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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A
RESIDENTIAL CARE FACILITY
32 VIEWLAND DRIVE, NOOSA HEADS
LOT 1 ON RP226728
File Number: 19304 November 2020
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Page 2
PROJECT URBAN – 19304 November 2020
DOCUMENT INFORMATION
Project number: 19304
Report prepared for: Deluca Charitable Foundation Limited
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 13/10/2020 Jacob McRae Mick Sheppard Mick Sheppard
Final 13/11/2020 Jacob McRae Mick Sheppard Mick Sheppard
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Fax:
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
DEVELOPMENT ASSESSMENT REPORT Page 2 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020 TABLE OF CONTENTS 1.0 APPLICATION SUMMARY ........................................................................................ 4 2.0 INTRODUCTION ........................................................................................................ 5 3.0 BACKGROUND .......................................................................................................... 6 3.1 PRELODGEMENT MEETINGS .......................................................................................................6 4.0 SITE DESCRIPTION .................................................................................................... 9 4.1 SUBJECT SITE .....................................................................................................................................9 4.2 SURROUNDING LAND USES .................................................................................................... 10 5.0 PROPOSED ............................................................................................................... 11 6.0 SUPPORTING DOCUMENTATION ......................................................................... 14 6.1 ARCHITECTURAL ........................................................................................................................... 14 6.2 LANDSCAPE .................................................................................................................................... 14 6.3 STORMWATER ............................................................................................................................... 14 6.4 ENGINEEERING & EARTHWORKS ........................................................................................... 14 6.5 ENVIRONMENTAL & BUSHFIRE .............................................................................................. 14 7.0 STATE PLANNING INTERESTS ............................................................................... 15 7.1 SOUTH EAST QUEENSLAND REGIONAL PLAN .................................................................. 15 7.2 STATE PLANNING POLICY ......................................................................................................... 15 7.3 REFERRAL......................................................................................................................................... 15 8.0 PLANNING SCHEME ............................................................................................... 16 8.1 DEFINITION..................................................................................................................................... 16 8.2 LEVEL OF ASSESSMENT .............................................................................................................. 17 8.3 LOCAL PLAN ................................................................................................................................... 17 8.4 COMMUNITY FACILITIES ZONE CODE.................................................................................. 18 8.5 Special Residential Code............................................................................................................ 20 8.6 OVERLAYS ....................................................................................................................................... 22 9.0 CONCLUSION .......................................................................................................... 23 SUPPORTING DOCUMENTATION Architectural Plans prepared by Ellivo Contour and Detail Survey prepared by Project Urban Planning Scheme Code Assessment prepared by Project Urban Engineering Code Assessment Report prepared by Neil McKenzie & Associates Pty Ltd Landscape Concept Plans prepared by Form Landscape Architect Site Based Stormwater Management Plan & Drawings prepared by Neil McKenzie & Associates Pty Ltd Ecology & Bushfire Preliminary Advice Letter prepared by North Coast Environmental Services DEVELOPMENT ASSESSMENT REPORT Page 3 of 24 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY) 32 VIEWLAND DRIVE NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 32 Viewland Drive, Noosa Heads
Real Property Description Lot 1 on RP226728
Land Area 8,897m2 (2922m2 – Application Area)
Local Authority Noosa Council
Registered Landowner Northern SEQ Distributor-Retailer Authority
Current Use Water Reservoir
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan
Local Plan Area Noosa Heads
Zone Community Facilities (Utility Installation & Residential Care
Facility, Multiple Dwelling Rooming Accommodation,
Community Residence)
Overlays Bushfire Hazard (Potential Bushfire Impact Buffer)
APPLICATION DETAILS
Applicant Deluca Charitable Foundation Limited
Application Type Development Permit for Material Change of Use
Proposal Residential Care Facility
Level of Assessment Code
PROJECT TEAM
Town Planning Project Urban
Architecture Ellivo
Ecology & Bushfire North Coast Environmental Services
Civil Engineering Neil McKenzie & Associates Pty Ltd
Landscape Form Landscape Architects
DEVELOPMENT ASSESSMENT REPORT Page 4 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
2.0 INTRODUCTION
This Development Assessment Report has been prepared to support an application that seeks a
Development Permit for a Material Change of Use to establish a Residential Care Facility on part of
the subject site. The application is lodged on behalf of Deluca Charitable Foundation Limited a
charitable/not for profit organisation.
The subject site, which is owned by the Northern SEQ Distributor-Retailer Authority, is situated at
32 Viewland Drive, Noosa Heads and is described as Lot 1 on RP226728. The eastern portion of the
site currently contains three (3) water tanks and associated infrastructure while the western portion
is undeveloped and generally contains non-remnant vegetation.
Under the Noosa Plan (the Plan) the site forms part of the Noosa Heads Local Plan Area and is
located within the Community Facilities Zone. Importantly, on Zone Map ZM-13 in Schedule 2 of
the Plan, the eastern portion of the site is specifically annotated for use as a Utility Installation while
the western portion is annotated for use as any of the following:
• Residential care facility;
• Multiple dwelling;
• Rooming accommodation;
• Community residence.
As the application applies to the western portion of the site and is seeking approval for a residential
care facility, which is one of the annotated uses for this portion of the site, the application is code
assessable in accordance with Table 5.5.11 of the Plan.
Table 5.5.11 also confirms that the application should be assessed against the following Codes:
• Noosa Heads Local Plan;
• Community Facilities Zone;
• Special Residential; and
• Works Codes.
The purpose of this report is to describe the characteristics of the site and surrounding land uses,
detail the proposed development and provide an assessment against the applicable planning
provisions.
This report should be read in conjunction with the accompanying covering letter, the Development
Application form, Architectural Plans, Landscape Plans, Engineering Code Assessment Report, Site
Based Stormwater Management Plan & drawings, Earthworks Plans and the preliminary Ecological
and Bushfire advice letter.
DEVELOPMENT ASSESSMENT REPORT Page 5 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
3.0 BACKGROUND
3.1 PRELODGEMENT MEETINGS
A pre-lodgement meeting (PLM19/0050) was held with Noosa Council on 22 January 2020. The
officers present were generally supportive of the proposal, but identified some issues that need
further consideration. The key issues discussed at the pre-lodgement meeting are summarised in
italics below. A brief comments on how these issues have been addressed are also provided below.
Built form
1. Ensure a minimum 3m setback to rear and western boundaries which should be densely
landscaped to maintain privacy/amenity.
Comment: The proposed buildings generally comply with or exceed the minimum 3m
setback. Dense landscaping is also proposed along both boundaries.
2. The proposal should consider a Noosa Style architectural design with eave overhangs, a
mix of external material finishes and a less box profile facing the street. Refer to Community
Facilities Zone Code PO21 - PO25 and Special Residential Code PO9 specifically in this
regard.
Comment: The design has been amended to include a variety of materials, roof profiles
and grades have been incorporated into the design to reflect the local context of the site
and to create an attractive, high quality and modern development.
3. Address overlooking of neighbouring open space/pools/balconies/decks to the south
and west in accordance with AO31 of the Community Facilities Zone Code.
Comment: The dwelling units adjacent to the adjoining properties have generally been
orientated to avoid overlooking. Where balconies are proposed on the upper level of the
apartment building, appropriate privacy screening will be provided to minimise any
potential overlooking. In addition, dense landscaping is proposed between the buildings
and the adjoining properties.
Emergency Management Plan
5. The application should provide an emergency management plan and address AO16 of
the Special Residential Code.
Comment: Preliminary details of an emergency management plan has been prepared by
Youngcare and are outline din the description of the development below. A detailed
Emergency Management Plan will be prepared at a later date and can be required by
condition.
Vegetation
6. The following trees should be retained:
6.1. 3 hoop pines noted on the plans;
Comment: These 3 x hoop pines are to be retained as indicated in the Tree Works Plan
within the Landscape Design Intent document. Further advice from the project arborist
will be sort to ensure building works do not adversely impact on these trees.
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
6.2. Explore the opportunity to retain the 4 canarywood (Polyaltia nitdissima) species
on the western side of the existing driveway into the property. These trees are likely
located between the proposed driveway and the pathway to the front boundary;
Comment: Unfortunately the proposed alignment of the new driveway clashes with
these particular trees. The landscape architect will looked to use this particular species
in the new design to help compensate for this loss.
6.3. Stand of trees including the brushbox in the south eastern corner of the lease
area which is located on the eastern side of the chain mesh fence. This stand is clearly
outside the building footprint.
Comment: Earthworks within the tree protection zones of these trees will be
minimised to ensure these trees are retained.
6.4. Explore the opportunity to retain other trees specially brushbox species around
the eastern communal area.
Comment: The landscape design intends to retain as many trees as possible in this
particular area as indicated on the Tree Works Plan within the Landscape Design
Intent document.
7. Council would prefer less cut to the northern/eastern part of the lease area to help retain
trees where practicable. Importing some fill to the south western part of the site would help
to offset less cut, providing no (or minimal) fill in the setbacks occurs.
Comment: The proposed earthworks plans minimise the amount of cut required on the
north/eastern part of the site but due to the prevailing slopes across the site, filling is
proposed across sections of the western and southern portions of the site.
8. Application material should include an arborist report outlining construction and design
methods to retain trees in a healthy state during and post construction.
Comment: An arborist report is being prepared and will be lodged with Council in the near
future.
RoL
9. It is recommended the RoL for the lease be submitted concurrently with the MCU.
Comment: A lot reconfiguration application will be submitted by the landowners should
this application be approved.
Stormwater Drainage
10. A stormwater management plan, in accordance with the relevant sections of QUDM,
should be provided for the development that demonstrates:
10.1. Stormwater disposal from development into a legal point of discharge.
10.2. No adverse impact on other properties.
10.3. No increase in stormwater discharge above the predevelopments rates for all
storms events up and including 1% AEP.
10.4. No adverse impact on the performance of the existing downstream drainage
system/s.
Comment: A Stormwater Management Plan is included in the supporting documents.
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32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
Stormwater Quality
11. The development should be provided with water quality treatment device/s (eg
bioretention basins). The device/s should be in accordance with the Water Quality and
Drainage Code (draft Noosa Plan) and meet the requirements Water By Design guidelines
and targets.
Comment: Details of the proposed water quality treatment devices are included in the
Stormwater Management Plan included in the supporting documents.
Earthworks
12. Plan/s and information are required to identify the extent, volumes, depths, retaining
methods (eg retaining walls, landscaped embankments), impact on existing tree and other
relevant information related to the required earthworks on the development site. It is
preferable that cut to the north eastern part of the lot is minimised so that mature trees can
be retained in a healthy state. This is further discussed under the vegetation clearing
heading of these notes.
Comment: Earthworks plans are included in the supporting documents.
Access and Parking
13. Access driveway and parking areas must be provided in accordance with the applicable
standard drawings and in compliance with AS2890.1 and AS2890.6, and any specific
requirements dedicated by intended use.
Comment: The Engineering Code Assessment in the supporting documents confirms that
the driveway and parking access will be designed to comply with the relevant Australian
Standards.
External Works
14. Given the proposed use, a concrete pathway and pram ramps are required along part
of the frontage to provide a pathway link between the property and the existing pathway
on the north side of Viewland Drive.
Comment: Noted.
Sewer Connection
15. The development’s connection into the town sewer system must be identified in
consultation with Unitywater.
Comment: A connection point has been identified and is shown in the engineering drawing
sin the supporting documents. The necessary approvals for the connections to the water
and sewer network will be obtained from Unitywater as required.
DEVELOPMENT ASSESSMENT REPORT Page 8 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
4.0 SITE DESCRIPTION
4.1 SUBJECT SITE
As mentioned above, the application site is situated at 32 Viewland Drive, Noosa Heads and is
described as Lot 1 on RP226728. The application site has a total area of 8,897m2 but as shown in
Figure 1 below the application applies specifically to the western portion of the site which has an
area of approximately 3,101m2.
APPLICATION AREA
(INDICATIVE ONLY)
SUBJECT SITE
Figure 1: Location of Subject Site (NearMap, Accessed October 2020)
Figure 1 shows that the eastern portion of the site contains three water tanks and associated
buildings and infrastructure. The western portion of the site is undeveloped and generally contains
non remnant vegetation.
As the aerial image shows, the site has a regular rectangle shape with a road frontage of 169m to
Viewland Drive. The site has three existing access driveway from Viewland Drive. Two of these
driveways provide access to Unitywater infrastructure. The third provides access to the subject area
of the site.
DEVELOPMENT ASSESSMENT REPORT Page 9 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020 A copy of the Contour and Detail Survey of the relevant portion of the site, prepared by Project Urban, has been included in the supporting documents. The survey shows that the area affected by this proposal generally slopes from the north eastern corner where the ground level is 77m AHD to the south-eastern corner where the natural ground level is 72m AHD. The proposal plans show that there is an easement to the west of the water tanks (B on SP288104). This easement provides Unitywater access from Viewland Drive to the subject portion of the site. Figure 1 also shows that the western portion of the site is vegetated. An assessment undertaken by North Coast Environmental Services (NCES) confirms that the site is characterised by non- remnant vegetation and is not mapped by either Noosa Council or the State Government as having ecological value. 4.2 SURROUNDING LAND USES The site is located in Noosa Heads and adjoins the Noosa National Park. The site is situated in a residential area which comprises a mix of single and multiple dwellings. Land uses immediately surrounding the subject site are as follows: North – Directly opposite the site is a mix of single dwellings and dual occupancy units. The entrance to the Peppers resort is also located on the northern side of Viewland Drive. East – The site abuts the Noosa National Park. South – Single detached dwellings. West – Multiple dwelling DEVELOPMENT ASSESSMENT REPORT Page 10 of 24 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY) 32 VIEWLAND DRIVE NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
5.0 PROPOSED
This application seeks a Development Permit for Material Change of Use (Residential Care Facility)
to be established in accordance with the accompanying Proposal Plans.
The proposed development will provide urgently needed residential accommodation for
Youngcare. Youngcare is a not-for-profit organization focused on delivering high care
accommodation for people between 18 – 65 years old. Unfortunately there is currently a severe
shortage of suitable and appropriate supported housing for young people with disabilities that
have high support needs and this project will make a small contribution to addressing this need.
BUILT FORM
The proposed site plan illustrates that the development comprises four (4) separate buildings which
provide different accommodation options for future residents. The proposed buildings have been
designed to provide a mix of special disability accommodation (SDA) and includes two on-site
overnight accommodation (OOA) rooms for carers. The different forms of accommodation are as
follows:
Respite Care – a single storey building located adjacent to Viewland Drive in the north eastern
corner of the site. The building has two (2) bedrooms.
Share House – a single storey building located adjacent to Viewland Drive in the north western
corner of the site. The house has 3 SDA bedrooms and one OOA bedroom.
Apartments – a two (2) storey building located in the south eastern corner of the site. The
building has a total of six (6) units and one (1) bedroom for a carer. The units include five (5) x
2 bedroom units and one (1) x 1 bedroom unit.
Villa – a single storey building located in the south western corner of the site. The Villa has
two (2) bedrooms.
As you would expect, all the accommodation has been designed to accommodate people with
disabilities.
The proposed building complies with the Council’s maximum 8m height limit above natural ground
level for the site. The proposal has a total site cover of approximately 1,297m2 which equates to
less than 42% of the area affected by the proposal.
The proposed buildings have a minimum 4.5m setback to the front boundary and although the
setbacks vary along the western and southern boundaries the majority of the buildings satisfy the
Council’s preferred 3m minimum setback. There are some minor encroachments into the minimum
setbacks which are discussed in more detail in section 8.4 of this report.
The proposal achieves a contemporary, architecturally designed development with building
articulation and a variety of building materials and treatments. Building materials will include a
variety of light weight cladding, brickwork, aluminium battens, screening and rendered masonry
(minimum slatting) and metal deck roofing.
ACCESS AND PARKING
The site plan shows that the access to the residential care home is located centrally between the
respite care and shared house. The driveway, which is 6m wide, provides access to the car parking
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
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NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
spaces which are located centrally within the site. In total the layout includes five (5) car spaces, an
ambulance parking bay and a space for a golf cart.
PRIVATE & COMMUNAL OPEN SPACE
Each building is provided with a number of private open space areas and the total level of provision
for each building is summarised in the Table below.
TOTAL PRIVATE OPEN
BUILDING
SPACE (m2)
Respite 56
Shared House 67
Villa 27
Apartments 95
The private open space areas associated with each building will be supplemented by an area of
communal open space located on the eastern side of the site between the respite building and
apartments. This communal area, which has an area of 29m2, will be designed to be suitable for
people with disabilities.
LANDSCAPING
The proposed development will be set within an attractive landscape setting. The design intent for
the landscaping has sought to retain and reinforce the endemic ecology, be consistent with and
sympathetic to the style of the Noosa area; to be as sustainable and ensure that it is suitable to the
future residents on the site. Details of the proposed landscaping are provided on the Landscape
Design Intent and Plans prepared by Form Landscape Architect.
Where possible existing vegetation has been retained and this includes existing vegetation around
the eastern communal open space area and along the frontage. The Tree retention plans also
identifies other tress that may be retained within the site subject to more detailed advice from an
arborist. This report is currently being prepared and will be submitted to Council in the near future.
The overall design concept has been to nestle the proposed development in an attractive landscape
setting and as a result, 44% of the application area is provided as landscaping. Details of the
proposed planting palette are provided within the supporting Landscape Design Intent but in
summary, the palette seeks to utilise existing trees species on the site and other species consistent
with the ecology of the local area.
SERVICING
The proposed layout includes screened waste collection areas for each building which will have a
hardstand surface. Bins will be transferred from these collection areas to the kerbside by staff for
collection. The proposed on street collection is consistent with existing multiple dwelling units
along Viewland Drive.
STORMWATER MANAGEMENT
Details of the proposed stormwater management strategy are provided in the Site Based
Stormwater Management Plan prepared by Neil McKenzie & Associates which is included in the
supporting documents. The Plan explains that retention basins and a SPEL treatment system will
be used to collect and treat stormwater on site in accordance with Council requirements before
being discharged into the Council’s infrastructure.
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
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NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
INFRASTRUCTURE
An Engineering Code Assessment report which has also been prepared by Neil McKenzie &
Associates is included in the supporting documents. The report confirms that the site will be
connected to all essential urban infrastructure.
EMERGENCY MANAGEMENT PLAN
The development will be designed to comply with the Specialist Disability Accommodation
Standards which are implemented and certified by the NDIA. As a result, dwellings for residents
with high physical support needs must be designed to include the following:
• all dwellings must have an uninterrupted power supply back up for two power points
to provide backup electrical supply for 2 hours;
• an alternative generator power supply will be provided;
• the development will be designed to ensure residents and staff can take shelter on site
from severe weather events or flood;
• the dwellings will include emergency lighting;
• the dwellings will have safe and secure paths of travel to nominated exits with exit
lighting installed;
• exit travels paths are protected;
• all required exits will include illuminated exit signage;
• all dwellings will include portable fire extinguishing and fire blankets;
• the dwellings will include a sprinkler system.
A number of these requirements are required for building certification and to satisfy
Youngcare’s requirements:
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
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NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020 6.0 SUPPORTING DOCUMENTATION 6.1 ARCHITECTURAL Proposal plans prepared by Ellivo are in included in the supporting documents. The plans include a site plan, floor plans, sections and elevations. The plans demonstrate that the proposal results in an attractive built form that complements the character of the locality and surrounding buildings. 6.2 LANDSCAPE Landscape Plans together with details of the design intent have been prepared by Form Landscape Architects and are included in the application documents. The landscape documents demonstrate that the proposal achieves an attractive and appropriate landscape design that will create an attractive landscape setting from the proposed development. 6.3 STORMWATER A Site Based Stormwater Management Plan prepared by Neil Mackenzie is attached. This report demonstrates that stormwater can be collected, treated and discharged from the site in accordance with Council’s policies. 6.4 ENGINEEERING & EARTHWORKS An Engineering Code Assessment report and earthworks plans which have also been prepared by Neil McKenzie & Associates are included in the supporting documents. The report confirms that the site will be connected to all essential urban infrastructure and includes an assessment against those Works Codes relevant to the engineering aspects of the proposal. The earthworks plans show that the natural ground level on the northern and eastern sides of the site will be retained as far as practical but some filling is required on the western and southern section of the site. 6.5 ENVIRONMENTAL & BUSHFIRE A preliminary assessment of the ecological and bushfire issues associated with the site has been undertaken by NCES and is included in the application documents. The report concludes that there are no significant ecological constraints to the development of the site. With regard to bushfire, the report confirms that the proposed development is located outside those parts of the site identified on the State Planning Policy Bushfire hazard mapping as being part of a potential bushfire impact buffer. As the State mapping is reflected in the Noosa Plan, the proposal does not need to be assessed against the Bushfire Overlay Code. DEVELOPMENT ASSESSMENT REPORT Page 14 of 24 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY) 32 VIEWLAND DRIVE NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
7.0 STATE PLANNING INTERESTS
The Planning Regulation 2017 sets out assessment benchmarks for Code Assessable development
applications that are additional or alternative to assessment benchmarks contained within local
planning instruments. These assessment benchmarks are prescribed to be located in:
• The SEQ Regional Plan and Part E of the State Planning Policy, to the extent that that are
not appropriately integrated into the Planning Scheme; and
• Schedules 10 and 11 of the Planning Regulation 2017.
The SEQ Regional Plan, State Planning Policy and Planning Regulation are addressed in sections
7.1, 7.2 and 7.3 below.
7.1 SOUTH EAST QUEENSLAND REGIONAL PLAN
Under the South East Queensland Regional Plan (Regional Plan), the subject site is located in the
Urban Footprint. As the application seeks approval for an urban use on land zoned for that purpose
in the Noosa Plan 2020, the proposal is consistent with the Regional Plan and therefore no further
assessment against it is required.
7.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
state interest in land use planning and development. The SPP only applies to development
assessment if the Planning Scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and a SPP, then what is outlined in the SPP overrides
the Planning scheme.
The Noosa Plan 2020 came into effect on 31 July 2020. Under section 2.1 of the Plan, it is specified
that it appropriately integrates all matters in the SPP, with the exception of Coastal Hazards.
As the subject site is not impacted by Coastal Hazards and the Noosa Plan came into effect only
recently, it is determined that it reflects the SPP and accordingly, no further assessment has been
undertaken against the SPP.
7.3 REFERRAL
Schedule 10 of the Planning Regulation 2017 sets out referral triggers to the State Assessment and
Referral Agency (SARA) that are additional to local planning assessment.
From review of Schedule 10 of the Planning Regulation 2017 and the SARA mapping, it has been
determined that the proposed development does not trigger referral to SARA.
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NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
8.0 PLANNING SCHEME
As shown in Figure 2 below the site is located in the Noosa Heads Local Plan Area and forms part
of the Community Facilities Zone in the Noosa Plan 2020 (the Plan). The annotations on the plan
extract also confirm that the eastern portion of the site is identified for use as a Utility Installation
(1) while the eastern portion is identified for any of the following uses: Residential Care Facility,
Multiple Dwelling, Rooming Accommodation and Community Residence (15). An assessment of
the applicable provisions of the Plan has been undertaken below.
Figure 2: Zoning Map Extract (Noosa Plan 2020, Accessed October 2020)
8.1 DEFINITION
The proposed development is defined under the Noosa Plan 2020 Plan as:
“ Residential care facility” means the use of premises for supervised accommodation, and
medical and other support services, for persons who—
(a) can not live independently; and
(b) require regular nursing or personal care.
Comment: The proposed development will be established in accordance with the above definition.
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PROJECT URBAN – 19304 November 2020
8.2 LEVEL OF ASSESSMENT
In accordance with Table 5.5.11, the proposed Residential Care Facility is subject to Code
Assessment and should be assessed against the following Codes:
• Noosa Heads Local Plan Code;
• Community Facilities Zone Code;
• Special Residential Code; and
• Works Code.
An assessment of the proposal against the Local Plan, Zone and Special Residential Codes has been
undertaken and is discussed below. The overlays affecting the site are also considered below.
The proposal has also been assessed against the relevant engineering works codes and this
assessment is set out in the Engineering Codes Assessment document submitted with the
application. Finally the landscape plan has been designed to address the applicable sections of the
Landscape Code.
8.3 LOCAL PLAN
As mentioned above the site is located in the Noosa Heads local plan area and the proposal has
therefore been assessed against the Local plan code. This assessment has confirmed that the
proposal is consistent with the Overall outcomes for the Local plan area for the following reasons;
• The subject site is located within the Urban Boundary;
• The proposed development will not detract from the visual and landscape values of Noosa
Hill and will be consistent with the existing pattern of urban development within the local
area;
• The proposed development is generally responsive to the natural landform of the subject
site and has a density, bulk and scale that is in keeping with the character of the local area.
• The proposal will not impact on the keys views of Noosa Hill;
• The existing vegetation on the site will be retained where practical and additional
landscaping is proposed within the site to help replace any existing vegetation that needs
to be removed and to integrate the development into the natural environment; and
• The proposed development comprises a high quality, low rise, design set within an
attractive landscape setting that encourages outdoor living.
A detailed assessment of the proposal against the Performance and Acceptable outcomes has been
undertaken and the proposal has been found to be compliant with all the relevant Acceptable
outcomes. Please refer to the detailed Code Assessment in the supporting document for further
details.
Overall the proposal is considered to comply with the relevant Overall, Performance and Acceptable
outcomes in the Noosa Heads local plan code.
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
8.4 COMMUNITY FACILITIES ZONE CODE
As the subject site forms part of the Community Facilities Zone, the application proposal has been
assessed against the Community Facilities Zone Code. Based on this assessment, the proposal is
considered to be consistent with the Overall outcomes for the following reasons:
• The application seeks approval for a residential care facility which is one of the special
residential uses specifically identified for the site on the Zone Map for the Noosa Head local
plan area map (ZM13);
• The proposal will add to the supply of special needs housing within the Zone and the Noosa
area in general;
• The development will make more efficient use of this community site and will not
compromise the continued use of the balance of the site as a water reservoir;
• The proposal seeks to address a significant local demand for this form of residential
accommodation;
• The subject site is provided with direct access to Viewland Drive which is a low order
collector street that has capacity to deal with the traffic generated by the proposed use. In
addition, Viewland Drive joins Noosa Drive which is served by public transport and
cycleways which ensure that the site is accessible be a variety of modes of transport; and
• The height, scale and intensity of the proposed development is entirely consistent with the
established character of the local area.
A detailed assessment of the proposal against the relevant Performance and Acceptable outcomes
in the Zone Code has been undertaken and the proposal has been found to comply with all the
relevant Acceptable outcomes except for some of the minimum setbacks set out in AO19.1. Please
refer to the detailed Code Assessment in the supporting document for further details but an
alternative solution to AO19.1 is discussed below.
Alternative Solution – Acceptable Outcome AO19.1
The relevant part of Acceptable Outcome AO19.1 reads as follows:
“AO19.1. Buildings and roofed structures are set back:
(a) for sites within urban boundaries at least:
(i) 6 metres from a road frontage; and
(ii) 3 metres from other boundaries unless the land adjoins the Environmental
Management and Conservation Zone where the minimum setback is 5m; …”
A review of the proposal against these setbacks has identified some minor encroachments which
are discussed in detail bellow.
Viewland Drive Frontage
The single storey Respite and Shared House are located at the front of the site.
The main wall of the Respite building is setback 6m from the road frontage but as shown on section
1 on drawing DA-3100, the roof protrudes 1m into the setback and a small awning extends a further
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
0.5m into the setback. Both the roof and awning provide shade and shelter for the outdoor amenity
space that runs along the northern side of the Respite Building.
The main wall of the Shared House is setback 7.7m but similar to the Respite Building the roof and
awning extend over the private open space located at the front of the building. As a result the
minimum setback along the road frontage is 4.5m.
When considering these minor setback encroachments it is important to note that proposed
setbacks are consistent with all the properties between the subject site and the junction with The
Quarterdeck. In this respect, it is noted that the front setbacks at 18, 20, 22, 24 and 28 Viewland
Drive vary between approximately 3.5m and 4.5m. Within this context the proposed setbacks to
the front boundary are considered to be in keeping with the established built form on the southern
side of Viewland Drive.
Western Boundary
Along the western boundary the main wall of both the Shared House and Villa comply with the
Council’s minimum 3m setback to the side boundary. However on both buildings there is a slender
awning that protrudes 0.6m into the setback. Together these awnings have a total length of
approximately 24.5m which comprises less than 42% of the total length of the side boundary.
When considering these minor encroachments, it is relevant to note that the buildings on the
adjoining property, 28 Viewland Drive, are setback only 2m from the property boundary and the
units do not overlook the subject site.
Southern Boundary
The Villa exceeds the minimum 3m setback to the southern boundary.
The majority of the Apartment building also complies with this setback but a small section with a
length of 2.5m extends 0.6m into the setback. The non-compliant section of the building wall
comprises less than 10% of the total length of the Apartment building. In addition, a small section
(8m) of the roof line above also extends 0.6m into the setback. This encroachment is approximately
30% of the total length of the roof on this elevation of the apartment building.
As elements of the proposed buildings do not comply with the setbacks specified in AO19.1, the
encroachments need to be assessed against the overarching Performance Outcome, PO19 which
reads as follows:
“PO19. Buildings and other structures:
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties;
b) allow space for required vehicle parking;
c) preserve existing vegetation to buffer the building;
d) allow for landscaping between buildings;
e) avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief; and
f) help protect the natural character and visual amenity of the Noosa River system and
other watercourses where relevant”.
The proposed setbacks are considered to comply with PO19 for the following reasons:
• the proposed setbacks to the boundaries are consistent with the established built form
surrounding the site;
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
• the property immediately to the west of the site is only 2m from the common boundary
and the buildings are orientated away from the application site. Both proposed buildings
along this boundary are single storey and the proposed awnings will be screened by the
proposed landscaping and boundary fencing;
• the proposed setback relaxations will not affect the amount of parking proposed on site;
• the landscape plan shows that existing trees will be retained where practical. Where trees
need to be removed, suitable replacements are proposed as part of the landscape buffer
proposed along all property boundaries;
• all the proposed buildings have been design elements and material which will provide
articulation to elevations of all buildings;
• the proposed encroachments comprise building elements that will not result in any adverse
impacts on the amenity of the adjoining residents; and
• the proposal will have no impact on the Noosa River or local watercourses.
In conclusion, the proposed development is considered to comply with the relevant Overall,
Performance and Acceptable outcomes in the Community Facilities Code.
8.5 SPECIAL RESIDENTIAL CODE
As the proposed development has been assessed against the relevant sections of the Special
Residential Code and this has confirmed that it is consistent with the Overall outcomes for the
following reasons:
• The proposed residential care facility is consistent with the zoning and annotations for the
subject site in the Noosa Plan;
• The development has been designed to address a critical need for specialist disability
accommodation within the local area;
• The layout has been designed to minimise impacts on the adjoining properties;
• The proposal will add to the diversity of housing supply within Noosa;
• The development has been designed to create a safe and comfortable living environment
for residents that will not only support their needs but will also provide a sense of normality
for them;
• The site is located within an established urban area;
• The proposal has been designed to be consistent with the character of the local area and
will offer opportunities for residents to use and enjoy many of the facilities within the local
area;
• The site is in close proximity to alternative modes of transport; and
• The development will be connected to all necessary infrastructure.
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MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
A detailed assessment of the proposal against the relevant Performance and Acceptable outcomes
in the Code has been undertaken and the proposal has been found to comply with all the relevant
Acceptable outcomes except for the proximity of some bedrooms to the driveway and car parking
areas set out in AO12. Please refer to the detailed Code Assessment in the supporting document
for further details but an alternative solution to AO12 is discussed below.
Acceptable Outcome AO12 reads as follows:
“Bedroom windows are at least 3 metres away from shared driveways, car parking areas,
mechanical plant, refuse and recycling areas, vents and exhausts”.
The bedrooms in the Respite building and a bedroom on the ground level of the apartment are
within 3m of either the shared driveway, waste collection area or car parking and the proposal has
therefore been assessed again the associated Performance Outcome PO12 which reads as follows:
“Development is designed to minimise noise carrying between dwelling units or
accommodation units by locating noise sensitive spaces such as bedrooms away from noise
generating areas of the development, such as car parking areas or mechanical plant and
equipment or recreational facilities”.
The proposed layout is considered to comply with PO12 for the following reasons:
• The car parking space and bins adjacent to the affected bedrooms in the Respite building
will only be used by residents of this building; and
• Given the nature of the proposed use and the limited number of parking spaces on site, the
amount of vehicles using the shared driveway will be limited particularly during the evening
and early morning will be minimal.
As a result, it is considered that the proposed layout will create a quiet and peaceful environmental
for future residents and the proximity of some bedrooms to the shared driveway and other facilities
will into result in an adverse impact on the amenity enjoyed by residents living in the Respite care
and Apartment Building.
Overall, it is considered that the proposed residential care facility complies with the relevant Overall,
Performance and Acceptable outcomes in the Special Residential Code.
DEVELOPMENT ASSESSMENT REPORT Page 21 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020
8.6 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Bushfire Hazard Overlay
The eastern portion of the site is mapped as
being part of a potential bushfire impact buffer.
As specified in the Ecological and Bushfire
summary prepared by NCES, the proposed
residential care facility is located outside of the
impacted area and as such, no further
consideration of this matter is required.
Regional Infrastructure Overlay
The subject site is mapped as containing water
supply pipelines, associated with the local utility
on the subject site.
The proposal plans show that the mapped
pipes are either located within the existing
easement on the site or outside the area
affected by the application proposal. On this
basis, this existing infrastructure is suitably
protected and will not be adversely affected by
the proposal in accordance with the
requirements set out in the Regional
Infrastructure Overlay.
DEVELOPMENT ASSESSMENT REPORT Page 22 of 24
MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
32 VIEWLAND DRIVE
NOOSA HEADS QLD 4567
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PROJECT URBAN – 19304 November 2020 9.0 CONCLUSION This Development Assessment Report has been prepared to support an application that seeks a Development Permit for a Material Change of Use to establish a Residential Care Facility on part of the subject site. The application is lodged on behalf of Deluca Charitable Foundation Limited. The subject site, which is owned by the Northern SEQ Distributor-Retailer Authority, is situated at 32 Viewland Drive, Noosa Heads and is described as Lot 1 on RP226728. The proposal will help to address a shortage of specialist disability accommodation within Noosa. The accommodation will be operated by Youngcare, a not-for-profit organization focused on delivering high care accommodation for people between 18 – 65 years old. Unfortunately there is currently a severe shortage of suitable and appropriate supported housing for young people with disabilities that have high support needs and this project will make a small contribution to addressing this need. The application has been assessed against the South East Queensland Regional Plan, State Planning Policy and State development Assessment Provisions and has been found to be consistent the relevant sections within these documents. In the Noosa Plan, the site forms part of the Noosa Heads Local Plan Area and is located within the Community Facilities Zone. Importantly, the western portion of the site which is the subject to this application is specifically annotated as suitable for a Residential care facility. The proposal has also been assessed against the Noosa Heads Local Plan, Community Facilities Zone and Special Residential Codes has been found to be compliant with the relevant Overall, Performance and Acceptable outcomes in the Special Residential Code. The proposal is also considered to be consistent with the Overlay Codes that are applicable to the site and the relevant Works Codes. Overall the proposal is considered to be complaint with the Noosa Plan and relevant State policies and as such, it is considered that the application warrants Council’s support and should be approved subject to reasonable and relevant conditions. DEVELOPMENT ASSESSMENT REPORT Page 23 of 24 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY) 32 VIEWLAND DRIVE NOOSA HEADS QLD 4567
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