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28 October 2019
Item 1 - Attachment 3
Shire Business Centre
Master Plan: Stage 1 -
Concepts
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NOOSA COUNCIL os re
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STRATEGIC PLANNING T h o s in g
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MAY 2001 Ch
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Section 2
This document comprises a Planning Study prepared as part of the supporting documentation for The Noosa
Plan: Choosing Futures process. It is intended to support a planning scheme that is consistent with the
requirements of the Integrated Planning Act.
Project: Shire Business Centre Master Plan
Project Type: Master Plan component
Report Author/s: Paul Summers (07 5447 1553)
Source Documentation
Report H:\Shire Business Centre\NSC Masterplan\Master Plan.Doc
Spreadsheets H:\Shire Business Centre\NSC Masterplan\Precinct Areas.xls
Mapping: H:\Shire Business Centre\NSC Masterplan\Master Plan.wor
Consultation: Apart from consultation processes defined within the study, consultation on
the study document itself was undertaken with approximately 50 stakeholders
including State agencies, community organisations and the proponent of a
development application over the site. This consultation occurred during
December 2000-January 2001. A report on submissions was considered by
Council at its meeting of 24/05/2001.
Edited and reviewed by: Raul Weychardt, Director Environment & Planning
Rowena Skinner, Strategic Planner
John Lee, Manager Works Planning
Coordination & Final Noosa Council Strategic Planning Section (07 5447 1553)
Documentation:
Completion Date: May 2001
Status of Report: Final, endorsed by Council 24/05/2001
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Section 3
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 1
EXECUTIVE SUMMARY
The document Shire Business Centre Master Plan:
Stage 1 - Concepts is:
• A response to provisions of the 1997 Shire of
Noosa Strategic Plan; and
• A planning study intended to support a planning
scheme that is consistent with the Integrated
Planning Act.
It provides the first stage of a two-stage process that
will lead to the adoption of a master plan for the
Shire Business Centre site.
Stage 1 provides an overall concept plan defining
precincts for business, employment and open space.
It also provides concepts for dealing with traffic.
The concepts contained in Stage 1 of the Master
Plan are consistent with the 1997 Strategic Plan.
They are the next logical step in fulfilling the
Strategic Plan’s aim to:
Encourage the development of the principal
business, retail and administrative centre on
Eenie Creek Road at Noosaville, in stages
consistent with the needs of the population of the
Shire.
Stage 1 of the Master Plan provides a step along the
way to achieving the aim of the Strategic Plan and in
informing the development of Noosa’s next planning
scheme. It does this by providing a plan that will
assist in:
• Attracting appropriate employment generating
businesses to the Shire;
• Better defining the needs of the Noosa Shire
community;
• Preparing development applications; and
• Informing the Council and the community in the
assessment of development applications.
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Section 4
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 2
CONTENTS
1. INTRODUCTION ........................................................ 3
2. BACKGROUND ......................................................... 4
2.1 STRATEGIC PLAN ................................................ 4
2.1.1 Strategic Aims ............................................ 4
2.1.2 Noosa Heads/Noosaville Objectives &
Implementation........................................... 5
2.2 CONSTRAINT MAPPING ....................................... 7
2.3 CONSULTANT ADVICE ......................................... 8
2.4 CONSULTATION PROCESSES ............................... 8
3. PLANNING & DESIGN PRINCIPLES........................ 9
4. MASTER PLAN OUTCOMES: STAGE 1................ 12
4.1 CONCEPT PLAN ................................................ 12
4.2 COMPONENTS OF THE CONCEPT PLAN .............. 13
4.3 KEY DEVELOPMENT CHARACTERISTICS BY
SUB-PRECINCT & TRAFFIC TYPE ....................... 14
5. REFERENCE SOURCES ........................................ 25
6. APPENDIX: CONSTITUTION OF THE
REFERENCE GROUPS........................................... 26
7. APPENDIX: OUTCOMES FROM SHIRE
BUSINESS CENTRE MASTER PLAN .................... 27
TABLES, MAPS & FIGURES
TABLE 4.1 PRECINCTS BY PRIMARY FUNCTION, SECONDARY
FUNCTION & AREA ............................................ 13
TABLE 4.2 PRIMARY & SECONDARY FUNCTIONS & PLANNING
SCHEME DEFINITIONS ....................................... 14
TABLE 4.3 SHIRE BUSINESS CENTRE MASTER PLAN: SUB-
PRECINCTS....................................................... 16
TABLE 7.1 OUTCOMES FROM THE SHIRE BUSINESS CENTRE
MASTER PLAN .................................................. 27
MAP 1.1 LOCATION ................................................................. 3
MAP 2.1 STRATEGIC PLAN ...................................................... 5
MAP 2.2 SITE CONSTRAINTS ................................................... 8
MAP 4.1 DETAILED SUB-PRECINCT CONCEPTS ...................... 12
FIGURE 3.1 SIMPLE FUNCTION LAYOUT ................................. 10
FIGURE 3.2 SIMPLE TRAFFIC LAYOUT .................................... 11
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Section 5
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 3
Stage 2 of the master plan is anticipated to provide a
1. INTRODUCTION
more detailed version of the concept plan and codes
This document comprises a response to the for development of the site that will implement the
requirement at Section 19.3.1.5 of the 1997 Strategic planning principles and framework discussed in d
Plan for the preparation of a master plan to guide the and e above. It will also identify development-
overall development of the Shire Business Centre sequencing programmes integrated with
site indicated in Map 1.1. It also serves as a planning infrastructure provision. Stage 2 might be achieved
study intended to support a planning scheme that is as part of the decision-making on a development
consistent with the Integrated Planning Act. application. Alternatively, it might be developed
independent of the application process.
It is a partial response only, in the sense that it
comprises the first stage of the master plan. Stage 1 Shire Business Centre Master Plan: Stage 1 -
provides the conceptual framework and includes: Concepts is one response to achieving the objective
of the 1997 Strategic Plan to provide for a multi-
a. Recognition of a broad set of constraints and function employment node serving Shire-wide needs
influences on development of the site. and including provision for business, retail,
b. A concept plan identifying a broad layout for the administrative, community and industrial functions.
site. There may be other responses that meet the
c. A statistical analysis drawn from that broad requirements of the Strategic Plan, however the
layout. model contained in this document:
d. Planning principles for development of the site. • Complies with the Strategic Plan;
e. Planning framework on which Stage 2 of the • Can be used to determine whether the proposal
master plan would be developed. meets the needs of the Noosa Shire community.
The Master Plan and the area indicated in Map 1.1
address three lots: 1RP215933, 3RP215933 and
2SP110885. It also gives consideration to roads,
both existing and proposed and including relevant
intersections, which lie adjacent to or within the lots.
In this document, references to the “Master Plan” are
references to this document Shire Business Centre
Master Plan: Stage 1 - Concepts.
MAP 1.1 LOCATION
TEWANTIN
NOOSA
JUNCTION
NOOSAVILLE
Eumundi
Road
Eenie Creek
Road
Southern
access
road Shire
Business
Centre
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Section 6
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 4
27.2.1.4 The proximity of other centres to Noosa
2. BACKGROUND
Shire ensures ready access to higher order goods
The Master Plan draws from a number of sources and services and comparative shopping, enabling
including: the scale and atmosphere of local developments to
be retained.
• The 1997 Strategic Plan;
27.2.2 Economic Role
• Consultation with the Noosa Shire community,
27.2.2.1 The business, retail and administrative
State agencies and representatives of a
sectors are important contributors to the Shire
proponent conducted as part of the initial phase
economy. Nevertheless, their significance is not so
of developing a master plan (Council decision
great as to warrant the setting aside of the Shire’s
15/04/1999) refers);
core values and the character, lifestyle and
• Documents submitted as part of a development environment enjoyed by its residents, in order to
application dated 30/09/2000 by Montbar Pty achieve short term economic and employment goals.
Ltd (referred to as the Montbar application);
27.2.2.2 Business, retail and administrative
• Documents submitted in response to an developments which recognise and reflect the
information request regarding the Montbar natural character and environment values of the
application; and Shire will assist in achieving sustainable economic
• Consultant advice received in relation to the and employment growth across a range of industry
Montbar application. sectors.
27.2.3 Aims
2.1 STRATEGIC PLAN
27.2.3.1 Recognise that a significant proportion of
The 1997 Strategic Plan provides the foundation the higher order needs of the Shire’s population is
from which the Master Plan should be developed. It fulfilled by business, retail and administrative
has an important influence on decision-making developments located in other regions, particularly
associated with any development application and the key regional centre of Maroochydore.
also provides a significant indication of the way in
which the site should be developed. For these 27.2.3.2 Encourage the development of the principal
reasons, a number of extracts from the Strategic business, retail and administrative centre on Eenie
Plan are included in this section. Creek Road at Noosaville, in stages consistent with
the needs of the population of the Shire.
Extracts are indicated in italic typeface and the
numbering system from the compiled document has 27.2.3.3 Protect the long term viability of the principal
been retained. business, retail and administrative centre to the
extent that:-
2.1.1 Strategic Aims
• Short term needs may be set aside to ensure
…. the medium-long term implementation of the
27.2 Business, Retail & Administrative centre.
Development
….
27.2.1 Character, Lifestyle & Environment Role
27.2.3.5 Ensure that business, retail and
27.2.1.1 Business, retail and administrative administrative development has high levels of
developments are used on a day to day basis by accessibility.
residents of and visitors to the Shire. The character
27.2.3.6 Ensure that business, retail and
and feel of the establishments in which business,
administrative development adheres to the Strategic
retail and administrative functions are conducted is
Principles and Development Principles.
therefore a significant influence on resident and
visitor perception of the Shire. ….
27.2.1.2 Features such as human scale, The Strategic Plan also includes a range of
development integrated with surrounding built form Transport Strategic Aims that are of relevance to the
and landscape fabric, visual relationships between development of the road network to service the Shire
indoor spaces and outdoor spaces, low key informal and therefore of influence on:
atmospheres, low stress traffic environments play a • The characteristics sought in the roads leading
key role in characterising business, retail and to the site; and
administrative developments in Noosa Shire. These
• The manner and mode by which access is
features are recognised and sought by the Noosa
taken to and from the site.
Shire community.
These aims are not reproduced in this document.
27.2.1.3 The features described in 27.2.1.2
distinguish business, retail and administrative
developments in Noosa Shire from other such
developments in Sunshine Coast and south-east
Queensland areas.
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Section 7
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 5
2.1.2 Noosa Heads/Noosaville Objectives & 19.3.1.2 Within the life of this Strategic Plan, the
Implementation development will include:-
2
The Strategic Plan also includes specific objectives • Retail components of the order of 15,000m of
for the Shire Business centre site. An extract from floorspace, which in its first stage will include a
the Strategic Plan mapping is also included in Map discount department store.
2.1 below.
MAP 2.1 STRATEGIC PLAN • Homemaker/showroom components of
Detached Housing 2
the order of 10,000m .
• Commercial and administrative office
Industry 2
components of the order of 10,000m .
Industry • Civic and community services
components.
• Business components of the order of
2
20,000m , where low impact
manufacturing, transport, storage and
communications facilities may be
established.
• Passive and active open space areas.
Shire Business Centre
19.3.1.3 The Shire Business Centre site will
be developed in stages consistent with the
needs of the community. The first stages of
development will only proceed following:-
• The construction of Eenie Creek Road
between Eumundi Road and Reef
Street; and
Commitments being made for the
•
construction of the new road between
Emu Mountain Road and Eenie Creek
Road.
Potential Part of the Rural 19.3.1.4 Planning and development
Major Road Network Conservation principles are critical to the development of
the Shire Business Centre. These
Open Space - Conservation principles, defined in 19.3.1.5-19.3.1.18,
& Waterway Protection are to be refined as part of a master plan
process.
Master Plan
19.3.1 Objective: Provide for a multi-function 19.3.1.5 A master plan will be prepared to guide the
employment node serving Shire-wide needs and overall development process. The master plan will be
including provision for business, retail, prepared by a multi-disciplinary team and will
administrative, community and industrial include:-
functions. • Overall development concepts, including the
19.3.1.1 Land on Eenie Creek Road and a new road definition of areas for development, roads and
between Emu Mountain Road and Eenie Creek Road open space provision.
will be developed as a multi-function employment • Sequencing guidelines for the overall
node, catering for the highest level of business, retail development, designed to coordinate with the
and administrative facilities in the Shire, consistent construction of roads servicing the site and other
with Strategic Aim 27.2.3.2. The significance of this relevant issues.
site is recognised in the Shire Business Centre
designation of around 40 ha. Variation to the • Design guidelines, including controls on size,
potential site size could occur through more detailed scale, mix of uses, aesthetics, amenity and the
evaluation of land capability over the site or as a like.
consequence of variation in the alignment of the Emu
Mountain Road-Eenie Creek Road route. All land
lying between the eventual route and the mapped
designation, excluding land with environmental
sensitivity, will be suitable for inclusion as part of the
Shire Business Centre site.
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Section 8
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 6
19.3.1.6 The master plan will be prepared in • Separate buildings, rather than large bulky
consultation with relevant stakeholders including the developments under a single roof.
developer, Noosa Council, State Government 19.3.1.10 Drainage systems will be designed to
agencies and the local design community and key prevent water quality impacts in Eenie Creek. Such
stakeholders in the area. It will also include drainage systems will be designed for the collection
consultation with the general community. The plan of part of the runoff waters from the existing industrial
will require approval from Noosa Council and estate in order to improve runoff water quality from
relevant State Government agencies. that area.
19.3.1.7 The sequencing of development will be 19.3.1.11 Dedication of a significant open space area
consistent with the master plan and the needs of the adjacent to Eenie Creek, which connects to the
community. drainage system of the site and to the key gathering
Design Considerations places and open space areas within the centre.
19.3.1.8 Whilst the development will have entry 19.3.1.12 Development will meet the requirements of
statements on its access points, the overall the Environmental Management Aims and adhere to
development will have an internal focus and not be Strategic Principles, 25.1-25.4 and Development
reliant on main road exposure. As a consequence, Principles 26.1-26.9.
significant landscape buffering will be provided to External Traffic Movements
Eenie Creek Road and the Emu Mountain Road-
Eenie Creek Road route. 19.3.1.13 The development will contribute towards
the construction of external roadworks through a
19.3.1.9 The design of the overall Shire Business construction and contributions strategy which has
Centre, together with individual elements within it, regard to the sequencing requirements of 19.3.1.3
will be distinctive and unique. Its design will be and 19.3.1.5. This strategy will recognise the staging
determined by its setting and will be recognisable as programme and provide for the timing of any
a development within Noosa Shire. construction and contributions consistent with that
To achieve this, the Shire Business Centre and programme.
particularly the retail, business, office and community
components will have an outdoor focus, with the 19.3.1.14 Access points to and from Eenie Creek
site’s topographic, vegetation and local climatic Road and to any new route between Emu Mountain
features integrated into the development. Key Road-Eenie Creek Road will be minimised and
features will include:- strictly controlled to avoid traffic hazards and
congestion and to prevent ribbon development. It is
• Retention of existing vegetation as key preferable that there be one point of access to each
landscape elements; road. Traffic movements at intersections will be
• Existing drainage paths as key drainage controlled by roundabouts.
patterns; 19.3.1.15 Traffic movements should be based on
• A low rise form of mainly single storey buildings; bringing traffic into the site away from the external
roads and then dispersing that traffic to appropriate
• Integrated approaches to establishing land use
carpark areas. External roads will not form part of the
arrangements, development designs and
dispersal system.
landscaping;
19.3.1.16 A transport link should be provided
• Energy efficiency in the design of buildings and
between Production Street and the new route, Emu
the operation of the centre; and
Mountain Road-Eenie Creek Road.
FIGURE 22
ROAD TARGET UTILITY CHARACTERISTICS
Ultimate control authority
Local street and property
Suitability for school bus
intersection approaches
suitability on or close to
No. of lanes, excluding
Pedestrian and bicycle
Speed environment
Intersection type
carriageway
access
route
Eenie Creek Road, plus
extension over Weyba Creek State 60-80 km/hr1 4 At grade Limited Unsuitable Suitable1
Emu Mountain Road-Eenie
Creek Road Council 60-80 km/hr1 21 At grade Limited Unsuitable Unsuitable
1
Excluding urban areas.
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Section 9
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 7
19.3.1.17 The site will be planned to provide for The master plan must also be prepared in
multi-modal transport linkages, including public consultation with relevant stakeholders…(Section
transport. 19.3.1.6). It is the preparation of the master plan on
Internal Traffic Movements which consultation must take place, reinforcing the
fact that there should be sign off from the relevant
19.3.1.18 The master plan will be based on
parties on the master plan, prior to issue of any
achieving efficient internal vehicular traffic circulation, development approval. It is concluded that:
however traffic movements will be subservient to and
not compromise pedestrian access and movement a. The Strategic Plan provides for the
between activity areas. development of a master plan independent of
the development application process, with sign
…. off on the major elements of the plan needed
19.8.1.3 In order to ensure that the utility of these prior to submission of a development
roads may be maintained for the future or improved, application; and
target utility characteristics have been developed
b. As a step along the way to achieving a master
which will be used to assess the suitability of plan, consultation is needed with the
development. These target utility characteristics are community, State agencies and the developer
indicated in Figure 22. on Shire Business Centre Master Plan: Stage 1
The potential new roads referenced in 19.8.1.1 will - Concepts.
have major significance in the future:-
2.2 CONSTRAINT MAPPING
…
• In the south-west, the corridor between Emu An extensive range of documents accompanied an
Mountain Road-Eenie Creek Road and application lodged by Montbar Pty Ltd on
30/09/2000. Council staff and its consultants have
potentially extending to Goodchap Street will
reviewed these documents. In consultation with the
potentially provide a new access to the Shire.
Concepts associated with this road include then Department of Communication, Information,
avoiding future traffic congestion in the Local Government, Planning & Sport and other
agencies, the review of the documents led to a
Noosaville industrial estate, spreading traffic
request for further information. The information
loads between Eumundi Road and the new
road, providing more direct and convenient request had not been satisfied at the time the initial
access to the Shire Business Centre at Eenie Master Plan was prepared. Montbar provided further
information, however there was little additional
Creek Road. Key factors associated with the
constraint mapping that would assist in the
utility of this road include limitations on access,
although an access to the Shire Business development of this Master Plan. Therefore in terms
Centre site from the corridor Emu Mountain of the constraints, the Master Plan draws from the
original documentation prepared in 1999.
Road-Eenie Creek Road may be provided
consistent with 19.3.1.14. As a consequence, An area that also supports habitat for the elf skink,
development to the east of the road should be which is classified as a rare species under the
confined to open space and low density rural Nature Conservation (Wildlife) Regulations. The
settlement and to the west of the road (excluding skink is understood to be associated with the
the Shire Business Centre), access should be Eucalyptus grandis (Flooded Gum) unit of vegetation
directed to Eumundi Road. on the site. At this stage, the extent and viability of
a
the skink habitat over the site is not well understood .
…
Based on the Montbar documentation, the habitat for
Whilst there are many aspects of relevance in the
the elf skink and considerations made in the
Strategic Plan that are considered in the Master
Strategic Plan, an assessment has been made of the
Plan, there is one significant procedural matter that
constraints to development. The outcomes of the
requires consideration.
assessment are depicted in Map 2.2 (on page 8).
Section 19.3.1.4 requires that the planning and
development principles for the site be refined as part
of a master planning process. Section 19.3.1.5
requires that the Master Plan deal with overall
development concepts, sequencing of development
and guidelines. Section 19.3.1.6 requires
consultation with a range of parties over the master
plan, with approval being required from Noosa
Council and relevant State Government agencies.
It follows that the approval of the master plan (or at
least major elements of it) must necessarily take
place prior to the issue of a development approval
over the site. Otherwise consistency between the
development approval (for instance its content and
sequencing aspects), the needs of the community a
Fur further information relating to the circumstances of the
and the provisions of the Strategic Plan could not be skink habitat, refer to the Manager Strategic Planning’s
assured. report to Council’s meeting of 24/05/2001.
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Section 10
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 8
L
MAP 2.2 S ITE IOONSTRAINTS
CNE
LD 2.4 CONSULTATION PROCESSES
ON
OV
AN
DR
EE
NI
Section 19.3.1.6 of the Strategic Plan requires that
EC Potential Elf the master plan will be prepared in consultation with
RE K RD
COMMERCE CT EK Skink Habitat EENIE CREE
RD relevant stakeholders including the developer, Noosa
Council, State Government agencies and the local
LEO A
LLEY R
design community and the key stakeholders. It will
D
also include consultation with the general
community.
RO
ON ST
ST
In early 1999, Montbar Pty Ltd approached Noosa
AD
Constraint
ACTION
13
TI
Council for advice on Section 19.3.1.6. Noosa
1
PRODUC
Council gave consideration to the process for
consultation that should be followed and protocols
and guiding principles were established (Council
Decision 15/04/1999). Consultation was to be
a
managed via a series of reference groups :
Significant
Constraint • Design Reference Group;
• Business Reference Group;
• Community Reference Group; and
• State Agency Reference Group.
This process commenced and continued until Spring
1999, when representatives of Montbar advised that
an application would be lodged. Up until lodgement
of the application, the reference groups (including
k
Noosa Council representatives) had access to most,
Cree
but not all of that material accompanying the Montbar
Eenie
application referenced as Baseline Reports.
From the Montbar application itself, the reference
The constraints that have influenced the groups had not had access to:
considerations made in Map 2.2 have included: a. The various impact assessment reports;
• Flooding; b. The Noosa Shire Business Centre MasterPlan;
• Presence of acid sulphate soils; and
• Ecological corridors; c. The Material Change of Use Planning Report.
• Proximity of potential development areas to The process of consultation in the development of a
Eenie Creek; master plan initiated via Council’s decision of
15/04/1999 remains incomplete. Therefore the
• Environmental drainage corridors; master plan accompanying the Montbar development
• Potential elf skink habitat; and application does not fulfil the requirements of Section
19.3.1.6 of the Strategic Plan.
• The location of the Noosa Airport.
For those areas that suffer significant constraint,
there are major influences for the development of the
site. Desirably, these areas should be left in their
natural state. For those other areas suffering
constraint, their influences are not as significant,
however there may be restrictions on the type or
scale of activity that can be supported in these areas.
2.3 CONSULTANT ADVICE
As part of the review of the Montbar application,
Noosa Council obtained advice from various
consultants. This Master Plan draws from that advice
and particularly that contained in:
• Survey of Noosa Shire Retailers (Urban
Economics, 2000a); and
• Independent Review of the Strategic Plan
Provisions relating to the Noosa Shire Business
Centre (Urban Economics, 2000b).
a
The appendix at Section 6 on page 26 identifies
membership of the various reference groups.
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Section 11
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 9
i. The functioning of Eenie Creek Road and the
3. PLANNING & DESIGN PRINCIPLES
southern access road are of key importance to
Apart from the planning and design principles flowing traffic flows across the coastal area of the
from the Strategic Plan (refer to Section 2.1 above) Shire. The Shire Business Centre site should
and the constraints over the site (Section 2.2), there be designed such that peak traffic flows to the
is also a range of other principles, opportunities and site do not impact on the wider functions Eenie
constraints that have been considered in the Creek Road and the southern access road.
development of this Master Plan: j. Intersections, both internal and external to the
a. The site should be developed as a centre of Shire Business Centre site should be designed
urban design and environmental excellence in to operate without the need for traffic lights.
both built and natural environments, k. There are traffic and economic imperatives that
showcasing the attributes of the site, the necessitate connectivity between the existing
environmental capabilities of the Shire and best Noosaville industrial estate and the Shire
practice environmental technologies. Business Centre, however the potential for
b. Key design elements should include a transport conflict between heavy vehicles and both other
system that is not sub-servient to the needs of traffic and certain land uses requires control.
motor vehicles; energy-efficient design; the l. Traffic distribution through the site will benefit
generation of renewable energy; waste from provision of a loop road providing for
minimisation; recycling; etc. circulation and distribution of traffic.
c. Presentation of the site as viewed from m. Traffic movements at surface level within key
elevated bridging associated with the southern business and employment areas may benefit
access road and from the southern approach to from one-way loop systems to reduce the
the bridge is of importance. From land to the potential for conflict between vehicles and
south at around RL10, the road would drop to a pedestrian/bikeway systems.
bridge deck level of around RL4 or 5, providing n. Key parking areas need to be located
visible sight lines across the Shire Business immediately adjacent to key generators. In this
Centre site. respect, the key generators will be the main
d. Designations adjacent to the southern access retail areas and the key employment nodes.
road provide the opportunity for the character of o. While it is desirable to identify nodes for
the adjacent areas to be maintained, thereby particular forms of development, it is also
providing an open space feel on this entry to desirable to maintain the opportunity for a
Noosa Shire. This character can be reinforced dynamic mix of development. Development
by the frontage treatments along the Shire precincts are a convenient way of describing
Business Centre site, with natural vegetation and labelling mapping and associated controls,
being retained in strips of significant width, however some care needs to be exercised to
together with occasional wider areas. ensure that such precincts are not read as
e. Staged development of the site can optimise discrete areas preventing appropriate
opportunities to test outcomes. For instance, by integration of functions.
developing those parts of the site that are well p. The relationship between the main retail areas
removed from the external road system first, and open space areas is of importance. In
opportunities exist to alter traffic designs addition, some key employment nodes would
without impacting on the then existing benefit from strong relationships with open
development (as would be the case if peripheral space areas.
areas were developed first).
q. The relationship between the main retail areas
f. Drainage lines through the site should be used and key employment nodes is of importance.
as key definitional items providing edges to
r. Pedestrian movements and many bicycle
major functions.
movements between key nodes within the site
g. Because the site will develop over a period of should be able to occur without the need to
time, provision should be made for organic cross-vehicular traffic systems.
growth of core activities, radiating from a
Based on all the considerations above, two broad
centre, rather than commencing from a
concepts have been devised:
peripheral point. The drainage arms across the
site can be used to ensure that potential • A simple function layout depicting open space
problems arising from conventional concentric and development precincts and key connectivity
growth can be ameliorated. - Figure 3.1 on page 10; and
h. Capacity should be retained on the site in the • A simple traffic layout showing key connectivity
longer term to take advantage of potential new and circulation - Figure 3.2 on page 11.
employment opportunities, as the identification
of alternative land in the coastal part of Noosa
Shire will become is already difficult and will
become more so in the future.
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Section 12
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 10
FIGURE 3.1 SIMPLE FUNCTION LAYOUT
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Section 13
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 11
FIGURE 3.2 SIMPLE TRAFFIC LAYOUT
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Section 14
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 12
4. MASTER PLAN OUTCOMES: STAGE 1 4.1 CONCEPT PLAN
Map 4.1 is derived from the simple concepts
In this section, the master planning outcomes for provided in Figure 3.1 and Figure 3.2. It provides a
Stage 1 are described. more detailed concept plan for the site and the roads
about the site. An A3 version of Map 4.1 is found at
the end of this document.
MAP 4.1 DETAILED SUB-PRECINCT CONCEPTS
PB3
A2 R1 PB2
PB1
OS6 B3
ESH
OS5 REC
OS3
E4 E1 E6
RES A1
R3
E5 OS7 B1
OS4
PB4
A4 PK B2
R4
E3 E7 R2
E2
OS2 A3
OS1
PB5
SHIRE BUSINESS CENTRE
MASTER PLAN: Stage 1 - Concepts
SCALE: 1:3,500 (at A3)
DATE: May, 2001
STATUS: Final, endorsed by Council </</2001
H:\Shire Business Centre\NSC Master Plan\Mapping\Master Plan.wor
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 12
4. | MASTER PLAN OUTCOMES: STAGE 1 | | 4.1___ CONCEPT PLAN
In thi ti th t lanni t f Map 4.1 is derived from the simple concepts
St 4 sec des ibe i er planning oulcomes Tor provided in Figure 3.1 and Figure 3.2. It provides a
age | are described. more detailed concept plan for the site and the roads
about the site. An A3 version of Map 4.1 is found at
the end of this document.
Map 4.1 DETAILED SUB-PRECINCT CONCEPTS
TTT L
PB % A ~
i 4; PB
GY oF 5 s
ko
yen DE
| 66 Be
B37 ~ 31
i
| EC
WS
yi
SHIRE BUSINESS CENTRE SCALE: 1:3,500 (at A3)
MASTER PLAN: Stage 1 - Concepts STATUS! Pinal endorsed by Council </</2001
e\a"
00° ve?
Tre a6
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 13
While Map 4.1 has been prepared on a conceptual TABLE 4.1 PRECINCTS BY PRIMARY FUNCTION,
basis, it contains a considerable level of detail. It is SECONDARY FUNCTION & AREA
reiterated that it is but one potential plan that would
meet the requirements of the Strategic Plan and the PRIMARY AREA
OBJECT SECONDARY FUNCTION
FUNCTION (ha.)
development principles established in Section 3.
Boundaries between precincts, areas of precincts B1 Business Retail Centre 4.8
and the location of proposed roads and intersections
are conceptual. Final boundaries would be B2 Business Transit, Civic & Office Park 2.7
determined in conjunction with decision-making on B3 Business Office & Showroom Park 2.0
appropriate development applications.
Business Total 9.5
4.2 COMPONENTS OF THE CONCEPT PLAN
E1 Employment Technology-Based R & D 7.2
Table 4.1 shows the elements indicated on Map 4.1
including their map object number, primary function, E2 Employment Educative Research 3.3
secondary function and area. The primary and E3 Employment Environmental Research 2.3
secondary functions are intended to indicate the
dominant activities within precincts and sub- E4 Employment Industry 3.5
precincts. The precincts and sub-precincts are not Industry (acid sulphate 1.5
intended to define discrete boundaries for the various E5 Employment
potential)
functions, however the control of the scale of some
of these functions will be of importance. E6 Employment Uncommitted 3.2
Note that some of the roads indicated on Map 4.1 lie E7 Employment Uncommitted 1.0
inside the three lots making up the Shire Business
Employment Total 22.0
Centre site and some lie outside.
Map 4.1 and Table 4.1 contain the following OS1 Open Space Environmental 11.9
elements: OS2 Open Space Environmental 13.7
a. A Business Precinct comprising a total of 3
sub-precincts totalling 9.6 hectares and OS3 Open Space Environmental Drainage 0.8
allocated for future business growth areas of OS4 Open Space Environmental Drainage 2.3
Noosa Shire to at least 2007. The Business
Precinct would include the highest order of OS5 Open Space Environmental Drainage 1.3
retail development in the Shire and significant OS6 Open Space Environmental Drainage 1.0
vehicle parking and transit functions. The transit
functions are intended as a multi modal OS7 Open Space Environmental Drainage 1.4
transport centre servicing the Shire Business Open Space Total 32.4
Centre site and potentially, serving destinations
external to the site. In addition, the precinct will REC Recreation 1.9
include key community and civic functions. Recreation Total 1.9
b. An Employment Precinct comprising a total of
7 sub-precincts totalling more than 21.9 Employment Support (acid
RES Residential 1.4
sulphate potential)
hectares and allocated for future employment
growth to at least 2007. The Employment Residential Total 1.4
Precinct includes 5 themed sub-precincts and 2
sub-precincts for which no theme is indicated. R1 Residential Eenie Creek Road
The latter sub-precincts are designed to take R2 Residential Southern access road
advantage of new employment opportunities, as
and when they arise. R3 Residential Loop 2.8
c. An Open Space Precinct comprising a total of R4 Residential Loop - sub-surface 0.4
6 sub-precincts totalling more than 31.6
Residential Total 3.2
hectares and allocated for a range of open
space functions. Some of these functions would Grand Total 70.5
see the land left in its natural state with little
human use, whilst others would see significant e. Key external roads R1 and R2, Eenie Creek
modification to the natural form and significant Road and the southern access road,
human use. The Open Space Precinct includes respectively. Intersections with these roads will
an extensive area that would continue to serve be by way of roundabout, where the minimum
as an ecological corridor along and buffer to distances between roundabouts can be
Eenie Creek. achieved to meet acceptable traffic
management practices.
d. A Recreation Precinct comprising 1.9 hectares
and allocated to formal indoor and outdoor f. Key Vehicular Access Points A1, A2, A3 and
recreation use. A4.
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Section 16
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 14
g. Key internal roads R3 and R4 comprising 3.2 TABLE 4.2 PRIMARY & SECONDARY FUNCTIONS &
hectares and forming a Loop Road with a PLANNING SCHEME DEFINITIONS
component that would lie below the surrounding
surface level. PRIMARY SECONDARY PRINCIPAL DEFINITIONS
FUNCTIONS FUNCTIONS FROM THE SCHEDULE TO
h. A potential basement Parking Precinct THE PLANNING SCHEME
beneath Sub-Precincts B1, B2 and E2 (part). MAKING UP THE PRIMARY &
i. Key Pedestrian and Bikeway Linkages PB1, SECONDARY FUNCTIONS
PB2, PB3 and PB4. Business Office & Commercial premises;
Showroom professional offices; showrooms
4.3 KEY DEVELOPMENT CHARACTERISTICS BY SUB-
Park
PRECINCT & TRAFFIC TYPE
Retail Centre Commercial services; service
For the purposes of this Master Plan, a range of land shops; shops
uses defined within the Schedule to the Planning
Scheme, have been condensed to a nested series of Transit, Office Commercial premises;
definitions relating to the primary and secondary & Civic Park professional offices
functions defined by Map 4.1 and Table 4.1. Employment Educative Educational establishments
These are indicated in Table 4.2. Note that the land Research
uses indicated in the final column are the principal
Environmental Commercial premises;
definitions only. Other land uses that are not listed in Research educational establishments;
Table 4.2 may occur, though these functions would professional offices
not be dominant in the precincts in which they occur.
Industry Light industries; service
The discussion in this Master Plan provides a guide industries; service shops
to the use intentions associated with the defined
precincts and the scale of development intended for Technology- A definitive indication is not
those precincts. Final decisions will be determined Based R & D provided, as the combination of
via the second stage of the master plan process and land uses will relate to the
theme of the particular
any relevant development application.
employment category; however
Table 4.3 (on page 16) defines the key development it could be expected that the
characteristics for the various sub-precincts. Note uses will include:
that it provides the key characteristics only with Commercial premises;
Stage 1 of the Master Plan being reliant on both educational establishments;
Stage 2 and subsequent development applications to professional offices
refine, provide the necessary legal framework for and
Uncommitted A definitive indication is not
to implement these characteristics. provided, as the combination of
Table 4.3 includes the following components: land uses will relate to the
theme of the particular
• Sub-Precinct: The sub-precinct number on Map employment category.
4.1.
Open space Environmental Parks
• Primary Function: The primary function from
Table 4.2. Environmental Parks
• Secondary Function: The secondary function Drainage
from Table 4.2. Recreation Indoor entertainment; outdoor
• Objective: The objective for the particular sub- entertainment; parks; sport and
precinct. recreation
• Process Principles: Initial Integrated Residential Accommodation buildings;
Development Assessment System processes multiple dwellings
under the Integrated Planning Act for key forms
• Strategic Plan Provisions: The Strategic Plan
of development (material changes of use and
provisions that have direct influence on issues
reconfiguration). Material changes of use based
associated with the sub-precinct. There will be
on land uses indicated in Table 4.2 and
many other provisions of the Strategic Plan that
reconfiguration only are considered. For
apply, however these will have generic
changes of use to functions not consistent with
application over the whole of the Shire Business
Table 4.2, the impact assessment process will
centre site.
be followed. Note that the provisions focus on
the principles for each sub-precinct and more
detail on the exact process for all development
will be a necessary consideration of Stage 2 of
the Master Plan and any relevant development
application.
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Section 17
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 15
• Intent & Performance Standards: An intent
statement or description for the particular sub-
precinct, followed by a series of performance
standards. The performance standards are
generally structured on the basis of:
o Development scale, using floor space and plot
ratio techniques;
o Connectivity in visual and pedestrian/bikeway
terms;
o Parking;
o Timing; and
o Use relationships.
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Section 18
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 16
TABLE 4.3 SHIRE BUSINESS CENTRE MASTER PLAN: SUB-PRECINCTS
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
B1 Business Retail Centre Provision of the highest order 19.3.1.2, 19.3.1.9 Sub-Precinct B1 comprises the retail core of the Shire Business Centre site and as such has a
(4.8 ha.) retail facilities in Noosa Shire, commensurate scale of development potential. Its design standards will celebrate the identified
in a centre of distinctive core values within the Shire Strategic Vision. There will be a sense of ownership associated with
design that is unique, has an development that occurs within this precinct for all residents of Noosa Shire, consequently, the
outdoor focus and is community will be consulted for the ongoing management of the sub-precinct.
integrated with the site’s a. Retail floor space up to 15,500m2 total use area (TUAa).
topographic, vegetation and
local climatic features. b. Showroom/homemaker floor space up to 2, 000m2 TUA.
PROCESS PRINCIPLES: c. Commercial and administrative office floor space up to 3, 000m2 TUA.
Impact assessment – Material d. The ratio of TUA (for all functions) to area of the sub-precinct up to 0.5:1.
changes of use (new e. Building heights of 1 and 2 storeys (over basement parking).
development) and f. With Sub-Precinct B2, Sub-Precinct B1 is expected to include key community and civic
reconfiguration (land) functions.
Code assessment – Material g. Development to have strong visual linkages with Sub-Precincts B2, E2 and OS7.
changes of use (existing
development) h. Development to have strong pedestrian and bikeway connectivity with Sub-Precincts B2, E1
and E2.
i. Most vehicular parking will be provided as part of central parking facilities in Sub-Precinct B2
and beneath Sub-Precincts B1, B2 and E2 (part).
j. Ground level traffic movements to be confined to sub-surface levels, though some movement
may occur at peripheral areas.
k. Development expected to be staged, with final stage not completed until around 2007.
a
Total use area is a term defined in the Schedule to the Planning Scheme: The sum of the area (exclusive of all walls and columns) of all storeys of a building or buildings which is used or intended
for use for a particular purpose plus any other area of the site which is also used or intended for use for the same purpose, provided that the term does not include:-
a. The areas (inclusive of all walls and columns) of any lift rooms, motor rooms, air conditioning or other mechanical or electrical plant or equipment rooms located at any topmost storey;
b. The areas of any staircases or liftwells;
c. The areas of any common foyer, arcade or landscaped plaza; or
d. The areas of any public toilets.
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Section 19
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 17
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
B2 Business Transit, Civic Provision of principal 19.3.1.2,19.3.1.9, Sub-Precinct B2 comprises a major transit oriented precinct, supported by an office park. Along
& Office Park parking, parking access and 19.3.1.17, 19.3.1.18, with Sub-Precincts B1 and E1, Sub-Precinct B2 comprises the core of the Shire Business Centre
(2.7 ha.) transit centre facilities, 27.10.4.2, 27.10.4.3 site. Its functioning is critical to the successful operation of traffic management, parking schemes,
supported by civic and office shuttle movements and pedestrian movements through the overall site.
functions. a. Parking facilities servicing Sub-Precincts B1, B2, E1 and E2, with primary points of access
PROCESS PRINCIPLES: located along the loop system (R3 and R4).
Impact assessment – Material b. Major parking functions will be supported by a shuttle system primarily focussed on Sub-
changes of use (new Precincts B1, B2, E1 and E2, however the system will also service, though at a lower
development) frequency, other employment precincts and the RES Sub-Precinct.
Code assessment – Material c. With Sub-Precinct B1, Sub-Precinct B2 is expected to include key community and civic
changes of use (existing functions.
development) and d. Commercial and administrative office floor space up to 4,000m2.
reconfiguration (land)
e. The ratio of TUA (for all functions) to area of the sub-precinct up to 0.4:1.
f. Building heights of up to 2 storeys.
g. Development to have strong visual linkages and pedestrian and bikeway connectivity with
Sub-Precincts B1 and E2.
h. Development expected to be staged, consistent with development in Sub-Precincts B1, B2,
E1 and E2.
B3 Business Office & Provision of office and 19.3.1.2, 19.3.1.8, Sub-Precinct B3 potentially supports elf skink habitat. Its availability for primary and secondary
Showroom showroom facilities in an 19.3.1.9 functions is dependent on additional studies being undertaken in Stage 2 of the Master Plan.
Park (2.0 ha.) open modular setting. These studies will attempt to identify the extent of the population of the elf skink on the site and in
PROCESS PRINCIPLES: other parts of the locality, its habitat associations and its long-term viability on the site of the Shire
Business Centre. Should the habitat require retention, Sub-Precinct B3 would be rendered
Impact assessment – Material unsuitable for development and would revert to an Open Space Environmental sub-precinct.
changes of use (new
development) Sub-Precinct B3 provides opportunities for showroom and office facilities on the Shire Business
Centre site. Whilst some of these areas lie close to Eenie Creek Road, development will turn away
Code assessment – Material from that road. It is envisaged that development will occur in a park-like setting.
changes of use (existing
development and, subsequent a. Showroom/homemaker floor space up to 4,000m2.
to adoption of Stage 2 of the b. Commercial and administrative office floor space up to 3,000m2.
Master Plan, new development) c. The ratio of TUA (for all functions) to area of the sub-precinct up to 0.5:1.
and reconfiguration (land)
d. Building heights of generally 1 storey.
e. Development to have strong visual linkages to internal roads with no reliance on visual
association with Eenie Creek Road.
f. Vehicular parking will be provided on-site.
g. Development expected to be staged, however it is expected that there may be some capacity
on the site still available at 2007 for accommodation of the showroom floor space allocation.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 18
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
E1 Employment Technology- Provision of a key 19.3.1.2, 19.3.1.9, Sub-Precinct E1 comprises the central employment core of the Shire Business Centre site. It is
Based R & D employment node in an as yet 19.3.1.12 expected that it will include a major employment tenant in a new sector of business in the Shire, to
(7.2 ha.) unidentified technology which other business and sectors will cluster. Along with Sub-Precincts B1 and B2, Sub-Precinct
sector. E1 comprises the core of the Shire Business Centre site.
PROCESS PRINCIPLES: Part of Sub-Precinct E1 potentially supports elf skink habitat. The whole sub-precinct’s availability
Code assessment – Material for primary and secondary functions is dependent on additional studies being undertaken in Stage
changes of use (new 2 of the Master Plan. These studies will attempt to identify the extent of the population of the elf
development) and skink on the site and in other parts of the locality, its habitat associations and its long-term viability
reconfiguration (land) on the site of the Shire Business Centre. Should the habitat require retention, part of Sub-Precinct
E1 would be rendered unsuitable for development and may revert to an Open Space
Self assessment – Material Environmental sub-precinct. The maintenance of an adequate area for Sub-Precinct E1 is such
changes of use (existing that there may need to be adjustment to other employment or business sub-precincts.
development)
a. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
on any relevant development application, however by way of guide, the ratio of TUA (for all
functions) to area of the sub-precinct up to 0.25:1.
b. Most vehicular parking will be provided as part of central parking facilities beneath Sub-
Precincts B1, B2 and E2 (part), however some parking may be located within the sub-
precinct.
c. Building heights of 1 and 2 storeys.
d. Development to have strong visual linkages with Sub-Precincts B1, RES, OS5 and OS7.
e. Development to have strong pedestrian and bikeway connectivity with Sub-Precincts B1 and
RES.
f. Ground level traffic movements to be confined to peripheral areas in the north of the sub-
precinct.
g. Development expected to be staged consistent with market need, however the first stage of
development will proceed at the same time as the first stage of development within Sub-
Precinct B1.
h. Development in this sub-precinct will have significant relationships with development in Sub-
Precincts B1, E2 and E3.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 19
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
E2 Employment Educative Provision of a key 19.3.1.2, 19.3.1.9, Sub-Precinct E2 comprises a central employment node with an educative theme. It is expected
Research (3.3 employment node based on 19.3.1.12 that there will be business associations formed between this node and that of Sub-Precincts E1
ha.) the educative research area. and E3 and its proximity to Sub-Precincts B1, B2 and E1 are key factors.
PROCESS PRINCIPLES: a. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
Code assessment – Material on any relevant development application, however by way of guide, the ratio of TUA (for all
changes of use (new functions) to area of the sub-precinct up to 0.2:1.
development) and b. Most vehicular parking will be provided as part of central parking facilities beneath Sub-
reconfiguration (land) Precincts B1, B2 and E2.
Self assessment – Material c. Building heights of 1 and 2 storeys (over basement parking).
changes of use (existing d. Development to have strong visual linkages with Sub-Precincts B1, OS2 and OS4.
development)
e. Development to have strong pedestrian and bikeway connectivity with Sub-Precincts B1 and
OS4.
f. As a general principle, there will be few ground level vehicular traffic movements.
g. Development expected to be staged consistent with need, however the first stage of
development will proceed at the same time as the first stage of development within Sub-
Precinct B1.
h. Development in this sub-precinct will have significant relationships to the tertiary education
sector and with development in Sub-Precincts E1 and E3.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 20
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
E3 Employment Environmental Provision of a key 19.3.1.2, 19.3.1.9, Sub-Precinct E3 comprises an employment node that will follow an environmental theme. It is
Research (2.3 employment node based on 19.3.1.12 likely that it will celebrate the site and its surrounding sensitivities, as well as Noosa Shire’s
ha.) the environmental research environmental position. Consequently, there may be key associations formed with Sub-Precincts
area. E1 and E2.
PROCESS PRINCIPLES: a. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
Code assessment – Material on any relevant development application, however by way of guide, the ratio of TUA (for all
changes of use (new functions) to area of the sub-precinct up to 0.2:1.
development) and b. Most vehicular parking will be provided as part of central parking facilities beneath Sub-
reconfiguration (land) Precincts B1, B2 and E2, though some surface level parking will occur.
Self assessment – Material c. Building heights of 1 and 2 storeys.
changes of use (existing d. Development to have a natural setting reflecting the environmental sensitivity of the location
development) of the sub-precinct and the environmental theme for the sub-precinct.
e. Development to have strong visual linkages with Sub-Precincts OS2 and OS4.
f. Development to have strong pedestrian and bikeway connectivity with Sub-Precinct OS4.
g. Traffic movements to be confined to peripheral areas in the north of the sub-precinct.
h. Development expected to be staged and may relate to the timing of development in Sub-
Precincts E1 and E2. It is expected that a first stage of development in Sub-Precinct E3 will
proceed in conjunction with construction of the first stage of development within Sub-Precinct
B1 and by way of providing an information base for the site research, development,
monitoring and education.
i. Development in this sub-precinct will have significant relationships with development in Sub-
Precincts E1 and E2.
E4 & E5 Employment Industry (3.5 Provision of additional land 19.3.1.2, 19.3.1.9, Sub-Precincts E4 and E5 provide the opportunity for expansion of the Noosaville industrial estate.
and 1.5 ha. for industrial purposes. 19.3.1.12 The nature, design and operation of any activities will be key factors in ensuring compatibility with
respectively) PROCESS PRINCIPLES: development in other sub-precincts.
Code assessment – Material a. Development in this sub-precinct is generally subject to the performance standards contained
changes of use (new within Section 6.4 of the Schedule to the Planning Scheme, as if the land were included in
development) and the Industry Zone.
reconfiguration (land) b. Building heights of 1 and 2 storeys.
Self assessment – Material c. Development in Sub-Precinct E5 may be subject to acid sulphate soils assessment.
changes of use (existing d. Vehicular parking will be provided on-site.
development)
e. Subject to resolving reconfiguration and access issues there is no impediment to
development proceeding. It is expected that Sub-Precinct E4 and E5 would be fully
developed by 2007.
f. Development in this sub-precinct may have significant relationships with development in Sub-
Precinct E1.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 21
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
E6 & E7 Employment Uncommitted Provision of a key 19.3.1.2, 19.3.1.8, Sub-Precincts E6 and E7 provide the capacity for the growing of new business ventures that
(3.2 and 1.0 employment node in an as yet 19.3.1.9, 19.3.1.12 generate employment in Noosa Shire. These areas should be protected to ensure that they are
ha. unidentified sector. used and available for such purposes.
respectively) PROCESS PRINCIPLES: a. Land in Sub-Precincts E6 and E7 is unallocated at the time of development of Stage 1 of the
Code assessment – Material Master Plan, however is reserved for future employment-based activities.
changes of use (new b. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
development) and on any relevant development application, however by way of guide, the ratio of TUA (for all
reconfiguration (land) functions) to area of the sub-precinct up to 0.25:1.
Self assessment – Material c. Development in this sub-precinct is generally subject to the performance standards contained
changes of use (existing within Section 6.4 of the Schedule to the Planning Scheme, as if the land were included in
development) the Industry Zone.
d. Building heights of 1 and 2 storeys (E6) and 1 storey (E7).
e. Development to have strong visual linkages to internal roads with no reliance on visual
association with the southern access road.
f. Vehicular parking will be provided on-site.
g. Development expected to be staged, however it is expected that there will be some capacity
in the sub-precincts remaining at 2007.
h. Development in Sub-Precinct E6 may have some relationships with development in Sub-
Precinct E1.
OS1, OS2 & Open Space Environmental Provision of a key open space 19.3.1.11, 19.3.1.12 Sub-Precincts OS1, OS2 and OS3 are intended to serve their existing functions as open space
OS3 (11.9, 13.7 linkages providing corridor key corridors and areas that assist maintain water quality in Eenie Creek. The increase in human
and 0.8 ha. connectivity to the Noosa activity and the environmental need for occasional firing of the vegetation will provide key
respectively) National Park and open space challenges to the overall management of the Shire Business Centre site.
buffering Eenie Creek. a. Land within Sub-Precincts OS1 and OS2 is expected to be dedicated to the Crown for open
PROCESS PRINCIPLES: space purposes. No formal development is expected within this sub-precinct.
Impact assessment – Material b. The tenure for land within OS3 will be considered as part of Stage 2 of the Master Plan and
changes of use (new and on any relevant development application.
existing development) and c. Vehicular access, apart from for maintenance purposes, will be precluded.
reconfiguration (land)
d. Pedestrian access should be highly controlled.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 22
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
OS4, OS5, Open Space Environmental Provision of a areas serving 19.3.1.9, 19.3.1.10, Sub-Precincts OS4, OS5, OS6 and OS7 comprise the existing natural drainage paths through the
OS6 & OS7 Drainage (total as the primary drainage paths 19.3.1.11, 19.3.1.12 site. The intention is to retain these in their natural state where possible, however the need to
6.0 ha.) and stormwater polishing ensure that run-off waters are polished necessitates some engineering of the drainage works.
areas of the site, as well as a. While modification to the existing vegetation is expected within these sub-precincts, existing
providing key open space vegetation and existing surface levels are to be retained where possible. Re-vegetation of
spines for aesthetic purposes disturbed areas will use species consistent with that of the existing drainage paths.
through the site.
b. Pedestrian and bicycle access through these areas may be significant, particularly for Sub-
PROCESS PRINCIPLES: Precincts OS4 and OS7.
Impact assessment – Material c. Vehicular access will be controlled.
changes of use (new and
existing development) and
reconfiguration (land)
REC Recreation 1.9 ha. Provision of an area for the 19.3.1.2. 19.3.1.8, Sub-Precinct REC is intended as a recreation precinct. While other recreation facilities may be
location of both indoor and 19.3.1.9, 19.3.1.12 found within the Shire Business Centre site proper, Sub-Precinct REC will be dominated by
outdoor, formal and informal outdoor functions.
recreation activities. a. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
PROCESS PRINCIPLES: on any relevant development application, however by way of guide, the ratio of TUA (for all
Impact assessment – Material internal functions) to area of the sub-precinct up to 0.2:1.
changes of use (new b. Building heights of generally 1 storey.
development) c. Significant care will need to be exercised in the treatment of drainage to the adjacent
Code assessment – Material National Park.
changes of use (existing d. Pedestrian and bikeway connectivity to the balance part of the site will be a key factor in the
development and, subsequent design of roads in the area, with a grade separated system necessary. Key connectivity will
to adoption of Stage 2 of the be required between Sub-Precinct REC and those of Sub-Precincts B1, B2 and E1.
Master Plan, new development)
and reconfiguration (land) e. Vehicular parking will be provided on-site.
f. Development expected to be staged, however it is expected that the site will be developed to
its potential at 2007.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 23
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
RES Residential Employment Provision of the residential 19.3.1.9 Sub-Precinct RES is intended to provide support accommodation to other key sub-precincts on
Support (1.4 support facilities for other key the site. Consequently, there will be strong associations between the use of Sub-Precinct RES
ha.) components of the Shire and that of Sub-Precincts E1 and E2 and perhaps other sub-precincts. Residential development is
Business Centre. intended as an adjunct to development in other sub-precincts, rather than stand-alone
PROCESS PRINCIPLES: accommodation.
Impact assessment – Material a. Specific floor space allocations will be considered as part of Stage 2 of the Master Plan and
changes of use (new on any relevant development application, however by way of guide, the ratio of TUA (for all
development) and internal functions) to area of the sub-precinct up to 0.5:1.
reconfiguration (land) b. Building heights of up to 3 storeys.
Code assessment – Material c. Development to have strong visual linkages with Sub-Precincts OS4, OS5 and OS7.
changes of use (existing d. Development to have strong pedestrian and bikeway connectivity with Sub-Precincts B1, E1
development) and E2.
e. Vehicular parking will be provided on-site.
f. Development expected to be staged, consistent with development in Sub-Precincts E1 and
E2.
R1 & R2 Road Eenie Creek 19.3.1.8, 19.3.1.13,
Road 19.3.1.14, 19.3.1.15,
19.3.1.16
R3 & R4 Road Loop Provision of an efficient 19.3.1.9, 19.3.1.12, a. R3 and R4 are integral components of the loop road system.
system of distributing traffic 19.3.1.15, 19.3.1.16, b. Parts of these elements may be located at a sub-surface level to improve pedestrian and
through the Shire Business 19.3.1.18 visual connectivity and aesthetics at the surface level. The ability to maintain significant parts
Centre site. of the system below the surface level will be influenced by many factors including the
alternative/acceptable methods of providing pedestrian and visual connectivity. A key
challenge for the sub-surface areas will be to achieve a non-city feel, using techniques such
as openings to the sky, assisting drainage and landscaping; open side views to open spaces;
etc.
c. R4 depicts an area that will be located below the surface level as a means of control ling the
scale of vehicle that can access the Noosaville industrial estate via this site, due to the lower
clearance heights.
d. Traffic systems off the south-eastern part of the loop system at surface level may incorporate
one-way systems to minimise the incidence of pedestrian-vehicular conflict.
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 24
SUB- PRIMARY SECONDARY OBJECTIVE STRATEGIC PLAN INTENT & PERFORMANCE STANDARDS
PRECINCT FUNCTION FUNCTION PROVISIONS (with
direct influence)
Area Sub-Surface Provision of an efficient 19.3.1.9, 19.3.1.12, a. A sub-surface parking area where the key challenges will be to achieve a non-city feel to the
beneath Parking parking system providing key 19.3.1.18 parking, using techniques such as openings to the sky, assisting drainage and landscaping;
Sub- connectivity to the Shire open side views to open spaces; etc.
Precincts Business Centre’s major sub- b. Despite the use of sub-surface parking and road systems, some surface parking and roads
B1, B2 & E2 precincts. will be necessary through Sub-Precincts B1, B2 and E2 to provide for loading, servicing,
(part) mobility impaired access, etc.
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Section 27
CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 25
5. REFERENCE SOURCES
Baseline data supporting a development application
by Montbar P/L
Jackson D (1996) Business & Retail Development in
Noosa Shire 1997 Strategic Plan Planning Study
component
Joy C (1995) Flooding in the Noosa River Catchment
1997 Strategic Plan Planning Study component
Noosa Council (1999) Schedule to the Planning
Scheme
Noosa Council (1997) Strategic Plan
Olsen M, Drane C & Whitehead M (1995) vegetation
of Noosa Shire 1997 Strategic Plan Planning Study
component
Smith R; Bush R & Sammut J (1995) Acid Sulphate
Soils in the Noosa River Catchment 1997 Strategic
Plan Planning Study component
Summers P (1995a) Networks based on Landform,
Landscape, Aesthetic & Environmental Values 1997
Strategic Plan Planning Study component
Summers P (1995) Analysis of the Lake Weyba
Catchment 1997 Strategic Plan Planning Study
component
Urban Economics (2000a) Survey of Noosa Shire
Retailers Unpublished
Urban Economics (2000b) Independent Review of
the Strategic Plan Provisions relating to the Noosa
Shire Business Centre Unpublished
n
a Pla s
s
N o o uture
e F
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 26
6. APPENDIX: CONSTITUTION OF THE
REFERENCE GROUPS
Whilst membership of the reference groups has
altered over time, membership based on the last time
each group met and excluding developer and
Council representation comprises:
Business Reference Group:
Bob Cartwright Cartwright, Richardson & Stringer
Charles A Priest Noosa Village Jewellers
Fred Burdon Noosa Chamber of Commerce &
Industry
Garth Madill Noosa Chamber of Commerce &
Industry
Gerry van den Tewantin Shoes
Heuvel
Jerry Griffiths Tewantin Wool, Craft & Fabrics
Mark Gamble Noosaville
Michael Gloster Noosa Chamber of Commerce &
Industry
Val Smart Ramsay Smart
Community Reference Group
Dennis Robertson Noosa Shire Residents & Ratepayers
Association
Ed Backer Tourism Noosa
Gerry Gordon Maroochy Shire Council
Richard Ehrhardt Noosa Parks Association
Ted FitzGerald Sunshine Coast Economic
Development Board
Vivien Griffin Sunshine Coast Environment Council
Design Reference Group
John Mainwaring Local Architect
Ken Robinson Local Architect
Maurice Hurst Local Architect
State Agency Reference Group
Anne Caerdinael Communication, Information, Local
Government, Planning & Sport
Jeff Guinea Natural Resources
Liz King Environment Protection Agency
Stuart Duncan Main Roads
Primary Industries
State Development
n
a Pla s
s
N o o uture
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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 1 27
7. APPENDIX: OUTCOMES FROM SHIRE BUSINESS CENTRE MASTER PLAN
Table 7.1 analyses the outcomes of the Shire Business Centre Master Plan, indicating potential development yields by type, sub-precinct and precinct across the site. It is
important to note that the grand total figures are not an absolute measure of floor space over the site, as for some sub-precincts either no floor space measure or a guide to the
floor space measure only is provided in Stage 1 of the Master Plan.
TABLE 7.1 OUTCOMES FROM THE SHIRE BUSINESS CENTRE MASTER PLAN
SHOWROOM/ COMMERCIAL & BUSINESS, CIVIC,
SUB- AREA RETAILb TOTAL
CATEGORY TYPE HOMEMAKER ADMINISTRATIVE OFFICE COMMUNITY SERVICE &
PRECINCT (ha.) (m2 TUAa) 2 (m2 TUA)
(m TUA) (m2 TUA) OTHERb (m2 TUA)
B1 Business Retail Centre 4.8 15500 2000 3000 3500 24000
B2 Business Transit, Civic & Office Park 2.7 1000 4000 5800 10800
B3 Business Office & Showroom 2.0 4000 3000 3000 10000
Business Total 9.5 16500 6000 10000 12300 44800
E1 Employment Technology-Based R & D 7.2 500 1000 16500 18000
E2 Employment Educative Research 3.3 300 6300 6600
E3 Employment Environmental Research 2.3 200 4400 4600
E4 Employment Industry 3.5 None specified
E5 Employment Industry 1.5 None specified
E6 Employment Uncommitted 3.2 8000 8000
E7 Employment Uncommitted 1.0 2500 2500
Employment Total 22.0 1000 1000 0 37700 39700
OS1 Open Space Environmental 11.9
OS2 Open Space Environmental 13.7
OS3 Open Space Environmental 0.8
OS4 Open Space Environmental Drainage 2.3
OS5 Open Space Environmental Drainage 1.3
OS6 Open Space Environmental Drainage 1.0
OS7 Open Space Environmental Drainage 1.4
Open Space Total 32.4 0 0 0 0 0
REC Recreation 1.9 3800 3800
Recreation Total 1.9 0 0 0 3800 3800
RES Residential Employment Support 1.4 7000 7000
Residential Total 1.4 0 0 0 7000 7000
GRAND TOTAL 70.4 17500 7000 10000 60800 95300
a
TUA = total use area, see footnote a on page 16.
b
Note that consistent with Table 4.2 (on page 14), the category of Retail excludes food premises. Food premises fall within the category Other.
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