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2020-09-08 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 8 September 2020
commencing at 9.30am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Brian Stockwell (Chair), Karen Finzel, Clare Stewart, Tom Wegener
“Noosa Shire – different by nature”
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Full text of sections 2 to 61 (of 154)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
DEPUTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 132005.1133.13 - PLANNING & ENVIRONMENT COURT APPEAL NO 2097 OF
2020 - APPLICATION FOR A MINOR CHANGE TO DEVELOPMENT APPROVAL
FOR 140 MULTIPLE DWELLING UNITS & ASSOC FACILITIES - SHOP,
RESTAURANT, MULTI-FUNCTION ROOM & GYM AT 75 RESORT DRIVE, NOOSA
HEADS 3
2 RAL19/0011 - PLANNING & ENVIRONMENT COURT APPEAL NO. D7/2020 -
REFUSAL OF APPLICATION TO SUBDIVIDE 120, 126 AND 138 HAPPY JACK
CREEK ROAD, RIDGEWOOD 13
3 MCU11/0266.03 REQUEST FOR EXTENSION TO CURRENCY PERIOD FOR A
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE OF PREMISES FOR
OFFICE, RESTAURANT & SHOP AT 6 HERON STREET, PEREGIAN BEACH 34
4 51988.2849.03 - MINOR CHANGE TO A DEVELOPMENT APPROVAL FOR A
MULTIPLE DWELLING OF 20 UNITS, 8 SHOPS AND 2 RESTAURANTS - 49
HASTINGS STREET, NOOSA HEADS 74
5 NOOSA PLAN 2020 - ADMINSTRATIVE AMENDMENT NO.1 115
REPORTS FOR NOTING BY THE COMMITTEE 123
6 NOOSA ENVIRONMENT STRATEGY - IMPLEMENTATION YEAR ONE ANNUAL
UPDATE 123
7 PEREGIAN DIGITAL HUB - FULL YEAR REPORT TO 30 JUNE 2020 141
CLOSED SESSION -
Page 2 of 154
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 132005.1133.13 - PLANNING & ENVIRONMENT COURT APPEAL NO 2097 OF 2020 -
APPLICATION FOR A MINOR CHANGE TO DEVELOPMENT APPROVAL FOR 140
MULTIPLE DWELLING UNITS & ASSOC FACILITIES - SHOP, RESTAURANT, MULTI-
FUNCTION ROOM & GYM AT 75 RESORT DRIVE, NOOSA HEADS
DOCUMENT INFORMATION
Author Manager Development Assessment, Kerri Coyle
Environment & Sustainable Development Department
Index ECM/ Application/ 132005.1133.13/ Case/ Altum Constructions
Attachments Nil
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Manager Development Assessment to the Planning &
Environment Committee Meeting dated 8 September 2020 regarding Planning & Environment
Court Appeal 2097 of 2020 and agree to defend the appeal.
REPORT
On 18 June 2020 Council at its Ordinary Meeting resolved to partially support proposed changes
to the development approval for Park Ridge Noosa, but refused to permit the outdoor dining area
to operate until midnight 7 days, maintaining the requirement for the outdoor dining area to cease
trading at 10pm. The applicant’s acoustic report did not provide sufficient evidence that noise
impacts from the outdoor dining could be appropriately mitigated after 10pm, with Council’s
external acoustic consultant concluding that noise impacts were likely to occur for residents.
As a result of Council’s decision to refuse the application, the applicant has now lodged an appeal
to the Planning & Environment Court. The applicant seeks that the outdoor dining area be allowed
to operate till midnight, 7 days a week.
It is in order for Council to defend the appeal and the recommendation is worded accordingly.
Previous Council Consideration
Ordinary Meeting Minutes, 18 June 2020, Item 7, Page 10
That Council note the report by the Development Planner to the General Committee Meeting dated
15 June 2020 regarding Application No. 132005.1133.13 to make a minor change to an existing
approval for a Material Change of Use for 140 Multiple Dwelling Units and Associated Facilities –
Shop, Restaurant, Multi-Function Room and Gym situated at 75 Resort Drive, Noosa Heads and:
A. Agree to change Conditions 2, 33 and 83 to read as follows:
Condition 2
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed below and are as
amended by the conditions herein.
Page 3 of 154
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7038-DA01 21 Masterplan Noosa Springs Resort prepared by 16-08-2019
Blackburne Jackson Design
7038-DA03 14 Carparking/Basement prepared by Blackburne 20-11-2018
Jackson Design
7038-DA04 34 Ground Floor prepared by Blackburne Jackson 27.06.2019
Design
7038-DA05 16 First Floor prepared by Blackburne Jackson 08-10-2018
Design
7038-DA06 14 Second Floor prepared by Blackburne Jackson 10-08-2018
Design
7038-DA07 12 Site Section prepared by Blackburne Jackson 08-10-2018
Design
7038-DA08 13 Site Section prepared by Blackburne Jackson 08-10-2018
Design
7038-DA09 16 Indicative Apartment Layouts prepared by 10-08-2018
Blackburne Jackson Design
7038-DA10 14 Indicative Apartment Layouts prepared by 10-08-2018
Blackburne Jackson Design
7038-DA11 10 Perspective sketches prepared by Blackburne 01-07-2019
Jackson Design
7038-DA12 09 Perspective sketches prepared by Blackburne 08-10-2018
Jackson Design
7038-DA13 08 Overall staging plan prepared by Blackburne 08-10-2018
Jackson Design
7038-DA14 06 Finishes Palette prepared by Blackburne 29-09-17
Jackson Design
7038-DA15 10 Resort Facilities Floor Plan prepared by 27-06-2019
Blackburne Jackson Design
7038-DA16 09 Facilities Elevations prepared by Blackburne 27-06-2019
Jackson Design
7038-DA17 05 Indicative Apartment Layouts prepared by 10-08-2018
Blackburne Jackson Design
7038-DA19 07 Building 15 Elevations prepared by Blackburne 10-08-2018
Jackson Design
7038-DA20 08 Block 18 - Elevations prepared by Blackburne 08-10-2018
Jackson Design
7038-DA21 08 Building 3 Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038-DA23 11 Block 2 - Elevations prepared by Blackburne 01-11-2018
Jackson Design
DD1.1 F Location Plan prepared by Sparks Architects 08-06-2017
DD1.3 H Unit Type 1 prepared by Sparks Architects 08-06-2017
DD1.4 H Unit Type 2 prepared by Sparks Architects 08-06-2017
DD1.6 E First Floor Plan Block 7 prepared by Sparks 08-06-2017
Architects
DD1.7 D Roof Plan Block 7 prepared prepared by 08-06-2017
Sparks Architects
DD1.9 E First Floor Plan Block 8 prepared by Sparks 08-06-2017
Architects
Page 4 of 154
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
DD1.10 D Roof Plan Block 8 prepared by Sparks 08-06-2017
Architects
DD1.12 E First Floor Plan Block 9 prepared by Sparks 08-06-2017
Architects
DD1.13 D Roof Plan Block 9 prepared by Sparks 08-06-2017
Architects
WD2.1 B Elevations prepared by Sparks Architects 23-08-2017
WD2.2 B North Elevations Block 7 prepared by Sparks 23-08-2017
Architects
WD2.3 B East Elevations Block 7 prepared by Sparks 23-08-2017
Architects
WD2.4 B South Elevations Block 7 prepared by Sparks 23-08-2017
Architects
WD2.5 L West Elevations Block 7 prepared by Sparks 10-05-2019
Architects
WD2.6 B Elevations Block 8 prepared by Sparks 23-08-2017
Architects
WD2.7 B Elevations Block 9 prepared by Sparks 23-08-2017
Architects
DD3.1 D Sections Block 7 prepared by Sparks 08-06-2017
Architects
DD3.2 B Section Block 7 prepared by Sparks Architects 08-06-2017
DD3.3 D Section Block 8 prepared by Sparks Architects 08-06-2017
DD3.4 D Section Block 9 prepared by Sparks Architects 08-06-2017
DD4.1 G 3D prepared by Sparks Architects 08-06-2017
DD4.2 G 3D prepared by Sparks Architects 08-06-2017
DD4.3 G 3D prepared by Sparks Architects 08-06-2017
DD4.4 G 3D prepared by Sparks Architects 08-06-2017
DD4.5 G 3D prepared by Sparks Architects 08-06-2017
DD4.6 G 3D prepared by Sparks Architects 08-06-2017
DD4.7 G 3D prepared by Sparks Architects 08-06-2017
5622_A01-10_E E CTS 400 Site Plan – Level 1 prepared by JANUARY
Blackburne Jackson Design
7088_A01-21_B B CTS 100 Site Plan – Level 1 prepared by 03-10-17
Blackburne Jackson Design
7088_A01-31_B B CTS 300 Site Plan – Level 1 prepared by 03-10-17
Blackburne Jackson Design
5622_A02- W Facilities Building Level 1 – Floor Plan Dec 2018
01_W prepared by Blackburne Jackson Design
5622_A02-02_K K Facilities Building – Level 2 Roof Plan Dec 2018
prepared by Blackburne Jackson Design
7088_A02-30_G G Block 15 Basement Level – Floor Plan 31-08-2018
prepared by Blackburne Jackson Design
7088_A02-31_H H Block 15 Level 1 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
7088_A02-32_H H Block 15 Level 2 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
Page 5 of 154
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7088_A02-33_H H Block 15 Level 3 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
7098_A02-01_M M Block 3 Basement Level – Floor Plan prepared 05-09-2018
by Blackburne Jackson Design
7098_A02-02_L L Block 3 Level 1 – Floor Plan prepared by 05-09-2018
Blackburne Jackson Design
7098_A02-03_J J Block 3 Level 2 – Floor Plan prepared by 05-09-2018
Blackburne Jackson Design
7098_A02-04_K K Block 3 Level 3 – Floor Plan prepared by 05-09-2018
Blackburne Jackson Design
7088_A02-90_G G Block 16 Basement Level – Floor Plan 31-08-2018
prepared by Blackburne Jackson Design
7088_A02-91_H H Block 16 Level 1 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
7088_A02-92_H H Block 16 Level 2 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
7088_A02-93_H H Block 16 Level 3 – Floor Plan prepared by 02-10-2018
Blackburne Jackson Design
7088_A04-10_D D Block 15 - Elevations prepared by Blackburne 04-09-17
Jackson Design
7088_A04-11_D D Block 15 - Elevations prepared by Blackburne 04-09-17
Jackson Design
7098_A04-01_D D Block 3 - Elevations prepared by Blackburne 03-10-17
Jackson Design
7098_A04-02_D D Block 3 - Elevations prepared by Blackburne 03-10-17
Jackson Design
7088_A04-30_D D Block 16 - Elevations prepared by Blackburne 04-09-17
Jackson Design
7088_A04-31_D D Block 16 - Elevations prepared by Blackburne 04-09-17
Jackson Design
7088_A05-10_C C Block 15 - Sections prepared by Blackburne 04-09-17
Jackson Design
7088_A05-15_C C Block 16 - Sections prepared by Blackburne 04-09-17
Jackson Design
7088_AA05- 03 Sections prepared by Blackburne Jackson 29-05-17
20_03 Design
7088_AO17- 02 Parkridge Building 2 & 14 prepared by 09-10-2018
01_02 Blackburne Jackson Design
7088_AO17_02 04 Quarry Café Views prepared by Blackburne 14.01.2019
Jackson Design
7088_AO17- 03 Parkside Buildings 18-21 prepared by 09-10-2018
03_03 Blackburne Jackson Design
7088_AO17- 03 Parkside Buildings 15 & 16 prepared by 09-10-2018
04_03 Blackburne Jackson Design
7088_AO17- 03 Parkside Buildings 17 & 22 prepared by 09-10-2018
05_03 Blackburne Jackson Design
7088_AO17- 03 Parkside Buildings 5 & 6 prepared by 09-10-2018
06_03 Blackburne Jackson Design
7038_DA30 03 CTS 100, 700 & 800 Site Plan prepared by 08-10-2018
Blackburne Jackson Design
Page 6 of 154
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7038_DA31 02 CTS 300 & 500 Site Plan prepared by 08-10-2018
Blackburne Jackson Design
7038_DA32 02 CTS 900 Site Plan prepared by Blackburne 08-10-2018
Jackson Design
7038_DA33 03 Block 4 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA34 03 Block 4 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA35 03 Block 5 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA36 03 Block 5 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA37 02 Block 6 – Elevations prepared by Blackburne 08-10-2018
Jackson Design
7038_DA38 02 Block 6 – Elevations prepared by Blackburne 08-10-2018
Jackson Design
7038_DA39 04 Block 14 – Elevations prepared by Blackburne 05.02.2019
Jackson Design
7038_DA40 04 Block 14 – Elevations prepared by Blackburne 05.02.2019
Jackson Design
7038_DA41 02 Block 17 – Elevations prepared by Blackburne 09-08-2018
Jackson Design
7038_DA42 02 Block 17 – Elevations prepared by Blackburne 09-08-2018
Jackson Design
7038_DA43 02 Block 21 – Elevations prepared by Blackburne 09-10-2018
Jackson Design
7038_DA44 02 Block 21 – Elevations prepared by Blackburne 09-10-2018
Jackson Design
7038_DA45 04 Block 22 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA46 04 Block 22 – Elevations prepared by Blackburne 01-11-2018
Jackson Design
7038_DA47 03 Block 22 – Roof prepared by Blackburne 09-10-2018
Jackson Design
7038_DA61 02 Block 2 – Basement prepared by Blackburne 09-10-2018
Jackson Design
7038_DA62 02 Block 2 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA63 02 Block 2 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA64 02 Block 2 – Level 3 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA65 02 Block 4 – Basement – Floor Plan prepared by 09-10-2018
Blackburne Jackson Design
7038_DA66 02 Block 4 – Level 1 – Floor Plan prepared by 09-10-2018
Blackburne Jackson Design
7038_DA67 02 Block 4 – Level 2 – Floor Plan prepared by 09-10-2018
Blackburne Jackson Design
7038_DA68 02 Block 4 – Level 3 – Floor Plan prepared by 09-10-2018
Blackburne Jackson Design
Page 7 of 154
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7038_DA69 02 Block 5 – Basement prepared by Blackburne 09-10-2018
Jackson Design
7038_DA70 02 Block 5 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA71 02 Block 5 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA72 02 Block 5 – Level 3 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA73 02 Block 6 – Basement prepared by Blackburne 09-10-2018
Jackson Design
7038_DA74 02 Block 6 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA75 02 Block 6 – Level 2 – Floor Plan prepared by 09-10-2018
Blackburne Jackson Design
7038_DA76 02 Block 6 – Level 3 prepared by Blackburne 09-10-2018
Jackson Design
7105_A02-01_L L Block 14 – Basement prepared by Blackburne 03-02-2020
Jackson Design
7038_DA78 03 Block 14 – Level 1 prepared by Blackburne 05.02.2019
Jackson Design
7038_DA79 02 Block 14 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA80 02 Block 17 – Basement prepared by Blackburne 09-08-2018
Jackson Design
7038_DA81 02 Block 17 – Level 1 prepared by Blackburne 09-08-2018
Jackson Design
7038_DA82 02 Block 17 – Level 2 prepared by Blackburne 09-08-2018
Jackson Design
7038_DA83 02 Block 17 – Level 3 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA84 02 Block 18 – Undercroft prepared by Blackburne 09-10-2018
Jackson Design
7038_DA85 02 Block 18 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA86 02 Block 18 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA87 02 Block 19 – Undercroft prepared by Blackburne 09-10-2018
Jackson Design
7038_DA88 02 Block 19 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA89 02 Block 19 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA90 02 Block 20 – Undercroft prepared by Blackburne 09-10-2018
Jackson Design
7038_DA91 02 Block 20 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA92 02 Block 20 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA93 02 Block 21 – Undercroft prepared by Blackburne 09-10-2018
Jackson Design
Page 8 of 154
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7038_DA94 02 Block 21 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA95 02 Block 21 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA96 02 Block 22 – Basement prepared by Blackburne 09-10-2018
Jackson Design
7038_DA97 02 Block 22 – Level 1 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA98 02 Block 22 – Level 2 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA99 02 Block 22 – Level 3 prepared by Blackburne 09-10-2018
Jackson Design
7038_DA100 04 Block 2 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA101 04 Block 2 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA102 03 Block 3 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA103 03 Block 3 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA104 03 Block 4 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA105 03 Block 4 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA106 03 Block 5 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA107 03 Block 5 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA108 02 Block 6 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA109 02 Block 6 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA110 04 Block 14 – Sections prepared by Blackburne 05.02.2019
Jackson Design
7038_DA111 04 Block 14 – Sections prepared by Blackburne 05.02.2019
Jackson Design
7038_DA112 02 Block 16 – Sections prepared by Blackburne 09-08-2018
Jackson Design
7038_DA113 01 Block 16 – Sections prepared by Blackburne 09-08-2018
Jackson Design
7038_DA114 03 Block 17 – Sections prepared by Blackburne 09-08-2018
Jackson Design
7038_DA115 03 Block 17 – Sections prepared by Blackburne 09-08-2018
Jackson Design
7038_DA116 02 Block 19 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA117 02 Block 19 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA118 02 Block 20 – Sections prepared by Blackburne 09-10-2018
Jackson Design
Page 9 of 154
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Plan No. Rev. Plan/Document Name Date
7038_DA119 02 Block 20 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA120 02 Block 21 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA121 02 Block 21 – Sections prepared by Blackburne 09-10-2018
Jackson Design
7038_DA122 03 Block 22 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7038_DA123 03 Block 22 – Sections prepared by Blackburne 01-11-2018
Jackson Design
7088_A04-55 A Block 18 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-56 A Block 18 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-60 A Block 19 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-61 A Block 19 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-65 A Block 20 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-66 A Block 20 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-70 A Block 21 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
7088_A04-71 A Block 21 – Elevations prepared by Blackburne 29.06.2018
Jackson Design
WD1.3 I Site Plan prepared by Sparks Architects 16-05-2018
WD1.8 I Ground Floor Plan Block 7 prepared by Sparks 16-05-2018
Architects
WD1.11 H Ground Floor Plan Block 8 prepared by Sparks 16-05-2018
Architects
WD1.14 H Ground Floor Plan Block 9 prepared by Sparks 16-05-2018
Architects
Condition 33
33. Carparking shall be provided within the site generally as shown on the approved plans.
Carparking shall include a minimum of:
a. For the Multiple Dwelling Unit component:
i. 224 covered spaces;
ii. 17 uncovered spaces; and
iii. 35 uncovered spaces to be designated through the Principal Community
Management Scheme as Exclusive Use Areas within the common property
and accessible at all times for visitors. These Exclusive Use Areas are to
remain within the common property in perpetuity for the purposes of visitor
carparking and are to be managed by the Principal Body Corporate and
Subsidiary Body Corporates.
b. For the Resort Facilities Building component:
Page 10 of 154
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
i. A minimum of 30 uncovered spaces are to be designated through the
Principal Community Management Scheme as Exclusive Use Areas, within
the common property, for the Resort Facilities Building. These parking
spaces are to be accessible at all times for patrons and staff of the Resort
Facilities Building.
ii. All 30 patron and staff carparking spaces are to be provided within
proximity of the Resort Facilities Building, that is, not located along the
proposed new road along the eastern property boundary.
iii. All 30 spaces are to be fully constructed and available for use prior to the
commencement of the use of the Resort Facilities Building.
Condition 83
83. The development shall comply with the Noise Management Plan (Report No:
R19084/D3295/Rev.4/30.03.20) prepared by David Moore & Associates and dated 30
March 2020 to the reasonable satisfaction of Council, including:
a. The necessary and appropriate noise control measures incorporated into the
façade of the apartments and within the restaurant/café in the Resort Facilities
Building. These measures shall include:
i. Upgraded glazing and air-conditioning to the potentially affected
apartments;
ii. Strategically placed wing walls on balconies to screen the apartment and
balconies from outdoor dining areas;
iii. Revised hours of operation to no later than midnight for the restaurant/café
(indoor area only);
iv. The outdoor dining areas associated with the restaurant/café use is to
operate between the hours of 6am and 10pm only;
v. After 10pm, all patrons must be within the building confines with
doors/windows closed, except for the ingress and egress of patrons and
staff;
vi. The underside of all roof elements over outdoor dining areas associated
with the café use are to be lined with acoustic absorptive lining minimum
NRC 0.7;
vii. Outdoor dining is confined to the 185m2 roofed area shown on the
approved plans.
viii. All amplified noise at the premises must be conducted through a sound
limiting device at all times to ensure that noise does not exceed the
following:
1. during the daytime and evening (0600 to 2200) must not exceed 92
dB(A) LWA, which is equivalent to 75 dB(A) + 5 = 80 dB(A) LAeq, adj,
T at 3 metres from the speakers.
ix. Any live performer must be required to play through the in-house system.
No speakers (in addition to the in-house system) are permitted on site.
b. Within 20 business days of the commencement of trading of the restaurant/café
use, Council must be provided with a Noise Management Plan which is specific
to the use and prepared on the basis of physical and technical assessment of
noise from the restaurant/café use, including both internal and external use
areas. The noise management plan must suitably detail physical and
management noise control measures.
c. The applicant must advise prospective purchasers that a Noise Management
Plan has been prepared to manage noise emissions related to the development.
Page 11 of 154
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
d. The Noise Management Plan referred to in Condition 83(b) shall be incorporated
in perpetuity in the By-Laws of the Body Corp for the whole development.
e. The Noise Management Plan shall include a process for dealing with complaints
and specify that the Restaurant/Café Management and Body Corp Manager be
responsible for dealing with any noise complaints.
B. Add Condition 97 as follows.
New Condition 97 – 18 June 2020
97. The Media room in Unit 1401 must remain unenclosed and is not to be utilised as a
bedroom.
C. Delete Condition 5 due to an administrative error in the previous minor change approval.
Finance & Risk
It is premature at this stage to provide advice on the likely prospects of the appeal. There will be
costs associated with defending the appeal, particularly if the matter proceeds to trial.
No mediation has been arranged currently for this appeal. However, the applicant’s acoustic
consultant and Council’s external acoustic consultant are currently reviewing the matter to
determine if there is an opportunity for the outdoor dining area to operate until midnight without
adversely impacting on residents’ amenity.
Consultation
External Consultation - Community & Stakeholder
McCullough Robertson – Troy Webb
Internal Consultation
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development Infrastructure Services
Director X Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 12 of 154
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
2 RAL19/0011 - PLANNING & ENVIRONMENT COURT APPEAL NO. D7/2020 - REFUSAL
OF APPLICATION TO SUBDIVIDE 120, 126 AND 138 HAPPY JACK CREEK ROAD,
RIDGEWOOD
DOCUMENT INFORMATION
Author Manager Development Assessment, Kerri Coyle
Environment & Sustainable Development Department
Index ECM/ Application/ RAL19/0011/ Case/ Kaymond Pty Ltd
Attachments 1. Amended Subdivision Plan
2. Infrastructure Agreement
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Manager Development Assessment to the Planning &
Environment Committee Meeting dated 8 September 2020 regarding Planning & Environment
Appeal No. D7/2020 and:
A. Agree to settle the appeal generally in accordance with the following conditions:
PLANNING
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice
must be completed prior to submission of the subdivision plan to Council for plan
sealing.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
61948/B - Plan of Development – Proposed Boundary 4 August 2020
Realignment between Lots 480 & 481 on MCH524
& lot 528 on MCH1930
3. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Currency Period
4. The Currency Period for this development approval lapses if all conditions have not
been complied with, and the plan of survey lodged with Council for endorsement by 31
August 2024, unless an application to extend the currency period is approved by
Council.
Page 13 of 154
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Building and Effluent Envelope (Lot 2)
5. The applicant must prepare a metes and bounds building and effluent envelope plan
indicating a House site area and effluent disposal area for Lot 2. The areas must be in
accordance with the Approved Plan. The plans must be submitted in both hardcopy
and digital format (dwg) on GDA 94 zone 56 coordinates. The applicant must submit
the plans to Council for approval prior to the endorsement of the Plan of Survey.
6. The future dwelling on Lot 2 must be sited and constructed in accordance with the
approved building and effluent envelope shown on the Approved Plans. A copy of the
approved plan of development must be included in the contract of sale for Lot 2,
together with a clause which requires the future dwelling to be constructed in
accordance with it.
ENGINEERING
Property Access and Driveways
7. A residential driveway must be constructed to Lot 2. The works must be undertaken in
conjunction with any subsequent building approval and the access must be:
a. generally in accordance with Council’s standard drawing RS-056 and any
associated addendum, and
b. located in that part of the frontage above the 0.05%AEP level.
8. A residential driveway must be constructed to Lot 1. The works must be undertaken in
conjunction with any subsequent building approval and the access must be generally
in accordance with Council’s standard drawing RS-056 and any associated addendum
Stormwater Drainage
9. Stormwater runoff from the development must be disposed of on-site without causing
scour or damage to the subject site or any adjoining property.
Electricity and Telecommunication Services
10. Electricity and telecommunication services must be provided to each lot in accordance
with the standards and requirements of the relevant service provider.
11. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
12. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and all
applicable legislation at the time of construction.
Damage to Services and Assets
13. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
a. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
Page 14 of 154
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Upgrade of Bridge Signage
14. A 24 tonne load limit sign and 10km / hr sign must be installed in a suitable location at
both ends of the bridge in Crawfords Road. The signage must be in accordance with
the Manual of Uniform Traffic Control devices and installed prior to the endorsement of
the Plan of Survey.
Infrastructure Agreement
15. The Applicant/Owner shall comply with the terms of any Infrastructure Agreement
applying to the land.
B. Agree to enter into an Infrastructure Agreement with the appellant that provides for a
contribution to be paid to Council for improvements to the existing bridge in Crawfords Road.
REPORT
A development application to reconfigure 3 lots into 3 lots at Happy Jack Creek Rd, Ridgewood
was refused by delegation on 6 December 2019 for the following reasons:
1. The proposal would result in an existing lot that is wholly located outside the Riparian Buffer
Area to be relocated within the buffer area, contrary to the specific and overall outcomes of
the Noosa Plan’s Biodiversity Overlay Code.
2. The proposal is contrary to the Reconfiguring a Lot Code and Natural Hazards Overlay Code
as:
a. Proposed lot 2 is likely to be located in an area subject to local flooding, with Happy
Jack Creek road reserve also likely to be subject to inundation during flood events;
b. The applicant has not demonstrated that a suitable, flood free house site area and
effluent disposal area is available for proposed lot 2; and
c. The applicant has not demonstrated that lot 2 has flood free access and residents of
proposed lot 2 may become isolated during flood times, potentially burdening
emergency services.
3. The proposal is contrary to the Reconfiguring a Lot Code as proposed lot 2 does not have
suitable, safe and appropriate access, as access is proposed via an existing bridge, likely to
have been privately constructed and inspection shows that the bridge is likely to require some
significant maintenance work.
4. The proposed boundary realignment will increase the amount of traffic utilising the bridge
and this will result in additional maintenance of the bridge, further burdening Council’s
resources.
Page 15 of 154
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Figure 1 – Existing 3 lots Figure 2 – Proposed Subdivision
The applicant subsequently lodged an appeal against the decision seeking that the subdivision be
approved subject to reasonable and relevant conditions.
During the course of the appeal, mediation was attended with the appellant whereupon the
appellant agreed to:
Undertake a level 3 investigation of the bridge to assess the level of service, structural
integrity and remaining life of the bridge. The assessment was requested to provide an
understanding of whether the bridge is safe to use, the bridge’s load limits and the extent of
maintenance that may be required in the future, including any immediate repairs necessary.
Prepare a flood report to determine the extent of flooding in the area to identify whether lot 2
included a suitable area to be build a dwelling house and vehicle access thereto.
The bridge investigation shows that the bridge in Crawfords Road, while does not appear to be
constructed by Council, is in reasonable condition, but recommends that a 24 tonne load limit sign
and 10km/hr sign (to limit bounce) at both ends of the bridge be installed. The bridge girders and
decking being timber are also expected to require replacement within approximately 10 years. To
address these issues, the applicant has agreed to enter into an infrastructure agreement with
Council to pay for the full cost of the 2 x signs ($500) and 50% of the cost of replacing the girders
being $16,650. The total replacement cost of replacing the girders is $33,300 and will need to
occur within approximately 10 years.
The submitted flood study follows accepted industry best practice and is sufficiently
comprehensive. It shows the new lot (Lot 2) has a high level of flood immunity, being almost entirely
free of flooding in the 1%AEP event and contains a significant area flood-free in the probable
maximum flood event. Whereas the existing lot, at 126 Happy Jack Creek Road, being the small
‘slither’ of land along Happy Jack Creek Road, is almost entirely inundated during the 1%AEP
event and the probable maximum flood event and therefore contains no suitable flood free area to
construct a dwelling.
Page 16 of 154
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
The flood immunity of the public road network immediately adjacent to proposed Lot 2 has also
been assessed. In this regard the study shows that the road network does have very low flood
immunity, but not just in proximity to lot 2, as a number of sections along its length are likely to be
inundated during flood times. Therefore, the ability to achieve an area on lot 2 above the probable
maximum flood is a desirable outcome of the proposed boundary realignment and offers an
improved outcome to the existing lot layout.
To address the findings of the flood study the applicant has amended their subdivision plan to
include a building envelope over the area that is flood free in the probable maximum flood event to
ensure any future dwellings are built in this area. This building envelope is also located clear of
the riparian buffer area identified by the Noosa Plan 2006 Biodiversity Overlay.
It is therefore recommended that Council settle the appeal and agree to the amended subdivision
plan and enter into an Infrastructure Agreement with the applicant to provide for improvements to
the existing bridge in Crawfords Road.
Previous Council Consideration
Ordinary Meeting Minutes, 19 March 2020, Item 4, Page 5
That Council note the report by the Manager Development Assessment to the Planning &
Environment Committee Meeting dated 10 March 2020 regarding Planning & Environment Court
Appeal No D7/2020 and agree to defend the appeal.
Finance
The Infrastructure Agreement provides that the applicant must pay the cost of erecting the signs
and 50% of the cost of replacing the bridge girders to Council prior to sealing the plan of survey.
The estimated cost of installing the signs is $500 and replacing the bridge girders is $33,300.
Risks & Opportunities
There will be further costs for Council if this matter continues on to trial and from the findings of the
flood study it is clear that the proposed boundary realignment is a significant improvement to the
existing lot layout. The bridge is also located in Council’s road reserve and is ultimately Council’s
responsibility.
Consultation
External Consultation - Community & Stakeholder
Wakefield Sykes Solicitor
Switchback Consulting – hydrologist
Internal Consultation
Coordinator, Engineer
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Director Director
Executive Support Community Development Financial Services
Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development x Infrastructure Services
Director Director Director
Community Engagement Building & Plumbing Services x Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development x Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 17 of 154
Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
ATTACHMENT 1
Page 18 of 154
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 19 of 154
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
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Page 19 of 154Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
ATTACHMENT 2
Page 20 of 154
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
ATTACHMENT 2
INFRASTRUCTURE AGREEMENT
THIS AGREEMENT is made this day of 2020.
BETWEEN: NOOSA SHIRE COUNCIL of 9 Pelican Street, Tewantin in the State of Queensland.
(“the Council”)
AND: KAYMOND PTY LIMITED ACN 062 741 879 of 60 Talga Road, Rothbury in the State
of New South Wales.
(“the Applicant”)
BACKGROUND:
A. The Applicant is the Owner of the Subject Property.
B. The Applicant is the Appellant and the Council is the Respondent in the Appeal.
c. The Appeal is in respect of the Council’s decision to refuse the Subdivision Application over the
Subject Property.
D. The Applicant and the Council have agreed to enter into this Infrastructure Agreement to
resolve the Appeal, particularly Council’s reason for refusing the Subdivision Application
because of the adequacy of the subject bridge on Crawfords Road.
E. The Agreement provides for the funding of structural improvements to the bridge which
provides access to the Subject Property.
IT 1S AGREED:
1. INTERPRETATION
1.1 In this Agreement unless there is a contrary intention: -
Act means the Planning Act 2016.
Appeal means the appeal described in Schedule 1.
Applicant means the person described in Schedule 1 and having its address at the place
described in Schedule 1 and includes:
{a) successors and permitted assigns in the case of a corporation, association or other body
whether incorporated or not; and
(b) executors, administrators and permitted assigns in the case of a natural person.
Chief Executive Officer means the Chief Executive Officer of the Council and includes the person
{if any) for the time being acting as Chief Executive Officer.
Page 20 of 154Section 21
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 21 of 154
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
-2-
Commencement Date means the date when this deed commences being the date when the
last party executes this deed.
Council means the Local Government described in Schedule 1 and its predecessors, successors,
transferees and assigns.
Development has the meaning given in the Act.
Infrastructure Contribution means the monetary payment required under clause 4.2.
Local Government has the meaning given in the Local Government Act 2009.
Owner has the meaning given in the Act.
Purchaser means the purchaser of the Subject Property from the Owner.
Sell includes transfer, dispose of and alienate and “Sale” has the corresponding meaning.
Special Conditions means any conditions specified in Schedule 2 with which the Applicant must
comply.
Subdivision Application means the development application described in Schedule 1.
Subdivision Approval means approval of the Subdivision Application.
Subdivision Plan means the subdivision plan prepared by Murray & Associates (reference
61948/B) dated 4 August 2020 which is contained in Schedule 3.
Subject Property means the land described in Schedule 1.
1.2 Anyreference inthis Agreement to “writing” includes a reference to post, telex, facsimile, email
transmission or comparable means of communication.
1.3. The headings in this Agreement are for convenience only and do not affect its interpretation.
1.4 Norule of construction applies to the disadvantage of a party on the basis that the party put
forward the Agreement or any part of the Agreement.
1.5 Reference to:
(a) The singular includes the plural and the plural includes the singular;
(b) One gender includes each other gender;
(c) Aperson includes a body corporate;
(d) Aparty includes the party’s executors, administrators, successors and any assignee of this
Agreement;
(e) An amount of money is a reference to that amount exclusive of GST, unless otherwise
indicated or required by the context;
(f} Any legislation or any provision of any legislation includes:
Page 21 of 154Section 22
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 22 of 154
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
-3-
{i) | Statutory modification or re-enactment of or any statutory provision substituted
for that legislation, section or provision;
{ii) Ordinances, by-laws, regulations and other statutory instruments issued under
that legislation, section or provision.
2. INFRASTRUCTURE AGREEMENT
2.1 Application of Act
This deed is intended to constitute an infrastructure agreement under the Act.
2.2 Conditions precedent
(a) This deed is subject to and conditional on:
(i) Each party unconditionally delivering a full and validly executed deed or
counterpart of this deed to other party; and
(ii) | The Subdivision Approval taking effect under the Act.
(b) Each party must use all reasonable endeavours to procure the satisfaction of the
condition specified in clause 2.2(a)(i).
(c) If the conditions in clause 2.2(a) are not satisfied then this deed will be of no force or
effect and the parties will have the same rights and obligations which they had prior to
the date of execution of the deed as if this deed had never been executed.
2.3. Condition subsequent
If the Subdivision Approval lapses or is cancelled under the Act then, this deed will automatically
cease and determine and any payment made under this agreement will be refunded to the
person who made the payment.
2.4 Deed to bind successors in title
The parties warrant that it is the intention of the parties that the obligations of the Applicant
under this deed will attach to the Subject Property and be binding on the Owner and the
Owner’s successors in title in accordance with s 155 (When infrastructure agreements bind
successors in title) of the Act.
3. APPEAL
The Applicant and the Council agree to enter into a consent judgment allowing the Appeal
subject to the conditions of approval in Schedule 4 hereto or such variation thereof as is allowed
by the Planning and Environment Court with the consent of the parties.
4. OBLIGATIONS OF THE PARTIES
4.1 Warranty of Ownership
The Owner warrants that, at the time of signing this deed, it is the owner of the Subject
Property.
Page 22 of 154Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 23 of 154
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
-4-
4.2 Infrastructure Contribution
The Applicant must pay the Infrastructure Contribution in accordance with the requirements of
the Special Conditions.
The Infrastructure Contribution shall be indexed annually for a financial year in accordance with
the following formula:-
A=BxC
D
Where A= _ the Indexed Infrastructure Contribution amount at the time the payment is made
Where B= the Infrastructure Contribution identified in Schedule 2.
Where C= the Index Number for the March quarter immediately preceding the financial year
in which the Infrastructure Contribution is being paid; and
Where D= the Index Number for the March quarter immediately preceding the financial year
upon which the Infrastructure Contribution is issued as stated in Schedule 2.
5. DEFAULT BY OWNER OR APPLICANT
5.1 Rights of the Council on default
If the Applicant fails to duly perform and fulfil its obligations under clause 4 the Council may
recover from the Applicant or the Owner of the Subject Property the whole or any amount of
the Infrastructure Contribution not paid and its costs of recovery.
5.2 Application of money
The Council may apply any sum recovered or received by it pursuant to clause 5.1 as far as the
sum may extend to or towards all or any one or more of the following:
(a) reduction or discharge of the amount payable by the applicant or owner under this Deed;
and
(b) reimbursing itself for the cost of works done and/ or for any damages or costs suffered
by it as a consequence of such non-payment.
6. RECONFIGURATION OF THE SUBJECT SITE
6.1 Reconfiguring and compliance
If the Subject Site is reconfigured under the provisions of the Act and the obligations under this
Deed have been satisfied, then this Deed no longer remains attached to the reconfigured lots
and the owner’s successors in title are not bound by this deed.
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6.2 Reconfiguring and non-compliance
If the Subject Property is reconfigured under the Subdivision Approval and the obligations under
this Deed have not been satisfied, this Deed remains attached to lots 2 and 3 as shown on the
Subdivision Plan and the owner’s successors in title remain bound by this deed.
7. GOODS AND SERVICES TAX
The federal government has determined that rates and utility charges levied by local
government will be GST free. Accordingly, no component for GST is included in this
Infrastructure Contribution.
8. GOVERNING LAW AND JURISDICTION
8.1 Governing law
This deed is governed by and construed in accordance with the laws of Queensland.
8.2 Jurisdiction
Each party irrevocably:
(a) submits to the non-exclusive jurisdiction of the courts of Queensland and the courts
competent to determine appeals from those courts, with respect to any proceedings
which may be brought at any time to this deed; and
(b) waives any objection it may now or in the future have to the venue of any proceedings,
and any claim it may now or in the future have that any proceedings have been brought
in an inconvenient forum, if that venue falls within clause 8.2(a).
9. NOTICES
9.1 Form
Any notice or other communication to or by any party must be:
(a) in writing and in the English language;
(b) addressed to the address of the recipient in clause 9.4 or to any other address as the
recipient may have notified the sender; and
(c) be signed by the party or by an Authorised Officer of the sender.
9.2. Manner
In addition to any other method of service authorised by law, the notice may be:
(a) personally served on a party;
(b) left at the party’s current address for service;
(c) sent to the party’s current address for service by prepaid ordinary mail or if the address
is outside Australia by prepaid airmail;
Page 24 of 154Section 25
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(d) sent by facsimile to the party’s current numbers for service; or
{e) | sent by electronic mail to the party's electronic mail address.
9.3 Time
If a notice is sent or delivered in the manner provided in clause 9.2 it must be treated as given
to or received by the addressee in the case of:
(a) delivery in person, when delivered;
(b) — delivery by post:
{i) in Australia to an Australian address, the fourth Business Day after posting; or
{ii) | in any other case, on the tenth Business Day after posting;
(c) facsimile, when a transmission report has been printed by the sender's facsimile machine
stating that the document has been sent to the recipient’s facsimile number; or
(d) electronic mail, when the sender’s computer reports that the message has been delivered
to the electronic mail address of the addressee,
but if delivery is made after 5.00pm on a Business Day it must be treated as received on the
next Business Day in that place.
9.4 Initial details
The addresses and numbers for service are as detailed in Schedule 1.
9.5 Changes
A party may from time to time change its address or numbers for service by notice to each other
party.
10. MISCELLANEOUS
10.1 Legal effect
Each party acknowledges and agrees for the benefit of each party that this document is
intended to take effect as a deed. Each party executes this document with the intention that it
will be immediately legally bound by this document despite the existence of, but subject to, the
conditions precedent contained in clause 2.2. To avoid any doubt, there will be no need for
further delivery of this document following the satisfaction of the conditions precedent
contained in clause 2.2.
10.2 Severability
If a provision of this deed is illegal, invalid, unenforceable or void in a jurisdiction it is severed
for that jurisdiction and the remainder of this deed has full force and effect and the validity or
enforceability of that provision if any other jurisdiction is not affected.
Page 25 of 154Section 26
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10.3 Further assurance
Each party must promptly at its own cost do all things (including executing and delivering all
documents) necessary or desirable to give full effect to this deed and the transactions
contemplated by it.
10.4 Costs
Each party is responsible for all its own cost incurred in the negotiation and performance of this
deed including legal cost.
10.5 Variation
An amendment or variation to this deed is not affective unless it is in writing and signed by the
parties.
10.6 Counterparts
This deed may be executed in any number of counterparts each of which will be considered an
original but all of which will constitute one and the same instrument. A party who has executed
a counterpart of this deed may deliver it to, or exchange it with, another party:
(a) Faxing; or
(b) Emailing a pdf copy of,
the executed counterpart to that other party.
10.7 Whole Agreement
This deed:
(a) Is the entire agreement and understanding between the parties relating to the subject
matter of this deed; and
(b) Supersedes any prior agreement, representation (written or oral) or understanding on
anything connected with that subject matter.
Page 26 of 154Section 27
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SCHEDULE 1
REFERENCE SCHEDULE
Noosa Shire Council
9 Pelican Street, Tewantin Qld 4565
Kaymond Pty Limited ACN 062 741 879
60 Talga Road, Rothbury NSW 2320
Kaymond Pty Limited ACN 062 741 879
60 Talga Road, Rothbury NSW 2320
Lot 480 on CP MCH524 and Lot 528 on CP MCH1930
126 and 138 Happy Jack Creek Road, Ridgewood Qld 4563
RAL19/0011
Development application for a development permit for reconfiguring a lot
- boundary realignment lodged 12 April 2019.
Kaymond Pty Limited ACN 062 741 879 v Noosa Shire Council, Planning &
Environment Court Appeal 7/2020.
See Schedule 2
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SCHEDULE 2
SPECIAL CONDITIONS
1. The Applicant will pay the sum of $16,650.00 to the Council in respect of the upgrading of the
timber bridge in Crawfords Road (which will provide access to proposed Lots 2 and 3).
2. The upgrading will be carried out by the Council generally in terms of the long-term
recommendations of the Appellant’s consultant’s report on the bridge (Tod Engineers & Project
Managers dated 8 May 2020) within the next 10 years (at an estimated total cost of $33,300.00).
3. The amount payable under condition 1 is subject to CPI increases in accordance with Clause 4.3
4. The payment is to be made prior to the time of sealing by the Council of the Subdivision Plan.
5. In satisfaction of condition 14 of the Subdivision Application conditions of approval, the
Applicant shall pay to the Council the sum of $500. The payment is to be made prior to the time
of sealing of the subdivision plan by the Council. The Council will install the signage required by
condition of the Subdivision Application conditions of approval.
Page 28 of 154Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 29 of 154
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ouSection 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Page 30 of 154
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SCHEDULE 4
CONDITIONS OF APPROVAL
1. APPLICATION DETAILS
Application No: RAL19/0011
Street address: 120, 126 and 138 Happy Jack Creek Road, Ridgewood
Real property description: Lot 480 MCH 524
Lot 528 MCH 1930
Lot 481 MCH 524
Planning Scheme: The Noosa Plan (8 June 2018)
2. DECISION DETAILS
The following type of approval was issued:
° Development Permit to Reconfigure a Lot —- Boundary Realignment
3. CONDITIONS OF APPROVAL
PLANNING
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice
must be completed prior to submission of the subdivision pian to Council for plan sealing.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
| Plan No. Rev. Plan/Document Name Date |
671948/B - | Plan of Development — Proposed Boundary 4 August 2020
Realignment between Lots 480 & 481 on
MCHS524 & lot 528 on MCH19230
3. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Currency Period
4. The Currency Period for this development approval lapses if all conditions have not been
complied with, and the plan of survey lodged with Council for endorsement by 31 August
2024, unless an application to extend the currency period is approved by Council.
Building and Effluent Envelope (Lot 2)
5. The applicant must prepare a metes and bounds building and effluent envelope plan
indicating 2 House site area and effluent disposal area for Lot 2. The areas must be in
accordance with the Approved Plan. The plans must be submitted in both hardcopy and
digital format (dwg) on GDA 94 zone 56 coordinates. The applicant must submit the
plans to Council for approval prior to the endorsement of the Plan of Survey,
6. The future dwelling on Lot 2 must be sited and constructed in accordance with the
approved building and effluent envelope shown on the Approved Plans. A copy of the
approved plan of development must be included in the contract of sale for Lot 2, together
with a clause which requires the future dwelling to be constructed in accordance with it.
Page 30 of 154Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
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ENGINEERING
Property Access and Driveways
7. A residential driveway must be constructed to Lot 2. The works must be undertaken in
conjunction with any subsequent building approval and the access must be:
a. generally in accordance with Council's standard drawing RS-056 and any
associated addendum, and
b. located in that part of the frontage above the 0.05%AEP level.
8. A residential driveway must be constructed to Lot 1. The works must be undertaken in
conjunction with any subsequent building approval and the access must be generally in
accordance with Council's standard drawing RS-056 and any associated addendum
Stormwater Drainage
9. Stormwater runoff from the development must be disposed of on-site without causing
scour or damage to the subject site or any adjoining property.
Electricity and Telecommunication Services
10. Electricity and telecommunication services must be provided to each lot in accordance
with the standards and requirements of the relevant service provider.
11, Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
12. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and all
applicable leaislation at the time of construction.
Damage to Services and Assets
13. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
Upgrade of Bridge Signage
14. A 24 tonne load limit sign and 10km / hr sign must be installed in a suitable location at
both ends of the bridge in Crawfords Road. The signage must be in accordance with
the Manual of Uniform Traffic Control devices and installed prior to the endorsement of
the Plan of Survey.
infrastructure Agreement
15. The Applicant/Owner shall comply with the terms of any Infrastructure Agreement
applying to the land.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
43.
4, ADVISORY NOTES
1. The construction of any vehicle access within the road reserves must be undertaken
in accordance with a road reserve permit, or similar, issued by Council at the time of
construction.
5. PROPERTY NOTES
1. The following notation applies to approved lots 1 and 2:
Special conditions apply to the vehicle access to this lot (refer to Council Approval
RAL19/0011).
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
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SIGNING PAGE
EXECUTED AS A DEED
In witness hereof the parties have executed this Agreement on the day and year first written above.
SIGNED on behalf of the NOOSA SHIRE COUNCIL }
by a delegated officer )
)
yo
Delegated Officer
EXECUTED by KAYMOND PTY LTD ACN 062741 =}
879 in accordance with s.127 of the )
Corporations Act 2001 ) Director
)
DP
Director/Secretary
Page 33 of 154Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
3 MCU11/0266.03 REQUEST FOR EXTENSION TO CURRENCY PERIOD FOR A
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE OF PREMISES FOR
OFFICE, RESTAURANT & SHOP AT 6 HERON STREET, PEREGIAN BEACH
DOCUMENT INFORMATION
Author Coordinator Planning, Patrick Murphy
Environment and Sustainable Development Department
Index ECM/ Application/ MCU11/0266.03
Attachments 1. Approved Plans for MCU11/0266
2. Plans associated with appeal application
APPLICATION DETAILS
Applicant Dave Maloney Investments Pty Ltd
Proposal Extension to Currency Period
Properly Made Date 4 June 2020
Development Approval Material Change of Use for Business Type 1 Office,
Entertainment and Dining Business Type 1 Food & Beverage &
Retail Business Type 2 Shop & Salon
PROPERTY DETAILS
Property Address 6 Heron St Peregian Beach Qld 4573
RP Description Lot 69 P 9313
Land Area 271m²
Existing Use of Land Single storey building - currently vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches Locality
Zone Neighbourhood Centre Zone
Overlays N/A
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment Committee
Meeting dated 8 September 2020 regarding Application No. MCU11/0266.03 for an extension to
the currency period for a Development Permit for Material Change of Use for Business Type 1
Office, Entertainment and Dining Business Type 1 Food & Beverage & Retail Business Type 2
Shop & Salon, situated at 6 Heron Street, Peregian Beach and:
A. Refuse to extend the currency period for the following reasons:
1. The proposed development is contrary to the Overall Outcomes 7.7.2 g), jj) and oo)
and Specific Outcomes O6 and O12 of the Eastern Beaches Locality Code of the
Noosa Plan 2006 as:
i. The proposed development does not incorporate a pitched or curved roof form,
exceeds the maximum plot ratio for the Neighbourhood Centre Zone and results
in a building scale which is not compatible with surrounding development and
which presents an appearance of excessive bulk to adjacent properties, roads
and the village green.
2. The proposed development is contrary to the Purpose, Overall Outcomes and
Performance Outcomes PO11 and PO12 of the Local Centre Zone of the Noosa Plan
2020 as:
i. The proposed development is not small in scale in the context of Peregian Beach
village, exceeding the maximum plot ratio of the site and will result in a building
which is not compatible with the scale of surrounding development and presents
a bulky appearance adjacent properties, roads and the village green.
ii. The proposed development does not provide a 2 metre setback to the village
green and maintain the visual continuity and pattern of buildings fronting the
village green and consequently will impact on the area’s amenity.
3. The proposed development is contrary to the Purpose and Overall Outcomes and the
Performance Outcome PO3, PO7 and PO10 of the Coastal Communities Local Plan
Code of the Noosa Plan 2020 as:
i. The proposal does not retain and enhance the built form of streetscape character
of the centre as the scheme has excessive plot ratio and site cover, and proposes
inadequate setbacks to the village green.
ii. The proposed development does not provide varied roof forms and variations in
projected and recessed elements and facades.
iii. The proposed development does not respect the scale and character of
development on adjoining sites and is not sympathetic to the coastal village
character of the local centre.
4. It is unlikely the proposed development can proceed as approved as it makes no
allowance for equitable access to level 1 and the roof terrace contrary to the Building
Code of Australia and the Disability Discrimination Act 1992.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
REPORT
1. PROPOSAL
The applicant seeks an extension to the currency period of a Material Change of Use for Business
Type 1 Office, Entertainment and Dining Business Type 1 Food & Beverage & Retail Business
Type 2 Shop & Salon by 2 years. The existing approval allows for a gross floor area of 454m2
which is more than twice the maximum permitted under the superseded planning scheme.
Page 35 of 154
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
The following image identifies the site in the Peregian Beach village:
Figure 1: Locality plan
2. BACKGROUND
The Peregian Beach village includes a variety of shops, restaurants and offices for residents and
visitors to the area all orientated around a village green or square. Peregian Beach village includes
no on-site parking with development in the village reliant on street car parking.
TPC 269
On 22 February 1972, Council approved five Shops on the subject site. The development
comprised a standard block type building with 100% site coverage. The use of the building since
has been for the purpose of a convenience store.
MCU11/0266
On 7 June 2012, Council approved a Development Permit for a Material Change of Use
(Commercial Business Type 1 Office, Entertainment and dining Business Type 1 Food & Beverage
& Retail Business Type 2 Shop & Salon).
The approved structure comprises a two-storey building with a mixed restaurant & shop on the
ground floor, and office tenancies on the first floor. The approval allowed for a plot ratio of 1.71:1
which is in excess of the 0.8:1 required by the Noosa Plan 2006 current at the time.
A roof top terrace was also approved for the use of tenants only, with no access permitted to the
public. A condition of approval was included specifically prohibiting the use of the roof terrace for
any restaurant or shop use.
A copy of the approved plans is provided as Attachment 1.
On 6 April 2016, Council approved an extension to the currency period granting an additional
currency period of 4 years. Therefore the development approval lapses if the use has not happened
by 5 June 2020.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
On 5 May 2017 a minor change application was made which sought to change the existing
approved development on the site. The proposed changes included an extensive redesign of the
building façade and floor layout to facilitate the transfer of floor area to several of the approved
uses and tenancies. The proposed change resulted in a Gross Floor Area (GFA) increase from the
approved 454m2 to 488m2 , total use area decrease from 386m2 to 375m2 , and a site cover
increase from 83% to 100%.
Concerns were raised with the applicant with the form of the new development and advice was
provided that the application would not be supported at officer level due to:
The appearance of the building not in keeping with Peregian Beach village;
The inclusion of a third storey;
The increased GFA; and
The proposed changes not constituting a minor change
The change application was withdrawn on 23 May 2019.
The following images are the approved plans and artist impressions of the development:
Figure 2: Ground floor plan
Figure 3: First floor plan
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Figure 4: Roof terrace plan
Figure 5: Northern elevation
Figure 6: Western elevation
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Figure 7: Artistic impression - Eastern elevation
Figure 8: Artistic impression - Western and Northern elevations
MCU18/0204
On 5 June 2019 Council refused a Development Application for Material Change of Use –
Commercial Business Type 1 – Office, Entertainment and Dining Business - Type 1 Food &
Beverage and Retail Business - Type 2 Shop & Salon. The application sought approval for a three
storey development comprising:
Ground floor
70m2 restaurant including a 16m2 external dining area which is partly located within the
property boundaries; and
81.5m2 retail area
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
Upper floor
Additional 59m2 retail space; and
Three office units (totalling 86m2);
Roof top
53m2 roof top terrace area.
The application included use of the roof terrace for a restaurant dining from 7.00am until 9:00pm
seven days a week. A copy of the plans are provided at Attachment 2.
The grounds of refusal generally related to the proposed built forms inconsistency with the desired
outcomes of the Eastern Beaches Locality Code and that insufficient car parking was proposed.
On 3 July 2019 the applicant appealed Council’s decision. The appeal has since been heard by
the Planning & Environment Court and a decision by the Court is pending.
2.1. Site description
The site is located at the north-eastern end of the Peregian Beach village and is zoned
Neighbourhood Centre. The site has been developed and was previously occupied for many years
by a retail use (Friendly Grocer). The existing building onsite is rectangular in shape.
The tenancy has a 10m frontage to Kingfisher Drive and a 27m frontage to Heron Street.
Established garden beds and vegetation abut the site along both road frontages and a pedestrian
crossing provides linkage to the site from Peregian Beach Park.
2.2. Surrounding Land Uses
Being located within the Peregian Beach village, a variety of retail and commercial uses have
established within vicinity of the site that serve the surrounding residents of Peregian Beach and
visitors to the area. A retail use (Peregian Beach Bakery) adjoins the site to the south and the
Peregian Beach Surf Lifesaving Club and Peregian Beach Park is located directly to the east
across Kingfisher Drive. Residential uses are located further to the north and south outside the
Peregian Beach village.
3. ASSESSMENT
The applicant has requested an extension to the currency period to the development approval
under section 86 of the Planning Act 2016. Pursuant to section 87 of the Planning Act 2016 (PA):
(1) When assessing an extension application, the assessment manager may consider any
matter that the assessment manager considers relevant, even if the matter was not relevant
to assessing the development application.
The matters which are considered to be relevant to the assessment of the application are
discussed in detail below:
Locality Provisions
The subject site is located in the Eastern Beaches Locality and is zoned Neighbourhood Centre.
The proposed uses are identified as consistent uses with the zone. With regards to the overall and
specific outcomes for the locality the Noosa Plan includes:
7.7.2 The overall outcomes sought for the Eastern Beaches Locality are the following –
g) The scale and form of buildings and other structures are—
i. designed to be responsive to the informal beachside character of the locality, being low
rise buildings, with pitched or curved roofs and building materials that blend with the
dune and coastal landscape;
ii. in keeping with the surrounding streetscape and landscape qualities;
iii integrated into the topography and native vegetation of the dune system which
dominates the locality; and
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
iv. consistent with the amenity and safety expectations of the community;
z) Peregian Beach provides local convenience shopping, business and community services;
jj) For Peregian Beach—
i. Peregian Beach provides a mix of detached houses, Multiple housing and Visitor
Accommodation for residents and visitors;
ii. Multiple housing Type 2 Duplex and Visitor Accommodation Type 4 Conventional are
located in close proximity to the Peregian Beach neighbourhood centre shown in the
Neighbourhood Centre Zone;
iii. a wide range of local Retail, Commercial and Entertainment and Dining Uses within the
neighbourhood centre serve the immediate needs of residents and visitors of the
locality;
iv. the neighbourhood centre provides an informal village-like atmosphere, with a low key,
attractive and safe village square that engenders a ‘sense of place’ and a public focus
for local community interaction and activity; and
v. the sense of arrival to the coastal communities of Noosa from the south is emphasised
and enhanced;
oo) For the Neighbourhood Centre Zone—
i. the Peregian Beach and Sunrise Beach neighbourhood centres form focal points for
the communities providing local shops, offices, restaurants and limited higher order
functions to support the day to day needs of residents and visitors;
ii. retail, commercial and medical functions are of a convenience nature and residents will
access higher order goods and services at Noosa Heads, Noosaville or outside of
Noosa Shire;
iii. Business Uses are of a scale and character consistent with the locality and the
commercial and retail hierarchy of Noosa; and
iv. development provides for strong pedestrian and visual connections between private
development and adjacent public spaces;
Specific Outcome O6
Site cover, gross floor area and plot ratio
O6The site cover, gross floor area and plot ratio of buildings and other roofed structures—
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 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.
Specific Outcome 012
Roof form O12 Roof forms—
a) contribute positively to the local skyline;
b) complement the beachside character of the locality;
c) use soft and articulated pitched or curved roof forms;
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
d) avoid low pitched (eg. less than 5 degrees) or box profiles/parapets; and
e) do not create opportunities for residents to overlook the private open space areas of
neighbouring properties
The proposal provides for a range of consistent commercial uses within the Peregian Beach
neighbourhood centre. These uses will service the immediate needs of both residents and visitors
to the locality and will enhance the Peregian Beach village as a focal point for the community.
Built Form
Notably, the built form and scale of the development has been addressed by an external consulting
architect as part of a Joint Expert Report (Architecture) for the recent appeal.
Council’s expert noted that in regards to the approved development (NR is Council’s expert):
The approval scheme manages to break down its building bulk more effectively than the
proposal scheme. This is of critical importance from an architectural sense. Despite still
incorporating what NR considers to be excessive plot ratio, site cover and building height,
the approval scheme manages to be more compatible with the two-storey streetscape
context and better delivers on the informal beachside character and informal village-like
atmosphere.
It is NR’s view that the approval scheme responds to the site’s strategic street corner location,
which is prominent in terms of connection to the Peregian Park opposite, the Peregian Beach
Markets, the village square and the esplanade, much more appropriately than the proposal
scheme - the openness of the façade along Heron Street will better foster local community
interaction and activity.
The approval scheme features a variety of materials across its façade,
NR would once again note that the SCRC approval scheme was given an almost hesitant
extension by the Noosa Council in 2016, despite its non-compliance with the town planning
provisions on roof design. The justification being that:
i. “The high quality finishes of the design does not represent over development of the site
and
ii. The scale and form of the proposed building fits well within Peregian Square context
and is designed to be responsive to the informal beachside character of the locality,
which engenders a ‘sense of place’ and a public focus for local community interaction
and activity”
It is important to recognise that these comments were made on the basis of making a comparison
between the approved development and the development application subject to the appeal.
Notwithstanding, the comments recognise that the approved development includes some design
elements which are complementary to the preferred outcomes sought by the superseded planning
scheme.
Plot ratio
However, it is also noted that Council’s expert makes reference to both proposals having excessive
plot ratio. The expert’s comments with regards to plot ratio highlight the considerable variation that
has been previously provided in relation to plot ratio.
Plot ratio was introduced in the 1985 planning scheme at which time a plot ratio of 2:1 was allocated
for this site. Plot ratio was reduced to 0.8:1 in the 1990 planning scheme at which time bonus
provisions attributed to public amenities, pedestrian facilities, landscaping and access were
introduced.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
The bonus provisions allowed Council the discretion to grant floor space bonuses for developments
that provided improved public amenities and pedestrian facilities. The scheme provided floor space
bonuses in the form of up to 4m2 of additional floor space for every 1m2 of public amenities and up
to 3m2 of additional floor space for every 1m2 of pedestrian facilities. The 1990 planning scheme
limited the maximum plot ratio to 1.6:1 where the bonus provisions were applied, the 1997 scheme
amended the maximum plot ratio where bonus provisions were applied to not more than 50% of
the base plot ratio which for sites under 2,000m2 equated to 1.2:1.
For the Neighbourhood Centre Zone of the superseded planning scheme the maximum plot ratio
is as follows —
a) 0.8:1 for site areas up to and including 2000m2 ; and
b) 0:3:1 for that area of a site in excess of 2,000m2.
As the subject site is 271m2 in area the permissible plot ratio is 0.8:1 which equates to 216.8m2.
The superseded planning scheme does not include any bonus provisions.
The current approval has approximately 452m2 of gross floor area which equates to a plot ratio of
1.67:1. This exceeds the superseded planning scheme and is also in excess of the maximum
allowable plot ratio which was permitted when the bonus provisions applied.
A plot ratio of 1.67:1 also exceeds the most recent development approvals within proximity of the
site at 8 Kingfisher Drive and 216 David Low Way where the approved plot ratio was 1.13:1 and
1.4:1 respectively. Both of these approvals were issued under the 1997 planning scheme and each
development provided for public toilets with the development at 216 David Low Way also providing
pedestrian access through the site. The approved plot ratios were generally in alignment with the
additional floor space bonuses afforded by the 1997 planning scheme.
Whilst the development at 4 Kingfisher Drive has a plot ratio of approximately 1.88:1 the related
approval was issued in 1979 at which time plot ratio was not regulated noting there have been five
subsequent versions of the planning scheme since the time of the 1979 approval.
The proposed plot ratio of this development is more than two times the amount permissible under
the superseded planning scheme. The plot ratio significantly exceeds the plot ratios of buildings
approved under the 1997 Planning Scheme bonus provisions and notably the proposed
development does not provide for any public benefit (such as public toilets of pedestrian links). As
such, the proposed plot ratio is excessive. The excessive plot ratio results in the development
being inconsistent with the scale of surrounding development and presents an appearance of
excessive bulk to adjacent properties, roads and the village green. As discussed by Council’s
architectural expert a reduced plot ratio will allow for development at this site to be compatible with
the surrounding development. This can be achieved if it is more broken up in its form, stepping in
and out, providing more articulation.
Other matters
It is also noted that the proposed flat roof does not provide for the roof form sought by the
superseded planning scheme which seeks the use of soft and articulated pitched or curved roof
forms of no less than 5 degrees.
Furthermore, during the appeal Councils architectural expert noted:
It is noted that the existing approval makes no allowance for equitable access to level 1 and
the roof terrace, i.e. no elevator for the disabled. The building would be unlikely to pass the
requirements of the Building Code of Australia nor satisfy the Disability Discrimination Act
and it is reasonable to consider that a lift, or chair lift associated with the stair, would need to
be contemplated
The provision of a lift will require alteration to the approved plans and will likely result in the
development exceeding the maximum 8.0 metre height limit due to the inclusion of a lift.
Furthermore the inclusion of a lift would also result in changes to the internal configuration of the
development and as such the development would not be able to proceed as approved.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
4. NEW NOOSA PLAN
As the new planning scheme came into effect on 31 July 2020 it is reasonable that the proposed
development’s compliance with the new scheme forms part of the assessment of the request to
extend the currency period.
Under the new planning scheme the site will be zoned Local Centre and the proposed development
would remain Code assessable and the maximum permissible building height remains at 8.0
metres. However, under the new scheme the allowable plot ratio will increase to 1.4:1, but a new
setback of 2 metres for the first floor from the village green is required and a new framework for
assessment with regards to building design and streetscape are introduced.
With regards to plot ratio the new scheme has increased the plot ratio of sites which adjoin the
village green from 0:8:1 to 1.4:1. In this regard, Council’s expert architect to the appeal has made
the following observations:
This plot ratio of 1.4:1 – is a 75% increase over the 0.8:1 plot ratio in the current (now
superseded) Noosa Plan……A plot ratio increase to 1.4:1 is in line with what NR would
consider to be reasonable for the site, it would respect an increase in activity intensity, would
seem to respect the type of plot ratio relaxations already provided to recent developments in
the centre, but would still fall short of permitting a building to essentially fill the site to 2
storeys…….Holding the plot ratio to 1.4:1 will allow for development across two storeys whilst
still requiring some level of gesture back to the public realm in the way of façade articulations,
steps and recesses. This will work architecturally to help avoid……bulky overdevelopments
of the site that are out of keeping with the informal beachside character of the locality.
Reducing the plot ratio of the development from 1.67:1 to 1.4:1 would result in a reduction of
approximately 73m2 of gross floor area or by 16% which is significant and would reduce the bulk
of the building and allow for improved articulation. It is important to note that if a plot ratio of 1.67:1
were approved it would effectively set the benchmark for future development in the Local Centre
Zone within Peregian Beach. This would be contrary to the intent of the new planning scheme,
which has specifically allocated an increased plot ratio of 1.4:1 to sites adjoining the village green,
and result in bulky developments as expressed by Council’s architectural expert.
Furthermore the Local Centre Zone Code within the new planning scheme requires that properties
provide a 2 metre setback for the first floor to the village green. The current approved plans do not
provide a setback to the village green with pivoting shade fins set to the boundary and which
marginally intrude beyond the boundary when opened.
Performance Outcome PO3 of the Coastal Communities Local Plan Code seeks that:
Development contributes to the establishment of attractive streetscapes and gateways to
enhance the sense of arrival and the coastal village character of the separate urban
communities within the local plan area.
To achieve this outcome the Peregian Beach Framework and Character Plan establishes a
framework for development on key sites within the Peregian village. In this regard the plan identifies
that the site is marked as a double ‘key corner’ site is adjacent to a ‘gateway/special place,’ has a
‘primary active street frontage,’ fronts onto a ‘primary streetscape treatment area’ and is listed as
a ‘Peregian Beach key redevelopment site’. Accordingly, the planning scheme includes design
outcomes which seek that development incorporates building materials such as varied roof forms,
changes in materials and variations in projected and recessed elements and facades. The
excessive plot ratio, absence of varied roof forms and zero setback of the upper level from the
village green result in the development being inconsistent with this Performance Outcome.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 8 SEPTEMBER 2020
5. CONCLUSION
The application for an extension to the currency period for MCU11/0266.03 relating to Material
Change of Use for Business Type 1 Office, Entertainment and Dining Business Type 1 Food &
Beverage & Retail Business Type 2 Shop & Salon at 6 Heron Street Peregian Beach is
recommended for refusal. The proposed development exceeds the allowable plot ratio of the
superseded and current scheme and the subsequent building bulk is not consistent with
surrounding development, the informal character of the Peregian beach village or the Peregian
Beach Framework and Character Plan. It is also noted that the proposed flat roof form does not
comply with the requirements of the superseded planning scheme. Furthermore, the development
does not provide sufficient setback to the upper level which fronts the village green as required by
the new Noosa Plan.
It is also unlikely that the development can proceed as approved as there is no allowance for
equitable access as required by the Building Code.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 45 of 154
Section 46
ATTACHMENT 1
Page 46 of 154
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Page 49 of 154
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5 1 1 1 67 9 3252 2318 36 70 33 SYSection 54
Page 54 of 154
Ferre Foren] Deteled Design )
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4 1 1 1 7 0 272 347 2536 72 -1
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Page 54 of 154Section 55
Page 55 of 154
a
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5 1 1 1 38 9 2983 1161 59 37 87 shade
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5 1 1 1 52 2 2915 1685 101 40 54 frameless
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5 1 1 1 54 4 2351 1902 112 20 96 COUNCIL
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5 1 1 1 62 6 1387 2188 1 3 12 ~
5 1 1 1 62 7 1392 2136 51 59 74 New
5 1 1 1 62 8 1449 2136 107 59 47 Commercial
5 1 1 1 62 9 1560 2136 73 59 34 Buldng
5 1 1 1 62 10 2469 2143 62 43 78 Scole
5 1 1 1 62 11 2544 2143 40 43 0 OO
5 1 1 1 62 12 2584 2143 47 43 0 @AT
5 1 1 1 62 13 2655 2158 79 22 43 UNIAN
5 1 1 1 62 14 2805 2156 80 24 27 ——
4 1 1 1 63 0 348 2152 2824 99 -1
5 1 1 1 63 1 348 2189 128 34 95 sparks
5 1 1 1 63 2 493 2190 198 25 95 architects
5 1 1 1 63 3 829 2196 17 20 80 =
5 1 1 1 63 4 966 2199 17 3 24 =e
5 1 1 1 63 5 1386 2226 3 3 63 |_
5 1 1 1 63 6 1404 2196 11 17 63 6
5 1 1 1 63 7 1414 2184 58 49 87 Heron
5 1 1 1 63 8 1471 2184 34 49 63 St,
5 1 1 1 63 9 1504 2196 143 22 72 Peregian
5 1 1 1 63 10 1586 2184 58 49 96 Beach
5 1 1 1 63 11 1897 2183 60 42 95 Dave
5 1 1 1 63 12 1957 2183 77 42 93 Maloney
5 1 1 1 63 13 2037 2183 109 42 9 Investments
5 1 1 1 63 14 2153 2183 28 42 63 Ply
5 1 1 1 63 15 2184 2183 27 42 74 Lid
5 1 1 1 63 16 2277 2194 32 18 43 046
5 1 1 1 63 17 2381 2194 23 18 81 DS
5 1 1 1 63 18 2471 2182 57 42 9 West
5 1 1 1 63 19 2527 2182 81 42 63 Elevation
5 1 1 1 63 20 2965 2181 62 42 3 D023
5 1 1 1 63 21 3056 2152 67 99 31 (
5 1 1 1 63 22 3122 2156 50 91 31 )
4 1 1 1 64 0 294 2203 2818 68 -1
5 1 1 1 64 1 294 2260 52 11 27 aS
5 1 1 1 64 2 812 2234 18 18 0 \'
5 1 1 1 64 3 961 2232 149 26 0 STacaanigeanee
5 1 1 1 64 4 1117 2233 42 22 4 104
project ¢lant | johnn | drewn | drowing | chavey mea \
Ne IR eeSOSOSOSOC a 1 a rr er ee em
Page 55 of 154Section 56
ATTACHMENT 2
Page 56 of 154
fe Ss a, NOTE: ALL SEATING AREAS AND TABLE / CHAIR LOCATIONS
SUBJECT TO SEPARATE FOOTPATH DINING APPLICATION
ATTACHMENT 2
CARPARKS PO; C) ROUNDABOUT
' PEREGIAN BEACH PARK
2
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sents : ,
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5 1 1 1 21 4 1298 1376 87 21 32 =e
5 1 1 1 21 5 1491 1372 166 60 96 BUILDING
5 1 1 1 21 6 1811 1388 36 2 79 =
5 1 1 1 21 7 2273 1376 41 40 66 1
5 1 1 1 21 8 2424 1370 135 60 0 eran
5 1 1 1 21 9 2693 1385 15 40 86 1
5 1 1 1 21 10 3018 1370 97 45 45 ~y
4 1 1 1 22 0 1030 1404 1411 50 -1
5 1 1 1 22 1 1030 1422 17 26 32 4
5 1 1 1 22 2 1088 1412 55 42 0 iBEE
5 1 1 1 22 3 1195 1408 11 41 0 i.
5 1 1 1 22 4 1822 1420 49 22 0 =
5 1 1 1 22 5 2003 1404 104 40 96 TENANCY
5 1 1 1 22 6 2106 1415 21 16 96 1
5 1 1 1 22 7 2438 1416 3 38 14 l
4 1 1 1 23 0 1013 1417 2064 99 -1
5 1 1 1 23 1 1013 1435 139 49 35 ee
5 1 1 1 23 2 1446 1417 116 99 31 [1
5 1 1 1 23 3 1803 1436 79 45 44 AT]
5 1 1 1 23 4 1996 1423 156 48 96 (RESTAURANT)
5 1 1 1 23 5 2273 1447 4 7 10 '
5 1 1 1 23 6 2358 1454 85 33 41 T=
5 1 1 1 23 7 2556 1445 34 42 51 OW
5 1 1 1 23 8 3029 1427 48 44 39 “4
4 1 1 1 24 0 1007 1459 2087 105 -1
5 1 1 1 24 1 1007 1459 58 93 42 \
5 1 1 1 24 2 1079 1500 11 52 23 4
5 1 1 1 24 3 1832 1501 39 57 6 a
5 1 1 1 24 4 1901 1515 25 37 78 4
5 1 1 1 24 5 2201 1498 75 50 41 bs
5 1 1 1 24 6 2360 1552 26 12 35 we
5 1 1 1 24 7 2409 1536 5 4 0 *
5 1 1 1 24 8 2568 1488 20 52 0 <
5 1 1 1 24 9 3074 1513 20 51 72 &
4 1 1 1 25 0 753 1541 2341 76 -1
5 1 1 1 25 1 753 1579 114 31 22 som
5 1 1 1 25 2 907 1560 245 50 2 w|i
5 1 1 1 25 3 1293 1554 115 44 0 eet"
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Page 56 of 154Section 57
Page 57 of 154
| rh 2 2 =. = 7 7
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Page 57 of 154Section 58
Page 58 of 154
1 | | L T
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ue | TENANCY 6 TENANCY § =e SE TENANCY 1 aie
=i (OFFICE) (OFFICE) tH ; (RESTAURANT) i SURFACE 1
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Page 58 of 154Section 59
Page 59 of 154
|
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ACCESS TO PLANTER BOXES
‘THROUGH SLIDING PANELS IN
FRAMELESS GLASS SCREEN SCNOt
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Bs PODS IRS ISR IETS TS ERA RT ITY Ig ae ea
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a er y —-ToP oF SCREEN 15.880— — Shy ‘void MA TOP OF SCREEN 15.880". [#%
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4 Go| SOLAR PANELS (aio [| sree / Bi
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SEZ |_ TOP OF SCREEN 16.880 | =a = HH ae ) At
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eee f aha & i Be H__ ACCESS TO PLANTER BOKES
ae | sei] 1 (YO THROUGH SLIDING PANELS IN
ee ROOF PLANT ee it ' -aa- aot FRAMELESS GLASS SCREEN
a FFL 14.810 — ey pee
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4 BS : 7 Lf. a ie er} is Scno1|
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Page 59 of 154Section 60
Page 60 of 154
2a : a eel ———_—_ eee
=< 10. ae @ 78 |
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b
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ie PLANT DECK BELOW CENTRALLY LOCATED — | ROOF DECK BELOW | | B 7
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Page 60 of 154Section 61
Page 61 of 154
ROOF OVER LIFT AND SERVICES
S > RISERS BEYOND. SHOWN GREY
\& | & FOR CLARITY
i? 2
Es 2
8M HEIGHT \3 comment om | 3
PARAPET WEST
_PARAPET EAST _ | RL te 18s
15.860 RL 1
\ PLANTERS BEHIND SCREEN
ROOF PLANT DECK
14.610 RL
NORFOLK PINES
PLANTERS BEHIND SCREEN
LEVEL ONE |
11.410 RL a
} A AWNING
HERON a nH , | - NEIGHBOURING BUILDINGS
STREET » fie t
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LEVEL G ; : —
8210 RL
eS or = — a
Se CO. ANGUS DOUGLASS [xeon SHERONST ee
{es dy ee | vs a
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Page 61 of 154The text continues on section 62.