MCU22/0131 - APPLICATION FOR A HOSPITAL AND HEALTH CARE SERVICE (DAY SURGERY AND ASSOCIATED FACILITIES) AT 47 GOODCHAP STREET, TEWANTIN · Report

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                        12 SEPTEMBER 2023


     Local Plan Area                Tewantin Local Plan

     Overlays                       Land subject to Acid Sulfate soils
                                    Bushfire Hazard – Potential Impact Buffer

     Assessment Type                Impact

EXECUTIVE SUMMARY
This report assesses an application for a Hospital and Health Care service involving the use as a
day surgery and associated medical facilities at 47 Goodchap Street Tewantin. Two distinct buildings
are proposed on site including a single storey infusion centre at the site’s front (453m2) and a 2
storey day surgery at the rear (1083m2) over car parking. A total of 40 car spaces plus 2 motorcycle,
ambulance bay and 2 drop off spaces are proposed plus bicycle parking.

The site currently contains a residential dwelling and shares its boundaries with 7 residential
properties as well as the Noosa Hospital. Under the Noosa Plan 2020 it is zoned Low Density
Residential and is intended to house permanent residents and maintain a high level of amenity.

The proposed development is inconsistent with the site’s zoning intent and is contrary to many
provisions in the planning scheme including the Strategic Framework, Local Plans for Tewantin &
Noosaville and the applicable Use code, which all seek that the use of the hospital site is maximised,
and opportunities are explored for a more efficient use of the existing hospital site to meet the current
and future health needs of the community.

The proposed health facilities and day surgery could be accommodated, consistent with current
Community Facilities and Major Centre zonings, on a number of other sites within the Shire including
the Noosa Business Centre, Noosa Junction, the Mary Street/Thomas Street health precinct and
Maple Street Cooroy, negating the need to extend health services further into residential zoned
properties along Goodchap Street.

The proposal is not consistent with the residential zoning and sterilises the existing residential lot
which is zoned for residential development and needed to cater for future housing.

The proposed development is of a scale and character that is likely to adversely impact on residents’
amenity and the streetscape with a number of nearby residents raising concerns with the
proposal. The applicant has failed to demonstrate that sufficient parking will be provided on site to
meet the likely parking demands, and this is critical given the impacts the existing hospital car parking
overflow is having on Goodchap Street and residents.

The application is therefore recommended for refusal.
RECOMMENDATION
That Council note the report by the Acting Coordinator Planning to the Planning & Environment
Committee Meeting dated 12 September 2023 regarding Application No. MCU22/0131 for a
Development Permit for Material Change of Use – Health care service & Hospital, situated at 47
Goodchap St Tewantin and:

A.    Refuse the application for the following reasons:
        1. The proposal conflicts with Section 3.3.2, strategic outcomes (k), (n) and Section 3.3.3,
        strategic outcome (a) of the Strategic Framework as:
                a. The proposal expands health care services further along Goodchap Street beyond
                the Noosa Hospital site and into a residential area.

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                     12 SEPTEMBER 2023


          b. The proposal is located on land zoned for housing, removes a lot that is well suited
          for residential development and is needed to cater for future housing.


    2. The proposal is contrary to overall outcomes (o), (p) & (q) of the Tewantin Local Plan Area
    Code and overall outcomes (h), (n) and acceptable outcome AO16.3 of the Noosaville Local
    Plan Code as:
          a. The proposal expands health services into an area zoned for low density housing
          and on a large, well located site with significant opportunities to create further housing.
          b.   The land is not committed or planned for community purposes.
          c. The proposal does not maximise or make more efficient use of the Noosa Hospital
          site and is not located on land identified for the growth of health and medical services.


    3. The proposal is contrary to overall outcomes (a), (c), (g), (j) and performance outcomes
    PO1, PO2 of the Low Density Residential Zone Code as:
          a. The proposal is not residential being identified as a community activity under the
          Noosa Plan and is of a scale and design that is incompatible with and will impact
          adversely on nearby residents’ amenity.
          b.   The proposal offers no integration or internal connection with the Noosa hospital.
          c. The proposal is not small scale and will service the wider community and not just
          local residents.


    4. The proposal is contrary to overall outcomes (a), (b), (c), (d), (e), (f) and performance and
    acceptable outcomes PO1, PO3, AO3, PO5, A)5, PO8 of the Community Activities Code as:
          a. The proposal is not integrated with the hospital or co-located on the Noosa Hospital
          site.
          b. The proposal is of a type, scale and intensity that is not consistent with surrounding
          development and character of the area and zone, includes substantial infrastructure to
          the site’s frontage and will remove mature native trees that significantly contribute to the
          streetscape.
          c. The proposal is likely to have significant adverse impacts on the amenity enjoyed
          by adjoining and nearby residents with insufficient buffering proposed for residents.


    5. The proposal is contrary to overall outcomes (a), (b) and PO6 of the Driveways and
    Parking Code as insufficient car parking has been provided to accommodate the number and
    type of vehicles likely to be generated by the development.


    6. The proposal does not comply with performance and acceptable outcome PO6, AO6.1 of
    the Water Quality and Drainage Code as the site discharges into Lake Doonella which is of
    high ecological value and it has not been demonstrated the development will not cause an
    increase in gross pollutants, total suspended solids, total phosphorous or total nitrogen
    compared to a pre-development scenario as required.


    7. There is no need for the site to be developed for the proposed community activity given
    there are other approved medical and health centres that are yet to establish and other areas
    where the use could locate consistent with the scheme’s zoning pattern.

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                       12 SEPTEMBER 2023


      8.   The site ought to be retained for housing, with lots of this potential rare in Noosa Shire.

B.   Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.