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Town Planning Assessment Report - Rooming Accommodation.pdf
Mur
Town Planning
Assessment Report
87 Eumundi Noosa Road, Noosaville
Development Permit for Material Change of Use to establish Rooming
Accommodation;
June 2026
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Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL ............................................................................................................................................................................. 3
3. BACKGROUND ..................................................................................................................................................................5
4. SITE DETAILS.........................................................................................................................................................................5
5. ASSESSMENT REQUIREMENTS .............................................................................................................................. 6
5.1. FRAMEWORK FOR ASSESSMENT .............................................................................................................................. 6
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 .................................. 6
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME ....................................................7
5.3.1. DEFINITION ...............................................................................................................................................................7
5.3.2. LEVEL OF ASSESSMENT AND ASSESSMENT REQUIREMENTS ...................................................................7
6. OTHER RELEVANT MATTERS .................................................................................................................................. 9
7. CONCLUSION .................................................................................................................................................................. 11
Appendices
Appendix A Proposal Plans
Appendix B Code Assessment
Appendix C Owners Consent
Disclaimer:
Brennan Planning Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Brennan Planning Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Brennan Planning Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions
in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal
advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
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1. Site and Application Summary
Applicant
Applicant: B & L Fawcett Holdings Pty Ltd
C/- Brennan Planning Pty Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): B & L Fawcett Holdings Pty Ltd
Application
Development Permit for Material Change of Use of Premises
Development Application:
to establish Rooming Accommodation
Level of Assessment: Impact Assessable
Referral Agencies: Nil
Assessment Manager Noosa Shire Council
Subject Site
Address: 87 Eumundi Noosa Road, Noosaville
Lot Description: Lot 79 on RP71151
Area: 1,284.6m2
Nil
Easement(s):
Regional Plan Designation Urban Footprint
Planning Scheme Noosa Plan 2020 (20 March 2026)
Local Plan: Noosaville
Zone: Community Facilities (No. 8 – Community Facilities)
Overlays: + Acid Sulfate Soils (Area 2)
2. Proposal
This application seeks approval for a Development Permit for a Material Change of Use to establish
Rooming Accommodation on the premises.
The proposal involves converting the existing child care centre building into rooming accommodation. The
rooming accommodation will comprise five (5) bedrooms, two (2) bathrooms, a kitchen and dining area,
water closet and laundry.
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The purpose of the proposal is to provide affordable rental accommodation in a share-house arrangement
as interim use until the site is rezoned for medium density residential purposes.
The proposal will require minimal external building work, limited to the removal of an existing shade
structure, which will be replaced with a landscaped courtyard, together with the construction of two new
walls. The remaining works will be limited to internal alterations associated with the conversion of the
existing building into rooming accommodation.
Access will be maintained via the existing crossover to Eumundi Noosa Road, located centrally along the
site’s frontage. Six (6) car parking spaces will also be retained adjacent to the site’s frontage with Eumundi
Noosa Road.
Please refer to Figures 1 to 3 below, which illustrate the siting and design of the proposed rooming
accommodation.
Figure 1 – Site Plan
Figure 2 – Floor Plan
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Figure 3 – Northern elevation (Street Presentation to Headland Drive)
Please refer to Appendix A – Proposal Plans for further details.
The need for the proposed material change of use is that the existing child care centre was a small-scale
centre that had experienced declining demand.
This decline has been particularly evident since the adjoining multiple dwelling development commenced
construction, which has now been completed. The adjoining development has resulted in overlooking into
the children’s outdoor play area, which is not ideal and has created safety and amenity concerns for the
ongoing operation of the child care centre.
The child care centre has since ceased operations and the building currently remains vacant.
In addition, a new child care centre has since been approved within the Shire Business Centre. This facility
will provide a modern child care offering with capacity for 98 children and is expected to absorb demand
within the local area.
In this context, the proposed conversion of the vacant child care centre building into a rooming represents
an appropriate and practical reuse of the existing building. It will also be more compatible with the
surrounding medium density residential nature of the area.
3. Background
The original child care centre was approved on the site in 1982.
Brennan Planning has been advised that a request for a planning scheme amendment was submitted to
Noosa Shire Council in 2025, seeking to rezone the site from Community Facilities Zone to Medium Density
Residential Zone. The request submitted that the Medium Density Residential Zone would be more
appropriate and compatible with the surrounding residential context.
The proposed rooming accommodation is intended to provide an appropriate interim use of the existing
building, requiring minimal building changes and limited cost, until such time as the land is rezoned to
Medium Density Residential and can be redeveloped for medium density residential purposes.
4. Site Details
The subject site is a corner allotment, with a frontage of approximately 15.8m to Eumundi Noosa Road to the
west and approximately 95.6m to Headland Drive to the north.
The land slopes downhill to the east at an average gradient of approximately 6.5%. An existing building is
located centrally within the site, which is currently vacant and was previously used as a child care centre.
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Access to the site is provided via an existing crossover to Eumundi Noosa Road, located centrally along the
site’s frontage. A total of six (6) car parking spaces are provided within the western portion of the site.
Figure 4 – Aerial Photograph of Subject Site
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
+ the Planning Regulation 2017
+ the Planning Scheme for the local government area
+ any temporary local planning instrument
+ any variation approval
Of these, the planning instruments relevant to this application are discussed below:
5.2. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the application must
be carried out against, which are additional or alternative to the assessment benchmarks contained in
council’s Planning Scheme. These assessment benchmarks may be contained within:
• the SEQ Regional Plan;
• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
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An assessment against the applicable benchmarks contained within the Planning Regulation is provided
below:
SEQ Regional Plan
The subject site is located within the Urban Footprint under the SEQ Regional Plan (SEQRP). Rooming
accommodation is consistent with the goals, elements and strategies for the Urban Footprint designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the planning scheme and would not warrant further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Definition
The Noosa Plan 2020 (Planning Scheme) defines a Rooming accommodation to mean:
On this basis, the proposed development relates to the establishment of a Rooming accommodation use
on the premises.
5.3.2. Level of Assessment and Assessment Requirements
While the application will require a whole of planning scheme assessment, the following parts of the Planning
Scheme were found to be most applicable:
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+ Part 3 - Strategic Framework;
+ Noosaville Local Plan Code;
+ Community Facilities Zone;
+ Special Residential Code;
+ Works Codes
Please refer to Appendix B for a detailed assessment against the primary codes
An assessment against the applicable strategic framework is provided in the table below:
Part 3 - Strategic Framework
Strategic Outcome Comment
3.3.1 Settlement Complies.
Relevant outcomes include urban development being The subject site is located within the Urban Footprint and
consolidated within Urban Boundaries; the majority of within the established Noosaville urban area. The
new growth being located in existing urban areas proposal will not expand the urban footprint or create
including Noosaville; attractive and diverse living any new development parcel. Instead, it will adaptively
opportunities being available close to activity centres, reuse an existing vacant building for residential purposes.
public transport and active transport networks; and The proposed rooming accommodation is a low-scale
development being low-key, understated and residential use that will sit comfortably within the
responsive to Noosa’s subtropical climate. surrounding medium density residential context and will
provide an interim affordable residential accommodation
pending any future rezoning of the land.
3.3.2 Community Wellbeing Complies.
Relevant outcomes include providing local housing, The former child care centre has ceased operating and
services and facilities to meet the needs of all the building is currently vacant. The proposal will return
generations; encouraging buildings to support passive the site to an active use and provide passive surveillance
surveillance and CPTED principles; ensuring community and ongoing maintenance of the premises. The change
services are provided in accordance with resident will not undermine the broader provision of child care
population needs; and encouraging flexibility in the use of services, noting that the existing centre was small, had
community facilities and services where appropriate. experienced declining demand and a new child care
centre has been approved within the Shire Business
Centre with capacity for 98 children. The proposal
therefore represents a practical and compatible reuse of
the existing building.
3.3.3 Housing Choice Complies.
Relevant outcomes include residential development The proposal will provide a rooming accommodation
occurring on land suited to the intended form of housing; within an established urban area that is already serviced
residential development being located where it will not by road, water, sewerage and other urban infrastructure.
be adversely affected by surrounding uses or inhibit The surrounding locality is predominantly residential in
existing lawful uses; infrastructure capacity being character and includes medium density residential
available; and a wide range of housing being provided development adjoining and near the site. The proposed
within existing urban areas to respond to changing rooming accommodation will be more compatible with
household needs and lifestyle choices. the residential character of the locality than the former
child care centre use and will provide an additional
housing option through the reuse of an existing building
with minimal building works.
3.3.4 Biodiversity and Environment Complies.
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Relevant outcomes include avoiding adverse impacts The proposal is contained within the existing building
from development on biodiversity, ecosystem health, soil envelope and does not require vegetation clearing or
and water quality; using landscape design and substantial external works. The removal of the existing
replacement planting to contribute to environmental shade structure and replacement with a landscaped
outcomes; and ensuring the built environment has courtyard will improve the presentation and usability of
minimal environmental impact. the site without creating adverse environmental impacts.
Any minor works can be managed through standard
erosion, sediment and construction management
measures.
3.3.6 Transport and Movement Complies.
Relevant outcomes include integrating land use and Access will be maintained via the existing crossover to
transport, supporting infill development within existing Eumundi Noosa Road and no new access point is
urban areas, producing safe and functional streetscapes, proposed. The existing six (6) car parking spaces will be
and ensuring development supports the road hierarchy retained on site. The proposed rooming accommodation
and protects the safety and amenity of roads for is expected to generate fewer and less concentrated
anticipated users. vehicle movements than the former child care centre
use, particularly during peak drop-off and pick-up
periods. The proposal will therefore not adversely impact
the safety, function or amenity of the surrounding road
network.
3.3.7 Infrastructure and Services Complies.
Relevant outcomes include the efficient and coordinated The proposal will reuse an existing serviced site and
use of existing infrastructure, maximising the capacity existing building. The rooming accommodation will not
and viability of existing infrastructure and services, create any material demand for new trunk infrastructure
sustainable water infrastructure management, and and can utilise existing road access, water, sewerage,
convenient and safe waste storage and collection. stormwater, electricity and telecommunication services.
Waste generation will be domestic in nature and can be
accommodated through standard residential waste
collection arrangements.
3.3.8 Natural Hazards and Resilience Complies.
Relevant outcomes include development being The proposal involves the reuse of an existing building
designed and located so as not to be affected by natural and only minor external works. The site is mapped within
hazards, ensuring development is compatible with the the Acid Sulfate Soils overlay; however, the proposal
nature of any hazard and not increasing hazard risks for does not involve significant excavation or disturbance
existing or planned communities, people, property or that would give rise to unacceptable acid sulfate soil risk.
infrastructure. The proposed use will not increase exposure to natural
hazard risk and is compatible with the existing urban
setting.
6. Other relevant matters
To the extent that the development raises non-compliances with elements of the Community Facilities
Zone Code, the following relevant matters support approval of the proposed development under section
45(5)(b) of the Planning Act 2016:
1. Appropriate Interim Reuse of a Vacant Building
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The proposal will facilitate the practical and efficient reuse of an existing vacant building that was formerly
used as a child care centre. The child care centre has ceased operating and the building is currently
underutilised.
The proposed rooming accommodation will require only limited building work, with the majority of works
being internal alterations associated with converting the existing building into a residential dwelling. The
proposal therefore represents a low-impact and practical interim use of the premises.
2. Compatibility with the Surrounding Residential Context
Although the site is included in the Community Facilities Zone, it is located within an area that is
predominantly residential in character and adjoins existing medium density residential development. The
proposed rooming accommodation will be more compatible with the surrounding residential land use
pattern than the former child care centre use.
The proposal will not introduce a use that is incompatible with the surrounding area and will result in a
reduction in activity, traffic generation, noise and operational intensity compared with the previous child care
centre use.
3. Planning Intent for Future Medium Density Residential Use
The proposed rooming accommodation is intended to provide an appropriate interim use of the existing
building until such time as the site is rezoned and redeveloped for medium density residential purposes. The
proposal will not prejudice the future redevelopment of the site for a more intensive residential outcome.
4. Consistency with the Strategic Framework
The proposal is consistent with the broader policy direction of the Strategic Framework, which supports the
efficient use of land within existing urban areas, the reuse of underutilised land and buildings, and the
provision of housing choice in locations with access to existing services and infrastructure.
The proposal will make use of an existing building within the Urban Footprint and will avoid unnecessary
demolition or substantial new building work. It therefore represents an efficient and sustainable use of land
and infrastructure.
5. Reduced Amenity Impacts Compared with the Former Use
The former child care centre involved operational activities that included vehicle drop-off and pick-up
movements, outdoor play areas, staff and visitor activity, and associated noise impacts. The proposed
rooming accommodation will operate as a standard residential use and is expected to generate a lower
level of activity and fewer amenity impacts.
The proposal will also resolve amenity and safety concerns associated with the former outdoor play area
being overlooked by adjoining multiple dwelling development.
6. No Adverse Impacts on Community Need
The former child care centre was small in scale and experienced declining demand before ceasing
operations. In addition, a new child care centre has since been approved within the Shire Business Centre,
with capacity for 98 children. This facility will provide a modern child care offering and is expected to absorb
demand within the local area.
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In these circumstances, the proposed conversion of the former child care centre building to rooming
accommodation will not result in an unacceptable loss of community infrastructure or compromise the
community’s access to child care services.
7. Use of Existing Access, Parking and Infrastructure
The proposal will utilise the existing access crossover to Eumundi Noosa Road and retain six (6) existing car
parking spaces within the western portion of the site. The development will also be serviced by existing
urban infrastructure, including reticulated water, sewerage, stormwater drainage, electricity and
telecommunications.
The proposal does not require new road infrastructure or substantial external works and will not place
unreasonable demand on existing infrastructure networks.
8. Low-Impact Built Form Outcome
The proposal will retain the existing building form and requires minimal external building work, limited to the
removal of the existing shade structure, replacement with a landscaped courtyard, and construction of two
new walls. The built form outcome will therefore remain generally consistent with the existing scale,
presentation and physical form of development on the site.
The proposal will not result in any significant additional building bulk, height, site cover or visual impact when
viewed from Eumundi Noosa Road, Headland Drive or adjoining residential premises.
9. Positive Residential Outcome
The proposal will provide a five (5) bedroom rooming accommodation use that is capable of being used for
long-term residential accommodation. The use will support residential occupation of the site and contribute
to affordable rental housing stock within an established urban area.
The development is therefore an appropriate response to the site’s current vacancy, surrounding residential
context and likely future planning direction.
7. Conclusion
This report has identified that the rooming accommodation use complies with the relevant benchmarks
contained within the Noosa Plan 2020 and do not raise any significant issues that cannot be addressed by
reasonable and relevant conditions.
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or any aspect
of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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