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Page 2
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martoo
consulting _
PROPOSAL REPORT pty Itd
town planners +
urban designers
+
surveyors
Development Application seeking a ABN: 62287 949 725
Application for Material Change of Use
-
Entertainment & Dining Business -
Type 1 Food & Beverages (Outdoor
Dining) at
90 Noosa Parade, Noosa Heads and described as
Lot 32 on N21854
Applicant:
Ogilvie Bacon Trust
Prepared: January 2013 R01290 -
A
.-
oSUNSHINE COAST OFFICE 0GYMPIE OFFICE
1/199 GYMPIE TERRACE NOOSAVILLE - PO BOX 1684 NOOSA HEADS Q 4567 38 NASH STREET GYMPIE -
PO BOX 391 GYMPIE Q 4570
TELEPHONE 0754555425 FACSIMILE 0754555725
-
TELEPHONE 0754827440 -
FACSIMILE 0754824952
[email protected] [email protected]
Page 3
..
,
Application for Material Change of Premises for
Entertainment & Dining Business Type 1 Food & -
Beverages (Outdoor Dining)
Prepared for
Ogilvie Bacon Trust
Prepared by
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567
T +61 754472550 F +61 754553322
@ Martoo Consulting Pty Ltd 2010
The information contained in this document produced by Martoo Consulting Ply Ltd is solely for the use of the Client
identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Ply Ltd undertakes no
duty to or accepts any responsibility to any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced,
electronically stored or transmitted in any form without the written permission of Martoo Consulting Ply Ltd.
01290/MCU Proposal Report Jan 2013
Page 4
{Proposal Report Proposed Material Change o(Use o(Prernises (or Entertainment & Dining Business Type I Food & Bevelllges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site,............................................................................4
3.1 Site Characteristics................................................................................................4
3.2 Existing Infrastructure Servicing the Site................................................................4
3.3 Site Contamination ................................................................................................4
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area.....5
4.2 Surrounding Road Network....................................................................................6
5 Background.................................................................................................................7
6 The Proposal...............................................................................................................8
7 Development Assessment......................................................................................10
7.1 Statutory Instruments.............................................................................................10
7.2 Noosa Plan 10
7.2.1 Noosa Heads Locality...............................................................................10
7.2.2 Applicable Codes......................................................................................11
7.3 Trust Land Management Plan 2012.......................................................................19
8 Conclusion...................................................................................................................20
Annexure 21
Appendix A: Proposal Plans
Appendix B: Hayes Traffic Engineering -
Traffic Engineering Report
Appendix C: Trust Land Management Plan -
Quamby Place 2012
..
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Page 5
JProposal Report Proposed Material Change of Use ofPremises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
1 Introduction
This planning report has been prepared for Ogilvie Bacon Partnership being the applicant of a
development application for a Material Change of Use of Premises seeking approval for existing outdoor
dining areas within Sound Park at Noosa Heads. The subject site is described as part of Lot 32 on
N21854 and is within the former Noosa Shire now part of the Sunshine Coast Council.
The proposed development of this site constitutes ’development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for Entertainment & Dining Business Type 1 Food & Beverages. The -
proposal is deemed impact assessable development under the provisions of the Noosa Plan 2006 and
the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
. Section 2: The basic details of the application as extracted from certain parts of the
application forms;
. Section 3: A description of the subject site;
. Section 4: A brief description of the locality surrounding the subject site;
. Section 5: An explanation of the proposal;
. Section 6: An assessment of the proposal against the Noosa Plan 2006; and
. Section 7: A conclusion that provides summary grounds, which support the approval of
the application as proposed.
The Sunshine Coast Regional Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the Noosa Plan.
The report concludes that the proposed use of the park for outdoor dining purposes is consistent with the
community expectations of the park, the intent of the Draft The Sound Management Plan 2012 and
existing outdoor dining permits.
ill
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Page 6
j
Proposal Report Proposed Material Change ofUse of Premises for Entertainment & Dining Business Type I Food & 8evemges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
2 Basic Information
Basic information relating to this development application includes:
Applicant: Ogilvie Bacon Partnership
C/- Martoo Consulting, PO Box 1684, Noosa Heads Qld 4567
Address of Site: 90 Noosa Parade, Noosa Heads
RPD of Site: Lot 32 on N21854
Owners: Sunshine Coast Council as Trustee
Area of Site: 3050m2
Current Use of Site: Park and Outdoor Dining
South East Queensland
Regional Plan: Urban
Planning Locality: Noosa Heads
Zone: Open Space Recreation
Overlays: Natural Hazard: Bushfire & Acid Sulfate Soils Overlay -
High Potential
Acid Sulfate Area 0-5m AHD
Natural Hazard: Landslide & Flooding Overlay -
Area Subject to
Min Floor Height
Biodiversity Overlay -
Riparian Buffer Area
Proposal: Entertainment & Dining Business -
Type 1 Food &
beverages
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Sunshine Coast Council
Referral Agencies: Nil
Consultants for Town Planners: Martoo Consulting
development application:
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Page 7
)
Proposal Repon Proposed Material Change of Use of Premises for Entertainment & Dining Business Type / Food & 8evemges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N2/854
Applicant: Ogilvie Bacon Partnership
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land the subject of this application (to be known as the site) is located at 90 Noosa Parade, Noosa Heads
and described as Lot 32 on N21854. The site is of a rhomboid shape with an area of 3050m2 and is relatively
level.
The Noosa Sound Park currently occupies the site and includes a passive landscaped park area with
playground equipment and seating as well as four defined outdoor dining areas associated with premises
located in the adjoining commercial building known as Q Place.
The map below indicates the sites location.
Nc>os-;i Spit
RiM:reation
Reserve -I
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I Subject site
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3.2 Existing Infrastructure Servicing the Site
The subject site currently has access to all infrastructure that commonly service urban residential development.
This infrastructure includes Council water supply, reticulated sewerage, underground telecommunication
services, underground electricity supply and associated street lights, stormwater drainage, bitumen roadway
and kerb and channelling along the Noosa Parade frontage of the site.
A footpath is provided along the Noosa Parade frontage.
3.3 Site Contamination
The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
~ martoo consulting.. Town Planning + Urban Designers + Surveyors + Development Managers 4
Page 8
)
Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business Type I Food & Bevemges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
4 The Characteristics of the Surrounding Environment
4.1 Description of land Uses Adjacent to the Site and within the
Surrounding Area
It is important to appreciate the existing land uses in the locality surrounding the subject site. These existing
uses are clearly characterised by a mixture of residential uses and commercial activities.
More specifically those lots that actually abut the subject site are currently used the following purposes:
. to the north -
Noosa River
. to the east -
Multiple Storey Units -
Noosa Shores Resort
. to the south -
Multiple Storey Holiday Units Noosa Terraces
-
to the west -
Q Place -
Two Storey Commercial Development including shops, restaurants
and offices
The aerial photograph below illustrates the site location and surrounds.
As indicated by the aerial photograph above, the area to the west of the site along Quamby Place is
predominantly holiday resort accommodation with carparking available within the road reserve. Unit
developments are also located to the east and south of the site. Figure 3 below provides photograph
a of the
adjoining unit complex to the north east of the site.
it;.
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Page 9
;
Proposal Report Proposed Material Change of Use ofPrernises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
4.2 Surrounding Road Network
The site is located off Noosa Parade, which connects to Hastings Street and Noosaville. Sunshine Coast
Council administers this road.
.
..
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Page 10
Proposal Repon Proposed Material Change of Use of Premises for Entertainment & Dining Business -
T’f I Food & Beverages over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
5.0 Background
Outdoor Dining Permits in Sound Park were issued by Noosa Council pursuant to the applicable local laws
relevant at the time of the approval in relation to several tenancies located on the adjoining commercial
tenancies. These Outdoor Dining Permits were issued annually by Council and no planning approvals or
approval from the State were obtained for use of the public parkland. These permits have been in place for
over 10 years as demonstrated by the Ricky Ricardo’s restaurant (Lot 10 Q Place) which was purchased in
2003 with a long term tenant that had operated its business prior to 2003 and at that time had the benefit of
Outdoor Dining Permits over the parkland.
Outdoor Dining Permits approved in association with the adjoining commercial premises located on Q Place
include:
Lots 8, 9 and 10- Outdoor Dining Permits current to 30 June 2010. From 1 July 2010, an informal
arrangement has existed pursuant to which the use for outdoor dining has continued
with the agreement of Sunshine Coast Regional Council. Improvements constructed
within the park include paved areas and shade structures over the outdoor dining
area. These improvements have been approved by Sunshine Coast Regional
Council.
Lots 3 and 4 -
Sunshine Coast Regional Council approved construction of outdoor dining areas in
2010 however construction was subsequently stopped by Council.
The outdoor dining areas associated with Lots 3 and 4 include approved paved areas (constructed)located
within the park and approval to construct shade structures in accordance with plans approved by Sunshine
Coast Regional Council. There are no current Outdoor Dining Permits for Lots 3 and 4.
In late 2009, Council received a complaint from a nearby premise in relation to loss of amenity in terms of
noise from premises not operated by the applicants. A complaint was also received in relation to the use of
public land for private use. Council investigated the complaints and determined to put in place the above
informal licensing arrangements pending a permanent resolution.
Council resolved in August 2010 to prepare a Land Management Plan for the parkland in an effort to resolve
the issues between affected parties and to address the commercial use of part of the parkland.
#I-
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Proposal Report Proposed Material Change o(Use o(Premises (or Entertainment & Dining Business -
Type I Food & Beverages over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
6.0 The Proposal
The applicants seek approval for the use of five existing paved outdoor dining areas located in Sound
Park, Noosa Parade. The outdoor dining areas are located adjacent to approved restaurant tenancies
located on the adjoining site to the west known as QPlace. Attachment A provides a plan of the
proposed outdoor dining areas.
The outdoor dining areas and adjoining restaurant uses are detailed below:
.. _... .
Tenancy ~. ?. Area of Existing situation ~~’W- Proposal .’-’1’..rJ;;h ~I’;~:jr"’~\.
,,:: ~ ("l~~":’1, l;:,.:ii
, Outdoor Dining ~".h:1-~.~,"4.
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Lot 2 Rock 24 m< shade structure To be retained
Salt
Lot 3 Vacant 21 m’ concrete pad proposed shade structure -
previously approved by Council
under local laws permit
Lot 4 Shop 24 m< concrete pad proposed shade structure -
previously approved by Council
under local laws permit
Lot 8 and 9 38 m" shade structure over part of area Shade structure to be
Woodfire Grill completed over Lot 9 -
previously approved by Council
under local laws permit
Lot 10 Rickys 51 m" shade structure -
previously To be retained
approved
The total use area for outdoor dining equates to 5% of the park for commercial activities.
All the outdoor dining areas are currently paved and separated from the park by existing landscape
garden beds and landscape retaining walls. The outdoor dining areas attached to Lots 2, 8 and 10 are
also covered by means of a shade structure. The owners of Lots 3 and 4 have approval from Council to
construct shade structures on those two lots and seeks Council’s confirmation to proceed with the
construction of those shade structures in accordance with the plans approved by Council.
If.
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!
Proposal Report Proposed Material Change of Use of Premises (or Entertainment & Dining Business Type I Food & Beveroges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
Existing pathways around the park and adjoining site will be retained as will all existing vegetation within
.
the park.
The applicant indicates that the outdoor dining areas are to be used in conjunction with the restaurants to
the west of the park and will operate at similar times. In this regard, operating hours for the outdoor dining
area are proposed to be 11 am to 12 midnight, 7 days a week. These hours of operation are consistent
with the existing outdoor dining approvals for the site.
Carparking for the outdoor dining areas is able to be provided within Qplace and Quamby Place with most
patrons, walking or using public transport to the premises.
All waste generated from the use will be disposed of in accordance with the adjoining restaurants waste
management regime. No waste will be disposed of within the park area.
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Proposal Report Proposed Material Change af Use of Premises (or Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
7 Development Assessment
7.1 Statutory Instruments
The provisions of the State Planning Policies have been incorporated into The Noosa Plan with the
exception of the State Planning Policy 2/10: Koala Conservation in South East, State Planning Policy
5/10: Air, Noise and Hazardous Materials 2010 and State Planning Policy 4/2010: Healthy Waters; and
State Planning Policy 1/12: Protection of Queensland’s strategic cropping land.
The site does not trigger assessment against these Policies as the site is not mapped as containing
relevant vegetation or cropping land.
In terms of the State Planning Policy 4/2010 Healthy Waters is not required as the area is below the
required threshhold.
The South East Queensland Regional Plan includes the site in urban footprint and the proposal is
consistent with this designation.
7.2 Noosa Plan 2006
7.2.1 Noosa Heads Locality
The Noosa Plan includes the site in Noosa Heads Locality and provides the site with an Open Space -
Recreation zone. An extract of the zoning map for the Planning Area is detailed below.
- -
I Locality
-
"_’or Road Network ODetached Housing
I Boundarl..
_ _ ~ R.ltwlyLln. iI:-:!~~...,~slng
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The Noosa Plan defines a Commercial Business - Entertainment and dining business Type 1 Food &
beverages as follows:
Entertainment and dining business means the conduct of a business activity, where entertainment,
amusement, recreation or meals are afforded. The term includes the following types:
Type 1 Food & beverages
The use of premises involving the sale of food and beverages for consumption on the premises. The
use class includes a function room or restaurant or caf with dining facilities for 10 or more people.
The assessment table for the Open Space Recreation zone indicates that Type 1 Food & Beverages
uses are inconsistent impact assessable development.
..
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<.
Proposal Report Proposed Material Change o(Use o(Premises (or Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
7.2.2 Applicable Codes
The proposed use is indicated as being impact assessable and is required to be assessed against the
provisions of the entire Noosa Plan. The Codes that are most relevant with regard to this proposal
include the:
. Noosa Heads Locality Code
. Business Uses Code
.
Engineering Works Codes
. Landscaping Code
7.2.2.1 Noosa Heads Locality Code
A review of the proposal against the Overall Outcomes of the Noosa Heads Locality Code is
relevant as the proposal is an inconsistent use in the Open Space Recreation zone. In this regard
the proposal has been reviewed against those Outcomes which are considered relevant to the
site.
The overall outcomes sought for the Noosa Heads Locality are the following-
a) New uses and works are located, designed and managed t~
i be compatible with other uses and works;
ii maintain the safety ofpeople and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment;
The proposed use of the park for outdoor dining is compatible with the adjoining restaurant uses
located at OPlace and are indicated by the applicants as being integral to the success of each of the
adjoining restaurants. This compatibility is further demonstrated by Community Consultation
undertaken as part of the preparation of a Management Plan for the park where 98% of respondents
approved of use of the park for commercial outdoor dining.
The use of the park for outdoor dining improves the safety of people in the area through nighttime
operations which increases surveillance in the area.
The proposed use of the park is considered to be complimentary to the amenity of the park due to
activation and use of the park, passive surveillance and contribution to the vitality of the area. The
proposed outdoor dining areas are located along the western boundary of the park and are surrounded
by landscape features that screen the areas whilst ensuring the dominant sight lines to the river are
maintained. No amplified music is utilised on site and the dining area are up to 39 metres away from
residents to the east.
The outdoor dining areas will not impact on the natural environment as stormwater will drain to the park
and no vegetation will be affected.
b) Noosa Heads remains a primary focus for Visitor accommodation and associated
services in Noosa;
The proposed use of the park for limited outdoor dining provides additional services for visitors to the
area.
q) For the Neighbourhood Centre Zone-The Ouamby Place Neighbourhood Centre-
i forms a focal point for the local community and visitors, provides services and facilities to meet
their day-to-day needs;
ii provides Business Uses that respect the existing residential amenity of visitors and residents
within and surrounding the development; and
iii provides Business Uses that are of a scale and character consistent with the locality and
Noosa’s retail hierarchy;
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Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
The outdoor dining area, associated restaurants and park create a focal point for the area by providing
convenience goods as well a dining facilities for tourists and residents. The scale of the uses on the site
are consistent with the adjoining commercial activities and service the surrounding area.
t) For the Open Space Recreation Zone-areas of open space contribute to the desired lifestyle of
residents by offering a variety of passive and active recreational experiences that are conducive to
community interaction and wellbeing;
The proposed use of the park for commercial dining provides a complimentary experience for users of
the park by enabling patrons to passively enjoy the visual amenity of the park. The dining areas do not
limit the use of the park for recreational purposes and enhances the potential for community interaction.
Noosa Heads Locality Code
Division 1~Specltic Outcomes and Probable Solutions for the ~ -~ ~
~ .~~ ~
NOOH Heads Locality ~ D~~
Specltic Outcome ",... Probable Solution Proposal Reaponse , ~~.
Amenity
01 Uses are located, designed and No solution provided. Dining areas are located adjacent to
operated to avoid significant adverse existing approved restaurant
changes to the light, air quality, noise, tenancies in Qplace and blend into
accessibility, or other conditions the existing park setting through the
enjoyed by users of associated, use of landscaping and timber
adjoining or nearby uses. features. No lighting is proposed for
the outdoor dining areas with existing
landscaping retained to screen the
use from residential area to the east
of the site.
Major road network
02 The visual amenity and character No solution provided. Dining areas located approximately
surrounding the major road network, 17 metres back from Noosa Parade
including Sunshine Beach Road road frontage and footpath areas.
(David Low Way), Eenie Creek Road, Existing landscaped areas within the
Noosa Drive and Noosa Parade, is park screens the areas from the road
protected and enhances the way.
entrances to Noosa Heads through-
a) retaining and enhancing the visual
and physical separation of Noosa
Heads from neighbouring localities;
b) ensuring future development does
not encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and
earth mounding (rather than fencing
and walls) for visual screening and
noise attenuation;
AND
03 Development generates traffic No solution provided. The surrounding road network has
demands that are consistent with demonstrated that it is capable of
the future capacity of the road supporting the existing uses on site.
network.
Scenic vistas
04Aesthetic and cultural values of No solution provided. Complies as
-
detailed above
the natural landscape are maintained existing vegetation screens areas
through protecting important scenic from the street and public areas of
vistas- the park. Further the existing vista
a) from the streets, beaches and other through the park to the river is
public spaces; maintained and not affected by the
b) to the ocean, river, coastal dining areas.
lowlands and the vegetated backdrop
of Noosa Hill;
c) within Little Cove- vistas over
Laguna Bay and to the Noosa
National Park and the vegetation
stands, part of the hills and sand
dunes;
d) within Cooloola and Weyba Park
Estates-
the scenic view of Noosa National
Park and Weyba Creek; and
e) within Noosa Sound- vistas
across Noosa River.
Density
iii-
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Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business Type ,Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot.32 on N21854
Applicant: Ogilvie Bacon Partnership
06 The density of development within No solution provided Complies density is consistent with
-
the site area- surrounding low key building form.
a) is compatible with surrounding Lightweight structures covering the
development; has dining areas are also consistent with
c)a low site impact to enhance the the open landscaped character of the
opportunity to maintain natural site park.
characteristics, including native
vegetation and natural landforms.
Height
07Buildings and other structures- 57.1 Buildings and other structures Complies
a)present a building height consistent have a maximum building height of-
with structures on adjoining and for any other zone-- 8m;
surrounding land do not visually
dominate the street or surrounding
spaces;
d) preserve the amenity of
surrounding land;
e) respect the scale of surrounding
vegetation;
f) respond to the topography of the
site by minimising cut and fill (eg.
stepping down the site or using a
suspended pole construction); and
g) maintain a mature
vegetated skyline.
Setbacks
08 Buildings and other structures are 58.1 Buildings and structures comply A 17 metre front setback is provided
appropriately designed and sited to-- with the minimum setbacks identified to the Noosa Parade frontage
a) provide amenity for users of the in Schedule 1 -
Minimum Boundary consistent with scheme provisions.
premises as well as preserve the Setbacks.
visual and acoustic amenity of Whilst a side boundary setback of
adjoining and nearby properties; Front: 10 metres 3.0 metres is usually required, in this
b) provide adequate distance from Other: 3 metres instance the outdoor dining areas are
adjoining land uses located abutting the commercial
c) preserve any existing vegetation zoned land due to the relationship
that will buffer the proposed building; with the kitchen areas of the
d) allow for landscaping to be restaurant. This setback is
provided between buildings; considered appropriate and provides
e) maintain the visual continuity and a 39 metre separation to residential
pattem of buildings and landscape uses to the east.
elements within the street;
f) protect public safety and property
within erosion prone areas by
ensuring such areas are maintained
largely free of development;
and
g) help protect the natural character
and visual amenity of coastal areas
and watercourses.
Site cover, gross floor area and
plot ratio No solution provided Complies proposed built form is
-
09 The site cover, gross floor area lightweight and presents as a
and plot ratio of buildings and other landscaped pergola to park and
roofed structures- surrounding area.
a) results in a building scale that is
compatible with surrounding
development;
b) does not present an appearance of
excessive bulk to adjacent properties,
roads or other areas in the vicinity of
the site;
c) maximises the retention of existing
vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular
access.
Open space network
021 The integrated open space 521.1 Open space corridors and Not applicable
network is established, enhanced and existing native vegetation in areas
protected throughout the locality to-- indicated in Schedule 5 Map 4 are
-
a) provide for both passive and active protected from fragmentation and
recreational pursuits; encroachment by development.
.
.
= martoo consulting -
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Page 17
.
Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business -
Type ,Food & 8evemges over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e)protect watercourses and drainage
lines;
f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for
residential development.
AND
022 Physical and visual links between
public open space areas and
watercourses are retained.
Watercourses
025 The environmental, economic, No solution provided Complies
amenity and transportation values of
the Noosa River system are
protected.
I.:
Division 15-Speclfic Outcomes and Probable Solutions for the Open Space Recreation zone UII’- t".I-
S ific Outcome Probable Solution Proposal Response
092 Buildings and structures are No solution provided. Proposed outdoor dining areas
designed and sited to--- provide an area for the community to
a) encourage the co-locating of a meet and interact as well as further
range of Open space uses; enhancing casual surveillance over
b) be attractive, comfortable and the park.
accessible to the public; and
c) provide suitable landscape The dining areas provide a
treatment, seating, lighting and other complimentary facility to the park that
amenities conducive to community is consistent with the intent of the
interaction and convenience and locality in providing visitor and
public safety. resident services.
Environmental values
093 Where land within the Open No solution provided. Complies dining areas do not.
-
Space Recreation Zone has natural impact on the environmental values
environmental values, these values of the area.
are protected against any
development impacts and determine
the suitability of any land use;
AND
094 Only uses that do not adversely
impact on the natural environmental
values of the land are established.
7.2.2.2 Business Uses Code
The proposal has been reviewed against the provIsions of the Business Uses Code and is
considered to comply with the relevant requirements as detailed in the table below.
Whilst it is noted that site does not fall within a designated centre under the hierarchy of centres
of the Noosa Plan, an examination of the criteria is considered relevant to the proposal.
Business Uses Code
-- -
~..
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Table 14-8 For all Business Uses ";’I~’~’~~ >;
~~.~ ;i,::;~r-~:-:~.~J:~:~~ ’,’,
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Electricity infrastructure
018 The development does not S18.1 No solution provided Existing supply adequate for
adversely impact on existing or future development on site.
electricity supply infrastructure; AND
019 All uses and works maintain an S19.1 Development for uses adjacent Not applicable
adequate safe distance from to or within 50m of an existing
electrical infrastructure including electricity substation incorporates
substations, overhead powerlines, noise attenuation measures to
power poles and transformers. mitigate noise impacts;
AND
519.2 Buildings and structures Complies
(including swimming pools, sheds,
tennis courts and outbuildings) are
..
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Proposal Report Proposed Material Change of Use ofPremises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
not constructed under overhead
electricity transmission lines, or within
electricity easements.
Noise
020 Development is designed and No solution provided Outdoor dining areas are located
sited to avoid noise emissions that approximately 39 metres from
unreasonably diminish the amenity of adjoining residential unit complex to
the area or surrounding uses. the east which has limited windows
and open decks that may be affected
by noise.
Applicant has instigated a noise
management plan to ensure any
noise emissions are reduced. No
amplified music will be used in the
park area.
Mechanical plant and equipment
and storage areas
021 Mechanical plant and equipment 521.1 Mechanical plant and No mechanical plant proposed
(including air conditioning equipment) equipment are- on site.
and storage areas are designed and a) located more than 2m from any
located to- property boundary;
a) avoid adverse visual impacts when b) where located at ground level,
viewed from the street and adjoining screened by fencing 1.5m in height or
properties; and dense vegetation of at least 1.5m in
b) visually integrate with the building width incorporating grouped trees and
design. shrubs with maximum separation
distance of 1m measured from the
centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties; AND
521.2 For Industrial business and Not applicable
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the
height of the on-site buildings
whichever is the greater.
Safety and security
022All property boundaries are 522.1 Boundaries are identified by Existing boundaries clearly identified
clearly identifiable with public and such means as -
by landscaping and existing
private spaces clearly defined. a) fencing; or pathways.
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
522.2 Loading and storage areas are Existing loading areas on adjoining
well lit or can be locked after hours. site (Qplace) will be utilised. No
loading to be undertaken in park.
023All premises and access routes 523.1 All premises are identified by Complies
are clearly identifiable to all persons, the provision of the street number in a
particularly emergency seNices prominent location, preferably near
personnel. the site entry, (i.e. on the kerb or
letterbox or by signage on the
building or site).
024 All building entries are designed 524.1 The number of entrances and Not applicable as proposal relates to
to be obvious and easily identifiable. exits are limited and main building outdoor dining area. Existing
entrances/exits are located at the front restaurant facilities adjoining the site
of the site, in view of the street. Where clearly identified.
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
524.2 All entrances/exits to buildings, Not applicable as proposal relates to
are well lit and
signed, and signage outdoor dining area. Existing
includes hours of operation; restaurant facilities adjoining the site
AND clearly identified.
524.3 Entrances/exits are located to Complies
provide a direct link to driveways and
carparking areas;
AND
524.4 Recessed doorways are Not applicable
III-
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"
Proposal Report Proposed Material Change or Use or Premises (or Entertainment & Dining Business -
Type I Food & Beverages over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
avoided where the recess is of
sufficient size to conceal a person.
Where recessed doorways are
unavoidable, measures are used to
enhance safety, as follows-
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided; or
d) gates which restrict access
provided.
025 Uses are arranged within 525.1 Windows and main entrances Not applicable
buildings and on sites to enable are positioned to allow for casual
external areas to be monitored. surveillance.
026 Communal open space, including 526.1 Communal open spaces, Complies
congregation and seating areas, is including congregation and seating
located where it can be monitored. areas are situated where they are in
the line of sight of windows, doors
and/or balconies of buildings, or can
be seen from a street or other public
space.
027 Buildings and structures are 527.1 Buildings or structures that are Complies
designed to minimise opportunities for visible from a public street or
vandalism. laneway-
a) avoid the use of solid fences and
blank walls which attract graffiti.
Where solid blank surfaces are
unavoidable, measures in the form of
landscaping, creepers, murals, vandal
resistant paint, etc are used;
b) use toughened glass, security
screens and other measures (butnot
including security shutters that
obscure the view of shopfronts) are
used in windows which are provided
at ground level, to deter break and
enters; and
c) use hardy vandal proof materials
and anti-graffiti paint are used in the
construction of buildings.
028 Lighting of appropriate intensities 528.1 Lighting of appropriate Muted mood lighting proposed.
is provided to maximise safety. intensities is provided which satisfies
the requirements ofAustralian
Standard AS1158: Public Lighting
Code, unless otherwise specified in
this Code;
AND
528.2 External lighting of a graduated No external lighting proposed.
intensity is provided which starts at a
lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to
buildings or at the centre of the site;
AND
528.3 Lighting is directed onto the site Complies.
and away from neighbouring
properties;
AND
528.4 Vandal-resistant lighting is used Complies
in public and publicly accessible
areas.
029 Public toilets are designed and 529.1 Public toilets are located in high Dining areas area associated with
constructed to- traffic areas; existing restaurant uses on the
a) ensure the safety of all people AND adjoining site. Public toilets are
using them; and available of adjoining site.
b) take advantage of informal
surveillance from adjoining uses and 529.2 Features that may legitimise Not applicable.
activities, discouraging non- loitering, such as seating or public
legitimate uses. telephones are not located within 20m
of toilet entrances;
AND
529.3 Entrances to public toilets are Not applicable.
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
030 Premises have accessibility to 530.1 Safe and convenient pathway Complies -
bus stop located along
public transport. access is provided from the site to link Noosa Parade.
to existina oathwav networks that
..
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Town Planning + Urban Designers + Surveyors + Development Managers 16
Page 20
Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business Type I Food & Beveroges over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
services public transport facilities;
OR
530.2 Direct pathway access is
provided to the public transport facility
if the facility is contained on site or
within 50m from the property
boundary
031 Business Uses are designed 531.1 Safe and convenient cycle Complies
and constructed to encourage users access to and from the site from the
of the development to access the site existing road and bicycle network, and
by means offoot or bicycle through safe bicycle movement within the site
provision of appropriate end-oftrip is provided;
facilities including bicycle parking AND
and shower/change rooms 531.2 Secure and convenient parking Complies
space for bicycles is provided on site
in accordance with AS2890.3 Bicycle
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
531.3 Where at least 5 bicycle Proposal able to comply with scheme
parking spaces are required in requirements. Bicycle parking
accordance with Figure 14-1 Minimum provided on adjoining site (Qplace).
Requirements for Bicycle Parking,
end-of-trip cycle facilities are provided
at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces
or part thereof,’
AND
531.4 Bicycle parking spaces and Proposal able to comply with scheme
cyclist facilities are designed in requirements. Bicycle parking
accordance with AUSTROADS Guide provided on adjoining site (Qplace).
to Traffic Engineering Practice, Part
14 -
Bicycles, Section 10;
AND
531.5 On-site pedestrian facilities Complies
such as seating and shade structures
are provided in developments for the
convenience ofpersons walking to the
site.
5ite facilities
032 Waste storage areas, extemal 32.1 Waste storage areas, extemal Complies -
existing approved refuse
storage areas and loading docks do storage areas and loading docks are areas to be utilised on adjoining site.
not detract from the visual amenity of situated to the rear of the building or
the streetscape or cause nuisance to under the ground;
adjoining properties. OR
532.2 With the exception of the
access way, waste storage areas,
extemal storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values
033 There are no significant adverse No solution provided. Complies -
proposal will not impact
effects on the biodiversity, natural on surrounding environment and
vegetation, native wildlife, habitats, stormwater will be run into existing
landscape quality, water quality or landscaped areas.
heritage values, including those
related to--
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of heritage significance.
..
= martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 17
Page 21
Proposal Repon Proposed Material Change of Use of Premises (or Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N2/854
Applicant: Ogilvie Bacon Partnership
7.2.2.3 Engineering Works Code
The Planning Scheme details a carparking rate for Type 1 Food & Beverages of:
1 space per 20m2, or part thereof, of use area and outdoor dining area (excluding kitchen and
food storage areas)
The proposal involves 158m2 of outdoor dining area which equates to 16 carparking spaces. No
additional carparking is able to be provided on site and the applicant has engaged a Traffic
Engineer to assess carparking requirements for the proposal a copy of which is included in
Appendix B. The traffic report concludes that there is sufficient carparking within the surrounding
area for the proposed use.
The proposal is considered to meet the Specific Outcomes of the Driveways and Carparking
Code as detailed below:
Sufficient carparking is provided to accommodate the number and type of vehicles likely
to be generated by the development having regard to the specifics of the use including-
a) the type and intensity of land use;
The areas the subject of this application are located within Sound Park and provide and limited
outdoor dining areas in association with adjoining restaurant uses located in Q Place. The use is
limited to outdoor dining in a restricted and defined space in the park and represents 5% of the
actual land area of the park.
b) any existing parking available on the site;
No carparking is available within the park, however there is carparking available within Q Place
and within the road reserve around Quamby Place.
c) hours of operation;
The peak hours of operation are generally night time and weekends which do not coincide with
the peak times of the adjoining office uses in QPlace.
d) likely numbers of users;
The outdoor dining areas located in the park are limited in terms of size and therefore number of
users is restricted to the approved dining areas.
e) the peak parking demand periods of uses on the site; and
The outdoor dining areas located in the park are limited in terms of size and therefore number of
users is restricted to the approved dining areas. It is noted that the proposed outdoor dining uses
do have peak periods which generally coincide with holiday seasons, however the peak use of
the premises generally relates to night time and weekend use which is when the office functions
of QPlace are not utilised, therefore freeing up carparking on site.
f) the availability of alternative carparking
Alternative parking is available on site in the form of scooter and bicycle parking on site.
Some on street carparking is available in Quamby Place and along Noosa Parade.
7.2.2.6 Landscaping Code
The existing site is already well landscaped and the applicant will maintain the existing
landscaped areas adjoining the outdoor dining.
7.3 Trust Land Management Plan -
Quamby Place 2012
As indicated in section 5 of this report, Council has approved and issued licenses to utilise the subject
areas of the park for outdoor dining since 1987. These outdoor dining areas have operated without
complaint until 2009 when a complaint was lodged with regard to loud music. As a result of investigations
into the complaint it was determined that a Management Plan was required to be prepared with regard to
If.
~ martoo consulting -
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Page 22
"
Proposal Report Proposed Material Change of Use ofPremises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
use of the Trust Land (being the park). A Trust Land Management Plan has been prepared for the site
(copy detailed in Attachment C) which indicates that the use of the park for outdoor dining is considered
complementary to park activities and that the community supports this type of activity.
#I-
~ martoo consulting -
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Page 23
Proposal Report Proposed Material Change of Use of Premises (or Entertainment & Dining Business -
Type I Food & Beverages over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
8 Conclusion
The above development application has been submitted to the Sunshine Coast Regional Council as the
Assessment Manager of the application under the Sustainable Planning Act 2009. This application seeks
aDevelopment Permit for a Material Change of Use of Premises for Entertainment & Dining Business -
Type 1 Food & Beverages on a small portion of the site which is impact assessable development under
the Noosa Plan 2006.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposed dining areas are consistent with the intent of the Noosa Heads Locality through
the provision of services to visitors and residents.
The outdoor dining areas are considered to be compatible and complementary uses to the
park use and the existing Open Space recreation zoning.
The proposal seeks ratification of a use that has operated on site with Councils approval
since 1987.
The outdoor dining areas complement the passive park recreation uses on the site as well as
improving permeability of the park and improving casual surveillance for the area;
The proposed outdoor dining areas are overwhelmingly supported by the general community;
The site has good access to surrounding road networks which will support the limited outdoor
dining area;
The site is well located to existing public transport networks with a bus stop outside the park,
is connected to bike and pedestrian pathways. The site is well located to surrounding
residential accommodation areas.
The proposed outdoor dining areas are located in a landscaped setting that is consistent with
the intent of the park and surrounding areas.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
.’
= martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 20
Page 24
.
Proposal Report Proposed Material Change of Use of Premises for Entertainmem & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
Annexures
Annexure A: Proposal Plans
.,
= martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 21
Page 25
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floor plan
www.gavinmoddock.com
1 :250 16.02.13
gavinmaddockdesignstudio
Page 26
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www.gavinmaddock.com
1:250 16.02.13
gavinmaddockdesignstudio
Page 27
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Page 28
~’I ~
Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business -
Type I Food & Beverages over Land situated at 90
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
Annexures
Annexure B: Hayes Traffic Engineering - Traffic
Engi neering Report.
..
= martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 22
Page 29
. 1
Project #: 12422
Version: DA V01
Date: _April 2013
TRAFFIC ENGINEERING REPORT
Proposed Outdoor Dining Development
Car Parking and Access Review
The Sound Park at NOOSA SOUND
For
Ogilvie Bacon Partnership Pty Ltd
A PO Box 303, Coolum Beach Qld, 4573
P 0403 889 039
Traffic Engineering E [email protected]
Page 30
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
Quamby Place, Noosa Heads
Car Parking Review
Project Date Issue Dianne Hayes RPEQ 7086
12422 April 2013 DAV01
ci)) 110 V~___,_
.
.~---
Project No: 12422
April 2013
Status: Draft Issue no: 01A
Hayes Traffic Engineering
PO Box 303
Coolurn Beach Qld 4573
Phone: 0403 889 039
[email protected]
Dianne Hayes
RPEQ 7086
(c)Copyright Hayes Traffic Engineering.
This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in
writing by Hayes Traffic Engineering, no other party may copy, reproduce, distribute, make use of, or reply on the
contents of the report. No liability is accepted by Hayes Traffic Engineering for any use of this report, other than
for the purposes for which it was originally prepared and provided.
Page 2
Traffic Engineering
Page 31
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
Table of Contents
1. INTRODUCTION................................................................................................4
2. EXISTING CONDITIONS .................................................................................4
3. EXISTING AVAILABLE TRANSPORT MODES ..........................................
6
4. PROPOSED DEVELOPMENT .........................................................................
7
5. CAR PARKING DEMAND AND UTLISATION ............................................8
5.1 Survey Results.... .............................
..........8
....................................................
5.2 Analysis of Survey Findings..... ...........................................................
.........9
5.3 Other Parking Observations........... ...........................................................
10
6. CONCLUSION ...............................................................................................10
APPENDICES
Appendix A -
Parking Survey Data
Page 3
Traffic Engineering
Page 32
Traffic Engineering Report
Quamby Place Car Parking Review
OOILVIE BACON PARTNERSHIP PTY LTD
April 2013
1. INTRODUCTION
Hayes Traffic Engineering has been commissioned by Ogilvie Bacon Partnership Pty
Ltd to provide a Car Parking Review of Quamby Place as part of their outdoor dining
approval within The Sound Park. There are six outdoor dining areas associated with
six tenants including the following restaurants; Ricky’s, Woodfrre Grill and Rock
Salt. This report has been produced to assess the number of car parking spaces
available with the surrounding area, the occupancy rates and the available modes of
transport to the site.
Photograph 1 Aerial view of existing site.
-
2. EXISTING CONDITIONS
The proposed outdoor areas are located within The Sound Park and are located
adjacent to Q Place at 2 Quamby Place, Noosa Sound. The neighborhood site consists
of restaurants, hairdressers, shops and offices. Q Place provides on-site car parking,
and also has direct access to the Noosa River ferry and other water transport via the
existing pontoon and bus services with bus shelters are conveniently available on
Noosa Parade.
There are currently 52 car parking spaces within the Q Place site with an additional I
disabled car parking space, three motorcycle parking bays and 1 Loading Bay. Please
refer to the car parking plan extract provided by Gavin Maddock shown below.
Page 4
Traffic Engineering
Page 33
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
Photograph 2 Access into the Q Place Centre
-
BUILDING B
linemoolng ,,’
CA""^~!
"
Figure 1 -Existing Parking Layout at Q Place
Page 5
Traffic Engineering
Page 34
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
3. EXISTING AVAILABLE TRANSPORT MODES
In order to address the accessibility of the site, it is necessary to establish existing
transport conditions within the surrounding area. Site investigations and parking
surveys have been undertaken within the vicinity of the site.
The Q Place site provides over 52 on-site parking spaces. There are also a number of
on-street parking spaces provided within Quamby Place and also on Noosa Parade.
Due to the circulation design of the off-street car park, provision for excellent taxi and
drop-off areas is provided adjacent to the restaurants.
Pedestrian footpaths are provided on both sides of Noosa Drive with excellent
connections into the subject site.
Dedicated bicycle lanes are provided on Noosa Parade at the intersection and cycling
activity is evident and highly encouraged within the Noosa area. Bicycle parking
facilities are provided within the site with 4 bicycle bays located adjacent to the 7/11
shop.
A bus stop and shelter is provided on either side of Noosa Parade within meters
walking distance from the subject site. Four bus routes, service these sites including
the following;
. Route 630 Nambour -
Noosa Heads
. Route 631 Cooroy - Noosa Heads
. Route 626 Tewantin -
Noosa Heads - Sunrise Beach
. Route 627 Tewantin - Noosa Heads -
Sunshine Beach
In addition to the above, provision for direct access to the Noosa Ferry, Gondola and
other boating services is available via the existing pontoon adjacent to Ricky’s.
In summary the site is well serviced by an excellent choice of transport modes, and
these available modes should well publicised throughout the site and highly
encourages for all staff, patrons, visitors and guests.
Photograph 3 -
N oosa Parade
Page 6
Traffic Engineering
Page 35
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
4. PROPOSED DEVELOPMENT
The proposed development seeks a Material Change of Use to convert a small section
of the park area to outdoor dining area. A copy of the proposed Land Management
Plan has been provided in conjunction with the Town Planning Application.
The total area of each outdoor dining space is 158m2 which will be allocated to each
six lots as follows;
.51m2 to Ricky’s River Bar and Restaurant at Lot 10
.38m2 to Woodfire Grill at Lot 8 & 9
.24m2 to Rock Salt at Lot 2
.21m2 to Vacant Lot 3
.24m2 to
Shop Lot 4
An assessment of car parking has been undertaken in accordance with the Noosa Plan.
Based on the requirements of the 2006 N oosa Plan, Car parking Requirements for a
Neighbourhood Centre Zone for outdoor dining results in the site requiring an
additional 8 parking spaces.
TablIP
e roposedear Parkin19 Reqmrements
-
Use Car Parking Rate Total Spaces
Outdoor Dining 1 space per 10m2, or part thereof, 8
of use area and outdoor dining area (excluding
158m2
kitchen and food storage areas) on the property24
except where located within the Business Centre
Zone, Neighbourhood Centre Zone or Village Mix
Zone where 1 space per 20m2applies.
Page 7
Traffic Engineering
Page 36
Traffic Engineering Report
Quamby Place Car Parking Review
OOILVIE BACON PARTNERSIllP PTY LTD
April 2013
5. CAR PARKING DEMAND AND UTLISATION
To determine the appropriate car parking requirements for the site, an assessment of
the existing parking demand and utilisation was undertaken within the surrounding
area.Parking surveys were undertaken for all on-street and off-street parking areas
within the Study area. Parking areas were divided up into 9 zones and surveys were
undertaken every 30 minutes. The weather was fme and sunny on both days. Results
of car parking demand for each zone is provided in Appendix A.
Parking demand surveys of all parking areas were undertaken on;
8t
.
Thursday 1 November 2012 between 9:OOam and 3:OOpm
.
Saturday 3rd November 2012 between 10:00am and 3:00pm.
It should be noted that given the mixed land uses surrounding the site, only daytime
surveys were undertaken. The survey times were deemed to include the peak times,
when all offices, businesses and restaurants were in operation and the park area
occupied. In the evening when restaurants were in peak operation (7:00pm), offices
and some shops were closed and therefore undertaking parking surveys at night was
not considered to be representative ofthe true peak demand period.
Figure 1 -
Car Parking Survey Zones 1 to 9
5.1 Survey Results
Results indicated that the peak period for car parking within the site (Area 1) occurred
on Thursday and Saturday at 2:00pm. The most well utilized area was Area 2 on- -
street parking which is conveniently located adjacent to the convenience store. The
average parking demand for the on-site car parking areas occurred on Thursday with
79% and Saturday was 51%. The loading bay was well utilised and only 1 of the
three motorcycle bays were occupied during the survey period.
Table 3 Thursday Survey Results
- -
On & Off-Street Parking
Page 8
Traffic Engineering
Page 37
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSlllP PTY LTD
April 2013
Area 1 Area 2
Time
No. of Spaces
Available 52 % utilsed 8 % utilsed
9:00 34 65% 7 88%
9:30 32 62% 6 75%
10:00 31 60% 5 63%
10:30 39 75% 8 100%
11:00 39 75% 8 100%
11:30 42 81% 8 100%
12:00 43 83% 7 88%
12:30 47 90% 8 100%
1:00 41 79% 7 88%
45 8
1:30 87% 100%
48 8
2:00 92% 100%
46 8
2:30 88% 100%
45 8
3:00 87% 100%
41 7
Average 79% 92%
Table 4 Saturd a
-
Survey ResuIts- 0n & Ofr Street Parking
-
Area 1 Area 2
Time
No. of Spaces
Available 52 % utilsed 8 % utilsed
10:00 17 33% 8 100%
10:30 17 33% 6 75%
11:00 17 33% 4 50%
11:30 19 37% 6 75%
12:00 22 42% 6 75%
12:30 34 65% 8 100%
1:00 31 60% 8 100%
33 7
1:30 63% 88%
34 8
2:00 65% 100%
33 8
2:30 63% 100%
33 8
3:00 63% 100%
26 7
Average 51% 88%
5.2 Analysis of Survey Findings
Page 9
Traffic Engineering
[OCR of page images]
5.2
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
Area Area 2
Time
“walle | 52 _|%utilsed| 8 _|% utilsed
9:00 34 65% 7 88%
9:30 32 62% 6 75%
40:00 31 60% 5 63%
10:30 39 75% 8 100%
11:00 39 75% 8 100%
11:30 42 81% 8 100%
12:00 43 83% 7 88%
12:30 47 90% 8 100%
1:00 41 79% 7 88%
4:30 45 87% 8 100%
2:00 48 92% 8 100%
2:30 46 88% 8 100%
3:00 45 87% 8 100%
Average “1 79% 7 92%
Table 4 — Saturday Survey Results —- On & Off-Street Parking
Area 1 Area 2
Time
“waite | 52 | %utilsed| 8 _|%utilsed
10:00 17 33% 8 100%
10:30 17 33% 6 75%
11:00 17 33% 4 50%
11:30 19 37% 6 75%
12:00 22 42% 6 75%
12:30 34 65% 8 100%
4:00 31 60% 8 100%
4:30 33 63% 7 88%
2:00 34 65% 8 100%
2:30 33 63% 8 100%
3:00 33 63% 8 100%
Average 26 51% 7 88%
Analysis of Survey Findings
Traffic Engineering
April 2013
Page 9
Page 38
. ,
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
The peak parking times for parking within th subject site occurred 2:00pm with
another peak around 12:30pm. Given the uses within the area, this is expected, as a
result of patrons dining during lunch time at the restaurants, whilst the offices, shops
and other small business enterprises are open and operating.
Whilst surveys were undertaken: of all available parking areas surrounding the site, it
is considered that parking zone areas 1, 2 and 8 were considered to be the most
convenient for use by the site, as there were no other parking demand factors (other
than the park) to generate the demand to park in these areas. It was interesting to note
that the on-site park never reached 100% capacity and the on-street parking
car
adjacent to the park (Area 8) was very under utilised with only 20% of spaces
occupied at anyone time with at least 8 parking spaces always available on this
section of the street.
Given the estimated additional 8 spaces required from the additional outdoor
dining areas, parking surveys suggest that there is adequate parking available
within the area and it is not considered appropriate to provide further on-site car
parks when it is clear that parking availability within the area is conveniently
provided.
It should also be noted that the site is well serviced by a range of alternative
transport modes, such as bus, ferry and cycling facilities and these should be
highly encouraged. As outlined in Council’s Sustainable Transport Strategy and
also the Active Transport Plan, providing mixed use land development, adjacent
to recreational facilities (the river, park and children’s playground) with
excellent access to alternative transport modes, ensures the economic
development and environmentally sustainable future for all to enjoy.
5.3 Other Parking Observations
The following observations were noted during the survey period, which are not
necessarily reflected in the survey data results;
a) Boat trailers were parked in the areas adjacent to the units.
b) On-street parking on Noosa Drive was under utilised in particular the area
adjacent to the park and bus stop.
c) Only Imotorcycle was parked in the available 3 spaces on the subject site.
d) The on-site loading bay was well utilised with most vehicles being van
deliveries.
Page 10
Traffic Engineering
Page 39
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSlllP PTY LTD
April 2013
6. CONCLUSION
An assessment of the existing parking provision and transport accessibility modes was
undertaken for Quamby Place at Noosa Sound. Parking surveys were also
undertaken to determine the peak demand and utilization of car parking within and
surrounding the subject site to determine if an additional 158m2 of outdoor dining
space could be accommodated with regard to traffic and parking arrangements.
The results of parking demand surveys indicate that there is adequate parking
available for both the existing and proposed uses. Whilst under the existing Town
Planning requirements the site requires an additional 8 spaces to accommodate an
additional 158m2 of outdoor dining area, based on current car parking demand it is not
considered beneficial to increase the number of on-site car parking provision when it
is clear that parking availability within the area is conveniently provided and under
utilised.
It should also be noted that the site is well serviced by a range of alternative
transport modes, such as bus, ferry and cycling facilities and these should be
highly encouraged. As outlined in Council’s Sustainable Transport Strategy and
also the Active Transport Plan, providing mixed use land development, adjacent
to recreational facilities (the river, park and children’s playground) with
excellent access to alternative transport modes, ensures the economic
development and environmentally sustainable future for all to enjoy.
The current parking arrangements for the site are considered suitable and acceptable
for the proposed use and it is recommended that the site advertise the ferry and bus
timetables, improve bicycle parking facilities and provide greater encouragement and
incentives for patrons to use alternative modes of transport to access the site. This
strategy aligns with the Sustainable and also the Active Transport Policies recently
released by Council as the future direction of managing land use and also transport
and traffic on the Sunshine Coast.
Page 11
Traffic Engineering
Page 40
. "
Traffic Engineering Report
Quamby Place Car Parking Review
OGILVIE BACON PARTNERSHIP PTY LTD
April 2013
Appendix A
Parking Survey Results
Page 12
Traffic Engineering
Page 41
Page 42
Hayes
Traffic Engineering
.
Date: Thursday 1st Novemeber 2012
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9
Time
No. of Spaces
Available 52 % utilsed 8 % utilsed 11 % utilsed 9 % utilsed 19 % utilsed 21 % utilsed 6 % utilsed 10 % utilsed 10 % utilsed
9:00 34 65% 7 88% 7 64% 1 11% 16 84% 8 38% 1 17% 1 10% 7 19%
9:30 32 62% 6 75% 7 64% 1 11% 17 89% 7 33% 1 17% 0 0% 7 19%
10:00 31 60% 5 63% 6 55% 2 22% 19 100% 9 43% 0 0% 2 20% 7 19%
10:30 39 75% 8 100% 7 64% 0 0% 16 84% 11 52% 2 33% 1 10% 7 19%
11:00 39 75% 8 100% 6 55% 0 0% 17 89% 12 57% 1 17% 0 0% 7 19%
11:30 42 81% 8 100% 7 64% 1 11% 15 79% 8 38% 2 33% 0 0% 7 19%
12:00 43 83% 7 88% 8 73% 2 22% 14 74% 11 52% 1 17% 3 30% 6 16%
12:30 47 90% 8 100% 8 73% 3 33% 14 74% 8 38% 1 17% 2 20% 6 16%
1:00 41 79% 7 88% 7 64% 3 33% 14 74% 7 33% 1 17% 2 20% 7 19%
45 8 8 2 15 8 1 1 7
1:30 87% 100% 73% 22% 79% 38% 17% 10% 19%
48 8 6 1 16 6 1 1 7
2:00 92% 100% 55% 11% 84% 29% 17% 10% 19%
46 8 7 2 10 6 1 2 7
2:30 88% 100% 64% 22% 53% 29% 17% 20% 19%
45 8 7 2 12 7 1 1
3:00 87% 100% 64% 22% 63% 33% 17% 10% 0%
[OCR of page images]
Hayes
Traffic Engineering
Date: Thursday 1st Novemeber 2012
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area7 Area 8 Area
Time
ae 52 % utilsed 8 % utilsed 11 % utilsed 9 % utilsed 19 % utilsed 21 % utilsed 6 % utilsed 10 % utilsed 10 % utilsed
9:00 34 65% 7 88% Z 64% 1 11% 16 84% 8 38% 1 17% 1 10% Z 19%
9:30 32 62% 6 75% Z 64% 1 11% 17 89% Z 33% 1 17% 0 0% Z 19%
40:00 31 60% 5 63% 6 55% 2 22% 19 100% 9 43% 0 0% 2 20% Z 19%
10:30 39 75% 8 100% 7 64% 0 0% 16 84% 14 52% 2 33% 1 10% Z 19%
14:00 39 75% 8 100% 6 55% 0 0% 17 89% 12 57% 1 17% 0 0% Z 19%
14:30 42 81% 8 100% Z 64% 1 11% 15 79% 8 38% 2 33% 0 0% Z 19%
12:00 43 83% Z 88% 8 73% 2 22% 14 74% 14 52% 1 17% 3 30% 6 16%
12:30 47 90% 8 100% 8 73% 3 33% 14 74% 8 38% 1 17% 2 20% 6 16%
1:00 au 79% 7 88% 7 64% 3 33% 14 74% Z 33% 1 17% 2 20% Z 19%
4:30 45 87% 8 100% 8 73% 2 22% 15 79% 8 38% 1 17% 1 10% 7 19%
2:00 48 92% 8 100% 6 55% 1 11% 16 84% 6 29% i 17% 1 10% 7 19%
2:30 46 88% 8 100% 7 64% 2 22% 10 53% 8 29% 1 17% 2 20% 7 19%
3:00 45 87% s 100% 7 64% 2 22% 12 63% 7 33% 1 17% 1 10% 0%
Page 43
Hayes
Traffic Engineering
.
Date: Saturd a 3dN
r Qvem ber 2012
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9
Time
No. of Spaces
Available 52 % utilsed 8 % utilsed 11 % utilsed 9 % utilsed 19 % utilsed 21 % utilsed 6 % utilsed 10 % utilsed 10 % utilsed
10:00 17 33% 8 100% 12 57% 2 22% 13 68% 4 19% 3 50% 2 20% 6 16%
10:30 17 33% 6 75% 8 73% 1 11% 12 63% 5 24% 3 50% 1 10% 6 16%
11:00 17 33% 4 50% 9 82% 1 11% 10 53% 4 19% 1 17% 0 0% 5 14%
11:30 19 37% 6 75% 7 64% 2 22% 11 58% 7 33% 0 0% 0 0% 7 19%
12:00 22 42% 6 75% 6 55% 2 22% 11 58% 6 29% 0 0% 0 0% 7 19%
12:30 34 65% 8 100% 8 73% 0 0% 7 37% 5 24% 0 0% 1 10% 8 22%
1:00 31 60% 8 100% 10 91% 1 11% 9 47% 5 24% 0 0% 0 0% 7 19%
33 7 10 2 9 4 0 1 8
1:30 63% 88% 91% 22% 47% 19% 0% 10% 22%
34 8 8 2 11 5 0 2 7
2:00 65% 100% 73% 22% 58% 24% 0% 20% 19%
33 8 8 2 11 9 2 1 7
2:30 63% 100% 73% 22% 58% 43% 33% 10% 19%
33 8 9 1 11 10 0 1 7
3:00 63% 100% 82% 11% 58% 48% 0% 10% 19%
26 7 9 1 10 6 1 1 7
Average 51% 88% 74% 16% 55% 28% 14% 8% 18%
[OCR of page images]
Hayes
Traffic Engineering
Date: Saturday 3rd November 2012
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9
Time
Waslaele 52 % utilsed 8 % utilsed 11 % utilsed 9 % utilsed 19 % utilsed 21 % utilsed 6 % utilsed 10 % utilsed 10 % utilsed
10:00 17 33% 8 100% 12 57% 2 22% 13 68% 4 19% 3 50% 2 20% 6 16%
10:30 17 33% 6 75% 8 73% 1 11% 12 63% 5 24% 3 50% 1 10% 6 16%
11:00 17 33% 4 50% 9 82% 1 11% 10 53% 4 19% 1 17% 0 0% 5 14%
41:30 19 37% 6 75% z 64% 2 22% 14 58% 7 33% 0 0% 0 0% Z 19%
12:00 22 42% 6 75% 6 55% 2 22% 1 58% 6 29% 0 0% 0 0% 7 19%
12:30 4 65% 8 100% 8 73% 0 0% 7 37% 5 24% 0 0% 1 10% 8 22%
4:00 31 60% 8 100% 10 91% 1 11% 9 47% 5 24% 0 0% 0 0% Z 19%
4:30 33 63% a 88% 10 91% 2 22% 9 47% 4 19% 0 0% 1 10% 8 22%
2:00 4 65% 8 100% 8 73% 2 22% a 58% 5 24% 9 0% 2 20% ? 19%
2:30 33 63% 8 100% 8 73% 2 22% 4 58% 9 43% 2 33% 1 10% 7 19%
3:00 33 63% 8 100% 9 82% 1 11% at 58% 10 48% 0 0% 1 10% 7 19%
Average 26 51% 7 88% 9 74% 1 16% 10 55% 6 28% 1 14% 1 8% 7 18%
Page 44
Proposal Report Proposed Material Change of Use of Premises for Entertainment & Dining Business Type I Food & Beverages over Land situated at 90
-
Noosa Parade, Noosa Heads and described as Lot 32 on N21854
Applicant: Ogilvie Bacon Partnership
Annexures
Annexure C: Trust land Management Plan -
Quamby Place
2012
..
~ martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 23
Page 45
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Mana
ust Land
yement Plan
2 May 2012
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-
Trust land ", nag,ment,~~~n
Land Management Plan applies to: ./ A specific parcel of trust land
detailed in 3 below
or
D A class of trust land
or
D Trust land within a specific
locality or regional area
Land Management Plan Duration: From the date of approval until revoked
by the Minister
11. Cbmp~iance with 1e.9i_~i tion, pl-a nilig’sc.hemes, etc
This land management plan proposes the Minister approve trustee permits over
several areas of land within the trust land that currently have, and may in the future
have, the activity of outdoor dining, pursuant to Section 60 of the Land Act 1994.
1 2. Trustee det i’s
Trustee’s name/s Trustee’s Address/s
Sunshine Coast Regional Council Locked Bag 72
Sunshine Coast Mail Centre Old
4560
1 3. Existing tenure of thEtsiJbject land
Trust Land Description: Park RES19416
Lot: 32
Plan: N21854
Parish: Weyba
County: March
local Government: Sunshine Coast Regional Council
Area of Land: 0.3050ha
Conditions of Tenure: Standard trustee conditions
1 4. Existing description of the subject land
History of the Land
The area of land currently known as Noosa Sound was developed as the Hays Island
Development in 1971 as a result of a State Government development.
Lot 32 ("the Park") was zoned "Open Space" in the 10 March 1973 Gazettal No.41 of
the Town Planning Scheme for part of the Shire of Noosa. Attachment 1
The development was gazetted No.42 on the 25th October 1975; as identified in the
st
order in Council dated 1 November 1973. Attachment 2
-
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The "Development Lease under the Land Act of 1962-1971" states in item 4:
’~t least eight percent (8%)of the reclaimed land is to be surrendered to the
Crown free of charge for Park and Recreation purposes and eighteen percent
(18%) of the natural water frontage will be required for public access. The
proposed Reserves for Park and Recreation purposes are to be filled to final
levels, top-dressed and grassed to the satisfaction of the Minister and the Council
of the Shire of Noosa, and at least two (2)percent of the reclaimed land is to be
set aside for commercial purposes (excluding multi-unit development).
The Lease refers to Plan MCH3424 Attachment 3.
Local Area Description
The Park is bounded by Noosa Parade to the south, the Noosa River to the north, a
small business, shopping and restaurant complex to the west ("Quamby Place"), and
a unit complex to the east.
The current zoning of the Park and its surrounds is shown in the map below.
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The Character Statement Part 9, for the Noosa Heads locality in The Noosa Plan
2006 (the Planning Scheme) is attached as Attachment 4. Relevant comments in
the Character Statement are: -
"The accessibility and convenience of significant open space including the natural
features of the beach, Noosa River and Noosa National Park ensures ample
"
recreation opportunities.
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l~ neighbourhood centre at Quamby Place provides low level goods and services for
nearby residents and visitors but also includes various restaurants. A jetty provides
"
access to the Noosa River and the ferry.
The Overall Outcomes for the Noosa Heads locality in The Noosa Plan are attached
as Attachment 5.
The Overall Outcome in the Noosa Heads locality for the "Open Space Recreation
Zone" is:
l~reas of open space contribute to the desired lifestyle of residents by offering
a variety of passive and active recreational experiences that are conducive to
"
community interaction and wellbeing.
The Outcomes for the "Neighbourhood Centre Zone -
The Quamby Place
Neighbourhood Centre is:
I. forms a focal point for the local community and visitors, provides services and
facilities to meet their day-to-day needs;
II. provides Business Uses that respect the existing residential amenity of visitors
and residents within and surrounding the development; and
III. provides Business Uses that are of a scale and character consistent with the
locality and Noosa’s retail hierarchy
Noosa Sound incorporates several other waterside parks seen in Attachment 6 -
Neighbouring Parks Map, all of which abut residential or unit complex land and all of
which are adjacent to the Noosa River or Weyba Creek. The Park in Ouamby Place
contains a public tennis court.
Use of the Park could affect residents of the unit complex to the east, which is
overwhelmingly a tourist accommodation complex.
The Ouamby Place Neighbourhood Business Centre situates 10 shopfronts facing a
colonnade, which immediately abuts the Park. There is therefore easy access, or
permeability, between the centre and the Park.
Existing Uses
The primary existing use of the Park is for passive and limited active recreation. The
Park provides a treed, shaded and grassed environment, some limited hard
landscaping (low walls) and soft landscaping (mounding and a herb garden), views to
the river, and a small children’s playground. The park provides a beautiful backdrop
for weddings with the river in the background. Several weddings are held annually in
the park, some of the weddings use the Ouamby Place Restaurants as reception
venues, as this provides close proximity for couples and their guests to walk to the
park and reception from adjoining holiday accommodation.
A significant secondary use of the Park is for outdoor dining, in a narrow strip
immediately adjacent to the Ouamby Place centre. There are 6 paved pads in that
strip, on three of which outdoor dining occurs under approvals historically given by
the Council. There are shade structures over those three areas. The outdoor dining
approvals are for the hours of not before 5.00am or after 12.00 midnight, and can
operate seven days per week.
The three outdoor dining approvals are for areas of 53 m2, 25 m2 and 24 m2: a total of
102 m2. That area represents 3.3% of the area of the Park. There are also 3
concrete pads on the Park adjacent to shops 34 & 9, which are approximately 5.5m
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by 4.0m or 22 m2, an additional 66 m2. This is a total area of 168 m2. or 5.5% of the
area of the Park.
Existing Interests
There are no easements within the Park.
The following permits for outdoor dining have been granted by the Council:
Shop 10- Ricky’s River Bar and Restaurant an approved trading area of 53 m2
_
Shop 8 Tempo Noosa an approved trading area of 25 m2
- _
Shop 2 Rock Salt an approved trading area of 24 m2
- -
The council understands the following liquor licences are held by the restaurants:
Shop 10- Ricky’s River Bar and Restaurant Licence Number 88454
-
Shop 8 Tempo Noosa Licence Number 122433
- -
Shop 2 Rock Salt no licence as it is a BYO restaurant
- -
Exclusivity and Restrictions of Existing Interests
The conditions of the outdoor dining approvals include:
. A clear pedestrian area and access ways abutting the approved trading area
must be maintained at all times;
Approved tables and chairs must only be placed within the approved trading
area during the hours that the business is open for business and not before
5.00am or after 12 midnight;
. Tables and chairs must be removed from the approved trading area at close
of business each day;
. Retractable screens must be raised at the close of each day to the highest
point; and
. It is the responsibility of the permit holder to provide safe open access in line
with the Disability Discrimination Act 1992.
Existing Infrastructure
Existing infrastructure in the Park is minor and comprises:
1. Unitywater Pump Station (PS NH 1 0) situated in the Park near the south
A
eastern boundary, a sewer line along the Noosa Parade frontage (southern
boundary) and a sewer overflow line near the eastern boundary. A SCADA pole is
sited near the pump station.
2. A bus shelter is located within the Park along the Noosa Parade boundary.
3. There are two street lights located towards the western boundary of the Park,
one approximately opposite Shop 2 and the other approximately opposite Shop 8/9.
4. Other normal type park furniture is located within the Park; eg playground
equipment and park benches.
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Detailed Site Description
The Sound Park is a waterside amenity reserve approximately 3,050m2 in size
bounded to the west by single and two storey commercial enterprises, Quamby Place
and a four storey holiday apartment accommodation to the east, Noosa Shores
Resort. The Noosa River runs along the northern edge and Noosa Parade to the
south.
Park infrastructure includes a playground; low walls retaining mounded grass and
planted areas; seating; a picnic table; flagstone pavement, and a combination of
remnant vegetation and intentional tree planting. Refer to Attachment 7 Site
Analysis Functionality diagram.
-
The playground contains three items -
koala spring toy, pendulum swing and normal
swing which are fourteen and sixteen years old. A recent infrastructure assessment
(Sept 2011) identified the two major elements as being in poor condition, with the
current fall zones inadequate and the equipment worn. The assessment
recommended that the play area be upgraded and be considered for future funding.
While intact, the low walls and park furniture appear tired and in a state ofdecline. A
sewerage pump station is located near Noosa Parade. The station is in a prime
visual and pedestrian access zone.
Pedestrian access into the park can be made via the Noosa Parade path network,
through the building arcades of Quamby Place and via a privately operated ferry
pontoon accessed by the public through Ricky’s restaurant in the north western
corner of the park. Currently, there is no formal, access compliant path through the
park. Attachment 8 contains the Landscape Site Analysis Connectivity -
diagram.
The reserve has active road frontage to one side only. The mounded and dense
planting limits the visual surveillance into the park from the road. The activated edges
of the neighbouring commercial properties provide the park with added visual
surveillance, assisting with the implementation of Crime Prevention through
Environmental Design (CPTED)related principles.
The reserve provides a low key, natural space for both passive and active recreation.
The children’s play area offers play opportunities for visitors, residents and patrons at
the adjacent restaurants. The site presents picturesque views across the Noosa
River to Noosa Spit Recreation Reserve and a limited view of the Noosa North
Shore. Park users utilise the site’s river access for fishing in the Noosa River, take
panoramic photographs (including wedding parties) or simply take in the view.
Under the Noosa Plan, the reserve is mapped as falling within the following areas:
. Riparian Buffer Area (Noosa Heads Biodiversity Overlay);
. Koala Living Area (Schedule 7 Map Koala Habitat Areas);
-
. Subject to Min Floor Height and Flood Hazard near the river bank (Noosa
Heads Natural Hazard: Landslide & Flooding Overlay);
. High Potential Acid Sulphate Area due to its 0-5m AHD properties (Noosa
Heads Natural Hazard: Bushfire & Acid Sulphate Soils Overlay).
-
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Native Title Status
There is NO application or determination or claim of Native Title over the Park.
Native title was extinguished due to prior works on the Park; namely major public
earthworks to reclaim the site due to the 1971 Hays Island Development and
st
because the reserve was gazetted on 25th October 1975, by Order of Council on 1
November 1973 Attachment 2, which is prior to 1996.
Proposed Uses of the land
The Concept Plan for the Park is attached as Attachment 9.
The proposed uses the concept plan use the existing low-key
contained in
commercial outdoor dining as a way to further activate the Park. The outdoor dining
area will "open" the Park and ensure that the space is open and accessible to the
public. The management and control over the impacts of the commercial activity will
be regulated through the trustee permits.
The proceeds of the permits will be used to develop the non-commercial aspects of
the Park, with a focus on Park improvements, Park activation with an aim of
preventing crime and supporting recreation. The concept plan shows that the
outdoor dining areas are integrated into the Park, ensuring a seamless area of public
open space rather than closed private use.. Key principles of this activation are:
management, legibility, connectivity and permeability with a blur definition of public
and private space, maintaining the natural character, increasing public usage and
providing facilities and amenities to support the desired functionality of the ark.
The proposed use of the Park will blend with the natural attributes of the Park and
enhance the primary use of the Park by the community.
Once upgraded, the new design will encourage more couples to hold weddings there,
encourage locals to interact more freely and for families staying in the surrounding
holiday accommodation to use the park as part of their holiday experience.
The Primary Use will continue to be that of a park providing primarily passive
recreation opportunities adjacent to the river. The Park will retain its current low-key,
natural appearance: that is, there will be a minimum of hard landscaping and formal
park features and furniture.
The Secondary Use proposed is for outdoor dining, which is an approved action by
the trustee and an inconsistent action with the purpose of the trust land under section
52(3) of the Land Act 1994. It is the opinion of the trustee that the inconsistent action
will not diminish the purpose of the trust land, arid will not have an adverse
affect on any business in the area. The secondary use is generally in accordance
with existing Council policies for outdoor dining on footpaths, adjacent to the Quamby
Place centre businesses abutting the Park, in a strip approximately 5.0m wide.
That proposal for Secondary Use could, over time, accommodate additional outdoor
dining areas of up to approximately 30m2 each, representing a total of 9.65% of the
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Park area. It is, however, highly unlikely that all of the shop premises adjacent to the
Park would ever house restaurants at the one time.
The Proposed Primary Use reflects the general thrust of community preferences
arising from the community consultation held in November 2010 about the future of
the Park.
The Proposed Secondary Use also reflects a very strong response from the
community to the question of whether outdoor dining should continue in the Park in
the manner that it does currently. In addition, the following considerations support the
Proposed Secondary Use:
Outdoor dining has been occurring in the Park since 1987, when the first permit for
outdoor dining was approved by Noosa Shire Council. It has had a substantial history
of operation, without complaint until a complaint in late 2009 regarding loud music
late at night (a practice that has since discontinued).
Many community members submitted that outdoor dining in the Park is not
inconsistent with the purpose of the Park, but complementary.
A number of community members have argued that the outdoor dining is
complementary with the Park for parents and children. Children can and do play
safely in the Park, under parental supervision, while parents complete their meals or
have coffee.
Community members also submitted that both tourists and residents appreciate the
opportunity to dine and simultaneously enjoy a natural park and a river outlook. A
number see this as a quintessential "Noosa" experience, synonymous with a "Noosa
lifestyle" .
In recent years, the issue of public safety and security has changed thinking about
parks, and led planners and landscape designers to reconsider how parks can be
revitalised in order to encourage their greater use and ensure that they do not
become loci for anti-social activities. This trend has accompanied the development of
the CPTED approach to the design of public spaces.
The original architectural vision for the Quamby Place centre anticipates activity
between the buildings and the Park; the open colonnade abutting the Park, the
permeability between the building and the Park, and the facing of shopfronts onto the
Park all point to a vision for uses of the Park that the community have identified in the
community consultation and that outdoor dining in the Park provides.
If the outdoor dining area is removed, the Park would revert to a park space. This
plan has highlighted the current state of the Park, the lack of activation and potential
for crime. Removing the outdoor dining area will not see the Park activated in a
manner that increases community participation.
Is the proposed or existing secondary use consistent with the primary use of
the trust land?
The use of the Park is inconsistent with the purpose of the trust. However, this Trust
Land Management Plan is to ensure the appropriate enhancement and protection of
the park for the future.
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User groups -
Ouamby Place patrons, local residents, holiday makers, &
commercial entities
Constraint: Park not maximised to full potential as a local park
Opportunity: Enhance public amenity which also complements the commercial
interface.
Constraint: Areas in the Park are used exclusively for commercial gain
Opportunity: Better manage the outdoor dining zones with a holistic vision for all
users of the public Park.
Access -
Pedestrian & Visual Permeability:
Constraint: No formal accessible Disability Discrimination Act 1992 compliant path
network in the Park
Opportunity: Utilise access from Ouamby Place car park & commercial arcades to
provide a more integrated path network throughout the Park.
Constraint: Limited off-street parking
Opportunity: Utilise Ouamby Place
Park Functionality -
amenity value:
Constraint: Playground -
not integrated into the Park, doesn’t stand out visually to
encourage play.
Opportunity: Create informal play nodes in the Park by earth re-grading and the
introduction of artwork.
Constraint: Seating areas -
inadequate & visually hidden from obvious sight lines
& poor access by lack of a formal path network.
Opportunity: Provide better integrated seating. Open up viewing from Noosa Pde
through revised landscaping treatments.
Constraint: Service infrastructure -
sewage pump station, visually obtrusive &
located in a prime pedestrian access zone.
Opportunity: Screen or install artwork to improve visual aspect.
Constraint: Trees -
very densely populated with minimal open space, ultimately
reducing Park functionality.
Opportunity: Formalise an open space area whilst utilising the ample shade cover
provided by the trees.
Constraint: Outdoor dining areas -
Quamby Place currently utilises the Park
adjacent to their establishment for commercial gain with local Council
approval which impacts on the Park’s functionality.
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Opportunity: With a holistic Landscape Management Plan developed and
implemented, funding gained from commercial bodies will directly be
utilised for the on-going maintenance and upgrade of The Sound Park.
Constraint: Earth mounding and retaining walls adjacent to Quamby Place inhibit
visual & physical access to approximately one third of the Park due to
dense vegetation and grades creating a barrier.
Opportunity: Re-grade or remove mounding to achieve better access and visual
permeability.
Constraint: Access to the river I pontoon from the Park is very restricted -
access
only achieved via Ricky’s restaurant.
Opportunity: Provide a better interface between the Park and the river with a more
centralised pontoon for recreational and transportation uses.
Constraint: Bus stop -
poor access through the Park to link with the ferry transport
Opportunity: Provide a better connection Ilink of transport infrastructure services.
Location -
Pedestrian & Vehicular
Constraint: Poor visibility into the site from Noosa Parade -
uninviting and reduces
Park usage.
Opportunity: Removal of earth mounding and improvement to Park amenities or
installation of destination elements.
Constraint: The Sound Park’s close proximity to other neighbourhood parks
Opportunity: Create a space which doesn’t compete with but compliments adjacent
Parks and open spaces.
Park Maintenance
Constraint: Currently maintenance and upgrades to garden beds are carried out
by business entities adjacent to Quamb.y Place, leading to minimal
control over vegetation and material palettes.
Opportunity: Formulate a Landscape Management Plan which is controlled and
implemented by Council.
Waste Management
Constraint: Very limited refuse facilities which are insufficiently serviced
Opportunity: Provide adequate facilities which are regularly serviced.
-
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Vegetation
Constraint: Dense tree cover impedes visual/physical permeability & limits open
space and Park functionality.
Opportunity: Rationalise current layout of Park to maximise functionality & utilise
shade opportunities yielded by trees.
Safety & Security
Constraint: Earth Mounding to the south-western edge of the Park provides
pockets of secluded spaces and inhibits visibility into the site.
Opportunity: Enhance passive surveillance and activate spaces within the Park by
remoulding mounds and selectively clearing non-native vegetation.
Adjacent Accommodation Impact conditions
The potential adverse impact on the adjacent accommodation complex of outdoor
dining is managed by the existing conditions of approval of outdoor dining, including:
. Permit holders cannot use amplified music, public address systems, extension
phone bells and the like in the approved trading area
. Permit holders cannot use
lighting without Council approval. Where this is used it
must be shielded from direct viewing by the adjoining residential uses to the east.
Permit holders must conduct their activity in a manner that does not cause a
nuisance
. Permit holders must maintain the cleanliness of the approved trading area and
surrounding pedestrian areas and accesses, and ensure that table accessories or
items provided to customers do not produce litter
. Shops 8,9 & 10 have implemented a Q Place Restaurant Neighbourhood Noise
Policy Attachment 10 which includes measuring & recording noise levels after
8.00pm
i. Wedding noise: under the terms of the noise policy, the ceremony may be
conducted in the Park but any reception must be within the confines of the
restaurant and the approved outdoor dining area. Monitoring of the noise will
be in accordance with the Q Place Restaurant Neighbourhood Noise Policy.
ii. An application for use of the park for wedding purposes must be approved by
Councils Community Land Permits Department, at a cost of $127.00. This
money could also be used for refurbishment and maintenance of the Sound
Park.
.
Daily removal of furniture
Development Intended
The Concept Plan sets out the future intended development of the Park and of the
outdoor dining areas.
The implementation of the concept plan will encompass a staged construction
program over future years, utilising funds obtained from the outdoor dining permits
and any other available funding. The rate and extent of implementation is subject to
the amount of funding available each year.
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Development of the proposed outdoor dining areas will be subject to: _
1. The Land Trustee signing the application for the type/extent of the structures
permitted for the outdoor dining area,
whether/when building certification is required;
.
any additional
. structures must complement the existing
buildings/structures and be consistent with the intended character
of the locality.
2. Council policies with regard to the use of public land,
3. Development proposals from adjacent businesses,(ie market conditions), and
4. Complies with the Planning Scheme and any development approval
conditions including:
The lodgement of a development application for a Material
.
Change of Use;
The capacity of applicants to meet development conditions such
.
as provision of car parking and toilets/amenities;
Exclusivity and Restrictions of Proposed Use and Associated Development
Exclusivity and restrictions to public use arise only in relation to the designated,
approved outdoor dining areas although members of the public are free to move
through the outdoor dining areas at all times.
There are no fences or gates restricting public access to the outdoor dining areas.
The seating and outdoor dining areas are restricted to paying customers during
business hours, and are vacant while the businesses are not open. How~ver, the
current outdoor dining areas comprise only 3.3% of the Park area at present and a
maximum of 9.65% if ever fully utilised for outdoor dining.
Commerciality
It is proposed that, in accordance with Section 63((3) of the Land Act 1994, all of the
income generated by the commercial outdoor expended on the
dining use be
maintenance and enhancement of The Sound Park, and of the neighbouring parks
located on Noosa Sound, as shown in the map Attachment 6. These parks
represent a local park network that provides a range of passive, and some active,
recreation opportunities for local residents and tourists.
The income generated for 2010/2011 was $21,825 pa. The current rental levels have
been developed on the basis of consistency with the rentals charged for outdoor
dining on road reserves throughout the Sunshine Coast Region, but reflecting local
variations in commercial land values.
The outdoor dining comprise only 3.3% of the Park area at present and a
areas
maximum 9.65% if ever fully utilised for outdoor dining.
I6 Community consultation
Please see attachment 11 which summarises the Community Consultation that
informed this plan. The attached document is NOT FOR PUBLIC viewing.
-
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-~--
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live or Manage Relevant Actions Key Completed Who is
performance By (Date) Responsible
Indicators for the Action
thecommunity Create an agreement between Compliance to asap Property &
high demand
a the State and Council to permit Business,
Dr dining in this manage the Noosa Alfresco conditions & Sunshine Coast
Style Dining in The Sound Park consistent Council.
income
stream from
commercial
use.
and its furniture Activate Concept Plan and Concurrence asap Property &
are very tired.! Maintenance Plan to be created of public and Business,
lke the Park a and approved. permitee Sunshine Coast
’isit and for the satisfaction Council.
..
Budget Allocated ($) Relevant
Financial Year
ty expectations while allowing continued use Nil. Funds for upgrades will come Ongoing
J from income derived from outdoor
dining fees
,will enhance both the amenity of the park Nil Ongoing
Jd significant value to the park without Nil Ongoing
/.
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This land management plan can be monitored for effectiveness on the
anniversary of each trustee outdoor dining permit, which is issued 1 July to 30
June every year.
This land management plan recommends the Minister approve trustee leases
being utilised for outdoor dining. The outdoor dining in the
over areas of the Park
Park has been occurring since 1987 and Council community consultation has
resulted in overwhelming support of this activity continuing in the Park, both as a
way of activating the Park and also to enhance the use of the Park.
That the park redesign and upgrades be referred to the Manager of Parks and
Gardens for inclusion in future capital works program.
Attachment 1
OLD Govt Gazette No 41. 10 March 1973
Attachment 2
OLD Govt Gazette No 42. 25 October 1975
Attachment 3
The Development Lease under the Land Act of 1962-1971. See item 4.
Attachment 4
The Character Statement for the Noosa Heads locality in The Noosa Plan (the
Planning Scheme)
Attachment 5
The Overall Outcomes for the Noosa Heads locality in The Noosa Plan are
attached
Attachment 6
Neighbouring Parks Map
Attachment 7
The Sound Park Landscape Site Analysis -
Functionality Drawing
Attachment 8
The Sound Park Landscape Site Analysis -
Connectivity Drawing
Attachment 9
The Sound Park Concept Plan -
Aug2011
Attachment 10
o Place Restaurant Neighbour Noise Policy (See paragraph Safety & Security -
Noise levels).
Attachment 11 NFP
Community Consultation Report -
NOT FOR PUBLIC
-
14-
W:ISCCIFBIPBSIBusiness_ TechlProjects 20111Quamby Place20111Trust Land Mgmt Plan Folder for DERMIDraft Quamby Place.
Trust Land Management Plan 2 May 2012.APPROVED.doc
Page 59
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O’tttrnmt~ lY!(iaZt,tt
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)BY AUTHORITY
~:.lll~JI ~/I= ~(r;xg
,r rrH--;MARClt 19J3
: [No. 41
-
..
And whereas--
of (g) An. application by the said Council for approval
of a town.planning scheme (hereinafter referred I
to as "thl? said scheme") prepared by the said
erein-
’Council for part of the Area of the Shire of
Noosa pursuant to the said resolution was made
to the Minister within the period prescribed by the
’l
things said Act;
(h)The application was accompanied by all objec-
j
r the tions, representations and pa[ticulars with which it
made was required to be accompanied by the said Act;
f the and
.ws. a (i) ne Goverpor in Council, aft r considering the
inisler application and all objections and representations
Ins to accompanying such application, deems it expedient
to approve the application in .part:
Now, therefore, His Excellency the Governor, acting by
:ribed and with the advice of the Executive Council and in pur-
pt of suance of the provisions of the said Act, doth hereby approve
in part the application by the said Council for approval of
ity in tbe said scheme and doth hereby notify that the said scheme,
ed as so approved in part, shall be as described in .the Schedule
hereto.
map..II And the Honourable the Minister for Local Government
and Electricity is to give the necessary directions herein
every accordingly.
1 and
KEITH’SPANN, q:rk of the Council.
.nying
ation,
or in
’prove
TIm SCHEDULE
Ice all
’ernor THE TOWN-PLANNING SCHEME FOR PART OF THE
.
1 and SHIRE OF NOOSA
.
which
This town.planning scheme includes the scheme maps and
is divided into the following parts, namely:-
,f the
such PART I-DEFINiTIONS;
!and
as to PART II-ZoNING;
,ereby Division I-Division 01 Town-Planning Scheme
Area ;1110 Zones:
Division II-Table 01 Zones;
nafter
PART Ill-SI’ECIAL REQUIRBMENTS IN RELATION TO
.ng of
MULTIPLE DWELLINGS, ACCOMMODATION UNITS
1968,
nafter AND HOTELS
PART IV-EXISTING LAWFUL NON-CONFORMING UsllS;
Page 60
5. (a) All the land comprising subdivisions 5
and 6 of
IH, Air Marshal allotment I of suburban section C.
lli:1O Air Force, (b) All the land comprising resubdivisions I and 2
of
uished Oi’ er of sub ivision 3 of suburban portitln 1,
parish of Weyba.
Commander of
(c) Commencing on the western alignment of Edward
British Empire,
Street at its intcrsc:clion with Gympie Terrace and
lcr of the Dath, hounded
thence by that alignment and the northern
’cnsland and its alignment of
Elizabeth Slrc:et southerly and westerly to the
’\ustralia. so.uth-east
corner of resubdivision 2 of subdivision 3 of portion 2,
parish of Weyba, by the east boundaries of that resubdivision
and resubdivision I, north to the souIll-eastern
alignment of
Gympie Terrace an by tbat alignment north-easterly to the
point of commencement.
6. All tbe land comprising subdivisions 39
1936.-1973 it and 40 of
portions 10 and 11, parish of Weyba.
GO’iernOr in
Auihority, by Town 01 Tewantin
to be a first- 7. (0) Commencing on the western alignment of Ernest
Act, and upon Street at tbe north-east comer of rc:,subdivision 67 of sub-
: And whereas division I of pOrtion 106, pariSh of Tewantin, and bounded
Jested that the thence by the northern boundary of that resubdivision
I the Schedule ,north-
ea.lerly to the eastern alignment oC Earl Street, by, that
lr tbe purposes
aiignment, the southern alignment of Hilton Terrace and
:OLIN THOMAS the western alignment of Ernest Street.
and with the north-easterly, south-
easterly and south-westerly t9 the point of commencement.
rsu:lnce o the
hereby’ declare (b) All the land comprising subdivision 3 of resub-
division 61 of subdivision 1 of p()rtion 106,
n the Schedule parish of Tewaruin.
uposc!t. of the 8. (a) All the land comprising
resubdivisions 1 to 4
of subdi-vision ,I of allotment 1 of section 12.
rnment House, ’
(6) Commencing on the western alignment of
Street at the ncrth-east cerner of subdivision Diyan
muary, in the 1 of allotment
: hundred and ’S of section 9 and bounded thence
by the northern boundaries
i year of Her of that subdivision, allotments 4 and
3, subdivision I of
allotment 2 and subdivision 2 of allotment
1. west to tbe
eastern alignment of Sidoni
cKECHNIE. Street, by that alignment, the
southern alignment of P(\inc na
Ayenue, and the west align-
ment of Di}’an Street, nocth-east and
south to the pomt of
commencement.
(e) Commencing on the westorn alignment of Diyan
Street at the south-east corner of subdivision 1 of
allotment
6 of section 8 and bounded thence
by that ajignment, the
57 to 74 of northern aligIlment of Pcinciana Avenue and
eastern align.
ment of Sidoni Street, south. west and
north to the south.
west corner of Lot 2 on R.P.
116776, by the southern bound-
aries of that Lot and Lots 2 and 1 on R.P.
42 to 380 of 120331, allotment
8, subdivisions 2 and 1 of allotment 7 and subdivision 1
of
allotment 6. east to the pomi of
17
c:ommencelIltnt. 100
’ns to 198
eyba.
alignment ot
= Beach Road
it:sterly to the
that alignment
t of Arcadia
south-western
:hat alignment
alignmentof
:Beach Road
lesterly to the
that alignment
L Way north-
:ern boundary
m and north-
Duth-west and
the Cooroy-
to the south-
by that align-
nent.
tion 84, parish
;tern boundary
l R,P. 129636,
: south-western
south-easIer!y
lines bearing
It 264 degrees
lt 327 degrees
} the point ,of
on 50 of sub-
If portion 151"
subdivision’ 83
n 1 of portion
if the southern
nf ... hr.... "’’’.A
Page 61
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24’
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26° 23'15"
ZONING KEY
Residential
Residential A
Residential "B’
Business
Industry.
Special Purposes
Open Space
Joms Map N& 12
Future Urban
Rural
BREE Ee we
The text continues on page 62.