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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 6 August 2024
commencing at 9:30 AM
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Amelia Lorentson (Chair), Brian Stockwell, Frank Wilkie, Tom Wegener
“Noosa Shire – different by nature”
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Page 2
PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
1. ATTENDANCE & APOLOGIES
2. CONFIRMATION OF MINUTES
3. PRESENTATIONS
4. DEPUTATIONS
5. REPORTS FOR CONSIDERATION OF THE COMMITTEE
51998.2462.07 APPLICATION FOR AN OTHER CHANGE TO A TOWN PLANNING
5.1. CONSENT PERMIT FOR MULTIPLE DWELLING (65 UNITS), CONFERENCE
FACILITY AND VEHICLE HIRE PREMISES AT 16 NOOSA DRIVE, NOOSA HEADS
5.2. UPDATE TO INFRASTRUCTURE CHARGES RESOLUTION
MCU22/0201 APPLICATION FOR MATERIAL CHANGE OF USE FOR CAR WASH
5.3.
AND FOOD & DRINK OUTLET AT 34 ELM STREET, COOROY
6. REPORTS FOR NOTING BY THE COMMITTEE
6.1. PLANNING APPLICATIONS DECIDED BY DELEGATED AUTHORITY - JUNE 2024
7. CLOSED SESSION
8. MEETING CLOSURE
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
5.1 51998.2462.07 APPLICATION FOR AN OTHER CHANGE TO A TOWN PLANNING
CONSENT PERMIT FOR MULTIPLE DWELLING (65 UNITS), CONFERENCE FACILITY
AND VEHICLE HIRE PREMISES AT 16 NOOSA DRIVE, NOOSA HEADS
Author Senior Development Planner , Tara Norley
Development & Regulation Department
Index
ECM/Application/51998.2462.07
Attachments 1. ATTACHMENT 1 - 51998 2462 07 - PROPOSED CONDITIONS
2. ATTACHMENT 2 - 51998 2462 07 - PLANNING OFFICER'S REPORT
3. ATTACHMENT 3 - 51998.2462.07 - PROPOSAL PLAN
APPLICATION DETAILS
EJL Property Investments Pty Ltd c/ - Pivotal Perspective Pty
Applicant
Ltd
Development Approval Town Planning Consent Permit for Multiple dwelling (65
Units), conference facility and vehicle hire premises
Properly Made Date 21 March 2024
Information Request Date Not applicable
Information Response Date Not applicable
Decision Due Date 15 August 2024
Number of Submissions Nil
PROPERTY DETAILS
Property Address Noosa Blue
501/16, 502/16, 503/16 Noosa Drive, Noosa Heads
RP Description Lots 208, 301 & 302 SP 120748
Land Area Whole site - 6025m2
Lot 208 – 512m2
Lot 301 - 30m2
Lot 302 – 119m2
Existing Use of Land Noosa Blue Resort
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Tourist Accommodation
Precinct Not applicable
Local Plan Area Noosa Heads
Overlays Nil
Assessment Type Other Change to Approval
EXECUTIVE SUMMARY
This report reviews an application for an Other Change to a development approval for Noosa
Blue Resort to expand the existing Yoga Studio (by reducing the existing restaurant area) and
change the approved car hire premises to a shop, office or a yoga studio. No external
modifications to the building are proposed to accommodate the changes, with only internal fit
outs proposed.
The site has been subject to a number of development applications over past years, with the
original approval, the subject of this Other Change application, issued on 10 February 1997 and
a separate application for a Yoga Studio and Restaurant approved by Council on 19 May 2016.
Under Noosa Plan 2020 the site is zoned Tourist Accommodation. This zone is intended to
provide primarily for visitor accommodation with a range of ancillary retail, food and beverage,
and entertainment uses permitted that complement and enhance the area for visitors. The
proposed changes support this zoning intent, with the expanded yoga studio and the addition of
a shop or office expected to add to the visitor experience and resort offerings. These uses are
of an appropriate scale and type suitable for the site and will not adversely impact the amenity
and character for the area. Additionally, existing on-site car parking is sufficient to meet the
minimum car parking required by the Driveways & Parking Code under Noosa Plan 2020.
The application is therefore recommended for approval, with some amendments to existing
conditions to reflect the new uses, removal of references to the previously approved conference
facility and care hire premises and inclusion of additional conditions for the yoga studio and food
and restaurant generally reflective of the existing approval for these uses given in 2016.
RECOMMENDATION
That Council note the report by the Senior Development Planner to the Planning & Environment
Committee Meeting dated 6 August 2024 regarding Application No. 51998.2462.07 for an Other
Change to Development Approval for Multiple Dwelling (65 dwelling units), Conference Facility and
Vehicle Hire Premises situated at Noosa Blue 501 - 503/16 Noosa Drive, Noosa Heads and:
A. Approve the Other Change application
B. Amend the approval type as follows:
Development Permit for Material Change of Use for-
• Multiple Dwelling (65 Units) as defined by the 1990 Schedule to the Planning Scheme
• Indoor Sport & Recreation (Yoga Studio & Health Spa), Shop, Office and Food & Drink
Outlet as defined by the Noosa Plan 2020
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
C. Amend conditions 1 and 9 as outlined in Attachment 1.
D. Include additional conditions 54 to 56 as outlined in Attachment 1.
E. Delete conditions 10, 11 and 13 as they are no longer relevant to the proposal.
F. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
ATTACHMENT 1 – (51998.2462.07) – PROPOSED CONDITIONS
1. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
For Lot 4 - WD-07E, 07AE, 08E, 09E, 10E, 11E, 13E, 15E, 17E, 18D, 30E, 31D, 32D,
34D and 34aD, prepared by Noel Robinson Architects and dated July, 1998
For Lot 12 - DA - 04, 05, 11 and 12 prepared by Noel Robinson Architects and dated
March, 1998
WD02.00 - Pergola Plan prepared by DesignInc Brisbane 05/02/2004
WD03.00 - Section Plan prepared by DesignInc Brisbane 05/02/2004
- - Manager’s Unit Extension & Night Office prepared 19/11/2015
by RG Strategic
Application No. 51998.2462.07
1 - Lot 208 – Layout Plan - Annotated by Council Not dated
2 - Lot 301 – Layout Plan - Annotated by Council Not dated
3 - Lot 302 – Layout Plan - Annotated by Council Not dated
9. Staff of the complex are to be permitted to park on site in specially marked bays. The
management of the complex are not to direct staff to park off site.
54. The Food & Drink Outlet must not:
a. operate outside the hours of:
i. 7am to 10pm Sunday to Thursday
ii. 7am to Midnight Friday and Saturday
b. Include outdoor dining in excess of 30m2.
55. The Food & Drink Outlet must be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the surrounding properties. In this regard, where a
complaint (other than a frivolous or vexatious complaint) is made to Council about noise from
the approved use areas, Council may require the operator or site management entity to have
a suitably qualified acoustic consultant undertake a Noise Impact Assessment (NIA) in
accordance with the Environmental Protection (Noise) Policy 2008. The NIA report must be
submitted to Council for endorsement which outlines the findings and recommendations of
the NIA. The recommendations must be implemented.
56. The Indoor Sport and Recreation Use must not operate outside the hours of 6:00am to
9:00pm, 7 days a week.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
ATTACHMENT 2 – (51998.2462.07) – PLANNING OFFICER’S REPORT
REPORT
1. PROPOSAL
The application seeks an Other Change to development approval 51998.2462.03. The proposal
includes an expansion to the existing yoga studio (Aloha Active) and a reduction in the approved
restaurant area. The proposal also includes the removal of the Conference Facility and Vehicle
Hire Premises (Hertz Rental) components of the approval, with the Hertz building requested to be
approved for a variety of interchangeable uses including Shop, Office and/or Indoor Sport and
Recreation (yoga studio). The Table below provides the existing and proposed use areas for each
tenancy.
Approved Existing Yoga Studio Proposed Indoor Sport and Recreation (Aloha
Active and Health Studio)
Lot 208 Lot 208
220m2 use area 220m2 (existing) + 105m2 (existing catering kitchen)
Lot 302
58m2 (existing restaurant)
Lot 301
30m2 (existing car rental)*
Total Area
413m2
Approved Existing Restaurant Proposed Food and Drink Outlet
Lot 208 Lot 302
105m2 kitchen 44.5m2 GFA plus 30m2 outdoor dining.
Lot 302 Total Area
102.5m2 GFA plus 30m2 outdoor dining 44.5m2
Approved Existing Car Hire Proposed Shop/Office
Lot 301 Lot 301
30m2 30m2 (existing car rental)*
Total Area
30m2
Total Area Total Area
457.5m2 + 30m2 outdoor dining 457.5m2 + 30m2 outdoor dining
*proposed interchangeable uses – Shop/Office/Indoor Sport and Recreation
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Figure 1 – Locality & Site Aerial
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Figure 2 – Existing and proposed changes to lot 208 for Yoga Studio and Treatment Focused Health Spa
Figure 3 – Existing & Proposed Changes to Lot 302 for Yoga Studio & Restaurant
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Figure 4 – Existing & Proposed Changes to Lot 301 for Shop/Office/Yoga Studio
2. SITE DETAILS
2.1. Background
51998.2462 - Noosa Blue Resort
• On 10 February 1997, Council approved application 04208 TC for 63 units, restaurant and
vehicle hire premises (51998.2462).
• On 16 April 1998, Council approved application 12509 TC to increase the number of units to
65 and change the restaurant to a conference facility (51998.2462.01).
• On 25 November 1998, Council approved an amendment to 12509 TC, which reduced the
number of units to 64, changed the built form, car parking, added a new storeroom and
increased the size of the kitchen associated with the conference facilities (51998.2462.02).
• On 6 July 2004, Council changed the approval to include a roofed pergola to the southern end
of the swimming pool near the pool bar (51998.2462.03).
• On 6 January 2016, Council changed the approval to include a night manager’s single bedroom
studio unit on Level 3 and an additional bedroom to the existing manager’s unit on Level 4
(51998.2462.04).
MCU16/0011 – Yoga Studio and Restaurant
• On 19 May 2016, Council approved application MCU16/0011 Development Permit for Material
Change of Use of Premises Entertainment & Dining Business Type 1 Food & Beverages
(restaurant) and Entertainment & Dining Business Type 2 Recreation, Amusement & Fitness
(Yoga Studio).
51998.2462.05 – Current Minor Change Application
• A minor change application is currently under assessment to allow the Managers Residence
to be utilised for short-term accommodation (51998.2462.05).
51998.2462.06 – Withdrawn Application
On 3 January 2024 two applications were lodged over the subject site, including:
• a Minor Change to existing Noosa Blue Resort approval for Multiple Dwelling 64 Units,
Conference Facility & Vehicle Hire Premises to remove the vehicle hire premises
(51998.2462.06).
• an Other Change to a development approval for Yoga Studio and Restaurant to expand the
existing yoga studio by reducing the size of the restaurant and permit a shop or office or yoga
studio to operating in the care hire tenancy (MCU16/0011.02).
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
After review of the application material, it was recommended via an Information Request that the
applicant withdraw the two applications and lodge all proposed changes against the original
application (51998.2462) as an Other Change. This approach allowed for consideration of one
combined application. The applicant subsequently withdrew the 2 applications and lodged the
subject application on 21 March 2024.
2.2. Site Description
The proposed uses are located within the Noosa Blue Resort, which is located at the crest of Noosa
Drive diagonally opposite the Reef Hotel. Access to the resort is directly west off the Noosa
Drive/Hibiscus Avenue round-about. After entering the site, the basement car park entry is to the
north and the port cochère to the south.
The resort has approximately an 80m frontage to Noosa Drive and a 24m rear frontage to Natasha
Avenue.
The resort is situated over 5 levels, with 2 levels below street level stepping down the hill. Car
parking is located on the lowest level 1, with the Yoga Studio and car parking on level 2 and the
restaurant and car hire on level 3, at street level. The accommodation units are spread over levels
2, 3, 4 and 5.
2.3. Surrounding Land Uses
To the north and south, the site adjoins larger multiple dwelling complexes generally used for visitor
accommodation. To the west, are smaller multiple dwellings. To the east across Noosa Drive, is
the Reef Hotel and multiple dwellings.
Noosa Junction is approximately 350m to the south and Hastings Street approximately 500m to
the north. Figure 5 below identifies the subject site and some surrounding land uses.
Figure 5 – Subject Site highlighted and various land uses that surround the site.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017;
• Noosa Plan 2020.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan 2020 is consistent with the State Planning Policy July 2017 (SPP), apart from
coastal hazards in part and the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
3.3. Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan 2020 to the extent the
provisions are relevant to the development.
The subject site is located in Noosa Heads and is zoned Tourist Accommodation Zone. The
existing and proposed new uses are identified as consistent uses with the zone, with the expanded
yoga studio, new shop and office required to follow an impact assessable application process.
3.3.1 Strategic Framework
The Strategic Framework recognises that Noosa Shire serves as a domestic and international
tourism destination, with tourism a significant contributor to the local and regional economy. While
the Noosa Local Economic Plan aims to broaden the economic structure of the local economy,
sustainable tourism is supported as an ongoing economic driver.
This intent is reflected in the following strategic outcome under Section 3.3.5 Economy and
Employment:
(x) Tourism continues to be recognised as an important sector for the economy. Sustainable,
low impact, nature-based tourism and rural tourism are supported. Key visitor areas include
Hastings Street, Gympie Terrace, Noosa River, Tewantin Marina, Noosa National Park,
Sunshine Beach, Peregian Beach, Noosa North Shore and the Hinterland.
The proposed Other Change is consistent with the Strategic Framework, with the proposal seeking
to update and add to the visitor experience and resort offerings. The existing visitor accommodation
will remain the site’s primary use, with the expanded yoga studio, restaurant changes and potential
addition of a small shop/office remaining complementary and ancillary to the resort’s
accommodation.
3.3.2 Noosa Heads Local Plan Code
Section 7.2.5.2 of the Noosa Heads Local Plan Code states:
(t) Noosa Heads is the principal focus for visitor accommodation and services in Noosa Shire
as demonstrated by:
(i) Hastings Street serving as a major visitor centre; and
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
(ii) Resorts located at Morwong Drive, Noosa Drive, Quamby Place, Serenity Close,
Sanctuary Drive, Little Cove, Noosa Hill, Noosa Springs and Noosa Sound.
(u) Development in the Tourist accommodation zone is for visitor accommodation and
associated uses that serve visitors concentrated in areas close to Hastings Street and Noosa
River and in designated resorts.
PO1
Development enhances the role of Noosa Heads as the principal focus for visitor accommodation
and services in Noosa Shire with high levels of accessibility to outdoor recreational pursuits and
urban services.
PO19
Development in the Tourist Accommodation Zone and other resort complexes provide visitor
accommodation into the future to preserve and support the role of Noosa Heads as a tourism focus
area.
The proposed changes remain consistent with the outcomes of the Code for Noosa Heads to
continue to be the principal focus for visitor accommodation and associated services in the Shire.
3.3.3 Tourist Accommodation Zone Code
The Tourist Accommodation Zone under the Noosa Plan 2020 is intended to provide for visitor
accommodation, supported by a mix of ancillary business activities that complement and enhance
the area for visitors. This is reflected in the following provisions of the Tourist Accommodation
Zone Code:
Section 6.3.4.2(s) Overall Outcomes for Tourist Accommodation Zone Code includes:
(b) Visitor accommodation in the urban areas is supported by a mix of business activities which
2(b)create a vibrant atmosphere and complement and enhance the function and
attractiveness of the area as a visitor destination. Cafes, restaurants, entertainment, function
facilities and complementary shopping and personal services cater to the needs of visitors as
well as Noosa Shire residents enjoying these areas.
(c) Business activities are ancillary to visitor accommodation and should be of a nature and
scale compatible with the mixed-use character and coastal amenity of the area and not
compromise the viability of the Noosa Shire centres hierarchy by introducing activities at a
scale that should be accommodated within a centre. No business uses are appropriate on
215 David Low Way, Peregian Beach.
Performance Outcomes Acceptable Outcomes
PO1
Development provides a focus for visitor No acceptable outcome provided.
accommodation and a range of ancillary retail,
food and beverage and entertainment uses
that contribute to the tourism focus of Noosa
Shire.
PO3 AO3.2
Business uses are secondary to Banks, professional offices, supermarkets,
accommodation uses and support recreational discount department stores, showrooms,
activities and surrounding accommodation hardware stores and health care services do
facilities without compromising or competing not establish in the Tourist accommodation
with Major Centres or District Centres. zone.
The proposed changes are consistent with these Code provisions with visitor accommodation to
remain the primary focus for Noosa Blue, with the changes enhancing the range of ancillary uses
associated with the accommodation. While Acceptable Outcome AO3.2 of the Code suggests that
professional offices are not appropriate in the Tourist Accommodation Zone, the proposed office
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
tenancy is 30m2 in area, with the applicant also seeking the option for the tenancy to be used as a
shop or used in association with the yoga studio. Furthermore, the proposed office use will not
compromise or compete with the designated business centres consistent with Performance
Outcome PO3.
The Tourist Accommodation Zone Code also recognises that some site’s zoned for tourist
accommodation are in proximity to permanent residents and that there is potential for conflicts to
arise. This is reflected in the following provisions of the Code:
Section 6.3.4.2(2) of the Code states:
(g) Development incorporates a high level of residential amenity and safety and ensures that
there is no unreasonable loss of amenity to surrounding premises.
Performance Outcomes Acceptable Outcomes
PO21 AO21.1
Development ensures that the design of the Buildings and structures:
development and operation of uses;
(a) are sited and orientated to minimise the
(a) provide a high level of amenity to users of likelihood of overlooking the private open
the subject site; and space of adjacent residential uses;
(b) do not unreasonably impact on the amenity (b) avoid reduction of sunlight to at least 40%
enjoyed by users of adjoining or nearby of the private open space areas of any
premises, including privacy and access to adjoining residences to less than 2 hours
sunlight. between 9:00am and 3:00pm on any day
of the year;
(c) incorporate fencing, landscaping and
screening to mitigate impacts on adjoining
residential uses.
The proposal includes no changes to the external built form with each of the changes
accommodated in the existing building footprint or approved use area. The expanded yoga studio,
and new shop or office are not expected to adversely impact the amenity of surrounding premises.
3.3.4 Development Codes
Business Activities Code
The proposed business uses are of a type, scale and intensity consistent with the outcomes of the
Code and the site is suitable having regard to access, infrastructure and services. As previously
stated, the proposed uses are also not expected to impact the amenity of the area.
Recreation Activities Code
The proposed extension to the yoga studio will contribute to the recreation needs of the community
and visitors to the area. It will remain of an appropriate low scale that is compatible with the amenity
and character of the area.
Driveways & Parking Code
The below table reviews car parking for the proposed development against the Driveways and
Parking Code of the Noosa Plan 2020. This table demonstrates that the proposal complies with
the minimum car parking rates set by the Code.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Use NP2020 car parking rates Spaces Required
65 multiple dwelling units 1 space per unit plus 65 spaces plus
(the car parking requirement for the Short-term accommodation use 1 space per 10 units 7 spaces
under NP2020 have been utilised for this calculation)
Shop/Office (30m2 GFA) 1 space per 20m2 GFA 1.5 spaces
Food and Drink Outlet (22.7m2 use area + 1 space per 20m2 Use Area 2.65 spaces
30m2 outdoor dining)
Indoor Sport & Recreation (Yoga Studio & 1 space per 20m2 GFA 19.15 spaces
Health Spa) (383m2 GFA*)
*excludes 30m2 GFA on Lot 301
Tota Car Spaces Required – 95.3 spaces
Total Car Spaces Provided Onsite – 104 spaces
Deletion of Existing Conditions
It is noted that as a result of the proposed change to the approved uses, including the removal of
the Conference Facility and Vehicle Hire Premises (Hertz Rental) components of the approval, the
following three conditions on the existing approval are no longer relevant:
1 The proposed conference centre shall be sound proofed to the satisfaction of Council’s
Building Surveyor and the Department of Environment in accordance with applicable
statutory requirements but in any event so that the noise level produced by activities
carried on within the boundaries of the site, shall not exceed 45dBA when measured
at the boundary of the site or 5dBA above ambient background noise levels again when
measured at the boundary of the site, whichever is the higher.
2 No amplified music or entertainment involving amplified noise shall be permitted in the
conference centre after 10.00pm on any night.
13 No hire vehicles are permitted to be displayed for hire purposes or otherwise parked in
the Noosa Drive road reserve, adjacent to this site or the driveway within the site. Any
vehicles left in that road reserve area by customers returning the vehicles, shall be
immediately removed to within the site by the operator of the vehicle hire premises.
A recommendation is therefore included above to delete conditions 10, 11 and 13 as they are no
longer relevant to the proposal.
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
Not applicable
4.3. Public Notification
The application was publicly notified for 16 business days in accordance with the Planning Act
2016. No submissions were received.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
5. CONCLUSION & REASONS FOR DECISION
It is concluded that the proposed Other Change to the Noosa Blue Resort development is
consistent with the outcomes sought by the Noosa Plan 2020 for the site and the surrounding area.
The proposed extension to the yoga studio and addition of a potential small shop or office tenancy
will complement and remain ancillary to the site’s intended primary focus for visitor
accommodation. Further, the applicant has demonstrated that the changes are all internal, remain
within the existing building footprint and are not expected to impact adversely on the surrounding
amenity. Existing on-site car parking is also expected to continue to meet the likely car parking
demands. The application is therefore recommended for approval.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
Strategic Land Use Planning x Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste
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ATTACHMENT 3 - (51998.2462.07) - PROPOSAL PLANS
2D FLOORPLAN
Council Annotation:
Approved area (Lot 208)
under 51998.2462.07 for
WC Indoor Sport and Recreation
153.8 M2
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Page 19
Council Annotation:
Approved area (Lot 301) under
51998.2462.07 for
interchangeable Shop / Office /
Indoor Sport and Recreation
Lot 301 - Layout Plan Plan No.2 JL
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Council Annotation:
Approved area (Lot 302) under
51998.2462.07 for Indoor Sport
and Recreation ('studio') and
Food and Drink Outlet ('cafe')
Lot 302 - Layout Plan Plan No.3 JL Page 20 of 90
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
5.2 UPDATE TO INFRASTRUCTURE CHARGES RESOLUTION
Author Infrastructure Assessment Coordinator, Oddbjorn Ludvigsen
Development & Regulation Department
Index ECM/Subject/ 66.02
Attachments 1. ATTACHMENT 1 - OFFICER'S REPORT
2. ATTACHMENT 2 - NSC CHARGES RESOLUTION (No.8) 2024
EXECUTIVE SUMMARY
This report provides a standard administrative amendment for updating Council’s “Charges
Resolution” to align with the recently amended “Planning Regulation 2017, Schedule 16
Prescribed amounts” (maximum permissible charge rates) that applies to development from 1
July 2024 for the 2024-2025 financial year.
RECOMMENDATION
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 6 August 2024 and:
A. Adopt the “Noosa Shire Council Charges Resolution (No.8) 2024” provided as Attachment 1 to
the report, to replace the “Noosa Shire Council Charges Resolution (No.7) 2022” and take effect on
15 August 2024.
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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT 6 AUGUST 2024
ATTACHMENT 1 – OFFICER’S REPORT
REPORT
Council issues infrastructure charges on development under its “Charges Resolution” to help fund
provision of “trunk” infrastructure identified in its Local Government Infrastructure Plan (LGIP).
On 1 July 2024 through the “Planning (Prescribed Amounts) Amendment Regulation 2024”, the
State Government amended the “Planning Regulation 2017, Schedule 16 Prescribed amount” that
applies from 1 July 2024 for the 2024-2025 financial year in lieu of the indexation otherwise applied
under Clause 112 (2) (b) of the “Planning Act 2016”.
The Queensland Legislation webpage has been updated with the amended “Planning Regulation
2017, current as at 1 July 2024”. The updated prescribed (maximum) amounts equate to 4.29%
and 6.29% increases over the past two financial years.
To maintain direct consistency with the most current legislative/regulatory amendment, it is
recommended that Council’s current “Charges Resolution (No.7) 2022” be amended and replaced
with an updated “Charges Resolution (No.8) 2023” provided as Attachment 1 to this report to take
effect on 15 August 2024.
1. Summary of Amendments
The amendments are administrative only and relate to the following items:
Section 1.1 Short title
Update the charges resolution citation to: (No.8) 2024
Section 1.3 Effect
Update the effective date to: 15 August 2024
Section 10.4 Schedule of Council Adopted Infrastructure Charges (under breakup agreement)
Update the base date to 1 July 2024 for the 2024-2025 Financial Year and amend Table 10.3
Schedule of Council adopted charges to:
• Update Column 2 to the current “Planning Regulation 2017 Schedule 16 Prescribed
amounts” updated by the State Government on 1 July 2023 as inserted by the “Planning
(Prescribed Amounts) Amendment Regulation 2024”;
• Update Column 3 “Council Charges” in accordance with the Charges breakup agreement
with Unitywater of the updated Prescribed amounts in Column 2; and
• Update Column 4 “Council Included Reductions” amounts maintaining unchanged previous
proportioned (percentage) reductions.
Previous Council Consideration
Ordinary Meeting Minutes, 28 August 2014, Item 2, Page 6
That Council note the report by the Priority Infrastructure Planning and Infrastructure Charges
Officer to the Planning & Organisation Committee dated 28 January 2014 and:
1. Adopt the “Noosa Shire Council Adopted Infrastructure Charges Resolution (No.1) 2014”
(provided at Attachment 1 to the report) to replace the “Sunshine Coast Regional Council
Adopted Infrastructure Charges Resolution (No.4) 2011” applying to development governed
by The Noosa Plan;
2. Publicly notify the adoption of the “Noosa Shire Council Adopted Infrastructure Charges
Resolution (No.1) 2014” and forward a copy to the Chief Executive, Department of State
Development, Infrastructure and Planning in accordance with section 648D of the
“Sustainable Planning Act 2009”;
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3. Adopt Noosa Council policy positions regarding Extensions to Relevant Periods (through
infrastructure agreements) and/or subsequent Infrastructure Charge Notices triggered by
Building Permits, to charge development for all networks, including those previously missing
where:
a) missing networks are to be charged at the current Adopted Infrastructure Charges; and
b) the missing network charge is limited so that it does not cause the total amount
payable for the development to exceed the total maximum adopted charge
permissible under the “Statutory Planning Regulatory Provision (adopted charges)”.
4. For development requesting to transfer to an alternative infrastructure charges regime to
that previously applied under an existing development approval, Council:
a) require a new development application to be lodged; and
b) offer a 50% reduction to the application fee for these new development applications,
provided there is no change to the development previously approved and no additional
assessment is required to that previously undertaken under The Noosa Plan; and
c) request the applicant to cancel their previous development approval under sections
379 and 380 of the “Sustainable Planning Act 2009” at no cost to the applicant, once a
dew development approval takes effect.
5. Note the State Government’s review of the current Adopted Infrastructure Charges regime
is likely to impact the level of infrastructure charges that can be levied on future development
and priority infrastructure planning requirements. A further report will be provided to Council
once the outcome is known.
Ordinary Meeting Minutes, 12 February 2015, Item 1, Page 6
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Organisation Committee Meeting dated 3 February 2015 and adopt the “Noosa Shire Council
Charges Resolution (No.2) 2014” (provided as Attachment 1 to the report) to take effect on Monday
16 February 2015 replacing the “Noosa Shire Council Adopted Infrastructure Charges Resolution
(No.1) 2014”.
Ordinary Meeting Minutes, 20 October 2016, Item 5, Page 16
That Council note the report by the Principal Strategic Planner to the General Committee dated 17
October 2016 and:
A. Proceed to adopt the Planning Scheme Amendments, as provided at Attachment 1 to the
report, in accordance with the Ministerial conditions; and
B. Authorise changes to Table 10.3 of Council’s Charges Resolution for secondary dwellings,
community residences and intensive cultivation uses, as provided at Attachment 2
(Amended) to the report.
Ordinary Meeting Minutes, 20 September 2018, Item 5, Page 14
That Council note the report by the Infrastructure Assessment Coordinator to the General
Committee Meeting dated 17 September 2018 regarding amendment to the Infrastructure Charges
Resolution and:
A. Adopt the “Noosa Shire Council Charges Resolution (No.3) 2018” provided at Attachment
1 to the report, to take effect on Monday 24 September 2018 replacing the “Noosa Shire
Council Charges Resolution (No.2) 2014 (Amendment 1)”;
B. Authorise the Chief Executive Officer to:
1. Review infrastructure charge notices issued from 8 June 2018 (the date the current
LGIP took effect) and where applicable for developments located outside the PIA, issue
“Amended Infrastructure Charges Notices” removing the stormwater component of the
charge;
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2. Apply the annual indexation methodology in line with item 9.5 (3) “Automatic
increase provision of levied charge” contained in the new “Noosa Shire Council
Charges Resolution (No.3) 2018” for all infrastructure charges remaining to be paid
that were issued from 1 July 2011 under all previous adopted “Council Charges
Resolutions”; and
3. Continue to apply quarterly indexation using variations in the Consumer Price Index
(CPI) for:
i. all infrastructure contributions and/or infrastructure charge notices remaining to
be paid that were issued prior to 1 July 2011 under the former Planning Scheme
Policies (PSP’s) contained as a condition of a development permit and/or under
the former Coastal Major Road Network Infrastructure Charges Plan
(CMRNICP); and
ii. all infrastructure charges and/or contributions being paid under delayed
staged payment or other infrastructure agreements.
Ordinary Meeting Minutes, 19 September 2019, Item 1, Page 10
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 10 September 2019 and adopt the “Noosa Shire Council
Charges Resolution (No.4) 2019” provided at Attachment 1 to the report (with a correction to
section 13.6(i)(c) to refer to clause 145 of the Planning Act), to take effect on Monday 23
September 2019 replacing the “Noosa Shire Council Charges Resolution (No.3) 2018”.
Special Meeting Minutes, 16 July 2020, Item 2, Page 7
That Council note the report by the Infrastructure Assessment Coordinator to the Special Meeting
dated 16 July 2020 and
A. Adopt the “Noosa Shire Council Charges Resolution (No.5) 2020” provided at Attachment
1 to the report, to take effect and replace the “Noosa Shire Council Charges Resolution
(No.4) 2019” on the day the new planning scheme takes effect, and
B. Authorise the CEO to make minor changes to the Noosa Shire Charges Resolution (No. 5)
2020 prior to the date it takes effect.
Ordinary Meeting Minutes, 15 October 2020, Item 1, Page 4
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 6 October 2020 and adopt the “Noosa Shire Council
Charges Resolution (No.5.1) 2020” provided at Attachment 1 to the report, to replace the “Noosa
Shire Council Charges Resolution (No.5) 2020” and take effect on 16 October 2020.
Ordinary Meeting Minutes, 19 August 2021, Item 6, Page 7
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 10 August 2021 and adopt the “Noosa Shire Council
Charges Resolution (No.6) 2021” provided as Attachment 1 to the report, to replace the “Noosa
Shire Council Charges Resolution (No.5.1) 2020” and take effect on 20 August 2021.
Ordinary Meeting Minutes, 18 August 2022, Item 7, Page 15
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 9 August 2022 and adopt the “Noosa Shire Council
Charges Resolution (No.7) 2022” provided as Attachment 1 to the report, to replace the “Noosa
Shire Council Charges Resolution (No.6) 2021” and take effect on 19 August 2022.
Finance
Council is required to have an adopted a Charges Resolution that is compliant with current planning
legislation to issue infrastructure charges and impose conditions about trunk infrastructure on
development. The infrastructure charges revenue is estimated in the order of $2.3 million per
annum.
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Risks & Opportunities
Regular reviews with appropriate updates to Council’s Charges Resolution will reduce the risk for
potential legal appeals being lodged against infrastructure charges issued on development.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Manager, Development Assessment
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director Director x Director
x Strategic Land Use Planning x Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste
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ATTACHMENT 2 - NSC CHARGES RESOLUTION (No.8)
2024
Noosa Shire Council
Charges Resolution (No.8) 2024
Effective Date: 15 AUGUST 2024
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Noosa Shire Council
Charges Resolution (No.8) 2024
Contents
Page
Part 1 Introduction ................................................................................................................................. 4
1. Preliminary ................................................................................................................................... 4
1.1 Short title 4
1.2 Planning Legislation 4
1.3 Effect 4
1.4 Purpose of the resolution 4
1.5 Interpretation 4
2. Application of the adopted infrastructure charge ................................................................... 7
2.1 Purpose 7
2.2 Effect of the Chapter 4 of the Planning Act 2016 in the local government area 7
2.3 Application of the resolution to the local government area 7
2.4 Application to particular development 7
2.5 Categorisation of uses to development classes 8
3. Assumptions about future development .................................................................................. 8
3.1 Purpose 8
3.2 Development assumptions about future development 8
4. Priority infrastructure area ......................................................................................................... 8
4.1 Purpose 8
4.2 Priority infrastructure area 8
Part 2 Trunk infrastructure networks ................................................................................................... 9
5. Trunk infrastructure plans ......................................................................................................... 9
5.1 Purpose 9
5.2 Schedule of works for trunk infrastructure 9
5.3 Trunk infrastructure network systems and items 9
5.4 Trunk infrastructure plans 9
6. Desired standard of service ....................................................................................................... 9
6.1 Purpose 9
6.2 Desired standards of service for trunk infrastructure 9
7. Establishment cost for trunk infrastructure networks ............................................................ 9
7.1 Purpose 9
7.2 Establishment cost for a trunk infrastructure network 9
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Part 3 Levied charge ............................................................................................................................ 10
8. Levied infrastructure charge.................................................................................................... 10
8.1 Purpose 10
8.2 Calculation of Council levied charge 10
8.3 Council adopted charge rate 12
8.4 Credit 13
8.5 Additional credit for past contribution or charge 13
9. Administration of levied charge .............................................................................................. 14
9.1 Purpose 14
9.2 Subsidy for a levied charge 14
9.3 Time of payment of a levied charge 14
9.4 Alternatives to paying a levied charge 14
9.5 Automatic increase provision of levied charge 14
9.6 Infrastructure charges taken to be a rate 15
9.7 Interest on overdue charges 15
9.8 Goods and services tax 15
10. Allocation of adopted infrastructure charge (breakup agreement) ..................................... 15
10.1 Purpose 15
10.2 Allocation of adopted infrastructure charge to the Council and the distributor-
retailer (breakup agreement) 15
10.3 Allocation of levied charge to trunk infrastructure networks 17
10.4 Schedule of Council Adopted Infrastructure Charges (under breakup agreement)18
Part 4 Offset and refund for Council trunk infrastructure................................................................ 23
11. Infrastructure offset .................................................................................................................. 23
11.1 Purpose 23
11.2 Application of section 23
11.3 Establishment cost for an infrastructure offset 23
11.4 Recalculation of establishment cost for an infrastructure offset 23
12. Refund of an unused infrastructure offset ............................................................................. 25
12.1 Purpose 25
12.2 Application of section 26
12.3 Payment of a refund 26
13. Conversion Applications .......................................................................................................... 26
13.1 Purpose 26
13.2 Application of section 26
13.3 Conversion application process 27
13.4 Notice of decision 27
13.5 Effect of conversion application decision 27
13.6 Criteria for deciding a conversion application 27
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Part 1 Introduction
1. Preliminary
1.1 Short title
The charges resolution may be cited as Noosa Shire Council Charges Resolution (No.8)
2024.
1.2 Planning Legislation
(1) The resolution is made pursuant to section 113 of the Planning Act 2016.
(2) The resolution is to be read in conjunction with the following:
(a) the Planning Regulation 2017;
(b) the local planning instrument.
(3) The resolution is attached to but does not form part of the local planning
instrument.
1.3 Effect
The resolution has effect from 15 August 2024.
1.4 Purpose of the resolution
The purpose of the resolution is to assist with the implementation of the local planning
instrument by stating the following:
(a) an adopted infrastructure charge for determining the levied charge for
funding part of the establishment cost of the following trunk infrastructure
networks:
(i) transport network;
(ii) public parks and land for community facilities network;
(iii) stormwater network;
(iv) water supply network;
(v) sewerage network;
(b) stating other matters relevant to the adopted infrastructure charge.
1.5 Interpretation
(1) In this resolution:
adopted charge rate means the charge to be applied for the purpose of
calculating a levied charge as stated in section 8.3 (Council adopted charge rate).
base date means the date being:
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(a) The date for the financial year applying to the adopted charge rates
specified in section 10.4 (Schedule of Council Adopted Infrastructure
Charges (under breakup agreement)).
(b) The date stated in the LGIP for estimates of the establishment costs for
the local government’s trunk infrastructure networks;
(c) The date stated in the Netserve Plan for estimates of the establishment
costs for the distributor-retailer’s trunk infrastructure networks.
bedroom means an area of a building or structure which:
(a) is used, designed or intended for use for sleeping (but excludes a lounge
room, dining room, living room, kitchen, water closet, bathroom, laundry,
garage or plant room); or
(b) other habitable rooms that can be used for sleeping such as a den,
library, study, loft, media or home entertainment room, library, family or
rumpus room or other similar space. (Non-habitable rooms will not be
considered in the calculation of infrastructure charges)
breakup agreement means the agreement between the local government and
the distributor-retailer determining the proportion of the maximum adopted
charges to apply to each entity.
Council means Noosa Shire Council.
court area means the area of premises where the leisure, sport or recreation
activity is conducted and excludes the area of the premises not used for
conducting the leisure, sport or recreation activity, such as areas for spectators,
office or administration, amenities or food and beverages.
credit means the amount to be applied for the purpose of reducing an adopted
infrastructure charge which takes into account the existing usage of the trunk
infrastructure networks by the premises on or in relation to which development is
carried out as calculated in section 8.4 (Credit) and 8.5 (Additional credit for past
contribution or charge).
demand means the deemed usage of the trunk infrastructure networks by the
development on the premises and correlates to the charge rates for the use/s
stated in section 8.3 (Council adopted charge rate) as the designated demand
unit for the purpose of calculating the levied charge stated in section 8.2
(Calculation of Council levied charge). Refer also to the administrative term
“demand unit” in Schedule 4 of the Planning Regulation 2017.
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distributor-retailer means the Northern SEQ Distributor-Retailer Authority
(trading as Unitywater).
food preparation facilities means an area of a room capable of being used for
the preparation of food in a dwelling or in a commercial establishment and
generally includes a bench with a plumbed sink and space for a refrigerator (full
or mini bar size). It may also utilise hardwired or plug-in type appliances.
gross floor area (GFA) has the meaning defined in Schedule 24 of the Planning
Regulation 2017 and The Noosa Plan 2020.
habitable room means any room of a dwelling other than a bathroom, laundry,
toilet, pantry, walk-in wardrobe, corridor, stair, lobby, photographic darkroom,
clothes drying room and other space of a specialised nature occupied neither
frequently nor for extended periods.
impervious area means the area of the premises that is impervious to rainfall.
This includes all roofed, decked, paved, concreted, bitumen or other type of
sealed areas.
Local government infrastructure plan (LGIP) means part of the specified local
government planning scheme as defined in Schedule 2 Dictionary of the Planning
Act 2016.
Local planning instrument means the: The Noosa Plan 2020 or The Noosa
Plan 2006 (superseded) planning scheme.
Netserv plan means the distributor-retailer’s plan and its service about its water
and wastewater networks as required by the South-East Queensland Water
(Distribution and Retail Restructuring) Act 2009.
planned date means the date scheduled for the provision of trunk infrastructure
stated in the schedule of works for trunk infrastructure referenced in the LGIP.
Planning Regulation means the Planning Regulation 2017 made under the
Planning Act 2016.
residential lot means a lot that is located in the Low, Medium and High Density
Residential Zones, Tourist Accommodation Zone, Rural and Rural Residential
Zones.
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suite means a single room or a set of connecting rooms that can operate as a
single occupancy/tenancy for accommodation purposes.
(2) A term defined in the Planning Act 2016 or Planning Regulation 2017 which is used
in the resolution has the meaning given in the Planning Act 2016 or Planning
Regulation 2017.
(3) If a term is not defined in the resolution, Local planning instrument, Planning Act
2016 or the Planning Regulation 2017 the term is to, subject to section 14A
(Interpretation best achieving Act’s purpose) of the Acts Interpretation Act 1954,
have the meaning assigned to it by the edition of the Macquarie Dictionary that is
current at the commencement date.
(4) Development that is “capable of being used” for a particular purpose, will be
assessed for infrastructure charges applicable to the appropriate planning scheme
“use” and/or “administrative” definition.
2. Application of the adopted infrastructure charge
2.1 Purpose
Section 2 states the following:
(a) that Chapter 4 of the Planning Act 2016 has effect in the local
government area;
(b) that the resolution is intended to apply to development in the local
government area;
(c) that the resolution applies to particular development;
(d) the categorisation of uses under an local planning instrument to
development classes and charge categories under Schedule 16 of the
Planning Regulation.
2.2 Effect of the Chapter 4 of the Planning Act 2016 in the local government area
Chapter 4 of the Planning Act 2016 applies to all of the local government area.
2.3 Application of the resolution to the local government area
The resolution applies to all development in the local government area.
2.4 Application to particular development
The Council may levy an infrastructure charge on the following development:
(a) a reconfiguring a lot;
(b) a material change of use of premises;
(c) the carrying out of building work;
(d) other development approval.
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2.5 Categorisation of uses to development classes
(1) A use under the local planning instrument as stated in column 1 of Table 10.3
(Schedule of Council adopted charges) is included within the Schedule 16 of the
Planning Regulation charge category stated in column 2 of Table 10.3 (Schedule
of Council adopted charges).
(2) The Council and the distributor-retailer are to allocate a use not otherwise stated
under subsection (1) to another similar use that the local government or
distributor-retailer decides to apply to the use (refer to Schedule 16 of the
Planning Regulation 2017).
3. Assumptions about future development
3.1 Purpose
Section 3 states the assumptions about the type, scale, location and timing of future
development.
3.2 Development assumptions about future development
(a) the type, scale, location and timing of future development is identified in
the LGIP and/or local planning instrument
(b) development inconsistent with the type, scale, location or timing
identified in the LGIP and/or local planning instrument will be subject to
assessment for conditions for extra trunk infrastructure costs in
accordance with Chapter 4 of the Planning Act 2016.
4. Priority infrastructure area
4.1 Purpose
Section 4 states the priority infrastructure area for the Council.
4.2 Priority infrastructure area
The priority infrastructure area is identified in the LGIP.
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Part 2 Trunk infrastructure networks
5. Trunk infrastructure plans
5.1 Purpose
Section 5 states the trunk infrastructure networks to be funded in part by the levied
infrastructure charge.
5.2 Schedule of works for trunk infrastructure
The trunk infrastructure networks comprise the land and works for trunk infrastructure
detailed in the LGIP and Netserv Plan.
5.3 Trunk infrastructure network systems and items
The trunk infrastructure networks identified in the schedule of works for trunk
infrastructure include the systems and items detailed in the LGIP and Netserv Plan.
5.4 Trunk infrastructure plans
The trunk infrastructure networks identified in the schedule of works for trunk
infrastructure are conceptually identified in the trunk infrastructure plans detailed in the
LGIP and Netserv Plan.
6. Desired standard of service
6.1 Purpose
Section 6 states the desired standard of service which is the standard guiding the delivery
of a trunk infrastructure network.
6.2 Desired standards of service for trunk infrastructure
The desired standard of service for each infrastructure network is detailed in the LGIP and
Netserv Plan.
7. Establishment cost for trunk infrastructure networks
7.1 Purpose
Section 7 states the establishment cost for an identified trunk infrastructure network.
7.2 Establishment cost for a trunk infrastructure network
The establishment cost for the trunk infrastructure networks are detailed in the LGIP and
Netserv Plan.
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Part 3 Levied charge
8. Levied infrastructure charge
8.1 Purpose
Section 8 states the calculation of the infrastructure charge to be levied by the following:
(a) the Council under Chapter 4 of the Planning Act 2016 for the transport,
public parks & land for community facilities and stormwater networks in
accordance with the breakup agreement;
(b) the distributor-retailer under the South-East Queensland Water
(Distribution and Retail Restructuring) Act 2009 for the sewerage and
water supply networks in accordance with the breakup agreement and
Unitywater’s Infrastructure Charges Schedule.
An infrastructure charge applies where the development results in an increase in the
type/s and/or quantity in use/s on the site and therefore places additional demand on trunk
infrastructure. The determination of extra demand on trunk infrastructure correlates
directly to the infrastructure charge calculation undertaken in accordance with section 8.2
(Calculation of Council levied charge) and section 8.3 (Council adopted charge rates) in
compliance with the planning legislation. Refer also to Queensland State Government
Fact Sheet: “Local government infrastructure framework, Calculating additional demand
and existing use credits”.
8.2 Calculation of Council levied charge
Infrastructure charges are calculated and levied separately by the Council and distributer-
retailer in accordance with the charges breakup agreement and relevant legislation.
The legislation states: “A levied charge may be only for extra demand placed on trunk
infrastructure that the development will generate.” In this regard, alternative calculation
methodologies may be undertaken according to whether the development approved:
(a) alters the current development and/or use/s lawfully existing on the
premises whereby the calculation needs to consider the new “total”
development approved and deduct the previous lawful development;
or alternatively:
(b) simply only adds to the current development use/s lawfully existing on
the premises whereby the calculation may be simplified to just comprise
the approved additional development quantity and use/s.
(1) An infrastructure charge that may be levied for reconfiguring a lot is generally
calculated as follows:
LCROL = (ACROL x QROL) - C
Where:
LCROL is the infrastructure charge levied for reconfiguring a lot.
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ACROL is the adopted charge rate for reconfiguring a lot stated in section 8.3
(Council adopted charge rate).
QROL is the total no of lots.
C is the credit stated in section 8.4 (Credit).
Note:
(a) for residential lot reconfiguration, the adopted infrastructure charge
is apportioned across all networks;
(b) for non-residential lot reconfiguration, the adopted infrastructure
charge apportionment excludes the stormwater charge component.
The stormwater charge will be calculated and issued on a
subsequent material change of use or building work approval when
the impervious area is able to be determined.
(2) An infrastructure charge that may be levied for a material change of use or
building work for residential development is generally calculated as follows:
LCR = (Sum(ACR x QR) for each defined use) − C
Where:
LCR is the infrastructure charge that may be levied for a material change of
use or building work for residential development.
ACR is the adopted charge rate for each defined use for a material change of
use or building work for residential development stated in section 8.3
(Council adopted charge rate).
QR is the residential quantity for each defined use.
C is the credit stated in section 8.4 (Credit).
(3) An infrastructure charge that may be levied for a material change of use or
building work for non-residential development is generally calculated as follows:
LC = LCNR + LCSW
Where:
LC is the infrastructure charge that may be levied for the total development
LCNR = (Sum of (AC4 x Q4) for each defined use) − C4
LCSW = (ACSW x QSW) − CSW
LCNR is the infrastructure charge that may be levied for a material change of
use or building work for non-residential development for the transport,
public parks and land for community facilities networks.
LCSW is the levied charge for a material change of use or building work for
non-residential development for the stormwater network.
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AC4 is the adopted charge rate for each defined use for a material change of
use or building work for non-residential development stated in section
8.3 (Council adopted charge rate) for the transport, public parks and
land for community facilities networks.
ACSW is the adopted charge rate for a material change of use or building work
for non-residential development stated in section 8.3 (Council adopted
charge rate) for the stormwater network.
Q4 is the non-residential quantity for each defined use.
QSW is the impervious area of the development.
C4 is the credit stated in section 8.4 (Credit) for the transport, public parks
and land for community facilities networks.
CSW is the credit stated in section 8.4 (Credit) for the stormwater network.
(4) An infrastructure charge is only levied if the calculation in sub-sections (1), (2)
and (3) results in an amount greater than $zero (i.e. no refund applies should the
calculated charge result in a negative amount).
8.3 Council adopted charge rate
The adopted charge rate for:
(a) reconfiguring a lot, is the amount stated equivalent to a Residential (3 or
more bedroom dwelling unit) in Table 10.3 (Schedule of Council adopted
charges);
(b) a material change of use or building work for:
(i) residential development, is stated in Table 10.3 (Schedule of
Council adopted charges);
(ii) non-residential development other than special uses, is stated in
Table 10.3 (Schedule of Council adopted charges), which
comprises the following:
(A) the adopted charge rate for the transport, public parks
and land for community facilities networks; and
(B) the adopted charge rate for the stormwater network;
(iii) non-residential development being other uses or development
not otherwise identified in paragraphs (i) or (ii):
(A) the adopted charge rate for the transport, public parks
and land for community facilities networks being the
prescribed amount for another similar use that the local
government decides to apply to the use (refer to
Schedule 16 of the Planning Regulation 2017); and
(B) the adopted charge rate for the stormwater network
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8.4 Credit
The credit for the premises is an amount which is the greater of the following:
(a) the development use & quantity of development of an adopted
infrastructure charge previously paid for the development of the
premises;
(b) where the premises is subject to an existing lawful use or previous lawful
use no longer taking place for:
(i) residential development, the amount stated for an adopted
charge in Table 10.3 (Schedule of Council adopted charges) for
the lawful use;
(ii) non-residential development other than special uses, the
amount stated for an adopted charge in Table 10.3 (Schedule
of Council adopted charges) for the lawful use;
(iii) non-residential development being other uses or development
not otherwise identified in paragraphs (i) or (ii), the prescribed
amount for another similar use that the local government
decides to apply to the use (refer to Schedule 16 of the
Planning Regulation 2017).
The onus remains with the applicant to provide full details and evidence
as to the extent and lawfulness of any claim for a credit for a previous
use no longer taking place.
(c) where the premises is not subject to an existing or previous lawful use:
(i) for residential development, the amount applicable for a
residential lot stated for Residential (3 or more bedroom
dwelling unit) in Table 10.3 (Schedule of Council adopted
charges) applicable to a single residential lot provided the lot is
capable of having a dwelling house built on the lot in compliance
with the planning scheme requirements;
(ii) for non-residential development, no credit applies.
8.5 Additional credit for past contribution or charge
For a past contribution and or charge relating to “current” trunk infrastructure that has
been paid for a particular trunk network under a previous charging regime that exceeds
the credit applied under section 8.4 (Credit), an “additional credit” against the adopted
charge for the particular network will be recognised. The amount of the credit will be
determined by converting the previous payment to an equivalent adopted charge as
determined by Council and only relates to the amount over and above the standard credit
applied under section 8.4 (credit).
The amount of the credit will not be more than the adopted charge amount apportioned for
that network. The onus remains with the applicant to provide full details and evidence of
any payments of contributions and or charges under a previous charging regime.
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9. Administration of levied charge
9.1 Purpose
Section 9 states how an infrastructure charge levied by the Council is to be administered.
9.2 Subsidy for a levied charge
The Council’s policy statement in respect of a subsidy for a levied infrastructure charge is
stated in Council Policy Document - Infrastructure Charges Rebates for Community
Organisations in effect at the time of levying the infrastructure charge.
9.3 Time of payment of a levied charge
A levied infrastructure charge is payable in accordance with the Planning Act 2016 at the
following time:
(a) if the charge applies to reconfiguring a lot ― when the Council approves
the plan for the reconfiguration that, under the Land Title Act, is required
to be given to Council for approval; or
(b) if the charge applies to building work ― the sooner of: when the
certificate of classification or final inspection certificate for the building
work is given under the Building Act or prior to occupancy; or
(c) if the charge applies to a material change of use ― when the change
happens; or
(d) if the charge applies for other development, on the day stated in the
infrastructure charges notice under which the charge is levied.
9.4 Alternatives to paying a levied charge
The Council may give consideration to entering into an infrastructure agreement involving
an alternative to the way a payment is to be made or an infrastructure contribution
provided in a form other than paying an infrastructure charge.
9.5 Automatic increase provision of levied charge
The levied infrastructure charge is subject to an automatic increase provision (indexation)
as permitted under the legislation. The automatic increase provision is applied as follows:
(1) The infrastructure charge is first calculated using the adopted charge rates at the
base date and indexed to the Financial Year current at the time of issue of the
infrastructure charge notice;
(2) The issued infrastructure charge is subject to further indexation from the date of
issue until the date of payment.
(3) Indexation is applied annually per Financial Year using variations applicable to
the “maximum amount” possible to be issued under the Planning Regulation
2017 as amended in accordance with the legislation from the stipulated base
date to the time of issue and payment.
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9.6 Infrastructure charges taken to be a rate
A levied charge is, for the purpose of its recovery, taken to be rates of the local
government that levied the charge. Within the meaning of the Local Government Act,
this means:
(a) an infrastructure charge may be recovered by court action for a debt;
(b) an infrastructure charge may be recovered from the person for the
time being owning the relevant land, regardless of who was the owner
or other person upon whom the charges was imposed;
(c) Interest is payable on overdue payments; and
(d) If charges are unpaid for 3 years, the land can be sold to recover the
outstanding charges.
9.7 Interest on overdue charges
Compound interest calculated daily at the rate stated in “Council’s Revenue Statement”
is payable on all overdue infrastructure charges outstanding after the due date for
payment stated in the charges notice.
9.8 Goods and services tax
The federal government has determined that rates and utility charges levied by local
government will be GST free. Accordingly, no GST is included in infrastructure
charges.
10. Allocation of adopted infrastructure charge (breakup
agreement)
10.1 Purpose
Section 10 states how the adopted infrastructure charge of the Council and the distributor-
retailer is to be allocated in accordance with the breakup agreement.
10.2 Allocation of adopted infrastructure charge to the Council and the distributor-
retailer (breakup agreement)
(1) The proportion of an adopted infrastructure charge to be allocated to the Council
and the distributor-retailer is stated in Table 10.1 (Allocation of adopted
infrastructure charge (breakup agreement) to the Council and the distributor-
retailer). For non-residential development, this proportion of the adopted charge
excludes the stormwater network which is calculated separately and allocated
100% to Council.
(2) The levied charge is calculated and issued separately by the Council and
distributor-retailer as applying to their respective infrastructure networks in
accordance with the breakup agreement.
(3) Where development is not connected to the water and sewerage networks, the
levied charge issued by distributor-retailer is reduced as determined by the
distributor-retailer.
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Table 10.1 Apportionment of adopted infrastructure charge (breakup agreement) to the Council and the Distributor-
Retailer (Unitywater)
Column 1 Column 2 Column 3 Column 4
Local planning Planning *Apportionment of adopted infrastructure charge for Non-Residential Development Apportionment of adopted infrastructure
instrument areas charge for:
a) Residential development; and
Retail, Commercial and Entertainment Uses
(Retail, Office, Bulk Goods, Showroom, Industry Uses b) *Non-Residential development not
Entertainment) otherwise specified in Column 3
Distributor-Retailer Distributor-Retailer Distributor-Retailer
Noosa Shire Council Noosa Shire Council Noosa Shire Council
(Unitywater) (Unitywater) (Unitywater)
(%) (%) (%)
(%) (%) (%)
All Areas in
The Noosa Plan 85 15 64 36 60 40
Noosa Shire
Note:
* For Non-Residential development, the adopted infrastructure charge apportionment excludes stormwater which is calculated and allocated separately 100%
to Council.
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10.3 Allocation of levied charge to trunk infrastructure networks
Infrastructure charges are provided for provision of trunk infrastructure in accordance with
the breakup agreement for:
(a) distributor-retailer trunk infrastructure, in accordance with Unitywater’s
Netserv Plan and Infrastructure Charges Schedule as determined by
Unitywater.
(b) Council trunk infrastructure, in accordance with Council’s LGIP and
generally with Table 10.2 (Allocation of Council levied charge to trunk
infrastructure networks). The final allocation and spending of
infrastructure charges collected for trunk infrastructure will be
determined and administered by Council’s Finance Department.
Table 10.2 Allocation of Council levied charge to trunk infrastructure networks
Column 1 Column 2
Infrastructure charge Allocation of Council infrastructure
charge to trunk infrastructure networks
#
Transport Public parks Stormwater
(%) and land for (%)
community
facilities
(%)
Infrastructure charge for
Residential development:
(a) reconfiguring a lot; or
40 50 10
(b) a material change of use;
or
(c) building work
Infrastructure charge for
Non-Residential
development :
100 Nil *N/A
(a) reconfiguring a lot
Infrastructure charge for
Non-Residential
Calculated
development for:
100 Nil Separately
(b) a material change of use;
100%
or
(c) building work
Note:
* The Non-Residential Stormwater charge is normally unable to be calculated on a reconfiguration of a lot
approval. This charge will therefore be calculated and applied on subsequent development permits for
material change of use or building work when the impervious area is able to be determined.
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10.4 Schedule of Council Adopted Infrastructure Charges (under breakup agreement)
Table 10.3 (Schedule of Council adopted charges) states the development use/s, the planning regulation prescribed amount/s and the
adopted Council charge at the base date of 1 July 2024 for the 2024-2025 Financial Year applying to Council networks in accordance
with the “charges breakup” agreement.
Table 10.3 Schedule of Council adopted charges
Planning Regulation 2017 &
Current at: 1 July 2024 for the 2024-2025 Financial Year
The Noosa Plan 2020
Column 1 Column 2 Column 3 Column 4
PLANNING REGULATION 2017 COUNCIL COUNCIL
COUNCIL INCLUDED REDUCTIONS
SCHEDULE 16 Prescribed amount APPORTIONMENT CHARGE
Use
(As inserted by the “Planning (Prescribed Amounts) Amendment (per Charges breakup agreement of Amount
Basis %
Regulation 2024”) Prescribed amount) reduced
for each Residential lot
$34,452.65 60% $20,671.59
(equivalent to 3 or more bedroom dwelling)
Reconfiguration of a lot
for each Non-residential lot
$34,452.65 60% $20,671.59
(equivalent to 3 or more bedroom dwelling)
Residential uses
for each dwelling with 3 or more bedrooms $34,452.65 60% $20,671.59
1 Dwelling house
2 Dual occupancy $14,765.43
3 Caretaker’s accommodation if 1 or less bedroom (lower
4 Multiple dwelling for each dwelling with 2 or less bedrooms $24,609.05 60% $10,051.80 -$4,713.63 -31.9%
demand)
if Secondary dwelling to
$7,338.05 -$7,427.38 -50.3%
Dwelling house (lower demand)
Accommodation (short-term)
for each group of 3 tent or caravan sites $17,226.20 60% $10,335.72
for each group of 2 tent or caravan sites or less $12,304.45 60% $7,382.67
1 Tourist park
2 Hotel for each cabin or suite with 3 or more bedrooms $17,226.20 60% $10,335.72
3 Short-term accommodation
4 Resort complex
for each cabin or suite with 2 or less bedrooms $12,304.45 60% $7,382.67
for each bedroom that is not part of a suite $12,304.45 60% $7,382.67
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Planning Regulation 2017 &
Current at: 1 July 2024 for the 2024-2025 Financial Year
The Noosa Plan 2020
Column 1 Column 2 Column 3 Column 4
PLANNING REGULATION 2017 COUNCIL COUNCIL
COUNCIL INCLUDED REDUCTIONS
SCHEDULE 16 Prescribed amount APPORTIONMENT CHARGE
Use
(As inserted by the “Planning (Prescribed Amounts) Amendment (per Charges breakup agreement of Amount
Basis %
Regulation 2024”) Prescribed amount) reduced
Accommodation (long-term)
$20,671.59
for each relocatable dwelling site or suite
$34,452.65 60%
for 3 or more bedrooms If Retirement
$15,803.37 -$4,868.22 -23.6%
(lower demand)
$14,765.43
if Retirement 2 bedrooms
1 Relocatable home park $11,288.31 -$3,477.12 -23.5%
(lower demand)
2 Community residence for each relocatable dwelling site or suite
$24,609.05 60%
3 Retirement facility for 2 or less bedrooms
if 1 or less bedroom
4 Rooming accommodation $10,051.80 -$4,713.63 -31.9%
(lower demand)
if Retirement 1 or less bedroom
$7,338.05 -$7,427.38 -50.3%
(lower demand)
as for 1 or less bedroom
$10,051.80 -$4,713.63 -31.9%
(lower demand)
for each bedroom that is not part of a suite $24,609.05 60%
If Retirement as for 1 or less
$7,338.05 bedroom -$7,427.38 -50.3%
(lower demand)
Places of assembly
1 Club
2 Community use for each square metre of gross floor area $86.20 60% $51.72
3 Function facility
4 Funeral parlour
5 Place of worship for each square metre impervious to stormwater $12.30 100% $12.30
Commercial (bulk goods)
1 Agricultural supplies store
2 Bulk landscape supplies for each square metre of gross floor area $172.25 85% $146.41
3 Garden centre
4 Hardware and trade supplies
5 Outdoor sales
6 Showroom for each square metre impervious to stormwater $12.30 100% $12.30
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Planning Regulation 2017 &
Current at: 1 July 2024 for the 2024-2025 Financial Year
The Noosa Plan 2020
Column 1 Column 2 Column 3 Column 4
PLANNING REGULATION 2017 COUNCIL COUNCIL
COUNCIL INCLUDED REDUCTIONS
SCHEDULE 16 Prescribed amount APPORTIONMENT CHARGE
Use
(As inserted by the “Planning (Prescribed Amounts) Amendment (per Charges breakup agreement of Amount
Basis %
Regulation 2024”) Prescribed amount) reduced
Commercial (retail)
1 Adult store
2 Food and drink outlet for each square metre of gross floor area $221.50 85% $188.27
3 Service industry
4 Service station
5 Shop
6 Shopping centre for each square metre impervious to stormwater $12.30 100% $12.30
Commercial (office)
for each square metre of gross floor area $172.25 85% $146.41
1 Office
2 Sales office
for each square metre impervious to stormwater $12.30 100% $12.30
Educational facility
1 Childcare centre for each square metre of gross floor area $172.25 60% $103.35
2 Community care centre
3 Educational establishment for each square metre impervious to stormwater $12.30 100% $12.30
Entertainment
1 Hotel for each square metre of gross floor area, other
$246.05 85% $209.14
2 Nightclub entertainment facility than areas for providing accommodation
3 Theatre
4 Resort complex for each square metre impervious to stormwater $12.30 100% $12.30
Indoor sport and recreation
for each square metre of gross floor area, other
$246.05 60% $92.46 Lower demand considered -$ 55.17 -37.4%
than court areas
1 Indoor sport and recreation for each square metre of gross floor area that is
$24.55 60% $14.73
a court area
for each square metre impervious to stormwater $12.30 100% $12.30
High impact industry or special industry
for each square metre of gross floor area $86.20 64% $55.16
1 High impact industry
2 Special industry
for each square metre impervious to stormwater $12.30 100% $12.30
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Planning Regulation 2017 &
Current at: 1 July 2024 for the 2024-2025 Financial Year
The Noosa Plan 2020
Column 1 Column 2 Column 3 Column 4
PLANNING REGULATION 2017 COUNCIL COUNCIL
COUNCIL INCLUDED REDUCTIONS
SCHEDULE 16 Prescribed amount APPORTIONMENT CHARGE
Use
(As inserted by the “Planning (Prescribed Amounts) Amendment (per Charges breakup agreement of Amount
Basis %
Regulation 2024”) Prescribed amount) reduced
Other industry
1 Low impact industry
2 Medium impact industry
for each square metre of gross floor area $61.50 64% $39.36
3 Research and technology industry
4 Rural industry
5 Warehouse
6 Marine industry for each square metre impervious to stormwater $61.50 64% $39.36
High impact rural
1 Cultivating, in a confined area,
aquatic
animals or plants for sale
2 Intensive animal industry for each square metre of gross floor area $24.55 60% $14.73
3 Intensive horticulture
4 Wholesale nursery
5 Winery
Low impact rural
1 Animal husbandry
2 Cropping
Nil $0.00 60% $0.00
3 Permanent plantation
4 Wind farm
Essential services
1 Correctional facility $103.35
2 Emergency services for each square metre of gross floor area $172.25 60%
3 Health care service If Residential care (aged or
$76.84 -$26.51 -25.7%
4 Hospital special needs) (lower demand)
5 Residential care facility
6 Veterinary service for each square metre impervious to stormwater $12.30 100% $12.30
Minor uses
1 Advertising device
2 Cemetery
3 Home-based business
4 Landing
5 Market
Nil $0.00 60% $0.00
6 Outdoor lighting
7 Park
8 Roadside stall
9 Telecommunications facility
10 Temporary use
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Planning Regulation 2017 &
Current at: 1 July 2024 for the 2024-2025 Financial Year
The Noosa Plan 2020
Column 1 Column 2 Column 3 Column 4
PLANNING REGULATION 2017 COUNCIL COUNCIL
COUNCIL INCLUDED REDUCTIONS
SCHEDULE 16 Prescribed amount APPORTIONMENT CHARGE
Use
(As inserted by the “Planning (Prescribed Amounts) Amendment (per Charges breakup agreement of Amount
Basis %
Regulation 2024”) Prescribed amount) reduced
Other uses
1 Air service
2 Animal keeping Council has decided the following to be the most similar uses and appropriate rates:
3 Car park 1 Air service = Low-Medium impact industry
4 Crematorium 2 Animal keeping = Animal husbandry or Intensive animal husbandry as applicable
5 Extractive industry 3 Car park = Low impact industry
6 Major sport, recreation and 4 Crematorium = Funeral parlour
entertainment facility 5 Extractive industry = High impact industry
7 Motor sport facility The prescribed amount for another similar use listed in column 6 Major sport, recreation and entertainment facility = Indoor sport and recreation
8 Non-resident workforce 1 (other than in this row) that the local government or 7 Motor sport facility = Indoor sport and recreation
accommodation distributor-retailer decides to apply to the use 8 Non-resident workforce accommodation = Short-term accommodation
9 Outdoor sport and recreation 9 Outdoor sport and recreation = Indoor sport and recreation
10 Port service 10 Port service = Marine industry
11 Tourist attraction 11 Tourist attraction = Resort complex
12 Utility installation 12 Utility installation = Low impact industry
13 Any other use not listed in 13 Any other use not listed in column 1, including a use that is unknown = To be decided at the
column 1, including a use that is time of development approval
unknown
Notes:
(1) Development that is for provision of “trunk” infrastructure is exempt from and not subject to payment of infrastructure charges.
(2) Table 10.3 charges are specified at the base date and are subject to indexation in accordance with clause 9.5 Automatic increase provision of levied charge.
(3) Network Reductions:
a) The Stormwater component of the charge is excluded for development located outside the Coastal Area, Cooroy and Pomona PIA service catchments.
b) The Transport component of the charge is reduced by:
12% for development located outside the PIA service catchments; and
2% for development located inside the Boreen Point, Cooroibah and Kin Kin PIA service catchments.
(4) Reconfiguration of a lot for “Non-residential” development excludes the Stormwater network charge. Stormwater charges will only be calculated and applied
on subsequent development permits for material change of use or building work when the impervious area is able to be determined.
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Part 4 Offset and refund for Council trunk
infrastructure
11. Infrastructure offset
11.1 Purpose
Section 11 states the Council’s policy for calculating the establishment cost for an
infrastructure offset for provision of trunk infrastructure. This section is to be also read in
conjunction with the “Minister’s Guidelines and Rules”.
11.2 Application of section
Section 11 applies where for a development, the Council has for a trunk infrastructure
network:
(a) requires trunk infrastructure to be provided under a necessary
infrastructure condition of a development approval, that services or is
planned to service premises other than the subject premises; and;
(b) a levied infrastructure charge applies to the development.
11.3 Establishment cost for an infrastructure offset
The establishment cost for determining offsets for provision of trunk infrastructure
required in a necessary infrastructure condition shall be the establishment cost
identified in the LGIP or Netserv Plan and indexed to the reference date of the
issued infrastructure charges notice.
11.4 Recalculation of establishment cost for an infrastructure offset
(1) Where a notice is given by an applicant under s. 137 of the Planning Act
requesting a recalculation of the establishment cost for the trunk infrastructure
that is works, the recalculated amount shall be the pre-market estimate of the
work as follows: The pre-market estimate of work for the trunk infrastructure
contribution is the estimate expressed in dollars of the design and construction of
the work:
(a) including the following:
(i) the cost of planning and designing the work;
(ii) the cost of survey and site investigation for the work;
(iii) a cost under a construction contract for the work;
(iv) a portable long service leave payment for a construction
contract;
(v) an insurance premium for the work;
(vi) a Council inspection fee for the commencement and end of the
maintenance period for the work;
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(vii) the cost of an approval for the work;
(b) excluding the following:
(i) a cost of carrying out temporary infrastructure;
(ii) a cost of carrying out other infrastructure which is not part of the
trunk infrastructure contribution;
(iii) a cost of the decommissioning, removal and rehabilitation of
infrastructure identified in paragraphs (i) and (ii);
(iv) a part of the trunk infrastructure contribution provided by the
Council or a person other than the person seeking the
infrastructure offset;
(v) a cost to the extent that GST is payable and an input tax credit
can be claimed for the work.
(c) The applicant:
(i) must undertake a tender process in accordance with the
Council’s Procurement Policy for any work contribution which is
eligible for an Infrastructure Offset under this document;
(ii) must give the Council a Notice which states the claimant’s
calculation of the pre-market estimate, which will include, as
applicable;
A. a copy of the tender advertisement;
B. a copy of each tender received;
C. the claimant’s preferred tenderer;
D. the claimant’s reason for the preferred tenderer;
E. a copy of the proposed Work Contract issued by the
claimant’s preferred tenderer;
F. detailed plans and specifications showing the extent of
the Work Contribution eligible for an Infrastructure
Offset;
G. the claimant’s calculation of the cost providing a Works
Contribution to which an Infrastructure Offset applies;
H. the total of the claimant’s calculation of the Pre-Market
Estimate.
(iii) If the Council agrees with the applicant’s Pre-Market Estimate, it
becomes the establishment cost of the infrastructure.
(d) If the Council does not agree with the applicant’s Pre-Market Estimate,
the Council will provide its own alternative Pre-Market Estimate to the
applicant. If the applicant agrees with the Council’s alternative Pre-
Market Estimate, it becomes the establishment cost of the infrastructure.
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(e) If agreement cannot be reached on the Pre-Market Estimate, an
independent assessor is to be appointed by agreement between the
Council and the applicant to determine the estimate. The cost of this
independent assessment is to be equally shared between the local
authority and the applicant and the amended cost estimate determined
by the independent assessor becomes the establishment cost of the
infrastructure.
However, if the Council and the applicant cannot reach agreement on
the appointment of an independent assessor, the establishment cost of
the infrastructure is determined by calculating the average of the
previous two cost estimates prepared on behalf of the applicant and the
Council respectively.
(2) Where a notice is given by an applicant under s. 137 of the Planning Act
requesting a recalculation of the establishment cost for the trunk infrastructure
that is land, the recalculated amount shall be the value estimated for the land
based on the pre-approved and pre-developed state of the land as follows:
a) The applicant, at their own cost, must provide to the Council a valuation
of the specified land undertaken by a certified practicing valuer. If the
Council accepts the valuation, the valuation is the establishment cost of
the infrastructure.
(b) If the Council does not agree with the applicant’s valuation, the Council
will provide its own alternative valuation to the applicant. If the applicant
agrees with the Council’s alternative Pre-Market Estimate, it becomes
the establishment cost of the infrastructure.
(c) If agreement cannot be reached on the valuation, an independent
assessor is to be appointed by agreement between the Council and the
applicant to determine the estimate. The cost of this independent
assessment is to be equally shared between the local authority and the
applicant and the amended valuation estimate determined by the
independent assessor becomes the establishment cost of the
infrastructure.
However, if the Council and the applicant cannot reach agreement on
the appointment of an independent assessor, the establishment cost of
the infrastructure is determined by calculating the average of the
previous two valuation estimates prepared on behalf of the applicant and
the Council respectively.
12. Refund of an unused infrastructure offset
12.1 Purpose
Section 12 states the Council’s policy for a refund of an unused infrastructure offset for
provision of trunk infrastructure.
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12.2 Application of section
Section 12 applies where:
(a) the development to which the trunk infrastructure relates has been
lawfully completed;
(b) the trunk infrastructure is planned under this document to service the
development of other premises and has been completed and handed
over to Council;
(c) the amount of the value of an infrastructure offset has not been fully
offset against a levied infrastructure charge to which the trunk
infrastructure relates.
12.3 Payment of a refund
(1) A refund will be paid by Council (as applicable) to the applicant in accordance
with the following:
(a) the refund will not exceed the value of the unused infrastructure offset
and is not subject to indexation;
(b) The amounts and timing of refund payments will be made as follows:
(i) for refund amounts up to $150,000, the payment will occur in the
December quarter in the financial year following completion of the
works and “off-maintenance” handover of the trunk infrastructure to
Council; and
(ii) for remaining refund balance amounts over $150,000 up to
$500,000 the payment will occur in the December quarter in the
second financial year following completion of the works and “off-
maintenance” handover of the trunk infrastructure to Council; and
(iii) for any remaining refund balance amounts over $500,000, the
payment will occur in the December quarter in the third financial
year following completion of the works and “off-maintenance”
handover of the trunk infrastructure to Council.
13. CONVERSION APPLICATIONS
13.1 Purpose
Section 13 states the Council’s criteria for consideration and assessment of applications
to convert non-trunk infrastructure to trunk infrastructure. This section is to be also read in
conjunction with the “Minister’s Guidelines and Rules”.
13.2 Application of section
(1) This section applies if:
(a) a condition of a development approval requires non-trunk infrastructure
to be provided; and
(b) the construction of the non-trunk infrastructure has not started.
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13.3 Conversion application process
(1) An applicant may apply to the local government to convert non-trunk
infrastructure to trunk infrastructure.
(2) The application must be made in writing within the required period (see clause
139 of the Planning Act).
(3) The local government must, within the required period (see clause 140 of the
Planning Act), decide the conversion application having regard to the criteria for
deciding the application stated in section 13.6.
(4) At any time before deciding the conversion application, the local government may
give a notice to the applicant requiring the applicant to give information that the
local government reasonably needs to make the decision (see clause140 of the
Planning Act for notice requirements).
13.4 Notice of decision
(1) As soon as practicable after deciding the conversion application, the local
government must give the applicant notice of the decision.
(2) If the decision is not to convert non-trunk infrastructure to trunk infrastructure, the
notice must be an information notice about the decision.
(3) If the decision is to convert non-trunk infrastructure to trunk infrastructure, the
written notice must state:
(a) that the infrastructure is trunk infrastructure
(b) if the infrastructure will be conditioned as a necessary infrastructure
condition
(c) if an offset or refund applies
(d) if an offset or refund applies, the details of that offset or refund.
13.5 Effect of conversion application decision
(1) If the local government has decided to convert non-trunk infrastructure to trunk
infrastructure, it may amend the development approval by imposing a necessary
infrastructure condition for the trunk infrastructure.
(2) If a necessary infrastructure condition is imposed, the local government must give
either an infrastructure charges notice or an amended infrastructure charges
notice including details of the offset or refund.
13.6 Criteria for deciding a conversion application
(1) Each of the following criteria must be met for non-trunk infrastructure to be
converted to trunk infrastructure :
(a) the infrastructure services development that is-
(i) consistent with the assumptions about the type, scale, location or
timing of future development stated in the LGIP; and
(ii) for premises completely inside the PIA.
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(b) construction of the infrastructure has not yet started
(c) the infrastructure is inconsistent with the requirements for non-trunk
infrastructure stated in clause 145 of the Planning Act.
(d) the infrastructure is owned or will be owned by the local government
(e) the infrastructure is not temporary infrastructure
(f) the infrastructure will be used by other development
(g) the type, capacity and function of the infrastructure is:
(i) consistent with the trunk infrastructure identified in the local
government’s LGIP and the examples of trunk infrastructure
identified for a network in Table 13.1
(ii) inconsistent with the examples of non-trunk infrastructure identified
for a network in Table 13.1
(h) the type, size and location of the infrastructure is the most cost effective
option for servicing multiple developments in the area.
(i) the infrastructure could have been planned by the local government
without knowing the detailed layout of lot reconfigurations or the design
details for material change of use applications in the area. That is, the
infrastructure could have been planned during preparation of the LGIP
using only the planned density assumptions stated in the LGIP.
(2) The most cost effective option for trunk infrastructure provision means the least
cost option based upon the life cycle cost of the infrastructure required to service
future urban development in the area at the desired standard of service.
Table 13.1 – Examples of trunk infrastructure and non-trunk infrastructure for Council’s
networks
Infrastructure network Examples of trunk infrastructure Examples of non-trunk infrastructure
Stormwater Land and/or works for: Land and/or works for:
the following stormwater infrastructure Privately owned stormwater
items which service a minimum of 300 infrastructure (e.g. dams, retention
residential lots or equivalent demand: basins on private property)
o Bio-retention swale bulk stormwater infrastructure
o Channel owned by state or state entity
o Culvert the following stormwater
o Pipe infrastructure items which service
less than 300 residential lots or
o Revegetation equivalent demand:
o Stormwater quality devices o Bio-retention swale
o Retention basin / wetland o Channel
o Detention basin o Culvert
o Pipe
o Revegetation
o Stormwater quality devices
o Retention basin / wetland
o Detention basin
Council Resolution effective 15 August 2024 Page 53 of 90
Page 54
29
Noosa Shire Council
Charges Resolution (No.8) 2024
Infrastructure network Examples of trunk infrastructure Examples of non-trunk infrastructure
Transport Land and/or works for: Land and/or works for:
the following local government roads, State controlled roads
including associated intersections, the following local government
roundabouts, bridges and culverts: roads, including associated
o arterial roads intersections, roundabouts, bridges
o sub-arterial roads and culverts:
o district collector roads in urban o access streets
areas having a capacity equal to o access roads
or greater than 16,000 vpd and o minor collector roads.
servicing a minimum of 300
residential lots or equivalent standard items associated with the
demand road profile of a local government
road specified above including kerb
o district collector roads in non- and channelling, lighting, signage,
urban areas having a capacity traffic lights, foot and cycle paths
equal to or greater than 1,000 vpd and basic verge plantings
and servicing a minimum of 100
residential lots or equivalent bus stops constructed as part of a
demand local government road specified
above.
standard items associated with the
road profile of a local government road streetscaping
specified above, including kerb and local area traffic management
channelling, lighting, signage, traffic pedestrian and cycle paths which
lights, foot and cycle paths and basic perform a local neighbourhood
verge plantings function
pedestrian and cycle paths which
perform a shire wide or district function
bus stops constructed as part of a
local government road specified above
Public parks and land Land and/or works that ensure the land is Land and/or works for:
for community suitable for: Privately owned parks
facilities the following public parks and land for National parks
community facilities which service a
minimum of 300 residential lots or State forestry areas
equivalent demand: Areas within local government
o district recreation park owned parks that allow limited
public access or do not perform a
o shire wide recreation park
primary park function (e.g.
o district sporting park bushland, waterways and
o shire wide sporting park environmental areas)
o local land for community facilities Any public park or land for
for the purpose of community community facility which services
halls or centres, public recreation less than 300 residential lots or
centres and public libraries. equivalent demand
Embellishments necessary to make Any embellishments for a trunk public
the above specified public parks safe park which are not specified as
and useable including: examples of trunk infrastructure.
o footpaths and cycle paths
o shade structures
o picnic & play facilities
Council Resolution effective 15 August 2024 Page 54 of 90
Page 55
PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
5.3 MCU22/0201 APPLICATION FOR MATERIAL CHANGE OF USE FOR CAR WASH AND
FOOD & DRINK OUTLET AT 34 ELM STREET, COOROY
Author Co-ordinator Planning, Nadine Gorton
Development & Regulation Department
Index ECM/Application/MCU22/0201
Attachments 1. ATTACHMENT 1 - MCU22/0201 - PLANNING OFFICER'S REPORT
2. ATTACHMENT 2 - MCU22/0201 - PROPOSAL PLANS
APPLICATION DETAILS
Applicant Kings Group (QLD) P/L
Proposal Material Change of Use - Car wash, Food and drink outlet
Properly Made Date 18 November 2022
Information Request Date 22 December 2022
Information Response Date 14 September 2023
Decision Due Date 30 April 2024
Number of Submissions 498 in support, 19 objecting, 3 impartial and 23 not properly
made (late)
PROPERTY DETAILS
Property Address 34 Elm St Cooroy Qld 4563
RP Description Lots 4, 5 and 6 RP 72698
Land Area Lot 4 - 673m²
Lot 5 - 673m²
Lot 6 - 665m²
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone District Centre
Page 55 of 90
Page 56
PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Precinct Not applicable
Local Plan Area Cooroy Local Area Plan
Overlays Nil
Assessment Type Impact
EXECUTIVE SUMMARY
This report provides an assessment of an application to develop a Car wash and Food and Drink
Outlet at 34 Elm Street, Cooroy. The facility comprises auto and manual car washing bays, vacuum
bays, dog wash areas, storage and plant rooms with a food and drink outlet located near the Opal
Street frontage with a small, covered seating area.
The site is in the Cooroy Local Plan Area and is zoned District Centre in which a car wash is an
inconsistent use that is required to follow an impact assessment process inclusive of public
notification.
The design of the car wash whilst incorporating a pitched roof form and range of materials does not
meet the design criteria detailed in the Noosa Plan as the access and parking arrangements
dominate the street and do not contribute to vibrant and active streetscapes that are characteristic
of Cooroy. Further the design reinforces and expands the industrial character partially established
by the existing service stations.
Whilst the applicant has demonstrated that stormwater and noise impacts are able to be addressed,
concerns are raised as to the loss of valuable District Centre zoned land for a use that has very
limited employment opportunities and is not the highest or best development of the land to achieve
the desired employment outcomes in the Noosa Economic Development Strategy.
The application is not supported.
RECOMMENDATION
That Council
A. Refuse the application for the following reasons:
1. The proposed development is not consistent with the Strategic Intent and Strategic Outcome
3.3.5(j) and (o), 3.3.5(s)(ii)(A), (F) and (G) of the Noosa Plan 2020 as the proposal fails to
provide:
a. a high-quality streetscape
b. commercial, community, entertainment or supermarket-based retail uses
envisaged for the zone.
c. services a larger catchment than envisaged by the Noosa Plan Strategic
Outcomes.
2. The proposal is not consistent with Performance Outcomes PO10 and PO11 of the Cooroy
Local Plan Code as it is for an industrial use that is not sympathetic to the traditional built form,
does not create a vibrant and active space and results in parking and access that dominate the
street.
Page 56 of 90
Page 57
PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
3.The proposal is not consistent with acceptable and performance outcomes PO1, PO2, AO4,
PO4, PO22 of the District Centre zone as:
a. It is for an industrial use and does not provide retail, office, healthcare, business,
community, entertainment and recreation activities for the district catchment.
b. It does not contribute to the streetscape activity and vibrancy of the street.
c. It removes valuable district centre zoned land that is intended to be used for
commercial, community and entertainment related uses.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 57 of 90
Page 58
ATTACHMENT 1 – (MCU22/0201) – PLANNING OFFICER’S REPORT
REPORT
1. PROPOSAL
This application seeks approval to develop a car wash and food & drink outlet at 34 Elm Street,
Cooroy. The proposed car wash contains 2 auto car washing bays, 2 manual wash bays and 2
super wash bays. Three vacuum bays and 2 dog wash areas and storage and plant rooms are
also proposed on site. The proposed food and drink outlet is located near the Opal Street frontage
with a small covered outdoor area with limited seating near the corner of Elm Street. It is intended
that the food and drink outlet will be primarily takeaway and that it will complement the proposed
car wash.
The applicant proposes the uses may operate 24hours per day 7 days a week however is willing
to accept a reduction in nighttime hours if required.
A total of 5 carparks are proposed on site, 3 being for staff and 2 provided adjacent the dog wash
area. Car waiting or queuing areas are provided in front of all wash bays. Ingress to the
development is proposed off Opal Street, with cars to exit via Diamond Lane, with only a left turn
permitted into the laneway. Diamond Lane is to be widened by 2m with the land to be dedicated
as road reserve. The existing parallel parking in Opal Street is to be replaced with perpendicular
parking for 4 on street parking spaces and 2 motorbike spaces.
A 2m wide pathway is proposed along the site’s eastern boundary to provide for a north-south
pedestrian link.
The applicant proposes to apply water harvesting, reuse and conservation measures in the
operations, including collection of rainwater from the roofed areas for reuse in the car washing
process and recycling of water from the automatic wash bays. Wastewater from the self-serve and
super wash bays and dog wash areas are proposed to be discharged to the sewer.
A number of reports have been submitted with the application including:
• Economic Needs Assessment
• Traffic Impact Assessment
• Environmental Noise Assessment
• Holistic Stormwater and Wastewater Management Plan
• Preliminary Solar Design
• Visual Impact Assessment
Page 58 of 90
Page 59
Figure 1 – Locality
Figure 2 – Site Plan
Page 59 of 90
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Page 60 of 90
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Figure 4 – Elevations
2. SITE DETAILS
2.1. Background
The site originally contained a Motel which was demolished around 2018.
The site has a current development approval (MCU18/0158) for a Material Change of Use – Retail
Business Type 2 Shop & Salon and Reconfiguring a Lot (boundary realignment). The Negotiated
Decision Notice was issued on 9 August 2019 and has a currency period of 6 years and provides
for a small shopping centre comprising 9 shops.
A Pre-lodgement Meeting to discuss the use of the site for Car wash was held with the applicant
on 24 September 2021 wherein staff advised the following:
• The proposed use is an inconsistent use and therefore the applicant must demonstrate relevant
grounds to approve the application, with these grounds to focus on planning matters. It was
noted in this regard that there was industrial land available in Cooroy where the car wash would
be a consistent use. Increased traffic movement through town was also not considered a
sufficient reason to support the proposal. The proposed use was also required to primarily
serve Cooroy.
• The site is located between 2 existing service stations, removed somewhat from the main active
centre and in proximity to an arterial road.
• Overall whilst there were some grounds for the proposed car wash, it was not clear whether
there were sufficient grounds to warrant approval of the application therefore any application
would need to detail all grounds and examine other opportunities to locate such a use.
• The proposed car wash was generally well designed but further consideration needed to be
given to the roofed structure over the wash bays.
• The street trees in Opal Street would need to be retained as part of the development.
• Any application would need to include a traffic report and holistic water management plan
including stormwater collection, reuse and discharge.
2.2. Site Description
The subject site is in Elm Street between Diamond Lane and Opal Street. The land comprises
three parcels and has a combined area of 2,013.2m². It is intended to amalgamate the allotments
as part of the development.
The land is currently vacant with the former motel having been removed some years ago and is
devoid of vegetation.
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Page 62
The site has a fall of about 1.4m from the northwest corner towards the southeast and contains an
existing sewer main and NBN line and telecommunications pit. There is an existing sealed
crossover in Elm Street and fronting Diamond Lane.
The frontage on Elm Street is improved by a concrete footpath, bus stop and pram crossing to the
central median strip. The footpath adjoins an existing footpath in Opal Street, which also contains
some mature trees within the road reserve. A parallel concrete parking area is also provided in
Opal Street fronting the site. Diamond Lane has a narrow road reserve, being about 6.5m in width,
and also contains some mature trees on the edge of the road reserve fronting the property.
Figure 5 – Aerial Photograph of site (Source: Allhomes)
Figure 6 – Opal Street frontage
2.3. Surrounding Land Uses
The site adjoins the existing bowls club to the east, the existing Wessels Petroleum Service Station
to the north and the BP Service Station to the south.
Page 62 of 90
Page 63
To the west on the opposite side of Elm Street is the Cooroy Railway Station on the North Coast
Railway Line. The land on the eastern side of the bowls club includes residential multiple dwellings
and detached dwellings.
There is a mixture of commercial/retail developments further north of the site in Elm Street and
Diamond Street.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan 2107;
• Planning Regulation 2017;
• Noosa Plan 2020.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP). It is
noted that the SPP details that a planning scheme is to provide a sufficient supply of suitable land
for residential, retail, commercial, industrial and mixed-use development and to ensure that land
uses are consistent with the purpose of the zone. The proposed use of the District Centre zoned
land for the carwash will reduce the limited District centre zoned land available in the Council
locality.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment
benchmarks contained in the Planning Regulation 2017 for the SEQ Development Area.
3.3. Statutory Instruments – Planning Scheme
The subject site is in Cooroy and is zoned District Centre. The proposed use is identified as an
inconsistent use with the zone and is required to follow an impact assessable application process.
Accordingly, the application must be assessed against the whole of Noosa Plan 2020 to the extent
the provisions are relevant to the development.
3.3.1 Strategic Framework
The Strategic Outcomes of the Noosa Plan 2020 identify that the Cooroy District Centre serves as
the main activity centre for Cooroy and hinterland villages. However, it also acknowledges that it
is divided by the railway line and specifically seeks that eastern side support the district centre by
providing small scale local convenience goods and services for nearby residents. This is reflected
in Strategic Outcomes 3.3.5(j) (o) and 3.3.5 (s)(ii)(A), (F) and (G) which state:
3.3.5(j) Centres provide well designed spaces for community interaction and vitality and include
high levels of streetscape appeal, outdoor meeting areas, and effective interface between public
spaces and private development, consistent with the Noosa Design Principles.
3.3.5 (o) Under the centres hierarchy, each centre is characterised by its scale and function and
performs a defined role within the hierarchy. The viability of the centres hierarchy is maximised by
preventing out-of-centre development and avoiding incompatible uses within centres.
3.3.5(s)(ii)(A) District centres provide a mix of activities and services that cater for the weekly and
fortnightly needs of surrounding communities. Generally, they do not attract people from beyond
the district. They contain a diversity of commercial, community and entertainment related uses,
Page 63 of 90
Page 64
with supermarket based retailing. They may also include medium density housing above or behind
businesses. Any new development should not be of a type, scale or form that would detract or
reduce the viability of either of the two major centres in the Shire.
3.3.5(s)(ii)(F)Cooroy District Centre serves as the main activity centre for the communities of
Cooroy and other outlying hinterland villages. Cooroy has a strong historic country town identity
with a number of local and state listed heritage buildings. The centre provides services to rural
enterprises in the surrounding hinterland area. Shop top housing in the centre of town and
townhouse residential development on the edge of the centre are provided for.
3.3.5(s)(ii)(G)Cooroy is divided by the railway line with the concentration of the centre activities
located on the western side. The eastern side retains its service role to support the district centre
by providing small-scale, local convenience goods and services for nearby residents, which may
include a small-scale supermarket provided the need can be economically justified.
The applicant has provided an Economic Needs Assessment which in summary submits:
• The trade area for the car wash is generally consistent with what would be the practical trade
area for the Cooroy District Centre though trade would also come from passing trade.
• There are no commercial car washing services with the Primary Trade Area and the Secondary
Trade Area. There are three mobile car wash service providers that service the area.
• There is limited tenant demand for more speciality tenancies within the Cooroy District Centre
and the approved development (shopping centre) does not materially contribute to Cooroy
fulfilling its role and function as a District Centre.
• The proposed car wash would provide an additional service to the services offered in the
Cooroy District Centre and has more potential to encourage residents of Noosa’s hinterland to
patronise Cooroy District Centre by offering something additional as opposed to more of the
same small speciality tenancies.
• Requiring a car wash to locate in an industrial area in Cooroy would compromise the facility’s
ability to meet an identified need given Cooroy’s industrial areas are not on highly visible and
accessible roads. It would also take-up land from a more appropriate business-to-business
oriented industrial use and introduce non-industrial traffic into an industrial location.
• By its nature a car wash relies heavily on passing trade, with car washes increasingly
establishing in major shopping centres.
• There are a myriad of examples of tenants within the eastern part of Cooroy Town Centre that
would serve a catchment consistent with a District Centre trade area, including Sauers Produce
and Garden Centre, the Cooroy Outdoor Centre and Cooroy’s only 2 service stations.
• There are several sites within the Cooroy District Centre occupied by remnant houses or
activities that represent an under utilisation of these site.
• The proposed development is conveniently located for local residents between 2 service
stations.
Whilst it is acknowledged that a carwash facility is not currently available in the locality, the
proposed car wash is not considered to meet the Strategic Outcomes of the Noosa Plan as it
proposes an industrial use in the district centre rather than the desired commercial, community and
entertainment related uses.
Notably, Strategic Outcome 3.3.5(s)(ii)(G) seeks for the district centre on the eastern side of
Cooroy to provide convenience goods and services for nearby residents. The applicant’s Economic
Need report identifies the catchment, detailed in the following image, which clearly identifies that
the proposed use does not align with this intent as it will service a much a broader area in addition
to passing trade.
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Page 65
Figure 7 – Applicants Map of Trade Areas
Furthermore, the proposed carwash is an industrial use that provides limited employment
opportunities and reduces the amount of District Centre zoned land available for commercial,
community and entertainment related uses and supermarket-based retailing which is anticipated
for the zone. This aspect is further reviewed in section 4 below.
3.3.2 Local Plan Area
The Cooroy Local Plan Code includes several outcomes applicable to the proposed development.
Overall Outcomes of the Code include:
(h) The western side of Cooroy town centre is maintained as the traditional town
centre and the eastern side has a supporting role providing small-scale businesses
offering convenience goods and services for residents and visitors.
(k) Development retains and maintains the country town feel, traditional built form, heritage
and streetscape character of the town centre, with Maple and Emerald Streets
enhanced as wide, attractive and pedestrian-friendly main streets.
(l) Development in the town centre addresses the street, provides active frontages and
complements the traditional streetscape by exhibiting a scale proportional to the
character of the streetscape of which it forms part.
The Cooroy Local Plan Code also includes a number of Performance and Acceptable Outcomes
relating to streetscape and built form which require:
• The establishment of attractive streetscapes.
• High standards of architectural design and landscape treatment consistent with
streetscape character.
• Buildings, structures and landscaping consistent and reflective of traditional country town
character.
• Building design to reflect the Queensland vernacular, suit the subtropical climate and
address the street.
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Outcomes specific to the Cooroy Local Plan code include:
PO10
Development in the District Centre zone:
a) is sympathetic to the country town character and identity of Cooroy;
b) complements the traditional built form, street pattern and streetscape;
c) is low-set single or double storey with second storeys set back from the
property frontage;
d) addresses the street;
e) creates vibrant and active spaces in the public realm;
f) provides continuous weather protection for pedestrians; and
g) provides integrated and functional parking and access arrangements that do not
dominate the street.
AO10
Development in the District Centre zone:
a) respects the layout, scale and character of development on adjoining sites;
b) provides detailing and articulation for horizontal emphasis including awnings, parapet
walls or first floor balconies;
c) steps buildings to reflect the natural topographic character of the street as shown in
figure 7.2.2.7 and figure 7.2.2.8;
d) incorporates a fine grain shop front appearance extending to roof forms which are to
vary between single tenancies, see figure 7.2.2.7 and figure 7.2.2.8;
f) has building openings overlooking the street, with the main entrance visually
emphasised in the ground floor facade; and addressing key corner sites where
indicated on Figure 7.2.2.4 (Cooroy Framework and Character Plan) and Figure AP3-
7A.
g) provides all-weather protection in the form of continuous awnings and or light
verandah structures, supported by timber posts that match the position and distance
between of adjoining awnings where that is the dominant character of the street,
otherwise cantilevered as per figure 6.4.2.4, figure 6.4.2.5 and figure 7.2.2.7;
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h) incorporates signage mounted above awnings on parapet walls reinforcing the fine
grain appearance in the main streets as per figure 7.2.2.7 and figure 7.2.2.8;
j) Retains a pedestrian-friendly low-speed traffic environment with on-street parking
and provides off-street car parking at the rear or to one side of the development.
The Cooroy Local Plan Code also includes a Framework and Character Plan that maps the site as
a Key Development Site with a Key Pedestrian/Cycle link along the eastern boundary.
Figure 8 – Noosa Plan 2020 - Figure 7.2.2.4 Cooroy Framework & Character Plan
The proposed design of the carwash incorporates several elements of the Cooroy country town
character including a pitched roof form for most of the development and provides the pedestrian
pathway identified within the Framework and Character Plan along site’s eastern boundary.
However, the design of the development with limited commercial built form and manoeuvring areas
and carwash/vacuum bays along the frontages of the site, does not provide a built form that is
intended for the zone or the locality. The proposal is not sympathetic to the intended development
form of the District Centre zone which is for buildings that address the street, create vibrant and
active spaces, continuous weather protection with carparking not dominating the street. Whilst it is
acknowledged that two service stations (established in the late 1980’s) located to the north and
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south of the site create an industrial car orientated streetscape, this is car dominated streetscape
is not the desired intent for the centre zone.
3.3.3 Zone Code
The site is zoned District Centre and is subject to assessment against the District Centre Zone
Code. The proposed car wash is identified as an inconsistent use and is required follow an impact
assessment process in this zone. The Purpose and Overall Outcomes include:
6.4.2.2 Purpose and overall outcomes
1. The purpose of the District centre zone is to provide for a large variety of uses and
activities to serve a district of the Noosa Shire, including, for example, administrative,
business, community, cultural, entertainment, professional, residential or retail uses
or activities.
(a) Development supports the Noosa Shire Centres Hierarchy by providing a mix and
range of goods and services and employment appropriate to the centre role and
function and district catchment.
(c) Development services the needs of the community and visitors and includes
shopping centres and full-line supermarkets (where there is a demonstrated
need), specialty retail, commercial, residential, office, personal services, health,
community and small-scale entertainment and recreation uses compatible with
the centre’s role and function.
(g) Development has a high level of architectural merit and contributes positively to
the activation of the street and the character of the centre.
(h) Development reinforces the traditional ‘main street’ character and scale of
development in the centre.
(m) Buildings are designed and operated to avoid adverse impacts on the amenity of
surrounding residential development associated with noise, lighting, waste,
fumes, odours, overlooking public health and safety.
The relevant Performance Outcomes for the District Centre zone include:
PO1
The business activity is of a type, scale and intensity that is consistent with the intended role
and function of a District Centre as identified in the Noosa Shire Centre Hierarchy.
PO2
The District centre zone accommodates a mid-range of business, community, entertainment
and recreation uses and offers a range of employment opportunities.
PO4
A diverse range of retail, offices and healthcare, business, community, entertainment and
recreation activities support the needs of residents and visitors in the district catchment and
promote an activated mixed-use centre.
PO7
In the localities of Tewantin and Cooroy, a food and drink outlet does not incorporate a drive-
through facility.
The proposal is not considered to meet the Purpose and Overall Outcomes or the Performance
Outcomes of the District Centre zone as it proposes an industrial use on land that is designated
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for retail, offices, community, entertainment and recreation activities. The carwash provides limited
employment opportunities and removes valuable District Centre zoned land for commercial
activities. This aspect is discussed further in section 4 below.
A review of the proposal against the relevant requirements is detailed in the table below:
Criteria Planning Scheme Proposal Compli
es
Building height
• storeys 2 storeys max 2 storeys
• metres 8 metres 7.4 metres
Plot ratio 0.8:1 max. 0.26:1
Boundary setbacks
• Frontage 2 metres min to Elm St 1.7m X
0.23m to Opal St
1.55m to Diamond Lane
• side 0m otherwise 2 metres
• Side 0 metres min
Length of wall 15 metres max 17 metres X
Roof Form
• Pitch Min 5 degrees 12 degrees with self-serve X
& super bays a 2 degree
pitch
Landscaped open space 10% 11.3%
Landscape setbacks 2m to car parking 2m to bin area
Carparking Car wash bays (374.3m2)- 7.5 5 uncovered X
spaces
Food and Drink Outlet (30m2) –
1.5 spaces
Bicycle Spaces 10 bicycle spaces 0 bicycle spaces X
End of Trip Facilities* 1 locker per 2 bicycle spaces 0 locker/s X
and;
*(required only where 5
+ spaces are required) 1 shower cubicle with ancillary 0 shower cubicles X
change room per 10 bicycle
spaces
Upgrading and widening 2 metre resumption for 2 metre dedication and
of laneways widening and upgrading along widening provided
Diamond laneway
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The proposal does not comply with development parameters relating to setbacks, carparking,
bicycle spaces and roof pitch.
The District Centre Zone Code details the requirement for a 2-metre setback to Elm Street with the
applicant proposing a 1.7 metre setback to the façade of the centre building with a roof overhang
extending into the setback area. The applicant submits that the setback is appropriate as the
design assists in activating the frontage and provides varied setbacks to the street. The minor
encroachment is considered acceptable based on the small portion of the building extending into
the setback and the provision of landscaping across the frontage of the site.
Five carparking spaces are provided on site, with 3 spaces designated for staff and two for the dog
wash. The applicant has indicated that the spaces are sufficient for the proposed use with no
additional parking needed due to the people using the actual carwash bays. The applicant also
notes that the carparking rate is based on Gross Floor Area which excludes the parking, loading
and manoeuvring of vehicles and therefore the area of the carwash bays should be excluded from
calculations. The applicant’s submission is supported noting that there is sufficient queuing room
on site and the approach is consistent with previous assessments of car wash applications by
Council.
No bicycle spaces or end of trip facilities have been provided on site in accordance with the Noosa
Plan. Such facilities should be provided for patrons to the coffee shop, employees and users of the
dog wash facility and the applicant has indicated they would be agreeable to the imposition of a
condition in this regard.
AO7.3 of the Cooroy Local Plan Code details that roof forms are to be of a traditional Queensland
style with a roof pitch of no less than five degrees. The majority of the development includes a 12-
degree roof pitch with the two buildings to the centre and rear of the site having a roof pitch of two
degrees. The applicant indicates that eastern building is almost at maximum height to provide a
car wash for higher vehicles and is at the rear of the site not readily visible to the Elm Street
frontage. The applicant advises that they are willing to accept a condition requiring a greater
pitched roof noting that the eastern building would exceed the 8-metre height limit.
4. NEED
There are three key aspects of need to be considered when assessing an application of this type,
which include:
• Economic need
• Community need
• Planning need
Several principles have been established that are used to inform and guide an assessment of need
and include:
a) a use is needed if it would on balance improve the services and facilities available in a
locality.
b) need in planning terms does not mean pressing or critical need or even a widespread
desire.
c) need is decided from the perspective of the community.
d) providing competition and choice can be matter which provides a need.
e) adverse effects
In relation to the above principles, it is agreed that Cooroy and the surrounding area does not have
a carwash facility and that such a facility would provide a service to the locality. It is also
acknowledged that many local residents are supportive of the use with the applicant also
demonstrating that any adverse impacts in terms of noise, traffic and stormwater can be
appropriately mitigated.
However, on balance when considered against the loss of the District centre land, which is intended
for commercial/ retail uses, and the limited employment opportunities attributed to the carwash the
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proposed development does not provide an improvement in the services and facilities available in
the locality when compared to how it is intended the site be developed.
Furthermore, the proposed development is considered to create an adverse effect on the
streetscape and detract from the intended character as framed in the Noosa Plan.
Council’s Strategic and Environment Department have also been consulated regarding the
proposal and provided the following comments:
Redevelopment of these three sites will have an impact on the future design outcomes for
Elm street and reduce the future growth opportunities of the District Centre Zone, particularly
on the eastern side of the centre where the opportunities are limited.
Previous studies undertaken regarding centres floor space identified relatively few vacant
sites within centres zones other than within Noosa Business Centre and the former Bowls
Club site at Noosa Junction. The most recent Employment Land Review (2023) identifies this
remains the case, with an estimated 11.25 hectares of vacant centres land, and only the
following sites vacant in Cooroy, which includes these three sites at 34 Elm Street.
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 34 Elm St, Cooroy Qld 4563 0.07ha
District Centre 31 Maple St, Cooroy Qld 4563 0.02ha
District Centre 2 Emerald St, Cooroy Qld 4563 0.10ha
The analysis identifies that there are relatively few opportunities for the expansion of
employment activity on centre zoned land within Noosa Shire, highlighting the importance of
maximising employment opportunities within Noosa Shire on existing sites with Cooroy
having the smallest supply of current vacant centres land. See Below.
Low Impact Industry Medium Impact Industry Innovation Centres
Noosa Heads 0.00 0.00 0.00 1.58
Noosaville 1.25 2.33 3.41 9.86
Coastal
Communities 0.00 0.00 0.07 -
Tewantin 0.00 0.00 0.00 0.59
Cooroy 16.57 0.00 0.00 0.33
Noosa
Hinterland 0.00 0.55 0.00 0.46
Total 17.82 2.88 3.48 12.83
Taking into consideration the above, the proposed car wash development will be taking up valuable
centres land for a use that has very limited employment opportunities and is not the highest or best
development of the land to achieve the desired employment outcomes in the Noosa Economic
Development Strategy. As such strategic planning don’t support the proposed development
considering it is an inconsistent use within the zone.
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As detailed by Council’s Strategic and Environment Department, the Employment Land Review
identifies that Cooroy has the lowest supply of vacant centres land, (Major Centre, District Centre,
Local Centre and Neighbourhood Centre), within the Shire. In this regard, only 2.6% of the
available centre zoned land is located within Cooroy.
Conversely, nearly 92% of the available Low impact industry zoned land with the Shire is located
within Cooroy. Whilst it is acknowledged that a significant proportion of the Low impact industry
zoned land is undeveloped and this land may become available for development in the future
noting the retention of the District centre land for commercial uses that generate employment
opportunities, is desirable. The car wash generates low levels of employment (3 people) over a
site with an area of over 2013m2 and would be more appropriately located in the Low impact
industry zone where it is a consistent use.
5. NOISE
Council engaged a Noise Consultant to review the noise report accompanying the application.
Following the submission of an updated noise report in May this year, Councils consultant advised
that the revised report demonstrates that the use with specific noise controls can comply with the
relevant regulatory noise limits at surrounding noise sensitive receptors.
6. CONSULTATION
6.1. Referral Agencies
The application was referred to the Department of State Development, Infrastructure, Local
Government and Planning (SARA) in accordance with Schedule 10, Part 9, Division 4, Subdivision
2, Table 1, Item 1 of the Planning Regulation 2017 – development within 25m of State-transport
corridor.
The Department responded on 13 January 2023 providing conditions relating to stormwater and
removal, closure and reinstatement of kerb and channel and footpath for the obsolete access
points.
6.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Strategic and Environment
• Development Engineer
• Senior Environment Officer
6.3. Other Referrals
The application was forwarded to the following external experts for review:
• Holland Traffic Consulting
• Switchback Consulting
• Max Winders & Associates
6.4. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. 520 properly made submissions (498 in support, 19 objecting, 3 impartial) and 23 not
properly were received. The following table provides a summary and assessment of the issues
raised by submitters.
Matters Raised Comments
It is important to support local small A car wash would provide an appropriate service
businesses and it will benefit the town. for the town however the site is not considered
appropriate due to the industrial use taking up the
limited supply of District Centre zoned land in
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Cooroy and impacts on the desired character for
Elm Street.
It is needed as a car wash means locals A car wash would provide an appropriate service
would not have to drive to Noosa to use a for the town however the site is not considered
car wash or dog wash facility or use their appropriate due to the industrial use taking up the
tank water. It also caters to larger vehicles limited supply of District Centre zoned land in
like RVs and caravans. Cooroy and impacts on the desired character for
Elm Street.
The proposed car wash will create more The applicant advises up to 3 staff will be on site
employment opportunities. at any time, 1 for the car wash and 2 for the food
and drink outlet. The carwash will not be a
significant employer.
The carwash is well located with good The proposed carwash is identified under the
access, between 2 service stations, and Noosa Plan as an industrial use and therefore
will not impact on traffic flow through town. should be located in an industrial area.
It preserves industrial land.
The proposed car wash desirably incudes The proposal includes harvesting, reuse and
sustainable practices in relation to energy, conservation measures in the operations which
water and waste. are consistent with the Sustainable Building Code.
As the use is very water-intensive there is also a
direct economic benefit for the applicant to apply
such measures.
It respects the character of the area being The proposed carwash further reinforces the
between 2 service stations, near a busy industrial character of the existing service stations
road. along Elm Street which is not what is envisaged
for the Cooroy District Centre zone.
The Elm St site is not suitable, given the Councils traffic consultant has advised that
amount of traffic using the local streets access and traffic is acceptable. The Department
with congestion existing and difficulties of Main Roads and Transport have also advised
getting in and out of the area, with a bus that they do not have any objections.
stop nearby blocking visibility and busy
service stations. Also need to ensure cars
do not line up on the road.
The proposed car wash is not compatible Councils noise consultant has advised that
with the bowls club next door/Your Mates proposed noise levels will comply with relevant
Brewery, given noise and excess spray standards. The proposed eastern wall will screen
while using the green. the carwash from the adjoining site.
A large car wash is not needed in town and Agreed. A car wash use is more appropriate to be
should be located in the industrial area. It located in an industrial zone.
is not in keeping with the country town look
and ambience.
It is too close to nearby residences and Councils noise consultant has advised that the
noise from the car wash will impact proposed noise levels will comply with relevant
amenity. Its more suited to an industrial standards. The applicant has indicated that they
area with its noisy machines such as are willing to accept reduced night time hours.
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vacuum cleaners and high pressure
washers and constant music.
Object to the takeaway business if it is a The Noosa Plan 2020 for Cooroy and Tewantin
fast food chain store and only a local does not support drive through facilities such as
based quality food outlet should be typically found with fast food chain stores. The
supported. proposal does not include a drive through facility,
but there are otherwise no planning grounds to
reasonably condition the type of food & drink outlet
proposed.
7. CONCLUSION & REASONS FOR DECISION
This application seeks approval to develop a Car wash and Food and Drink Outlet on a site at Elm
Street, Cooroy. The site is located in the Cooroy Local Plan Area and is zoned District Centre
which details that a car wash as an inconsistent use and is required to follow an impact assessment
process.
The design of the car wash whilst providing some design elements of the Cooroy town character,
results in vehicle manoeuvring, queuing and parking areas located adjacent the Elm Street front
boundary. The development will be the dominant character presenting to Elm Street and does not
provide the active and vibrant streetscape sought by the Noosa Plan 2020. Concerns are also
raised as the continuation of the service/ infrastructure character that is established by the existing
service stations as this is not the intended character for the District Centre zone which seeks to
provide active street frontages with shop fronts and business uses.
Whilst the applicant has demonstrated that stormwater and noise impacts are able to be
addressed, concerns are raised as to the loss of valuable District Centre land for a use that has
very limited employment opportunities and is not the highest or best development of the land to
achieve the desired employment outcomes in the Noosa Economic Development Strategy.
It is acknowledged that a carwash would provide a service for the township of Cooroy, however
the impact on the streetscape and loss of District Centre zoned land for an industrial use is not
supported.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
x Strategic Land Use Planning x Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste
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ATTACHMENT 2 - (MCU22/0201) - PROPOSAL PLANS
Page 75 of 90
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