2020-06-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       9 JUNE 2020


Locality Provisions
The subject site is located in the Noosaville Locality and is zoned Open Space Recreation. The
proposed use is identified as an inconsistent use within the zone and is required to follow an
impact assessable application process.
The overall outcomes for the Noosaville Locality seek that new uses and works are located,
designed and managed to –
•    Be compatible with other uses and works;
•    Avoid significant impacts on the amenity enjoyed by users of other premise or surround
     area, including acoustic and visual qualities;
•    Avoid significant adverse effects on the natural environment, including native habitat
     removal, fragmentations and attrition;
•    Variety in the built form is emphasise through the historical development of the locality and
     the many architectural styles;
•    The mixed urban character of Noosaville is maintained through the retention of older
     building forms and the introduction of new buildings that complement old building forms by
     incorporating low rise, low scale, well-articulated buildings, lightweight building materials
     and pitched roof forms that contribute to the skyline; and
•    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 current use has been operating since the 1970’s. The QBFP Noosa patrols from Coolum
Beach in the south to Rainbow Beach in the north. QBFP boats are stored within the shed and
require immediate access to the Noosa River and the ocean beyond via an existing boat ramp
adjacent to the site. Patrols are conducted from the site to ensure compliance amongst activities
of recreational and commercial fishers. Operationally, it is crucial that there are capabilities for
fast response to any issues on the river or off shore. The site is available to other agencies such
as the Queensland Police Service, Maritime Safety and the Marine Animal Access Team for
emergency responses.
The constructed boat shed structure is not in keeping with the character of Noosaville, as it
appears bulky and has an industrial appearance. The boat shed as constructed is approximately
183m2 and 7.521 metres high at the highest point of the roof line. It has plain side walls, a
pitched roof and double dark reddish brown garage doors. This type of building is not appropriate
on Noosa River, as it is highly visible from the Noosa River Holiday Park, nearby residences and
Noosa River. Removal of vegetation has meant there is very little softening of the built form.
These concerns were conveyed to the State at the time of construction of the shed.
The Department undertook a visual impact analysis of the new boat shed (March 2018) and
indicated a willingness to look at some improvements to the constructed boat shed as well as
undertake some improvements (including a reduction in floor area) to the adjacent existing office
building. The analysis also identified the need for some planting that will offset the loss of the
original planting (particularly south west part of the land and between the shed and foreshore
park/ Noosa River Holiday Park) and to soften the views of the shed from Russell Street and
Noosa River Holiday Park users.
The applicant has since worked with a local architect to improve the design of the constructed
boat shed as submitted with this application. The plans indicate the shed is better articulated than
previously constructed, using a combination of lightweight materials and skillion style roof form
that maintains the mixed urban character of what is typical in Noosaville. The revised roof form is
more of a domestic scale and contributes more positively to the surrounding environment. The
modified appearance will also better integrate with the existing office building which has been
recently renovated.


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