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planning report 7 Woodland - R&T 5.11.24
Development Application Planning Report
Material Change of Use for Caretaker’s accommodation, Research &
Technology Industry
situated at 7 Woodland Drive, Peregian Beach
(Lot 1153 on SP300041).
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Contents
Development Application Planning Report ..................................................................................... 1
1.0 Summary ............................................................................................................................. 3
1.1 Development application details ...................................................................................................3
1.2 Planning instrument details ..........................................................................................................3
1.3 Referral agencies ..........................................................................................................................4
2.0 Site details ........................................................................................................................... 5
2.1 Site description ............................................................................................................................5
2.2 Surrounding land uses ..................................................................................................................6
2.3 Background ..................................................................................................................................6
3.0 Proposed development details ............................................................................................. 7
5.0 Planning assessment ............................................................................................................ 8
5.1 Technical Compliance .......................................................................................................... 8
5.1.1 Land use........................................................................................................................... 9
5.1.2 Works Codes ....................................................................................................................... 10
6.0 State assessment and other matters................................................................................... 11
6.1 State interests ................................................................................................................... 11
Matters established in the Planning Regulation ........................................................................................... 11
State Planning Policy..................................................................................................................................... 11
7.0 Conclusion ......................................................................................................................... 11
Client Name: Ben Duncan - Delvyn Ringer Pty Ltd (TTE)
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 5 November 2024
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government and Planning),
which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and matters where a proposed
development does not exactly meet the requirements of, or conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility for decisions or
actions taken as a result of any data, information, statement or advice, expressed or implied, contained within. To the best of our
knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Caretaker’s accommodation (1 x 65m2 unit)
Research & Technology Industry (300m2)
Type of approval Development Permit for Material Change of Use
sought:
Site address: 7 Woodland Drive, Peregian Beach
Real property Lot 1153 SP300041
description:
Site area: 709m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: Delvyn Ringer Pty Ltd (TTE)
Applicant details: Delvyn Ringer Pty Ltd (TTE) c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May 2014),
Designation: urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Innovation zone
Level of assessment: Code
Applicable overlays: Nil
* Noting that the land is within Area 2 of the Acid Sulfate Soils Overlay, however, the
development will not meet the excavation or fill ceilings to trigger assessment against the
overlay code.
Applicable codes: Coastal Communities Local Plan Code
Innovation Zone Code
Caretaker’s Accommodation, Dwelling unit, and Rural worker’s
Accommodation Code
Industry Activities Code
Works codes
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1.3 Referral agencies
The application requires referral to the State Assessment and Referral Agency (SARA) under the
Planning Regulation 2017, Schedule 10, Part 4, Division 3, Table 1 - contaminated land because of
unexploded ordnance (UXO).
The application is required to be referred to SARA as the land is mapped as having substantial potential
for UXO. See Figure 1 below.
Figure 1 - State mapping – substantial UXO potential
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Vacant with a portion of concrete driveway from neighbouring property and
concrete slab.
Frontage and Approximately 6.7m to Woodland Drive and 45m to Rufous Street.
access 24m frontage to Council’s recreation and open space adjacent to the Peregian
community house and the Digital Hub.
Currently access is gained from the neighbouring property as the site
previously had the same owner.
Topography and Generally level with a slight fall to the open space boundary to the south side
views of the land.
Existing vegetation 1 small weed species shrub.
Figure 2 - Aerial view and site identification
Figure 3 - Street view from Rufous Street
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Across Woodland Drive are dwelling houses typical of a low density coastal
residential area.
South Large open space and recreation area associated with the Digital Hub and
Peregian Community House, community garden, tennis courts and kindergarten
East Former Telstra building and the Digital Hub including the former community
house.
West Dwelling houses, open space and community garden.
Figure 4 - Zone map
2.3 Background
On the 12 March 2024, Council approved a code assessable application for Caretaker’s
Accommodation & Offices. The decision notice is currently being assessed for change representations
associated with the conditioned business hours. A copy of the approved site plans are included below.
Figure 5 – Existing Approval Plan
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3.0 Proposed development details
The application proposes a similar external façade and first floor layout as the recently approved
building. The changes amend the use from ‘Offices’ to ‘Research & Technology Industry’, as well as
providing for only 6 carparking spaces and 7 motor scooters, as shown below.
Figure 6 – Proposed Site Plans
Table 3: Summary of development aspects
Material change of use
Building height 8m
Site coverage 44% (315m2)
Car parking 6 spaces including 1 PWD space; and
7 motorcycle space; and
8 bicycle spaces
Site access Rufous St
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5.0 Planning assessment
5.1 Technical Compliance
The proposal meets the relevant key technical provisions of the Codes, as described below, with
further discussion provided against the relevant Performance Outcomes thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 7 Woodland Drive – 709m2
Height 8m and 2 storeys 8m and 2 storeys Y
Site Cover Compatible with surrounding 44% (315m2) No change Y
development
Plot ratio 0.8:1 0.52:1 Y
GFA 567m² 369m²
Setbacks Frontage
- Woodland Dr (6m) No Change Y
- Rufous St (6m)
Side
- South (3m)
- East (3m) (not including vertical window covers)
Wall length <15m No Change Y
Articulation of 0.75m
Landscaping 10% of site (79m²) >10% No Change Y
With 60% of this to be soft
landscaping - 47m²
Parking Caretakers – 1 car space 6 parking spaces (300m2) Y
Industry
Y
Motorcycle (300m² use area 1/100m²) 7 x motorcycle spaces (1 carpark in lieu)
Y
– 3 spaces (motorcycle spaces maybe
provided in lieu of car spaces at 1 per
4)
8 bicycle spaces Y
Bicycle (1/50m²) – 6 bicycle spaces
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and located Bin storage near garages of each unit and Y
for transport to kerb with grade of screened from the street
<1:15
Caretaker’s 65m² 65m² Y
accommodation
Private Open POS (15m2) No Change
Space Horizonal dimension of 2.5m Y
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5.1.1 Land use
The Innovation Zone Code PO1, AO1 seeks that development offers at least one innovative, creative
or knowledge-based activity. The following is the nested use definition table from The Noosa Plan
2020.
The design includes a large server room on the first floor to be managed by the onsite caretaker.
The uses for the site are anticipated to be directly related to the Noosa Council’s Peregian Digital
Hub and will allow for tenancies for innovative and emerging industries involving design, research.
Figure 7 – Splash web page for the Peregian Digital Hub - https://www.peregianhub.com.au/
The ownership of the site has been recently transferred to Ben Duncan’s private ownership (through
a trust). Ben is the founder of AtMail, which was one of the first tenants of the Peregian Digital Hub.
Ben has spoken frequently about the hub and the attraction of Research & Technology Industries to
the coast through the ‘Silicon Beach’ initiative.
(https://youtu.be/1ytSrnVDjKM?si=BEc0XzyVhMI0Bq8T)
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Figure 8 – Ben Duncan Interview about AtMail and Silicon Beach
Ben has an intimate knowledge of the technology startup businesses that are to use the new
building, including the computer server technology (stored on the site) and R&D requirements for
the space (including 3D printing and manufacturing).
5.1.2 Works Codes
The proposal can comply with all relevant engineering code which is demonstrated by the following
reports provided as part of the application package that was recently approved including a concept
Stormwater Management Plan and Vehicle Turning Paths.
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6.0 State assessment and other matters
6.1 State interests
Matters established in the Planning Regulation
Nil
State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment against the State Development Assessment
Provisions for coastal hazards.
7.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Caretaker’s
accommodation, Research$ Technology Industry, situated at 7 Wood land Drive, Peregian Beach.
The use is a consistent code assessable development within the Innovation Zone. The assessment
finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for the
development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that are the natural
and ordinary consequence of the development, but does not have the effect of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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