being susceptible to flooding.
SPP 3/10 -
Acceleration of Compliance Assessment
State Planning Policy 3/10 is relevant to assessing requests for compliance assessment for reconfiguring a lot
applications that are subject to compliance assessment under Schedule 18 of the Sustainable Planning
Regulation 2009 (’the Regulation’). The proposed development of the Subject Site does not meet the
compliance outcomes as prescribed by the Regulation and accordingly is not subject to this type of
assessment.
SPP 2/10 -
South East Queensland Koala Conservation
State Planning Policy 2/10 seeks to maintain the viability of all major koala populations across the region by
increasing the size of their habitat. The Subject Site is not mapped within the Nature Conservation (Koala)
Conservation Plan 2006 (the Koala Plan).
SPP 2/07 -
Protection of Extractive Resources and Guideline
State Planning Policy 2/07 identifies those extractive resources of State or regional significance where
extractive industry development is appropriate in principle, and aims to protect those resources from
developments that might prevent or severely constrain current or future extraction when the need for the
resource arises. Extractive resources include sand, gravel, quarry rock, clay and soil and are used in concrete,
asphalt, road bases and a range of other products. The Subject Site is not located within a Key Resource
Area, resource/processing area or separation area.
SPP 1/07 -
Housing and Residential Development
State Planning Policy 1/07 applies to local governments with a population of 10,000 or more and a minimum
average dwelling approval rate of 100 dwellings per annum over the latest five year period. SPP 1/07 seeks
to ensure these local governments identify the housing needs of their community and analyse, and modify if
necessary, their planning scheme to remove barriers to and provide opportunities for a range of housing
options that respond to the housing needs of the community. This policy is not relevant to the development
assessment process.
SPP 1/03 -
Mitigating the Adverse Impacts of Flood, Bushfire and Landslide
State Planning Policy 1/03 sets out the State Government’s interest in ensuring that the natural hazards of
flood, bushfire, and landslide are adequately considered when making decisions about development. The
Subject Site is not encumbered by flood, bushfire or landslide constraints.
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SPP 2/02 -
Planning and Managing Development Involving Acid Sulfate Soils
State Planning Policy 2/02 sets out the State Government’s interest concerning development involving acid
sulfate soils in low-lying coastal areas. Development subject to acid sulfate soils should be planned and
managed to avoid potential adverse effects on the natural and built environment (including infrastructure)
and human health.
This State Planning Policy applies to all land, soil and sediment at or below 5m AHD where the natural
ground level is less than 20m AHD. Within this area, SPP 2/02 applies to development involving any of the
following activities:
excavating or otherwise removing 100m3 or more of soil or sediment; or
filling of land involving 500m3 or more of material with an average depth of 0.5 of a metre or
greater.
No excavation or filling works are proposed as part of this redevelopment.
SPP 1/02 -
Development in the Vicinity of Certain Airports and Aviation Facilities
State Planning Policy 1/02 sets out the State Government’s interest concerning development in the vicinity
of those airports and aviation facilities considered essential for the State’s transport infrastructure or the
national defence system. The proposed development of the Subject Site is not of a scale that will adversely
affect the safety and operational efficiency of airports and aviation facilities, will not result in a significant
increase of the numbers of people adversely affected by significant aircraft noise nor result in a risk to public
safety near the ends of airport runways.
SPP 1/92 -
Development and the Conservation of Agricultural Land
State Planning Policy 1/92 addresses the conservation of Good Quality Agricultural Land (GQAL)and provides
guidance to local authorities on how this issue should be addressed when carrying out their range of
planning duties. GQAL is land which is capable of sustainable use of agriculture, with a reasonable level of
inputs, and without causing degradation of land or other natural resources.
The Queensland Government recognises that GQAL is a finite State resource that must be conserved and
managed for the longer term. As a general aim, the exercise of planning powers should be used to protect
such land from those developments that lead to its alienation or diminished productivity. The Subject Site is
not currently used for or is considered appropriate for agricultural activities.
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7.0 LOCAL GsWERN~fN1’ LAN II’WIsSESsIE~ _
The Subject Site is located within the Local Government Area of the Sunshine Coast Regional Council. The
Application proposes development activities that are assessable against the provisions of the local planning
scheme, The Noosa Plan.
7.1 DEVElOPMENT PURPOSE AND DEFINED USE
In accordance with The Noosa Plan Part 2 Dictionary, Section 2.11.2 Business Uses and Classes Chapter 3 of
the following uses are defined as follows:
Entertainment and Dining Business
Type 1 Food & Beverages: "The use of premises involving the sale offood and beverages for consumption on
the premises. The use class includes a function room or restaurant or caf with dining facilities for 10 or more
people".
Entertainment and Dining Business
Type 1 Local: "Serves a local function selling general merchandise, or sells produce grown on the same lot.
The use includes a general store or a roadside stall where the use area exceeds 5m2. The use may include the
sale ofprepared food and dining facilities for up to 10 people".
Entertainment and Dining Business
Type 2 Shop and Salon: "The use of premises for an activity that is generally found in a shopping complex,
strip or centre. The use includes a shop, hairdressing salon, appliance repairs, alterations, dry cleaning and a
caf with dining facilitiesfor up to 10 people".
7.2 LOCALITY
The Subject Site is located within the Noosa Heads Locality.
Section 9.8.2 of the Noosa Plan states "The overall outcomes sought for the Noosa Heads Locality are the
following-
aJ New uses and works are located, designed and managed to-
i. be compatible with other uses and works;
ii. maintain the safety of people and works;
iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises, including
acoustic and visual qualities; and
iv. avoid significant adverse effects on the natural environment;
The proposed uses are fully compatible with the existing short term accommodation use and surrounding
retail and caf uses along Hastings Street. The proposal will not result in the endangerment of pedestrians
but rather activate a private laneway.
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b) Noosa Heads remains a primary focus for Visitor accommodation and associated services in Noosa;
The proposed uses of caf and retail are services/ancillary uses to visitor
considered associated
accommodation and thus are appropriate within the Noosa Heads locality.
c) Hastings Street’s character of low rise buildings, vibrant streetscape, mix of indoor and outdoor
activities, diverse dining opportunities, specialty Retail businesses and pedestrian links to Main
Beach is maintained;
The proposed caf /retail use is to be located within an existing visitor accommodation building. The
proposed re-use of the conference room will create more opportunities for diverse dining opportunities
and specialty retail businesses.
d) Resident populations are accommodated in both detached and attached housing with high levels of
residential amenity and high levels of convenience, accessibility and services;
Not Applicable. The proposed re-use does not involve an increase in residential accommodation.
e) The locality provides for a range of Community Uses, which contribute to Noosa’s economy and
employment base;
Not Applicable. The uses proposed are caf /retail not community use.
f) Sunshine Beach Road (David Low Way), Eenie Creek Road, Noosa Drive and Weyba Road continue to
provide a good standard of access for through traffic as part of Noosa’s major road network;
Not Applicable. The building is not located along any of the above mentioned roads.
g) A public transport node is located within the locality and links public transport services to other
centres throughout the Sunshine Coast and beyond;
A combination of public and active transport options to Hastings Street are available to visitors and
residents to the area.
h) Key recreation focal points, including Noosa National Park, Noosa River foreshore and mouth, Noosa
Main Beach and Lion’s Park are protected for residents and visitors;
The proposed new use will be fully contained within the existing building ’Netanya’.
i) Water quality in the watercourses of the Noosa Heads Locality are maintained at high standards;
The proposed change of use will not impact on the water quality in the watercourses of the Noosa Heads
Locality.
j) Areas of native remnant and regrowth vegetation, including their biodiversity and habitat values are
protected;
The proposed caf /shop is to be located within an existing building and as such will not impact on areas of
native remnant regrowth vegetation.
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k) Land that has natural environmental values and cultural heritage values is protected and maintained
for future generations, including the following-
i Noosa National Park and Keyser Island and Weyba Creek conservation parks;
ii the vegetated hills which frame Noosa Heads, Laguna Bay, Noosa Inlet and Hastings Street;
iii Noosa Spit and the beaches;
iv the foreshore areas of the Noosa River, Lake Weyba, Weyba Creek and their associated
riparian communities;
v the koala corridor between the various parts of the Noosa National Park and vegetation
stands around Lake Weyba;
vi the vegetated drainage lines through residential estates; and
vii private land with native vegetation communities;
The proposed caf /shop is to be located within an existing building and as such will not impact on natural
environmental or cultural heritage values.
I) Substantial key sites are protected for resort developments, which focus on Noosa’s natural low key
outdoor appeal and cultural values;
The proposed caf /shop is to be located within an existing building and as such will not impact on areas of
native remnant regrowth vegetation.
m) For the Detached Housing Zone-Detached housing prevails which maintains-
i a low impact, low density development form of domestic scale;
ii a high level of residential amenity;
iii allotment sizes and densities which are consistent with the character of the particular
neighbourhood;
iv building styles befitting the character of the locality and which respond to, and are
integrated with, site characteristics including slope, vegetation and water frontage where
applicable; and
v landscaping amongst buildings, retaining trees and vegetation wherever practical;
The Subject Site is not located within the Detached Housing Zone.
n) For the Semi-Attached Housing Zone-residents are accommodated in detached housing or semi-
attached housing forms that-
i offer a high level of residential amenity, design quality and safety; and
ii respect the domestic scale of surrounding detached housing;
The Subject Site is not located within the Semi-Attached Housing Zone.
0) For the Attached Housing Zone-residents and visitors are accommodated in predominantly
Multiple housing forms that-
i offer a high level of residential amenity, design quality and safety; and
ii respect the scale and character of the streetscape and surrounding development;
The Subject Site is not located within the Attached Housing Zone.
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p) For the Visitor Mixed Use Zone-development-
i comprises small business outlets with individual character;
iicomprises residential development that includes a mixture of building sizes and are
designed for Visitor accommodation, are setback from the street and beach frontages and
have a landscaped character consistent with the street landscaping themes;
iii contributes to a high level of residential amenity, design quality, landscape quality and
safety;
iv respects the scale and character of the streetscape and surrounding development;
v enhances the traditional focus for Visitor accommodation in the coastal part of Noosa;
vi incorporates Entertainment and dining businesses, Retail businesses and Commercial
businesses that are of particular interest to visitors;
vii contributes to the economy of Noosa through the tourism and hospitality sectors; and
viii integrates with nearby public recreation and landscaped carparking areas;
The proposed shop/caf complies with the above in that it is a small business outlet, is within a mixed use
visitor accommodation building and will therefore contribute to the Noosa economy.
q) For the Neighbourhood Centre Zone-The Quamby Place Neighbourhood Centre-
i forms a focal point for the local community and visitors, provides services and facilities to
meet their day-to-day needs;
ii provides Business Uses that respect the existing residential amenity of visitors and
residents within and surrounding the development; and
iii provides Business Uses that are of a scale and character consistent with the locality and
Noosa’s retail hierarchy;
The Subject Site is not located within the Neighbourhood Centre Zone.
r) For the Business Centre Zone,the Noosa Junction Business Centre-
i accommodates significant Retail business, Commercial business, Entertainment and dining
business, and Community Uses that provide residents and visitors with a range of goods and
services including some higher order services; and
ii accommodates uses that do not detract from the role of the Shire Business Centre as the
principal business centre for Noosa;
iii incorporates a mix of business uses and upper level employee housing which reduces
commuting pressures and creates a vibrant environment with opportunities for both day
and night time casual surveillance; and
The Subject Site is not located within the Business Centre Zone.
s) For the Community Services Zone-land for Community Uses and Infrastructure Uses-
i is protected and managed to enable the efficient and timely delivery of such uses;
ii provides for the infrastructure, indoor recreation, education, social and safety needs of the
local community, including people with special needs, such as the elderly, children, low-
income earners and disabled persons; and
iii includes housing and short term accommodation for people with special needs such as the
elderly and budget travellers;
The Subject Site is not located within the Community Services Zone.
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t) For the Open Space Recreation Zone-areas of open space contribute to the desired lifestyle of
residents by offering a variety of passive and active recreational experiences that are conducive to
community interaction and wellbeing; and
The Subject Site is not located within the Open Space Recreation Zone.
u) 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.
The Subject Site is not located within the Open Space Conservation Zone.
**
,
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Figure 3: Image of the Subject Site within the context of the surrounding Area Classifications. The Subject Site is
contained within the Visitor Mixed Use zone of the Noosa Heads locality (Orange Fill).
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HAYES
ARCHITECTURE I TOWN PLANNING I INTERIOR DESIGN
11’1 h.cJTE~S ~d~
.
.....
ANDERSON
7.3 OVERLAYS
The Subject Site is zoned within the High Potential Acid Sulfate Area O-Sm AHD on the Noosa Heads Natural
Hazard: Bushfire and Acid Sulfate Soils Overlay (Map OM6.4). No earthworks are proposed as part of the
Material Change of Use application and as such the proposal does not involve acid sulfate soils.
7.4 LEVEL OF ASSESSMENT
In accordance with Table 9.4 -
Assessment Table for the Visitor Mixed Use Zone, Division 6 of The Noosa
Plan. The development triggers are provided below:
Impact Assessable: Entertainment and Dining
Impact Assessable: Retail Business Type 2
Code Assessable: Retail Business Type 1
This development application is therefore subject to Impact Assessable procedures.
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HAYES
ARCHITECTURE I TOWN PLANNING I INTERIOR DESIGN
II!IAIIhtcJTE~SP~ltl
. ANDERSON
8.0 KEY PLA~ING I~ E’ ....,.1 II II I .
The proposed development has been designed where able to accord with the relevant provisions of The
Noosa Plan in conjunction with consideration to context of the locality and site particulars. Some aspects of
the development do not fully comply with the probable solutions and alternative solutions are proposed.
The key planning issues in relation to the new uses are those elements of the proposal where a specific
matter warrants further detailed discussion and explanation.
The following section discusses the key issue identified within the Code Compliance Assessment
(Attachment B) and provides written justification as to why the proposal complies with the Specific
Outcomes and is capable of Council support. It is noted that proposed use does not preclude or impinge
upon the attainment of the strategic intent of the Visitor Mixed Use zone or the objectives of the Noosa
Heads Locality.
Key Issues:
On-Site Car Parking
8.1 ON-SITE CAR PARKING
As the proposed development is subject to Impact Assessment the application is to be processed against the
Specific Outcome of The Noosa Plan, Driveways and Carparking Code provisions and not the Probable
Solutions, which are only relevant for Code Compliance applications.
The proposed Material Change of Use is not a significant traffic generator and as such no further car parking
or car parking contributions are considered necessary.
The relevant Specific Outcome to the proposed caf /shop use within the existing building ’Netanya’ is as
follows:
Specific Outcome 07
"Sufficient carparking is provided to accommodate the number and type of vehicles likely to be generated by
the development having regard to the specifics of the use including-
a)the type and intensity of land use;
b) any existing parking available on the site;
c)hours ofoperation;
d)likely numbers of users;
e)the peak parking demand periods of uses on the site; and
f)the availability of alternative carparking".
Justification of how the proposed development meets the above criteria is set out below.
There is no proposed increase in Gross Floor Area as a result of the change in use from a conference
room to proposed caf /shop use. It is expected that the intensity of use (associated with a
conference centre as part of the original approval) is no less than the proposed new caf /shop use.
The proposed use is largely ancillary to the existing visitor accommodation units in ’Netanya’.
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...
As noted previously within this report the residential population of the Hastings Street trade area is
10,000 persons (Noosa Heads Information website) and there are currently 1,061 visitor
accommodation rooms/units available within the Hastings Street shopping precinct (Tourism Noosa
-
Australian Bureau of Statistics). The above statistics illustrate that over 12,000 people are able to
access the proposed new caf /shop use without the need for vehicle parking spaces.
There is sufficient pedestrian traffic already within Hastings Street to justify the need for a caf /shop
use within the ’Netanya’ building but due to the small scale of the proposal it is unlikely to be a high
traffic generator and will rely on local residents/visitors who are already visiting Hastings Street and
as such would have required a parking space whether or not the caf /shop existed.
The proposed new use will result in more traffic through existing pedestrian links between Hastings
Street and Noosa Main Beach. The proposed passive activation of these laneways complies with the
Desired Environmental Outcomes for the locality to ’enhance pedestrian links’.
The Noosa Plan character statement of the locality states the following regarding infrastructure and
servicing of Hastings Street: "The locality is well serviced by urban infrastructure. Given the relatively
high number of visitors accommodated in this locality, the two centres are designed to cater for the
differing needs of visitors as well as local residents. Hastings Street particularly accommodates a high
proportion of entertainment and dining premises providing interestfor visitors."
The proposed caf or shop use is fully compliant with the above character statement for the locality,
providing interest for visitors. The above statement also notes how well serviced the area is by urban
infrastructure (which includes public transportation) and no reference is made to the requirement
for further car parking. The proposed use is small and within an existing building and as such will not
adversely impact on the existing extent of servicing to the locality.
It is requested that Council do not condition the provision of more car parking spaces or contributions as the
proposed caf or shop use will not be a significant traffic generator.
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~ ANDERSON
...
9.0 RECOMMENDATr~. I" I I
- - ,
This Town Planning Assessment Report demonstrates sufficient grounds for the Sunshine Coast Regional
Council to support this Development Application that seeks approval for the following types of development:
Material Change of Use (Development Permit) Business Uses (Entertainment & Dining Business -
Type 1 Food & Beverages & Retail Business -
Type 1 Local & Type 2 Shop & Salon)
The development application meets the relevant provisions of The Noosa Plan codes and as demonstrated in
Section 8.0 of this town planning report provision for further car parking is not required predominantly due
to the small scale of development and its locality within an existing mixed use visitor accommodation
building.
**
The proposed Development Application is recommended to both the Council and the local community as an
appropriate change of use which provides for increased retail or caf space without any compromise to the
existing level of residential amenity along Hastings Street or the wider Noosa Heads locality.
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CODE COMPLIANCE ASSESSMENT
PLANNING SCHEME: BRISBANE CITY PLAN 2000
I ’
7/75 HASTINGS STREET, NOOSA HEADS QLD 4567
The property of 7/75 Hastings Street, Noosa Heads is located within the Local Government Area of the Sunshine Coast Regional Council. The Application
proposes development activities that are assessable against the provisions of the local planning scheme, The Noosa Plan,
This Noosa Plan 2006 Code Assessment Report has been prepared by Hayes Anderson Lynch Architects Pty Ltd on behalf of Netanya Management Pty
Ltd, The purpose of this Planning Assessment Report is to detail compliance, or otherwise, with respect to the relevant provisions of the Noosa Plan
that apply to the requested Development Permit.
The following report provides an assessment of the proposed development against the below listed Development Codes:
Noosa Heads Locality Code
\
.
Engineering Works Code
o Driveways and Parking Code J
The following codes are not assessed against as the application is for a new use within an existing building:
Landscaping Code
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NOOSA HEADS LOCALITY CODE
Effects Of Use
Amenity No solution provided. CS1 Complies with Specific Outcome. Due to the locality and
01 Uses are located, designed and operated to minor scale of the proposed new use it is unlikely that any
avoid significant adverse changes to the light, significant adverse changes to the light, air quality, noise,
air quality, noise, accessibility, or other accessibility will be experienced by nearby uses. The proposed
conditions enjoyed by users of associated, use of caf /retail is an acceptable use within the Hastings
adjoining or nearby uses. Street locality.
Major road network No solution provided. CS2 Not Applicable. The subject site is not located along
02 The visual amenity and character Sunshine Beach Road, Eenie Creek Road, Noosa Drive or Noosa
surrounding the major road network, including Parade.
Sunshine Beach Road (David Low Way), Eenie
Creek Road, Noosa Drive and Noosa Parade, is CS3 Complies with Specific Outcome. The proposed use is
protected and enhances the entrances to consistent with existing uses along Hastings Street and is minor
Noosa Heads through- in scale and will rely on passing pedestrian traffic rather than
generating an increase in traffic demands. Please refer to
a) retaining and enhancing the visual Section 8.0 of the Town Planning Applicant Report for further
and physical separation of Noosa assessment.
Heads from neighbouring localities;
b) ensuring future development does
not encroach upon existing
vegetation within the road reserve;
and
c) utilising dense landscaping and earth
mounding (rather than fencing and
walls) for visual screening and noise
attenuation; AND
03 Development generates traffic demands
that are consistent with the future capacity of
the road network.
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Scenic vistas No solution provided. CS4 Not Applicable. The proposed new use will be located
04 Aesthetic and cultural values of the natural within an existing building and will not impact in anyway the
landscape are maintained through protecting aesthetic or cultural values of the natural landscape.
important scenic vistas-
a) from the streets, beaches and other
public spaces;
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of
Noosa Hill;
c) within Little Cove- vistas over Laguna
Bay and to the Noosa National Park
and the vegetation stands, part of
the hills and sand dunes;
d) within Cooloola and Weyba Park
Estates- the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound- vistas across
Noosa River.
Mobile business uses No solution provided. CS5 Not Applicable. A mobile business use is not proposed.
05 Business Uses located within the road
reserve or on the beach (particularly in the
vicinity of Hastings Street, Noosa Main Beach
and Noosa National Park) offer goods and
services that directly benefit visitors and
complement the range of visitor experiences
available in the locality, such as mobile food
vendors and learn to surf classes.
Built Form
Density No solution provided CS6 Complies. The proposed development will not result in an
06 The density of development within the site increased gross floor area. The use will be located within an
area- existing un-used conference room. Therefore density of the
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existing building will not increase.
a) is compatible with surrounding
development;
b) does not exceed-
i) for the Semi-Attached
Housing Zone:
A. for sites between 500m2 and 599m2
inclusive -
4.8 persons;
B. for sites 600m2 or more -
6.6 persons or
100 persons per hectare whichever is the
higher;
ii) for the Attached Housing
Zone-a maximum
population density of 160
persons per hectare, with
the following exceptions:-
A. Lot 603 on SP188270 in Serenity Close,
where the allowable population density is
250 persons per hectare
B. Lot 889 SP203086 being the Viridian Noosa
Resort in Viewland Drive where the allowable
population density;
is 100 persons per hectare
iii) Business Centre Zone-a
.
maximum population
density of 100 persons per
hectare; and
iv) Visitor Mixed Use Zone-a
maximum population
density of 280 persons per
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hectare; and
v) for the Community Services
Zone maximum population
density of 320 persons per
hectare exclusively for the
purposes of Residential Aged
Care and 160 persons per
hectare for any other form
of Retirement & Special
Needs Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height S7.1 Buildings and other structures have a maximum building C57.1 Not Applicable. The proposed new use will be located
07 Buildings and other structures- height of- within an existing building.
a) present a building height consistent a) for the Business Centre Zone-12m; or
with structures on adjoining and b) for the Visitor Mixed Use Zone-
surrounding land;
b) do not exceed a maximum building i) Northern side of Hastings Street-
height of-
A. within 7m of the Hastings St alignment -
6m;
i) For the Business Centre B. balance area of site 15m with 12m presentation to the
-
a
Zone- 3 storeys; or
beach; or
ii) For the Visitor Mixed Use ii. Southern side of Hastings Street-
Zone-
A. Northern side of Hastings Street-
A. within 10m of the Hastings St or Noosa Drive
. within 7m of the Hastings St
alignments -
6m;
alignment -
2 storeys; or B. balance area of site -
15m; or
. balance area of site -
4 storeys with a
3 storey presentation to the beach; or c) for Attached Housing Zone-12m with the exception
B. Southern side of Hastings Street- of Lot 603 on SP188270 in Serenity Close, where a
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. within 10m of the Hastings St or maximum height of 15m is permitted; or
Noosa Drive alignments- 2 storeys; d) for any other zone- 8m;
or
. balance area of site -
4 storeys; or
iii) For Attached Housing Zone
-
3 storeys with the
exception of Lot 603 on
SP188270 in Serenity Close,
where a maximum height of
4 storeysis permitted; or
iv) For any other zone- 2
storeys;
c) do not visually dominate the street
or surrounding spaces;
d) preserve the amenity of surrounding
land;
e) respect the scale of surrounding
vegetation;
f) respond to the topography of the site
by minimising cut and fill (eg.
stepping down the site or using a
suspended pole construction); and
g} maintain a mature vegetated skyline.
Setbacks S8.1 Buildings and structures comply with the minimum setbacks CS8.1 Not Applicable. The proposed caf /shop will be located
08 Buildings and other structures are identified in Schedule 1- Minimum Boundary Setbacks within an existing building.
appropriately designed and sited to-
a) provide amenity for users of the
premises as well as preserve the
visual and acoustic amenity of
adjoining and nearby properties;
b) provide adequate distance from
adjoining land uses
c) preserve any existing vegetation that
will buffer the proposed building;
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d) allow for landscaping to be provided
between buildings;
e) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
f) protect public safety and property
within erosion prone areas by
ensuring such areas are maintained
largely free of development; and
g) help protect the natural character
and visual amenity of coastal areas
and watercourses.
5ite cover, gross floor area and plot ratio No solution provided C509 Not Applicable. The proposed new use is to be located
09 The site cover, gross floor area and plot within an existing building.
ratio of buildings and other roofed
structures- C510 Not Applicable.
a) results in a building scale that is C511 Not Applicable.
compatible with surrounding
development; C512 Not Applicable.
b) does not present an appearance of
excessive bulk to adjacent properties, C513 Not Applicable.
roads or other areas in the vicinity of
the site; C514 Not Applicable.
c) maximises the retention of existing
vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
010 Site cover-
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ARCImCIS PlY lTD
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a) for a class 1 or class lOa structure
within the Detached Housing Zone,
does not exceed-
I) for a single storey building -
50%; or
II) for a building of 2 or more
storeys -
50% on the
ground floor and 30% for
the upper storey(s), or 40%
for all storeys for a building
of 2 or more storeys;
b) for other classes within the Detached
House Zone does not exceed 40%;
c) for the Semi-Attached Housing Zone
does not exceed 40%;
d) for the Attached Housing Zone does
not exceed 40%; or
e) for the Visitor Mixed Use Zone does
not exceed 45%;
011 For Multiple housing Type 2, buildings
have a maximum plot ratio of 0.45:1.
012 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4 and the
accommodation unit component of an
Entertainment and dining business Type 3
(hotel)-the maximum a gross floor area is
equivalent to the maximum allowable
population in persons multiplied by 40m2.
013 For the Visitor Mixed Use Zone the
maximum a gross floor area is equivalent to
the maximum allowable population in persons
multiplied by 40m2, provided that gross floor
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area does not exceed a total of 3,600m2.
014 For the Neighbourhood Centre Zone and
the Business Centre Zone, the maximum plot
ratio does not exceed -
a) 0.8:1 for the first 2,OOOm2 of site
area; plus
b) 0.3:1 for the balance of the site area
in excess of 2,OOOm2
Roof form 515.1 The main roof of the building has a roof pitch no less than C515.1 Not Applicable. The proposed new use will be located
015 Roof forms- 5 degrees and has minimum 600mm eaves to at least 75% of within the existing building Netanya and will not involve
the perimeter of the building; AND alterations of the main roof of the building.
a) contribute positively to the local
skyline; 515.2 Buildings and structures do not include roof top terraces. C515.2 Complies with Probable Solution. The proposed new
will be located within the existing building and will not
b) complement the character of the use
locality; involve creation of a roof top terrace.
c) use soft and articulated, pitched,
skillion or curved roof forms;
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets;
and
e) do not create opportunities for
residents to overlook the private
open space areas of neighbouring
properties.
Flooding and drainage 516.1 For new buildings or structures or additions of more than C516.1 Not Applicable. The new use does not propose additions
016 Buildings and other works are designed 50m2 gross floor area to an existing building or structure, floor which involve an increase in gross floor area.
and sited to- levels for habitable rooms are not less than the specified
minimum floor levels; AND C516.2 Not Applicable. The proposed new use will not involve a
a) provide flood free access to premises significant increase in infrastructure demand.
and flood free habitable areas; 516.2 Where Council infrastructure is available-
b) allow only minor, short term and C516.3 Not Applicable. A residential use is not proposed.
infrequent flooding of non-habitable a) any drainage (from buildings and land) flows to that
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areas; infrastructure; and C516.4 Not Applicable. The building ’Netanya’ is already
c) carparking areas can be
ensure b) the infrastructure has the capacity to accept any provided with car parking and maneuvering areas, these are
adequately drained; additional loading. AND not to be altered as a result of the changing use.
d) ensure drainage does not adversely
impact upon other premises; and 516.3 For Residential Uses- C516.5 Not Applicable. This application does not propose works
e) ensure filling or excavation does not to a basement.
adversely impact upon other where slab on ground construction is
a) used, filling does
premises by- extend than C516.6 Not Applicable. This application does not propose works
not more 1m beyond the building
to a basement.
footprint and access to car parking areas, measured
i. causing ponding of water on from the outer walls of the building; or
the site or nearby land; the design consists of a suspended floor construction;
b)
ii. increasing flooding, which AND
adversely affects the safety or
use of any land upstream and
516.4 Car parking and maneuvering areas are constructed at a
downstream; and
level that permits the parking area to drain from the site by
iii. adversely affecting the flow of
gravity means, without the need for mechanical
water in any overland flow
pumping; or
path.
516.5 Basements for residential uses have flood immunity
above the Q100 where alternative means to mechanical
pumping are used to achieve such immunity; or
516.6 Basements for non-residential uses have flood immunity
above the Q100 that may be achieved by means of mechanical
pumping where the mechanical feature is installed with
adequate holding tanks and an alternative back up power
source.
510ping sites and ridgelines 517.1 Buildings and associated access ways are not constructed C517.1 Not Applicable. The proposed new use is sited within an
017 Development on sloping sites- on land with a slope greater than 1 in 4 (25%); existing building.
AND
a) is responsive to the natural C517.2 Not Applicable.
topography of the site and minimises 517.2 Buildings are of split level design that step down the slope
cut and fill; or have a suspended floor construction; AND C517.3 Not Applicable. Cut or fill is not proposed.
b) does not visually dominate the hill
slope or interrupt the skyline; 517.3 Cut or fill is less than 2m in depth; AND C517.4 Not Applicable. The proposed material change of use is
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c) is integrated with the natural site located within an existing building.
characteristics including vegetation; 517.4 The distance between the ground and the lowest part of
and the floor of the building does not exceed 3m to avoid large CS17.5 Complies with Probable Solution.
d) for Multiple housing, takes the form under building areas; AND
of small separate buildings; AND
517.5 Buildings do not present as more storeys than is allowed in CS18.1 Not Applicable. The proposed new use is sited within an
018 On steep slopes or ridgelines which are the relevant zone. existing building. This application will therefore not impact on
visible from the major road network, areas of existing views and vistas.
public open space, the Noosa River or the 518.1 No solution provided
beaches-
a) new buildings and structures
including outbuildings, are designed
so as not to dominate or detract
from the scenic and environmental
qualities of the site and its setting;
and
b) the external colour scheme of
buildings is designed to blend with
the natural elements of its
surroundings.
Public transport node
019 An accessible and safe public transport 519.1 A public transport node is located within Noosa Heads as CS19.1 Not Applicable.
node is established and operated within Noosa identified in Schedule 5 -
Map 1.
Heads that-
a} links public transport services to
other centres on the Sunshine Coast;
and
b) forms part of an integrated transport
network that is accessible via
pedestrian and bicycle pathways.
Environment, Conservation and Recreation
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Environmental and cultural heritage values No solution provided CS20 Complies with Acceptable Solution. As the proposed new
020 There are no significant adverse effects use is to be sited within an existing building no adverse impacts
on biodiversity, native vegetation, habitats, on environmental or cultural heritage values are probable.
landscape quality, water quality or cultural
heritage values, including those related to-
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network 521.1 Open space corridors and existing native vegetation in CS21 Not Applicable. The proposed new use will not impact on
021 The integrated open space network is areas indicated in Schedule 5 -
Map 4 are protected from the open space network.
established, enhanced and protected fragmentation and encroachment by development.
throughout the locality to- CS22 Not Applicable. The proposed new use will not impact on
522.1 No solution provided the physical or visual links between public open space areas.
a) provide for both passive and active No watercourses are affected by the development application.
recreational pursuits;
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines;
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f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for residential
development. AND
022 Physical and visual links between public
open space areas and watercourses are
retained.
Pedestrian and bicycle pathways 523.1 Pedestrian and bicycle pathways are provided and C523.1 Not Applicable. The proposed development is not of a
023 Safe and pedestrian and
convenient retained where indicated in Schedule 5 -
Map 2; AND scale that would impact on pedestrian or bicycle pathways.
bicycle pathways are provided and retained
between and around key destinations. 523.2 Contributions toward a Pathways Network are provided in C523.2 Not Applicable. The proposed development is not of a
accordance with PSP20. scale to require contributions toward a pathway network.
Recreational opportunities No solution provided C524 Not Applicable. The proposed development will not
024 Key recreation focal points, including impede on recreational opportunities due to its minor scale
Noosa National Park, Noosa River foreshore and locality within an existing building.
and mouth, Noosa Main Beach and Lion’s Park
are maintained without significant changes to
their landscape character, including as a result
of increased infrastructure
Watercourses No solution provided C525 Complies with Probable Solution. The proposed material
025 The environmental, economic, amenity change of use will have no impact on the values of the Noosa
and transportation values of the Noosa River River system.
system are protected.
ific Outcomes and Probable Solutions for the Visitor Mixed Use Zone Table 9.11
-
Consistent uses
046 The following defined uses and use No solution provided CS46 Complies with Specific Outcome. The proposed uses are
classes are consistent uses and are located in consistent with the Visitor Mixed Use Zone (b.and d.).
the Visitor Mixed Use Zone-
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a. Commercial business
b. Entertainment and dining
business Types 1 or 2;
c. Home-based business Type 1;
d. Retail business Types 1 or 2
e. Education Type;
f. Wellbeing Type 2;
g. Transport Type 1;
h. Ancillary dwelling unit;
i. Multiple housing Types 2, 3, 4 or
5; and
j. Visitor accommodation Types 2
or4.
Inconsistent uses
047 The following defined uses and use No solution provided CS047 Complies with Specific Outcome. The proposed uses are
classes are inconsistent uses and are not not listed as inconsistent uses within the Visitor Mixed Use
located in the Visitor Mixed Use Zone- Zone.
a. All Agricultural Uses;
b. Entertainment and dining business
Type 3;
c. Home-based business Types 2 or 3;
d. Industrial business;
e. Retail business Types 3, 4 or 5;
f. Education Types 1, 2 or 3;
g. Emergency service;
h. Open space;
i. Wellbeing Types 1, 3 or 4;
j. Service and utility;
k. Transport Types 2, 3, 4 or 5;
I. Detached house;
m. Community residence;
n. Multiple housing Type 1; and
o. Visitor accommodation Types 1 or
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1.1.
3.
Effects of use
Character and amenity 548.1 The number of non residential tenancies developed on a CS48.1 Complies with Specified Outcome. There are currently 5
048 Hastings Street is predominantly site does not exceed the rate of 1 per 20 accommodation units non-residential tenancies and 47 short term accommodation
residential in nature with non-residential uses or dwelling units; provided that nonResidential Uses with a use units existing within Netanya. The proposed new non-
limited to the ground floor. area over 100m2 are calculated as 2 tenancies. residential use at ground floor does not compromise the
localities character or amenity.
049 Mixed-use development, incorporating 549.1 No development has a nonResidential Use component of
Visitor accommodation, is designed and more than 20% of the gross floor area on the site; AND CS49.1 Complies with Probable Solution. The non residential
operated to ensure Business Uses and component of the Site will remain less than 20% of the total
Community Uses do not have any adverse 549.2 No single Business Use has a use area in excess of 300m2; gross floor area.
impact on the amenity enjoyed by residents AND
and visitors, including impacts associated CS49.2 Complies with Probable Solution. No single business
with- 549.3 Business deliveries are undertaken only between the hours use has an area in excess of 300m2.
of 6am to 7pm; AND
a) visual and acoustic privacy; C549.3 Complies with Probable Solution. Can also be
b) safety and security; and 549.4 Business Uses operate only between the hours of 7am and conditioned for compliance by Council.
c) lighting; AND 9pm with the exception of Entertainment and dining business,
which may operate until 2am. AND CS49.4 Complies with Probable Solution. Please appropriately
050 The character and amenity of the street is condition for compliance.
protected through- 550.1 Residential Uses are located above the ground floor level.
CS50.1 Not Applicable. The proposed new use of the existing
a) asingle point
access to the conference room will have no impact on the existing visitor
development; accommodation.
b) dense street planting and a variety of
alfresco dining and sitting areas
serving as local meeting places;
c) small separate buildings, rather than
large single bulking buildings; and
d) uses on the ground floor level being
Business Uses such as shops, cafes,
restaurants that create active
building fronts, with accommodation
units located above.
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Entertainment and dining business uses 551.1 Entertainment and dining business uses do not include CS51.1 Complies with Probable Solution. Drive through
051 Entertainment and dining business uses drive-through facilities for purchasing food or alcohol. facilities are not proposed.
are designed to avoid:-
a) creating excessive traffic or amenity
impacts on Hastings Street; or
b) interrupting the pedestrian flow
along footpaths.
Pedestrian connectivity and scenic amenity 552.1 No solution provided CS52.1 Complies with Specified Outcome. The proposed new
052 Vistas from Hastings Street to the beach use will be located within an existing building and will not
are protected and enhanced; AND 553.1 No solution provided impact on any vista between Hastings Street and the beach.
053 Pedestrian links from Hastings Street to 554.1 Fences between buildings and the beach- CS53.1 Complies with Specified Outcome. The proposed new
the beach, adjacent parkland, national park, use will encourage pedestrian activity on existing pedestrian
foreshores, reserves and residential a) are no more than l.5m in height; links.
neighbourhoods are enhanced; AND b) are of open construction (at least 50% transparent);
c) incorporate lightweight materials; and CS54.1 Not Applicable. No fence is proposed.
054 Fences between buildings and the beach d) incorporate dark colours to blend with the natural
are designed and sited to be sympathetic with landscape.
the scenic amenity of the beachfront and do
not degrade the beachfront character.
Visitor accommodation Type 4 No solution provided. CS55 Not Applicable. The Site is not Lot 7 on RP802632.
055 Lot 7 on RP802632 being the Noosa
Sheraton Resort in Hastings Street is
developed and maintained for Visitor
accommodation Type 4 and offers associated
Business Uses.
Built form
Streetscape & character 556.1 Ground floor uses have at least 50% transparent glazing to CS56.1 Not Applicable. The proposed new use is not located
056 Development- shopfronts to create active street fronts. along a street frontage and will have no impact on the
streetscape character.
a) respects and complements the
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existing neighbourhood character;
b) addresses the street and contributes
positively to the streetscape;
c) incorporates attractive and
contemporary designs;
d) contributes positively to the skyline
with pitched roofs;
e) provides variation and vitality in
setback alignment;
f) incorporates outdoor dining or
landscaped areas;
g) includes covered pedestrian
entrances to premises;
h) varies in line and plane;
i) employs landscape designs in front
building setback areas and footpath
areas that are in character with
existing streetscape themes;
j) provides for a variety of balconies,
verandas, railing treatment and
awnings but with limited covering of
pedestrian areas;
k) uses a variety of building materials to
add to the diversity and visual
interest within the streetscape; and
I) provides separate entrances for
Business Uses and Residential Uses
within the one building
Carparking and access 557.1 and 558.1 and 559.1 Parking spaces are located such that- CSS7.1-S9.1 Not Applicable. No alterations to the existing car
057 On-site covered and open carpark areas parking situation are proposed due to the minor scale of the
are generally screened from the street to a) open carparking spaces are concealed from the Drive proposal.
avoid visually dominating the streetscape and frontages;
detracting from the pedestrian orientated b) a single ingress or egress point is provided for all
character of Hastings Street; AND carparking;
c) a 6m landscaped setback is provided between the
058 Hastings Street is maintained as a narrow parking spaces and the road reserve; and
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traffic way, whilst allowing for parking and d) they are accessible to patrons and staff during business
loading of vehicles on the street; AND hours with security gating only activated for
Commercial Uses outside of business hours. Hastings
059 On site covered carparking areas are Street and Noosa
accessible to residents, customers, staff and
visitors during business hours.
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DRIVEWAYS AND CARPARKING CODE
General
01 Vehicular access does not adversely impact S1.1 Vehicular access is located and designed in accordance with CS1 Not Applicable. No alterations to the existing common
on safety, capacity and operations of the AUSTROADS Guide to Traffic Engineering Practice requirements driveway or pedestrian paths are proposed.
existing or planned road network, the for sight distance and Section 3 of AS2890.1 Parking Facilities;
proposed driveway, cycleways or pedestrian
pathway systems. AND
S1.2 Only one footpath crossing is provided22;
AND
Sl.3 Driveways, other than within any setback have a maximum
grade in accordance with Section 3 of AS/NZS 2890.1
02 Driveways and crossovers- S2.1 Design of the driveway across the footpath is in accordance CS2 Not Applicable. No alterations to the existing common
a) are suitable and safe for their intended use; with Council’s Standard Drawings 9002 or 9005 as driveway are proposed.
and appropriate for the particular type of development as annotated
b) match Council infrastructure. on the drawings;
AND
S2.2 Driveways are designed and constructed in accordance with
Council Standard Drawings 9014, 9019, 9020, 9021, as
appropriate for the particular type of development as annotated
on the drawings;
AND
S2.3 The change in grades in the driveways and ramps is in
accordance with Section 3 of AS2890.1 Parking Facilities.
03 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in commercial CS3 Not Applicable. No change to the driveway or parking area
driveways across pedestrian footpaths is zoned areas include shared driveways and parking areas; is proposed. The proposed new use will utilise the existing
minimised. communal d and area.
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AND
53.2 Driveways are located so they abut existing driveways of
adjoining development where practicable and reciprocal
easements are created to reduce the sealed driveway width.
04 Vehicular access does not adversely impact 54.1 Footpath and kerb crossings are located clear of existing C54 Not Applicable. No alteration is proposed to the existing
on the capacity, operations and maintenance stormwater inlet structures, water and sewerage infrastructure footpath or kerb crossings.
of the existing infrastructure; fittings, any other exiting utility infrastructure, existing
AND landscaping and vegetation.
05 Vehicular access does not adversely impact
on the integrity of existing landscaping or 55.1 No solution provided
native vegetation.
06 Driveway run-off is filtered prior to leaving 56.1 For- C56 Not Applicable. No alteration to the existing ’Netanya’
the premises. a) Ancillary dwelling unit, Multiple housing Types 1 or 2 if less driveway is proposed.
than 5 carparking spaces, Visitor accommodation Type 1 and
Homebased business Type 3-the driveway is formed to drain to
landscaped areas; and
b) for other uses-grease and oil arrestors or stormwater quality
improvement devices are incorporated into the design to treat
run-off prior to run-off exiting from the premises.
Carpark design and layout
07 Sufficient carparking is provided to 57.1 The number of parking and loading bays is not less than the C57.1 Complies with Specific Outcome. Please refer to 5ection
accommodate the number and type of minimum number specified in Table 14-51 Vehicle Parking 8.0 of the Town Planning Report prepared by Hayes Anderson
vehicles likely to be generated by the Requirements; Lynch Architects Pty Ltd.
development having regard to the specifics of OR
the use including- 57.2 If insufficient carparking spaces are provided on-site a
monetary contribution is made to Council in accordance with
a) the type and intensity of land use; 5ection 6 of P5P13 Contributions in lieu of provision of off-street
b) any existing parking available on the site; carparking.
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on
the site; and
f) the availability of alternative carparking.
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08 The layout of the development provides 58.1 Parking bays, manoeuvring areas, queuing areas, loading, CS8 Not Applicable. No alterations to the existing vehicle
adequate, clearly defined and easily set down and pickup areas and driveways are designed to the parking or movement areas within ’Netanya’are proposed.
accessible- standards set out in Sections 2 and 3 of Australian Standard AS
a) on-site vehicle parking and manoeuvring 2890.1 Parking Facilities (Part 1: Off-street Carparking) and
areas; and AS 2890.2 -
Off-street Parking (Part 2: Commercial Vehicles);
b) loading and manoeuvring areas for delivery
and service vehicles AND
58.2 The number of loading bays is not less than the minimum
number specified in Table 14-51.
09 Parking areas are located where they will 59.1 Carparking areas are accessed from rear laneways where CS9 Not Applicable~ No alterations to the existing vehicle
not unduly conflict with pedestrians and will practicable. parking or movement areas within ’Netanya’are proposed.
not dominate the streetscape.
010 Provision is made for a reasonable 510.1 Carparking spaces are provided for people with disabilities CS10 Not Applicable. No change to the existing ’Netanya’ car
number of on site carparking spaces identified at the rate specified in Section 2.4.5 of AS 2890.1- Parking parking spaces are proposed as part of the change of use
and reserved for people with disabilities. Facilities (Part 1: Off-street Carparking). application.
011 Access and egress points do not impact 511.1 Vehicle manoeuvring areas are provided in accordance CSll Not Applicable. No alterations to the existing vehicle
on the safety and operations of the road with Section 3 of AS 2890.1 Parking Facilities (Part 1: Offstreet movement areas within ’Netanya’are proposed.
system. Carparking) so vehicles enter and leave the site in a forward
gear.
012 Parking areas are designed to -
512.1 At locations where pedestrian and vehicle conflicts are CS12 Not Applicable. No changes to the existing parking areas
a) provide a progressive reduction in speed likely to occur- are proposed.
between the external road and internal a) sight distances of at least 2.5 seconds of travel time at the
parking spaces; designated speed are provided;
b) ensure lower speeds near areas of high b) splayed corners on structures are incorporated;
pedestrian activity through the use of c) landscaping is designed to allow clear views;
appropriate road geometry or devices d) sign placement ensures that views are not impeded;
designed to limit speed; and
c) maintain sight distances which are
appropriate for the likely operating speeds in
all areas of potential pedestrian/vehicle and
vehicle/vehicle conflict;
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013 A clearly defined pedestrian network is 513.1 In large open car parks with greater than 200 car parking CS13.1 Not Applicable.
provided that- spaces, a pedestrian path between parking spaces is provided
a) is located in areas where people will choose on every second aisle;
to walk;
b) ensures that pedestrian movement through
car parking areas or structures are along aisles
rather than across them;
014 Provision is made for pedestrian and 514.1 No probable solution identified; CS14 Not Applicable. No alterations are proposed to the
vehicular queues at conflict points; existing pedestrian or vehicle movement areas.
015 Parking areas are lit to provide security 515.1 Lighting is provided in accordance with Australian CS15 Not Applicable. No alterations are proposed to the
for night-time users. 5tandard 1158.1:1997 -
Road Lighting -
Vehicular Traffic existing pedestrian or vehicle movement areas.
(Category V) Lighting -
Performance Installation and Design
Requirements.
016 In mixed use areas of Business centres S16.1 Resident carparking is limited to one space per dwelling CS16 Not Applicable. The Subject Site is not located within a
residents do not compete with customers for unit or accommodation unit. Business centre.
carparking spaces.
AND
516.2 Resident carparking is not located in the road reserve or
between the residential or business building and the principal
street frontage.
017 Car parking areas are landscaped to- No solution provided CS17 Not Applicable. No changes to the existing parking areas
a) provide shade; are proposed.
b) maxi mise infiltration of stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car parking areas
from external viewpoints;
e) soften views of hardstand areas
018 Development with the potential to No solution provided CS18 Complies with Specific Outcome. The proposed new use
generate significant traffic and parking impacts will have a GFA of less than 100m2 and as such will not have
gives appropriate consideration to transport the potential to generate significant traffic and parking
and land use issuel3 impacts.
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23 PSP 1 details information Council may
request, including a detailed Traffic Impact
Assessment Report.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, Entertainment & dining C519 Not Applicable. No alterations to the existing communal
019 Designated Motor cycle or motor scooter business, Industrial business Types 1 and 2, Retail ’Netanya’parking areas are proposed.
parking spaces reduce the reliance on cars. business Types 2, 4, 5, 6 and 7, Education Types 1 and 2, Open
Space, Wellbeing Uses and Transport Types 1, 2, 3 and 4 motor
cycle parking spaces accord with Planning Scheme Policy
PSP26 Motor Cycle & Motor Scooter Parking
020 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater quality C520 Not Applicable. No alterations to the existing communal
treated to remove pollutants prior to leaving improvement devices are incorporated into the design to treat ’Netanya’parking areas are proposed.
the premises. run-off prior to it leaving the premises.
021 Carparking areas are designed to ensure No solution provided C521 Not Applicable. No alterations to the existing communal
drainage without the use of pumps or other ’Netanya’parking areas are proposed.
electrical apparatus.
022 Site layout and building design provides S22.1 Below ground components of buildings, including car C522 Not Applicable. The proposed caf /shop use will be sited
for soft landscaping to be established. parks, do not extend beyond the above ground footprint within an existing building.
to allow for the provision of landscaping, particularly within
building setbacks.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided within the site; C523 Not Applicable. No alterations to the existing communal
023 Carparking and setdown areas are ’Netanya’parking areas are proposed.
designed and located to facilitate their safe AND
and efficient use. S23.2 For a minimum of 50% of carparking spaces, pedestrian
access to buildings is not across or through driveways, carparks,
setdown or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible from off-site.
Town Planning Assessment Report Page 23
7f7S Hastings Street, Noosa Heads: May 2013
Page 49
( - -
,
KEY PROPOSAL STATISTICS. MATERIAL CHANGE OF USE
Gross Floor Area
Existing: 97 m2
Proposed: 97 m2
Use
Existing: Meeting Room
Proposed: Shop/cafe
Pt7
ROOM
CAR SPACES
Pt 7
Pt6
r
.;::
c
c::
o
E
E
o
u
Boundary line (confirm with surveyor)
Shaded Area -
Material Change of
Use Application
Site Plan Cf\ (2) Locality Plan
CD 1:3000 \V 1:500
Outline of plan is based upon Building Units Plan No. level
A from Council of the Shire of Noosa (Nodate is provided)
Page 50
.
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Project Client’ W E F P Be po Where Work m~. coms~Ulveyor. subject DonotConfi n Hayes wholedrawing This Gen ral
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3852 BRISBANE FORTIUDE VAL EY
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Page 51
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TOWN PLANNING
General Notes
This drawing is Copyright @ Any design or
drawing is not to be reproduced, either in
whole or part, without written pennission by
Hayes Anderson Lynch Arth~ects Ply. Ltd.
Confinn all dimenSIOns on s~e.
Do not scale off drawings.
AU levels are approxmate only and are
subject to confinnation by licenced
surveyor.
All workmanship, materials and construction
to comply w~h the Queensland Building Act
1975 and The Building Code of Austra a
2012, Premises Standard and ASI428.1.
Work to be carried out in a neat and
appropriate manner.
EXISTING Where ambiguities or discrepancies exist,
Access to I from Access from beach I Ply. Ltd.
CARPARK ~;ltrg/’~~~~ct~Lro;Cc~a~~~~~s
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ARCHITECTS
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INTERIOR DESIGNERS
46BERWICK STREET
FORTITUDE VALLEY OLD 4006
PO BOX 2680 FORTITUDE VALLEY
Access from Hastings Access from Hastings Street Be OLD 4006 BRISBANE AUSTRALIA
(’ Street via internal via common driveway
P + 61 7 3852 3 1 90
landscaping area F + 61 7 3 8 5 2 3 1 9 3
E reception@halarch lecls.com.au
W www.halarchitecls.com.au
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Client
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Netanya Management Ply Lid
Pro osed Ground Floor Plan with Access Paths Project
75 Hastings Street, Noosa Heads,
1:200
KEY OLD 4567
Note: Outline of building and internal layout are based
upon existing drawings provided by Client. ( Access path
Drawing Title
Proposed Ground Floor Plan
with Access Paths
Confirm all dimensions and details on site.
Scale @A3 Drawn: CIlecked:
~ Shaded area - MCU
1:200 EC
Project Number Drawing Number
EA
Issu.
A
H2389HAS TP03
Used in these records
Development Application part 2 of 2 Town Planning Report and Plans - MCU13/0081Related documentApplication case desk ↗
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