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Town Planning Report · MCU23/0078
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Level 2, 1 Breakfast Creek Road, Newstead QLD 4006 PO Box 436 New Farm QLD 4005 P: (07) 3666 5200 F: (07) 3666 5202 [email protected] ABN: 61 147 343 084 © Wolter Consulting Group 2023 This document is and shall remain the property of Wolter Consulting Group. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited. REVISION AUTHOR REVIEWED SIGNATURE DATE OF ISSUE 1.0 T.HEAP A.MARSDEN 24-04-2023 2.0 T.HEAP A.MARSDEN 22-05-2023
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TABLE OF CONTENTS 1. INTRODUCTION.................................................................................. 1 1.1. PURPOSE OF REPORT ........................................................................................................... 1 1.2. SITE & APPLICATION DETAILS .............................................................................................. 4 2. SITE ANALYSIS ................................................................................... 5 2.1. SITE LOCATION & CHARACTERISTICS .................................................................................... 5 2.2. CONTEXT ............................................................................................................................. 8 2.3. NOOSAVILLE LOCAL PLAN .................................................................................................... 8 2.4. APPROVAL HISTORY............................................................................................................11 3. PROPOSAL ....................................................................................... 13 3.1. GENERAL OVERVIEW ...........................................................................................................13 3.2. ASPECTS OF DEVELOPMENT .................................................................................................15 3.3. SUPPORTING TECHNICAL REPORTS ......................................................................................23 4. STATUTORY PLANNING OVERVIEW.................................................... 23 4.1. STATE FRAMEWORK ............................................................................................................23 4.2. LOCAL FRAMEWORK ...........................................................................................................26 5. REFERRAL AGENCIES ........................................................................ 60 5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS ..................................................................60 5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT PROVISIONS .........................................60 6. KEY PLANNING CONSIDERATIONS .................................................... 61 7. CONCLUSION & STATEMENT OF REASONS ......................................... 66 Planning Report Page | i
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APPENDICIES ABBREVIATIONS
Appendix A: Architectural Plans prepared by Buchan NSC Noosa Shire Council
Appendix B: Landscape Concept Plans by Wild Studio Planning Scheme Planning Scheme Noosa Plan 2020
Appendix C: Civil Engineering Site Serviceability Report by Bornhorst and Ward LGA Local Government Area
Appendix D: Stormwater Management Plan by Bornhorst and Ward SPP State Planning Policy
Appendix E: Traffic Impact Statement by SLR SEQRP ShapingSEQ- South East Queensland Regional Plan
Appendix F: Economic Impact Statement by Deep End Planning Act Planning Act 2016
Planning Regulation Planning Regulation 2017
Appendix G: Environmental Noise Assessment by TTM
P&E Court Planning and Environment Court
Appendix H: Code Responses
SARA State Assessment and Referral Agency
SDAP State Development Assessment Provisions
NBC Noosa Business Centre
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1. INTRODUCTION
1.1. PURPOSE OF REPORT o 96 small format apartments comprising mostly 1 and 2 bedrooms, with
some 3 bedrooms;
This report has been prepared for Stockwell Development Group Pty Ltd
o Pedestrian bridge, Civic Plaza and Civic Spine to activate the public realm
(“Stockwell”) in support of a development application for the Noosa Civic Village
and provide a key linkage from the existing Noosa Civic Centre through
Mixed Use Development. The land subject to this proposal includes the existing
the new Village Mixed Use Development to the new Main Street;
Noosa Civic centre and land to the east. The development will establish a new
o Pedestrian and cycle connectivity throughout the development
mixed used precinct along with the rejuvenation of existing Noosa Civic Centre
(including to the future transit hub) and the provision of significant
so that the combined development presents seamlessly as an integrated Centre.
bicycle parking and end of trip facilities to support alternative transport
The exact extent of the land subject to this development application is illustrated
usage in line with Noosa’s Council’s strategic intent; and
within Figure 1.
o Predominantly basement car parking with limited at grade car parking.
The proposed development is located within the Noosa Business Centre (NBC),
The rejuvenation of the existing Noosa Civic Centre located within 5A –
identified in the Noosa Plan 2020 (“planning scheme”) as a Major Centre and is
Business Park Precinct and 5C- Retail Precinct so that the old and new
one of the most significant centres for the Noosa Shire. Under Shaping SEQ the
developments present seamlessly a single integrated Centre.
NBC is defined as a ‘Major Regional Activity Centre’, further highlighting the
integral role this site plays in Noosa and broader region.
The Noosa Civic Village Mixed Use Development represents a unique
Key components of the proposal includes:
opportunity to create a pedestrian oriented mixed-use development which
Mixed Use Development within 5D – Village Mixed Use Precinct and part of provides the amenity and services to support the existing and future businesses
5E – High Density Residential Precinct including: located throughout the Noosa Business Centre.
o 13,700m2 of retail floorspace including a full line supermarket; This report provides a comprehensive town planning assessment of the
o a cinema, entertainment and dining area; proposed development with regard to the development assessment
o office including flexible and co-working spaces; benchmarks contained within the Noosa Plan 2020 (“planning scheme”).
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DEVELOPMENT ASPECTS COMPLIANCE WITH ASSESSMENT BENCHMARKS
The development is key to supporting the intended purpose and outcomes of
This assessment demonstrates that the proposed development is generally
the Noosaville - Noosa Business Centre as the key employment centre in the
consistent with the intent for the site as anticipated in the planning scheme.
region. The development application seeks a Development Permit for a Material
While some performance outcomes are sought, the proposed development does
Change of Use for the following:
not compromise the primary assessment benchmarks being the Major Centre
Accommodation Activities (Multiple dwelling, short-term accommodation)
Zone Code and the Noosaville Local Plan Code (or any other primary codes).
Business Activities (Food and drink outlet; office; shop; shopping centre)
Community activities (Health care service) The proposed retail component at Noosa Civic Village (13,700m2) is consistent
Entertainment activities (Bar; Hotel; Theatre; Indoor Sport and Recreation). with the Noosa Plan 2020 which allows for an additional 6,500m2 of code
assessable gross floor area (GFA) within the Retail Precinct of the NBC, as well as
DESIGN APPROACH
7,500m2 allowable GFA as consistent, impact assessable within the Village Mixed
The Buchan Group and Wild studio have worked collaboratively with Stockwell
Use Precinct.
to design and develop the Noosa Civic Village Mixed-use Development so that it
is reflective of the Noosa Design Principles. The design has been strategically The Planning Act 2016 gives broad planning discretion to the assessment
worked to create a permeable and accessible development that integrates with manager with regard to the decision-making rules to consider and accept non-
the existing Noosa Civic. The building design has been architecturally curated to compliance with the provisions of the assessment benchmarks, provided that
embrace and enhance the natural environment and provide a development that the proposal advances the purpose of the Act, as is the case for the development
reflects the Noosa style though building material, architectural features and proposal.
maximising on the natural environment elements Noosa has to offer.
Currently, there is a disconnect between the actual role and function of the
Please refer to Architectural Plans - Appendix A and the Landscape Concept Plan-
Noosa Business Centre within Shaping SEQ Regional Plan, the Purpose and
Appendix B for detailed design and technical details.
Overall Outcome for the site as a Major Centre and some assessment
benchmarks. The currency and relevance of the prescriptive planning scheme
provisions do not reflect the current circumstance of the area, community
expectations or Ministerial condition placed on the Noosa 2020 Plan.
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This report addresses the merits of the development with respect to the relevant provisions of the Noosa Plan 2020, the Planning Act 2016 and other relevant legislation. This report provides the following information with respect to the assessment of the development proposal: Detailed site analysis; Description of the proposed development; Statutory planning overview including state and local planning provisions; Referral requirements; Discussion of key planning considerations; and A summation of the report, recommendations and conclusions. The findings of this report conclude that the development is consistent with the local and state planning controls and provides a development that is consistent with the intent for the Major Centre Zone and will in particular provide the amenity and services needed to support existing and future businesses in the Noosa Business Centre. Planning Report Page | 3
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1.2. SITE & APPLICATION DETAILS
Table A: Site and Application Details
Address 69 Hofmann Drive, 28 Eenie Creek Road and 46 Walter Hay Drive, Noosaville, QLD, 4566
Property Description Lot 1, Lot 3 and Lot 7 on SP322201
Area 46,241m² (Lot 3), 128,184m² (Lot 1), 29,392m² (Lot 7) Owner Stockwell NC Pty Ltd
Local Government Noosa Shire Council Planning Scheme Noosa Plan 2020
Zoning Major Centre Zone –
o Retail Precinct (5C);
o Business Park Precinct (5A);
o Village Mixed Use Precinct(5D); Neighbourhood Noosaville Local Plan
o Showroom Precinct (5B); and Plan
o High Density Residential Precinct (5E).
Recreation and Open Space Zone
Environmental Management and Conservation Zone
Bushfire Hazard Overlay
Overlays Land Subject to Acid Sulfate Soils Overlay
Biodiversity, Waterways and Wetlands Overlay Landslide Hazard Overlay
Applications Details
Type of Development Material Change of Use Required Approval Development Permit
Multiple dwelling, Short-term accommodation, Shopping Centre, Food and Drink Outlet, Shop, Office, Health care service, Bar, Hotel, Theatre,
Proposed Use Indoor Sport and Recreation.
Category of Assessment Impact Assessment Public Notification Required (15 business days)
Referral(s) Energex – Material Change of Use of Premises Subject to an Easement for the benefit of a distribution entity for supply network
SARA – State Transport Infrastructure Thresholds - Development for a purpose stated in schedule 20 which exceeds the threshold for LGA 2
Applicant Stockwell Development Group Pty Ltd Contact Person Kelly Alcorn – [email protected] - 0422 234 188
Town Planning: Wolter Consulting Group Civil and Stormwater Engineering:
Architect: Buchan Group Bornhorst & Ward
Client Stockwell NC Pty Ltd Consultant Team Landscape Architect: Wild Studio Traffic Engineering: SLR Consulting
Acoustic: TTM Economics: Deep End Services
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2. SITE ANALYSIS Vegetation
While the edges of the site are cleared adjacent to
roadways and boundaries, the majority of the sites
contain existing vegetation.
2.1. SITE LOCATION & CHARACTERISTICS Waterways / waterbodies No waterways or waterbodies are located on site.
The site is located at 69 Hofmann Drive, 46 Walter Hay Drive and 28 Eenie Creek Each of the lots within the subject site are included on
the Environmental Management Register as a result of
Road, Noosaville, formally described as Lot 1, Lot 3 and Lot 7 on SP322201. Contaminated land the parent parcel (Lot 2 on SP182880) being subject
Notifiable Activity associated with a Service Stations.
The site is comprised of recently created lots within the Noosa Business Centre,
including the existing Noosa Civic Shopping Centre and land to the southeast.
Table C: Site services
The site has frontage to Hofmann Drive to the south and easements connecting
The Unity Water As-Constructed Plans of the surrounding
to Walter Hay Drive to the northeast which will provide safe and legible road and area indicate existing 150mm and 180mm diameter water
pedestrian access to this development site. Water Supply mains through and adjacent to the site. Please refer to
further details in Appendix C – Civil Engineering Site
Table B below further characterises the physical features of the site and Table C Serviceability Report.
The Unity Water As-Constructed Plans of the surrounding
provides an overview of infrastructure servicing the site.
area indicate existing 225mm diameter sewer mains along
Sewerage the southern boundary of the site with associated property
Table B: Site characteristics connections. Please refer to further details in Appendix C
– Civil Engineering Site Serviceability Report.
Numerous existing easements are established over the
land subject to the development, with the below The detailed survey and examination of as-constructed
relevant easements situated in or adjacent to the areas documentation confirms that existing stormwater mains
Easements being developed within each lot: Stormwater and associated and gully pits are established throughout
Lot 1 – Easements AM, AF, CC, ED, WF on SP322201 the site. Please refer to further details in Appendix C – Civil
Engineering Site Serviceability Report
Lot 3 – Easements AK, AL, CB, CD, EB, SB & WB on
SP322201 Energex Asset Plans confirm that underground electrical
infrastructure exists along the internal private access
Noosa Shire Council contour mapping confirms the Electricity, Gas & roadway. Please refer to further details in Appendix C –
subject site has a maximum elevations of approximately Telecommunications Civil Engineering Site Serviceability Report. There is no gas
Topography 10m RL near the eastern boundary and approximately
infrastructure in the vicinity of the development.
5m RL near the southwestern corner, representing a
gradual slope from east to west.
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Figure 1: Site Context Map
Site Location Date
28 Eenie Creek Road, Noosaville 22-03-2023
Source: Google Maps
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Figure 2: Site Aerial
SUBJECT SITE
Site Location Date
28 Eenie Creek Road, Noosaville 22-03-2023
Source: Nearmap
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2.2. CONTEXT NBC is identified in the Shaping SEQ Regional Plan as the only Major Regional
Activity Centre for Noosa. This direction is reflected in the Noosa Plan 2020
The site is situated within the bounds of Noosa Shire Council local government
Strategic Framework, spatially in the zoning as a Major Centre Zone – Noosa
area, in the suburb of Noosaville. The site forms part of the Noosa Business
Business Centre (NBC) and within the Noosaville Local Plan, which provides
Centre (NBC), which includes Noosa Civic Shopping Centre, the Noosa Civic
additional locally relevant planning provisions for the assessment of
Showroom precinct and the Noosa Civic Business precinct. Together this
development within this area.
provides a sub-regional shopping and services facility to the Noosa Shire and
hinterland. 2.3. NOOSAVILLE LOCAL PLAN
Noosa Civic Shopping Centre The site is located within the Noosaville Local Plan and specifically mapped within
the Noosa Business Centre Framework & Character Plan (Figure 3). The proposed
Noosa Civic Shopping Centre is located on Lot 1 and is contained within the Retail
development accords and advances the plan by:
Precinct and is a traditional retail offering with a total floorspace of
Delivering a mixed use development including retail floorspace that is
approximately 18,000m2 and is anchored by a Big W and Woolworths
supported by the Noosa Plan 2020, that will provide the amenity and
supermarket. There is also a number of non-retail tenants comprising banks,
services needed to support existing and future businesses to ensure that the
financial services and health related businesses.
Noosa Business Centre is established as a vibrant key employment centre;
Noosa Civic Showroom
Establishing a key pedestrian link between the existing civic centre and the
This precinct is located in the northern part of the centre, adjacent to Walter Hay proposed development, via a pedestrian bridge which will connect into the
Drive and Eenie Road and comprises of a majority of large format showroom open-air civic spine facilitating an active public realm and enabling the
uses. creation of a lively civic space.
Noosa Civic Business Delivers an active street frontage along the main street that will provide for
a diverse range of retailers and mixed-use activity.
This precinct is located to the west of the core retail and provides service-
Provides for a residential component that delivers small dwellings bringing a
oriented uses including government services, community services and health-
product that can contribute to Noosa’s housing diversity; and
related activities. A service station is also located within this precinct.
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Provides for a highly permeable and accessible development that connects
with existing pedestrian links; and
Supports alternative transport usage through the provision of key pedestrian
linkages including pathways and underpass connecting to the future transit
hub, a significant end of trip facility and the provision of 110 bicycle parks.
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Figure 3: Noosa Business Centre Framework & Character Plan
Site Location Date
28 Eenie Creek Road, Noosaville 29 March 2023
Source: Noosa Shire Council
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2.4. APPROVAL HISTORY
The approval conditions allowable uses within each component and maximum
There has been a number of applications over the site. A summary of the
Total Floor Area (TUA) for approved uses. Noosa Civic has been developed and
development approval over the site and surrounding area is provided below.
operates in accordance with these conditions.
28 EENIE CREEK ROAD, NOOSAVILLE – MATERIAL CHANGE OF USE
Table D: Total Floor Area Conditions
On 1 May 2003, Noosa Shire Council issued a Decision Notice for approving a
Commercial and Business
Development Permit for a Material Change of Use for Shire Business Centre – Retail Centre Component Showroom Component
Component
Stage 1 at 28 Eenie Creek Road, Noosaville, also described as Lot 3 on SP246584 The shop floor space shall The showroom The commercial and
not exceed 18,000m2 TUA /homemaker floor space business floor space shall
(Council Ref: 132002.220285) now identified as Lot 1 on SP322201.
shall not exceed 7,000m2 not exceed 5,000m2 TUA
TUA
The original approval was subject to a court judgement dated 15 May 2004 and
Uses Allowed
provides for a range of uses across the Retail Centre, Showroom/Homemaker,
Shops Showroom Commercial
Commercial and Business components. Professional offices Commercial Premises
Commercial premises premises Commercial
The application was subject to Impact Assessment and required referral to the Commercial Services Commercial Services Services
Department of Main Roads and the Department of Natural Resources and Mines Restaurants Medical Centre Medical Centre
Service Station Professional Offices Professional Offices
as advice agencies, and the Environmental Protection Agency (devolved to
Service Shops Warehouse Warehouse
Noosa Council) as a concurrence agency. Fast Food Premises Educational Educational
Medical Centre Establishment Establishment
Since the completion of the development, a number of development approvals Outdoor Special Purposes Special Purposes
including change applications and “generally in accordance” requests have since Entertainment
Special Purposes
been endorsed by Council. The most recent Minor Change approval (Council ref
132002.220285.E) was approved 19 May 2022 for use of a tenancy in the
Business and Commercial component for food and drink premises.
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Under the Noosa Plan 2020, these ‘components’ correlate to the following Figure 4: Approved Plan of Reconfiguration Precincts, refer to Figure 8 Zoning Map: 5A Business Park Precinct 5B Showroom Precinct 5C Retail Precinct 28 EENIE CREEK ROAD, NOOSAVILLE – RECONFIGURING A LOT An application was lodged in November 2018 for a Reconfiguring a lot (1 into 19) by Stockwell Development Group over the land at 28 Eenie Creek Road, Noosaville (Council Ref: RAL18/0023). The application was refused by Council in March 2020, and appealed and granted approval by the Court for 1 into 23 lots in late 2020. Figure 4 illustrates the reconfiguration plan submitted with RAL18/0023.01 that generally reflects the current lot layout. Planning Report Page | 12
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3. PROPOSAL
KEY CONNECTIONS
3.1. GENERAL OVERVIEW The proposed development establishes a pedestrian connection from the
existing Noosa Civic Centre to the proposed development. The connection will
The new mixed-use development and the rejuvenation of the existing Noosa
be established via a bridge that will cross the retained Open Space Area
Civic Centre so that the existing Centre and the Village Mixed Use Development
(Covenant J) that runs between the existing centre and the proposed
present as a single integrated centre that is connected through a pedestrian
development. The bridge connection will directly lead into the open-air civic
bridge, civic plaza and civic spine.
spine, which is positioned between the mixed-use village buildings, facilitating
The proposed development builds on its identified status as a Major Regional
an active public realm and enabling the creation of a lively civic space.
Activity Centre within Shaping SEQ, Regional Plan 2017 through the provision of
VILLAGE MIXED USE DEVELOPMENT
a wide range of centre activities including residential to meet the needs of the
The new village mixed-use development is focused on a main street providing a
Noosa Shire and provide the amenity and services to support existing and future
continuous active street frontage and public realm. The proposed uses
businesses throughout the Noosa Business Centre.
incorporate a wide range of retail, commercial, entertainment, community and
REJUVENATION OF THE EXISTING NOOSA CIVIC CENTRE
residential opportunities spread across three (3) buildings. Further details of the
The Village Mixed Use Development has been designed to provide a level of
nature of the land uses as part of the development are highlighted in Table E and
seamless integration with that of the existing Noosa Civic Centre through both
in Section 3.2 below.
physical connection and design - where skillion roof forms, extensive glazing and
internal mall clerestory are key features of both the existing and new Further to the Main Street, the development bounds the retained Open Space
developments. Area (Covenant J) to the west, facilitating strong connections to the natural
Key internal and external elements of the existing Centre will be enhanced environment. The buildings are established to the north, south and east of the
through the inclusion of new covered walkways to the entries providing a civic spine, enabling high levels of foot traffic to ensure the proposed
connection to the existing covered carpark areas, the introduction of new development maintains useability across day and night.
outdoor seating and the greening of the internal mall.
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This ensures that the ’village’ atmosphere is created through smaller building development, linking the new mixed-use development with the existing Noosa
envelopes, light weight built form that maintains human scale and responds to Civic Centre.
the Noosa climate through landscaping, awnings and activated retail frontages
The development provides a built form which is oriented to the internal civic
at ground level.
spines and plazas and provides pedestrian focal points encouraging interaction
and activity in these spaces. Pedestrian activity and interaction are further
The development seeks to include a wide array of uses that will not only serve
promoted through shading and landscaping to establish a sub-tropical climate
the broader Noosa community but will provide the amenity for existing and
responsive environment. The built form outcomes and overall design have been
future businesses to ensure that the Noosa Business Centre fulfils its role as the
thoughtfully considered; a summary of these development outcomes is provided
key employment centre in the region. The range of uses to be established in the
in Table F below.
Village Mixed Use Development are set out in Table E below.
Table E: Land Use Dedication Table F: Key Development Parameters
Use Dedicated Land Area Parameter Proposed Outcome
Shopping Centre (Food and Drink, Plot Ratio Village Mixed Use precinct 0.61:1
Shop, Office, Health Care Service, Bar 13,700m2 High Density residential Precinct 0.53:1
and Hotel) No proposed changes to built form in existing Noosa Civic
Theatre 3,050m² Shopping Centre.
96 Small Dwellings (less than 100m2 GFA) Building Height Residential 3 Storey - 13.6m (roof),~12m (ceiling)
Multiple Dwellings / Short-term 48 x 1 bed, 1 bath Cinema 2 Storey - 20m above ground level
Accommodation 43 x 2 bed, 2 bath
5 x 3 bed, 2 bath Setbacks Northern boundary: 6.82m to wall
Commercial (i.e. office) 2,800m² Southern boundary: 10.72m to wall
Western boundary: 4.0m to wall
The proposed land uses forming part of the Noosa Civic Village mixed-use
Site Cover 27,400m² (36.3% of the land in Lots 3 and 7)
development are further supported by under croft/basement and at-grade, main
No. Parking 913 Car parks
street parking. Notwithstanding, a pedestrian bridge connection is proposed
Landscaping 5,365m² (11% of developed precincts)
through the retained Open Space Area (Covenant J) to the west of the
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Several key development parameters are discussed in greater detail in Section Landscaping will be incorporated around the entrance which will be
3.2.
enhanced by large floor mounted container pots with appropriate sub-
3.2. ASPECTS OF DEVELOPMENT tropical plant selections. The garden beds at the car park side of the crossing
will be replanted again with suitable sub-tropical species.
3.2.1. WORKS TO EXISTING CENTRE
Transit Precinct
The proposed development will enhance the existing Noosa Civic Centre,
It is intended to provide a covered pavilion style structure for provision of
specifically with an intent as follows:
covered outdoor dining for both east and west entrances. The courtyard
East / West Entrance Crossing Canopies
area will also provide public seating opportunities and new landscaping.
It is intended to provide a structure over the existing crossing in front of this
The outdoor dining pavilion will be designed within the framework of Noosa
entry to establish a covered connection for rain and sun from the existing
Design Principles and will integrate with architectural forms and materiality
covered mall entry to the covered carpark pedestrian circulation system.
developed in the village mixed use development of Lot 3 and 7.
The canopy will be designed within the framework of Noosa Design
The pavilion will incorporate exposed painted steel structural columns, beam
Principles, recognizing the existing crossing and entry geometry and will
and roof framing elements, and finer grained timber/timber look battens,
respect both the architectural roof forms and materials of the existing
and combinations of metal, glass and/or polycarbonate roof materials.
centre, and with consistency will integrate with architectural forms and
materiality developed in the village mixed-use development area of Lot 3 3.2.2. VILLAGE MIXED USE PROPOSAL
and 7. As identified in Table E above, the village mixed use development component
The canopy structure will incorporate exposed painted steel structural includes the following consistent uses:
columns, beam and pitched roof framing elements suitable to the spans 13,700m2 of mixed use GFA that will contain a diverse range of uses
required, finer grained timber/timber look battens, and combinations of inclusive of full line supermarket;
metal, glass and/or polycarbonate roof materials. 3,050m2 of space which will accommodate a cinema;
The structures will also be appropriately lit to provide a lantern effect for 1,560m2 of entertainment space which will provide for uses such as hotel
night-time identification and use as well as providing a safe crossing and indoor sport and recreation activity;
environment.
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2,800m2 of commercial space at Level 2 which will offer a range of flexible Commercial
and co-working including conferencing spaces to business; and
The commercial element is located on the second level along the Civic Spine and
2
96 residential small dwelling (less than 100m in GFA) apartments
The proposed development incorporates 2,800m² of commercial office space on
comprising predominantly 1 and 2 bedrooms with some 3 bedrooms.
the first level of the Civic Spine in the centre of the Village Mixed Use precinct to
The development is oriented around a village style main street, with a green create a supportive environment for smaller business owners. It has been
pedestrian spine linking to the civic open space and across to the existing Noosa designed to designed to provide a range of workspaces for businesses including
Civic Shopping Centre. The internal laneway allows for pedestrian permeability flexible and co-working spaces.
and landscaping between buildings to create smaller buildings in the ‘Noosa The commercial verandah extends over the Civic Plaza at the western end, to
Style’. promote its engagement with this space and the green corridor beyond,
The design allows for a continuous active street frontage, with landscaping to providing activation and introducing variations in built form.
provide vibrancy, high levels of amenity and on-street parking. Car parking will
Cinema and Entertainment
also be located at grade on Lots 3 and 7 and within a basement level located on
The cinema and entertainment complex is visually and physically centred to the
Lot 3.
Civic Space. Entry is located at ground, with the land uses contained at level 2.
It is integral that the development provides for ultimate flexibility in relation to
Residential
tenancy sizes, GFA split and uses across the centre to ensure that the tenancies
The proposed development includes 96 small apartments including one, two and
respond to market and provide vibrancy and responsiveness as the economic
three bedroom product, all of which are considered ‘small dwellings’ with less
climate demands.
than 100m² of gross floor area. The apartments are predominantly located at
Retail
levels 2 & 3 with private open space oriented to the Main Street and in the High
Retail is located predominantly at ground to create an activated and vibrant
Density Residential Precinct. There are also a small number of dwellings at
Village atmosphere that is designed to cater for convenience retail in the internal
ground level at the southern end of Main Street.
mall which runs adjacent to a vibrant open air Civic Spine that will feature dining,
entertainment and lifestyle shopping with smaller boutique retailers lining Main
Street.
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The proposed residential uses are key components that are envisaged within the the dwellings will be rented on both short and longer term basis delivering key
Major Centre zone, as outlined by the following overall outcomes which apply to business amenity for workers and conferences.
the Village Mixed Use Precinct:
3.2.3. BUILT FORM
(e) Development includes a mix of small format retail such as specialty
The project Architect, Buchan, below demonstrates the design intent for the
shops, cafes and restaurants with opportunities for small multiple
dwellings located above ground level. Noosa Civic Village Mixed Use Development:
(g) Housing choice is provided through mixed-use buildings along the
“The Noosa region of South-East Queensland is renowned for its stunning
village main street. natural beauty, pristine beaches, and vibrant community. With a focus on
celebrating its unique environment and promoting sustainable development,
The Main Street serves as the frontage for the residential buildings creating a this new mixed-use precinct is planned to embody the spirit of Noosa. This
sense of identity and place with their architectural design responding to the development explores the design principles and features of this innovative
precinct which fosters a relaxed retail, entertainment and residential
street, with three well defined entrances and ground floor features that interact
environment.
with the retail experience and private open spaces that overlook the main
The proposed development fosters a low-scale, genuine mixed-use community
thoroughfares. This integration of low rise residential apartments ensure that that integrates various components to create a cohesive and vibrant
the residential component is woven into the fabric of the precinct, playing a neighbourhood. It encompasses a range of elements including residential units,
commercial spaces, Main Street retail, an open pedestrian precinct (Civic Spine
pivotal role in creating a genuine community that thrives with a 24 hour
and Civic Plaza), food and beverage establishments, cinemas, entertainment
presence. offers and convenient parking.
The proposed development achieves the overall outcomes of the High Density Moreover, the development acts as a connective tissue, linking the existing
Residential Precinct through establishing a sub-tropical designed neighbourhood retail centre (via a pedestrian bridge) to the west and future developments to
the north, east and south.
with excellent amenity, landscaped open spaces and in the middle of shops,
At the core of this new precinct lies the Civic Spine and Plaza, a vibrant public
businesses, public transport and entertainment uses. The proposed residential
space that serves as the heart of the development. Stretching from the existing
dwellings offer a mix of housing types with an element of short term retail centre on Lot 1 and extending to Main Street to the east, the Civic Spine
accommodation to provide a greater mix of housing choice. It is proposed that acts as a central axis for this connective tissue. It provides a platform for
community engagement, cultural events, and social interactions”.
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height is acknowledged to exceed the 12m allowance under Major Centre Zone
Code; however, the maximum height exceedance is due to the pitch of the
The design incorporates a variety of details and forms to provide light and skillion roof design and also the elevated ceiling heights for the lower level retail
shadow so as to break up building facades. This has been achieved through: tenancies. The ceiling height of the residential uses on the 3rd storey remaining
Individual building elements for the Village Mixed Use Centre, by limiting generally at or below the 12m building height allowance.
long facades and positioned out of broad public view.
Finer grain building elements through screening, battening, verandahs The overall highest point of the Noosa Civic Village Mixed Use Development is
and awnings to maintain human scale. associated with the cinema tenancy, with the highest point of the largest cinema
Articulated wall types and materiality to respond to function and box being approximately 20m above natural ground level. This building peak is
location. located ‘centrally’ in the built form of the northern precinct, behind less
Incorporation of large open battened/screened balconies and verandahs dominant elements and not adjacent to any public use areas to ensure it is not
to the residential, commercial and cinema elements. visually dominant or detracting from the human scale of the adjacent
A variety of skillion roofs with lightweight awnings and generous eaves thoroughfares and does not impede views or access to sunlight.
overhangs.
Built form fronting Main Street, Civic Spine and Civic Plaza and internal MATERIALS
laneway have expansive use of glazing and doors to create sense of Materials and detailing play a crucial role in the composition with careful
pedestrian focus with clear sense of address, activity and passive consideration given to the concept of Noosa Design Principles and to the coastal
surveillance to these public areas. This creates a seamless outdoor and condition of the area.
indoor connection. The choice of materials also responds to the durability required to withstand the
coastal climate, with materials chosen for their ability to weather the elements.
BUILDING HEIGHT
Materials in an urban setting must comply with specific fire rating requirements
The proposed mixed-use development will be 2 to 3 storeys in height with a
but nevertheless materials such as painted aluminium battening, painted steel
general overall height of 13.6m above ground level for the third storey
residential components fronting the Main Street and Civic Spine. This building
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structures, profiled metal sheeting, expressed joint/battened F.C. sheeting, and Figure 5: Landscape Precincts
coloured, textured concrete evokes the coastal landscape in an urban setting.
Tying in and further softening the streetscape is the incorporation of signature
trees and low level landscaping in Main Street and the Civic Spine, landscaping
to the other boundary setback areas and incorporation of adjacent existing
covenant j landscape to the experience of civic plaza, cinema lobby and the
elevated walkway in the north/south pedestrian easement adjacent Covenant
J.
3.2.4. LANDSCAPING & DEEP PLANTING
As detailed in Appendix B, the Landscape Concept for the proposed developed
is broken into four (4) inter-linked precincts, of which is represented within
Appendix B – Landscape Concept Design. As can be seen in Figure 5 below, the
landscape precincts frame the Village, ultimately softening the built form and
providing attractive, green linkages that appropriately integrate with the
surrounding environment and provide a clear separation of uses.
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RETAINED OPEN SPACE AREA The civic spine presents a unique landscape opportunity to provide a
The retained Open Space Area maintains the protection restoration of the visual green connection from Covenant J through the mixed use
natural vegetation and landscape and will not be impacted upon with this development and into the new main street, this enhancing the Noosa
development. style.
CONNECTION
A key direction of the Noosa Plan 2020 is to provide a connection between the The Civic Spine plays a significant role in creating an engaging environment that
existing Noosa Civic Centre and the new Village Mixed Use development to the embraces the natural beauty of the green corridor to the west, opening an
east. A pedestrian bridge that crosses from the existing shopping centre, over activated space with a mix of soft and hard landscaping features to connect with
the retained Open Space Area and links into the Civic Spine will achieved this the surrounding greenery. The Civic Spine incorporates features such as
connection. This bridge will provide an immersive and engaging experience for landscaped outdoor dining pavilions, a water feature and platforms that offer
the public given the proximity to the natural environment and its values. views of the retained natural spaces. This integration with the Civic Plaza
CIVIC SPINE AND CIVIC PLAZA enhances the overall aesthetic appeal of the development and allows users to
The civic spine precinct provides for a mix of soft and hard landscaping features, immerse themselves in the natural surroundings, drawing people into cool,
‘greening’ the internal laneways from the street to draw people into cool, shaded shaded dining areas.
dining areas. Together with the smaller and individual built form elements, this
Within this expanded Plaza area, the design strategically integrates the entry
creates a sub-tropical space responding to the “Noosa Style” and strategic
point to the upper level cinema and family entertainment facilities, with an open
direction in Noosa Plan 2020. Key features of the civic spine include:
air lobby that further enriching the Civic Spine and connection from the existing
Containerised planting that will provide for both (1200mm) (500mm)
centre.
depths with the larger planters accommodating feature trees that will
provide canopy cover establishing shaded areas. Public spaces are carefully integrated along the Civic Spine, serving as gathering
Water play in the Civic Plaza will activate and soften the space whilst places for relaxation and hosting community events. These spaces also include
maintain functionality for events ranging from Sunday afternoon jam shaded outdoor dining seating areas and communal gathering spots that provide
sessions to family movie nights and Olympic Event screenings.
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a versatile platform for social interactions and promotion of a sense of 3.2.5. ACCESS
community. Primary vehicular access to the site will be from existing road infrastructure in
the form of the established roundabouts to the north and south of the site as
Together with the smaller and individual built form elements, this creates a sub-
well as the constructed north/south roadway over Easement AK on SP322201
tropical village responding to the “Noosa Style” and strategic direction in Noosa
that forms the main street through the Noosa Civic Village Mixed Use
Plan 2020.
development.
MAIN STREET Main Street provides convenient access to basement and undercroft parking and
A defining characteristic of the proposed development, Main Street is an servicing areas at ground level and ramps to underground/basement parking
important element in the overall masterplan and links the proposed future areas.
transit centre to the north to the uses proposed to the south of Lot 3 and Lot 7, Supplementary pedestrian access is provided via a connection bridge through
creating seamless integration and walkability through the entire Noosa Business Covenant J to the west over existing Easement AM on SP322201, linking the
Centre. new mixed use development with the existing Noosa Civic as one Centre.
Main Street is designed with the comfort and safety of pedestrians in mind, being CAR PARKING
characterised by wide sidewalks with mature street trees canopy cover and A total of 913 carparks are provided for in this development, comprising of the
planted verges and ample seating to create an environment that encourages following:
people to explore the precinct. The landscaping will be integrated with the built 693 basement parking spaces;
form with green frontages, awnings and blurring between the natural and built 188 ground level spaces (87 spaces within Lot 3 & 101 within lot 7; and
environment. This is a key component of sub-tropical design, creating shade and 32 off street parking spaces.
protection from the elements, while bringing the ‘outdoors in’. The car parking provided has carefully considered the different peak demand
Built form at ground level will activate this space through entry statements, times of the various uses proposed i.e restaurants tenancies are typically busier
windows and awnings to create a vibrant space. The utilisation of street trees in the evening where retail tenancies are generally either closed for trading
with canopies will also ensure that pedestrian movement is prioritised, with during this time or trading at a lower intensity. Overall SLR support the proposed
vehicles naturally slowing as a result of the environment created.
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parking where the reporting demonstrates compliance with PO1 from Council’s All bin storage areas have been positioned away from key thoroughfares and
Driveway and Parking Code as follows: public open space areas and are to be screened where appropriate to preserve
The assessment demonstrates that the plausible peak hour demand for the amenity.
proposed development is 913 spaces when considering the parking demand Swept path assessments provided in the Traffic Impact Statement (Appendix E)
profiles for the differing tenancies types within the development; have demonstrated that all service vehicles are able to access the proposed
Visitors to the site are likely to visit multiple land uses during their trip, and servicing areas and loading facilities with suitable clearances.
residential tenants who live within the precinct will likely visit the shopping
BICYCLE PARKING AND END OF TRIP FACILITIES
centre by foot; and
Council’s strategic intent for transport aims to encourage active and public The development proposes to incorporate 110 bicycle spaces and significant
transport moved, where a relaxation in car parking supply will help promote purpose-built end of trip facilities (including showers and lockers) which will be
such a mode shift. located in the southern end of Lot 3. These facilities will be accessed both
Please refer to the enclosed Traffic Impact Statement prepared by SLR internally to the retail and via the Main Street.
Consulting – Appendix E for more details.
3.2.6. STORMWATER MANAGEMENT
REFUSE STORAGE & COLLECTION
A site based Stormwater Management plan has been prepared in support of
The proposed development incorporates waste storage areas at ground level
the proposal which demonstrates that the proposed development can be
adjacent to 3 of the four vehicular entrances to the site and internal service bays
developed in accordance with Engineering Best Management Practice, Noosa
as follows:
Shire Council guidelines, QUDM 2017 and the State Planning Policy 2017.
Bin Storage at the rear of the Supermarket serviced by the adjacent
designated servicing area at the southern end of Lot 3; The proposed development achieves seeks to achieve new stormwater
Bin Storage near the northern carpark entrance to Lot 3; connections to the existing stormwater piped network located along the
Bin Storage areas near the sercie bays below the cinema tenancy in Lot 3; private access roadway (Main Street) and the adjoining environmental zone
and and natural drainage channel.
Bin Storage area near the northern entrance to Lot 7;
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Below-ground detention tanks are proposed which will incorporate 3.3. SUPPORTING TECHNICAL REPORTS
stormwater quality treatment measures.
This report is accompanied by the plans, reports and additional information
Please refer to the Stormwater Management Plan by Bornhorst and Ward in
listed in as Appendices at the beginning of this report (page ii). This supporting
Appendix D for more details.
information demonstrates thorough review and consideration to the nature of
3.2.7. ACOUSTIC ASSESSMENT the development and highlighted the key technical aspects that required further
justification.
An Environmental Noise Assessment has been prepared by TTM which
undertook a noise assessment of the proposed development, to what mitigation 4. STATUTORY PLANNING OVERVIEW
measures are necessary to comply with the relevant provisions of the Noosa
Planning Scheme. The report concluded with the following recommendations: 4.1. STATE FRAMEWORK
Onsite dwellings be constructed to achieve a total noise reduction of at least
The development application requires assessment against the relevant
25Db. Specific details of sounds reduction requirements for habitable
provisions of the Planning Act, SPP and SEQRP. Consideration of these matters is
rooms are detailed in table 17 of the report;
outlined below.
Operating hours are limited to 7am-2am with amplified music for
restaurants limited to background music only; 4.1.1. PLANNING ACT 2016
Outdoor speakers to be located within the southern section of the The statutory framework for decision making in relation to land use and
entertainment area to remove direct line of sight between speakers and development in Queensland is contained within the Planning Act and its
onsite receiver; subordinate legislation.
Restrictions to speakers operating at specified maximum sound pressure
levels; and 4.1.2. STATE PLANNING POLICY
Screening of mechanical plant equipment. The SPP relates to 17 separate State interests grouped together under 5 broad
Please refer to the Environmental Noise Assessment by TTM in Appendix G for themes and provides direction to local governments in preparation of planning
more details. documents and assessment of development applications. The SPP has been
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integrated into the Noosa Plan 2020. In summary, the SPP does not contain any Figure 6: Map 3b Prosper - Economic Areas Shaping SEQ
matters that are likely to impact on the development potential of the site.
4.1.3. SOUTH EAST QUEENSLAND REGIONAL PLAN
The SEQRP provides the framework for managing growth, change, land use and
development in the SEQ Region to the year 2041. The SEQRP represents an
agreed Queensland Government position on the future of SEQ and takes
precedence over all other planning instruments.
As illustrated in Figure 7, the site is located within the Urban Footprint of the
SEQRP. As such the proposal does not trigger assessment against the Regulatory
Provisions of the regional plan.
NBC is identified as a Major Regional Activity Centre (Figure 6) and is expected
to serve a sub-regional catchment providing a wide range of economic uses
including administrative uses and major concentration of business and related 4.1.4. SCHEDULE 11 OF THE PLANNING REGULATION- KOALA HABITAT AREAS
activities, cultural and entertainment facilities and support comparison and retail Schedule 11 of the Planning Regulation seeks to regulate development based on
uses that meet the needs of their sub-regional catchments. Emerging creative mapping affecting the site and the nature of the proposed development. As
industry and knowledge based business sector are also accommodated. shown in Figure 7, the site is mapped as being located wholly outside the Koala
Assessable Development Area and does not contain any Koala habitat areas and
therefore assessment under Schedule 11 is not required.
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Figure 7: State Mapping
Outside Development Footprint Outside Development Footprint
Site Location Date
28 Eenie Creek Road, Noosaville 28-04-2023
Source: DSDILGP, 2023
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4.2. LOCAL FRAMEWORK This is further discussed in Section 6 of this report. A detailed assessment of these
provisions is carried out in the following sections of this report.
It is noted that the Local Government Planning Scheme is the key instrument for
integrating State, Regional and Local planning outcomes. The Minister approved 4.2.1. STRATEGIC PLAN
the Noosa Plan 2020 on 18 February 2020 subject to a number of ministerial Under the Strategic Intent, Part 3.2.6 - A diverse and resilient economy, the NBC
conditions including a specific condition on the Noosa Business Centre (NBC) as is recognised as the only Major Regional Activity Centre in Noosa, offering the
specified below: “greatest opportunity to accommodate most of the long-term growth and development
SPP – Guiding Principles – Noosa Business Centre – Condition 6: for key priority sectors including knowledge-based industries such as education and
training, health, digital economy, technology innovation, and research and
Commence a process to review the provisions of the Noosa Within twelve months
Business Centre to provide more detailed planning guidance from the date of development. This will be delivered through a number of planning precincts to reflect
and outcomes sought for the Noosa Business Centre adoption of the the desired function and role of the centre. Future retail development is provided for in
reflective of its role as a Major Centre for Noosa. This proposed planning
a village mixed use precinct designed around a vibrant open main street linked to
process should include a review of the levels of assessment scheme.
and regulation that will inform an amendment to the an open air village green space and connecting with the existing shopping centre.
planning scheme to integrate the outcomes of this process. Future commercial and employment uses are to be located in a business park precinct
and the nearby innovation zoned land. Housing choice including small dwellings and
The Noosa Plan 2020 was adopted by Council on 17 September 2020. We note
social housing is provided through a high density residential precinct.
the review process by NBC did not commence until 2022, and not within the 12
Mixed-use development may comprise office, retail, entertainment and other business
month timeframe as per the ministerial condition.
uses, together with residential. These uses are supported by the provision of
However, in the absence fulfilling the condition to better reflect NBC’s role as a a site within the centre for a sub-regional transit facility into the future”.
Major Activity Centre under Shaping SEQ Regional Plan and as a major centre for
Noosa, this development application is required to be assessed against the
current provisions of the Noosa Plan 2020. The proposed development responds directly to this strategic outcome through:
Establishing the future retail development in a village mixed use precinct,
together with office, entertainment, business and residential uses.
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Designed around a vibrant open main street (privately owned), that is a spine The proposed development will create an active and vibrant mixed use
between the Village Mixed Use precinct and the High Density Residential centre. The proposal incorporates a large civic space – a gathering space for
Precinct. The main street is tree-lined and activated through retail uses at the community that is serviced by entertainment and retail uses. The
ground level. development is ideally located with excellent transport options through the
The village is centred around an internal pedestrian laneway – a landscaped future transport hub;
spine, that connects from the main street through to the open air civic The proposed development has responded with a focus on the unique
centre, and a pedestrian bridge to the existing Noosa Civic Centre. This open, environment to embody the spirit of Noosa. This is achieved through sub-
internal laneway is activated through retail and commercial uses at ground tropical design elements including awnings, sustainable building materials,
floor, with office and residential at upper levels. low-scale built form and a melding of outdoor and indoor environments
96 small dwellings are proposed that overlook Main Street and the internal through civic spaces and built form. The proposed development fosters a
pedestrian laneway in both the High Density Residential Precinct and the low-scale, genuine mixed-use community that integrates various
Village Mixed Use Precinct. components to create a cohesive and vibrant neighbourhood.
The proposed development achieves this key strategic intent and direction. The proposed development achieves the following Strategic Directions – Part
3.3.3 Housing Choice:
Strategic Outcomes
The proposed 96 small dwellings are located in the Major Centre Zone,
The proposed development achieves the following Strategic Directions – Part
Village Mixed Use and High Density Residential precincts
3.3.1 Settlement:
The proposed residential component introduces small dwelling units in well
introducing diversity in housing through the well-designed, well-located 96
located position to provide an improved housing mix and responds directly
small dwelling apartments located in the High Density residential Precinct
to community and housing needs in Noosa Shire;
and Village Mixed Use Precinct.
The proposed development has been designed to respond to the Noosa
ensuring the community is serviced through establishing new retail,
Style character, at a maximum 3 storeys in height and oriented around open
entertainment, commercial and residential development in the only
space and tree-lined Main Street.
identified Major Regional Activity Centre in Noosa;
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The proposed development achieves the following Strategic Directions – Part breaking up built form and linking to a village green and an open space
3.3.5 Economy and Employment: corridor. Large box-like buildings are avoided.
The development creates well designed spaces for community interaction
4.2.2. ZONING
through linking the pedestrian civic spine extending from private Main Street
Under the Noosa Plan 2020, the site is primarily located within the Major Centre
to the large Civic Plaza. The outdoor spaces have high levels of streetscape
Zone (refer to Figure 8 below). The purpose of the Major Centre Zone aims to
appeal through the incorporation of outdoor meeting areas, mature trees,
provide for a large variety of uses and activities to service Noosa Shire. As
green space for casual interaction and reflection and effective interface
identified in Table G below, the proposed development is consistent with the
between public spaces and private development through the retail at ground
overall outcomes of the Major Centre Zone.
floor, awnings and casual surveillance opportunities.
the proposed development is located within the Major Centre Zone – Noosa A full assessment against relevant performance and acceptable outcomes can be
Business Centre in accordance with the identified Centres Hierarchy. The found within the Code Compliance Statements at Appendix H. The table below
Economic Impact Assessment (Appendix F) demonstrates the proposal is provides an assessment against the overall outcomes of the Major Centre Zone
consistent with the strategic direction and the competitive trading effect on code.
other centres would not adversely affect the role and performance of those Part of the site is located within the Recreation and open space zone for land
centre. that adjoins the pedestrian connection to the Noosa Civic to the west, consistent
the proposed development delivers higher order shopping and commerce, with Easement J. Surrounding zoning is a mix of High density residential,
entertainment, health, education and community facilities, as well as higher Innovation and Environmental management and conservation.
density housing choices. The development has been designed around a
Development is proposed in the Recreation and open space zone, noting this is
pedestrian focussed street-level environments through internal pedestrian
the location of the open air Civic Spine that connects directly into the pedestrian
Civic Spine and Main Street.
bridge that links the existing shopping centre to the new development. This
Development of the Noosa Business Centre is to be consistent with the
bridge is directed to be provided through the strategic framework, Major Centre
Noosa-style village character incorporating subtropical design with low-scale
Zone code and Noosaville Local Plan. An assessment of the overall outcomes of
pavilion-style buildings at human scale with high amenity landscaping
the Recreation and open space zone has also been undertaken in Table H, which
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confirms compliance with the intended outcomes for the open space area located between the existing Noosa Civic shopping centre and village main street. Planning Report Page | 29
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Figure 8: Zoning Map
Site Location Date
28 Eenie Creek Road, Noosaville 28-04-2023
Source: Noosa Shire Council
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Table G: Evaluation of Proposal against Overall Outcomes of the Major Centre Zone
Purpose & Overall Outcomes Response
a) The major centres of Noosa Business Centre and Noosa Junction are the most significant centres Compliant
for the Noosa Shire. These major centres service subregional catchments with complementary, not The proposed use at Noosa Business Centre continues to build the sub-
competing roles and functions thereby not compromising the viability of each centre. regional role and function of the centre with the inclusion of entertainment
food and beverage, multi-function event, civic space and associated
commercial.
The village mixed use development does not compete with the existing
services surrounding the Noosa Junction catchment, rather will bring new and
complemnray business and services to the Noosa community.
Refer to Appendix F - Economic Impact Assessment that demonstrates the
proposed development will not compromise the viability of Noosa Junction
centre.
b) Development complements the higher order services at the principal regional activity centre at Compliant
Maroochydore; which is the focal point for employment and services on the Sunshine Coast, with The proposal seeks to build on and integrate with the uses already established
provision of high-order retail and hospitality functions and cultural and entertainment facilities within the Noosa Business Centre. The mixed use development provides a
catering to local and more distant communities, including the Noosa community. range of complementary uses.
c) Major centres contain the highest order of community, retail and commercial functions including Compliant
entertainment and business activities, as well as transport services in Noosa Shire. The village mixed use development is consistent with the inetneded purpose
and outcomes as the Major Regional Activity Centre identified in Shaping SEQ
and Noosa Plan 2020 providing a range of complementary uses including
retail, hospitality, business, entertainment activities. The civic space will be a
significant equitable access event and activation space for NBC and the
broader Noosa community.
d) Development does not compromise the hierarchy of centres across the Noosa Shire, whether as a Compliant
result of the impacts from individual developments or the potential cumulative impacts of multiple The proposed village mixed use development does not impact the hierarchy
developments. of centres across the Noosa Shire, contributing to the efficient and equitable
functionality of the whole Noosa Business Centre.
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Refer to Appendix F - Economic Impact Assessment that demonstrates the
proposed development will not compromise the viability of the hierarchy of
centres across the Noosa Shire.
e) Major centres contribute to a diversified local economy and provide key employment opportunities Compliant
through a range of higher order commercial and enterprise activities in addition to core retail The proposed mixed use development incorporates a range of higher order
outlets that are founded on the needs of Noosa Shire. commercial activities and core retail outlets in addition to the existing
adjacent Noosa Civic, adding to the diversity in key employment
opportunities within the Noosa Business Centre. It provides much needed
services, entertainment, accommodation and amenity for businesses and
their employees and visitors as part of the NBC.
f) Major centres provide a variety of retail uses including shopping centres, full¬line supermarkets, Compliant
specialty retail shops, food and drink outlets such as cafes and restaurants, personal services, local The proposed development seeks to enhance the variety of retail uses within
offices and a range of entertainment activities. Noosa Business Centre contains a higher order of the Noosa Business Centre, with specialty retail shops, food and drink outlets,
retail than Noosa Junction with a shopping centre anchored by a single fullsize discount department flexible working spaces and a range of entertainment activities co-locating
store and a full line supermarket. Complementary retail uses include large format retail showrooms with significant civic space.
and a separate small format supermarket. Noosa Junction complements the Noosa Business Centre
The proposal enhances the Noosa Business Centre’s role in the retail villages
with specialty retail stores, supermarkets and a variety of entertainment uses such as restaurants,
of Noosa with a full-line supermarket, traditional retail offerings, dining
bars, cafes and cinema, catering to the local community and visitors.
entertainment activities, civic event space and health services.
g) Entertainment activities contribute to the economic activity and vibrancy of the major centres both Compliant
day and night. The proposal incorporates a cinema and associated entertainment facility
including an indoor sport and recreation facility, along with a dining precinct
adjacent to the civic plaza that will contribute to the economic activity and
vibrancy of the major centre both day and night and residential, business,
flexible co-working office and conferencing facilities will contribute to the day
and night vibrancy of the NBC.
h) Major centres develop as hubs for medical and specialised educational services. Compliant
The proposed mixed-use development has incorporated a ‘Health care
service’ component into the application to allow medical services to be
established within future tenancies.
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It is noted that a Development Permit has been granted for a medical centre
within the Noosa Business Centre to the north of the proposed development
area. (Council Ref: MCU22/0038) with further health care services
anticipated throughout the wider NBC development.
i) Higher density living in mixed use developments provide for diversity in housing choice, reduced Compliant
commuting pressures and create activated streets in a safe environment with opportunities for both The proposed development incorporates a mix of short and long term small
day and night time casual surveillance. rental residential apartments within the development in a 3 storey format.
These types of Multiple Dwelling/short term accommodation uses are a
housing product not currently available in the local market and seeks to
provide a diversity in housing choice in a well located area with associated
benefits.
j) Development is located and designed to maximise activity along a primary street frontage and Compliant
maintain a human scale and pedestrian focus at street level. The proposed development incorporates a contemporary Main Street
i. Noosa Business Centre, incorporates a contemporary main street character and character by maintaining the primary vehicular thoroughfare in the form of
pedestrian scale of development with activated street frontages as a key feature of the privately constructed north/south roadway over Easement AK on
the Village mixed use precinct; and SP322201, which forms the main street through the Village Mixed Use
ii. Noosa Junction maintains and enhances the existing traditional main street character development. This main street provides a pedestrian scale of development
by contributing to the established development form throughout the centre; with activated street frontages to both retail and residential uses.
This is further enhanced through the pedestrian civic spine that is landscaped
and connects the Main Street through the development and to the civic Plaza.
This civic plaza is connected to the existing centre through the pedestrian
bridge.
k) Major activity centres are serviced by efficient and effective transport networks including Compliant
accessibility by walking and cycling. The Noosa Business Centre provides abundance of transport opportunities
and are well serviced by effective transport networks with future potential
upgrades including the planned transit centre to the north of the site, within
easy walking distance.
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There is an existing pedestrian and cycle network which continues along the
frontage of the site. There is also substantial off-road pathways and on-road
cycle lanes within the NBC, notably the internal loop road and Hofmann Drive.
Further, pedestrians are prioritised through raised crossings, covered
pathways and quality end of trip facilities. Accessibility has been a key focus
through the design and interfaces throughout the village mixed use
development.
l) Development creates vibrant and safe activity centres, with attractive and functional buildings and Compliant
streets with integrated high amenity landscaping, open space and public places. The proposed development is architecturally designed with due
consideration given of the existing character and activities within the Noosa
Business Centre.
The proposed development also includes the rejuvenation to the external
facade of the existing Noosa Civic including improved raised pedestrian
connections, enhanced landscaping and the introduction of a shared Noosa-
style architectural language to provide visual connectivity to ensure the
development components to read as one centre.
m) Centres are designed and operated to avoid adverse impacts on the amenity of nearby residential Compliant
neighbourhoods and create a pleasant community feel. The proposed development is for a mixed-use development within the Noosa
Business Centre. No adverse impacts on the amenity of nearby residential
neighbourhoods are anticipated given the separation to established
residential neighbourhoods. The inclusion of activated civic spaces, plazas
and the main street creates a pleasant community feel. Pedestrian
connectivity is prioritised to existing and proposed residential development
within the Noosa Civic.
n) Development is designed and sited to sensitively respond to the physical characteristics and Compliant
constraints of land, including any significant environmental features. The proposed development is planned in consideration of physical
characteristics and potential constraints of the land.
o) Development encourages and facilitates urban consolidation to maximise the efficient extension Compliant
and safe operation of infrastructure and does not adversely impact on the continued operation,
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viability and maintenance of existing infrastructure or compromise the future provision of planned The proposed development will be within the existing Noosa Business Centre,
infrastructure. in line with the Noosa Business Centre and Character Plan included in the
Noosa Plan 2020. No adverse impact on the infrastructure is anticipated.
p) Development is well designed reflecting: a subtropical; 'Noosa' style with emphasis on indoor and Compliant
outdoor connections, variety in façade treatment through articulation and materials, creation of The proposed development is architecturally designed reflecting the Noosa
shade on public spaces and landscaping around sites and on buildings in accordance with PSP5 style with emphasis on indoor and outdoor connections, variety in façade
Sustainable Design Code; and best practice in sustainable design, including excellence in energy and treatment through articulation and materials, and inclusion of significant
water conservation and resilience to the impacts of climate change in accordance with 9.4.6 landscaping around sites.
Sustainable Design Code and PSP5 Sustainable Building Design.
The proposed development includes an enhancement and upgrade to the
external facade of Noosa Civic including improved pedestrian connections,
improved landscaping and the introduction of a shared Noosa-style
architectural language to provide visual connectivity to ensure the
development to read as one centre. Please refer to the attached Appendix A
– Architectural Plans.
q) Development: Compliant
i. is supported by appropriate infrastructure and essential services; and The proposed development will be supported by appropriate infrastructure
ii. is consolidated, and maximises the efficient use of existing infrastructure; and and essential services with no compromises to the future provision of
iii. does not compromise the future provision of planned infrastructure planned infrastructure.
r) The Major centre zone for the Noosa Business Centre is developed into precincts, generally Compliant
consistent with Figure 7.2.4.5 (Noosa Business Centre Framework and Character Plan). The proposed development is primarily within the Village Mixed Use Precinct
of the Noosa Business Centre - but is also partially in the High Density
Residential (5e) Precinct. The existing Noosa Civic Shopping Centre, which
forms part of this development application is proposed to be rejuvenated to
ensure the resultant development delivers on the desired outcomes and
presents as one centre.
As detailed in Section 2.3 of this report, the Noosa Business Centre
Framework and Character Plan has been heavily considered and
acknowledged upon the design of this development where the proposal is
considered to align with Council’s overall intent for the area.
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s) The Major centre zone for Noosa Junction is developed generally consistent with Figure 7.2.5.4 Not Applicable
(Noosa Junction Framework and Character Plan). The proposed development is not within Noosa Junction.
t) The establishment of the diversity of intended land uses in the Major centre zone is facilitated by Compliant
precincts with locally specific outcomes. The proposed development is located within the Noosa Business Centre
which has a number of precincts. The proposed use areas and movement
pathways have been designed in recognition of the various precincts and
zone intents.
NOOSA BUSINESS CENTRE (3)
a) Additional development in the Noosa Business Centre follows a logical sequence of infrastructure Compliant
and development in response to the needs of the community and with regard to- The completion of the internal road network and subdivision of the site with
i. timing and construction of the additional parts of the internal circulation road and community necessary services in 2022 has facilitated development approval and
village green space; construction commencement on residential and medical (Noosa Medihub)
ii. development of a substantial amount of non-retailing employment opportunities floor space; prior to the submission of this development application.
and The proposed Noosa Civic village mixed-use development is the next logical
iii. development of a diversity of housing options including significant provision of smaller forms and orderly step to deliver uses that complement the needs of the
of accommodation and social housing to support key workers and smaller family units. community, increasing the abundance of non-retail employment
opportunities through commercial, community and entertainment
facilitates and will deliver further diversity in the form of small 1,2 and 3
bedroom apartments for rent for both short and long term tenants. The
development is supported by the necessary infrastructure and services as to
not strain existing infrastructure and services.
b) Development may be sequenced over time to be consistent with the needs of the community in Not Applicable
terms of enabling optimum provision for higher order employment opportunities and infrastructure The proposed development does not incorporate sequencing or staging.
delivery.
c) Development occurs in distinct settings defined by: Compliant
i. A network of open space with distinguishable development precincts; The proposed development is distinct in nature, adjoining the environmental
ii. supplementary landscaping treatments and a central community village green space; corridor to the west of the subject site. In integrating appropriately with the
existing landscape, and to preserve the amenity of the area, the proposed
iii. distinctive and subtropical design elements appropriate to the precinct and the setting and
which are immediately recognisable as having a ‘Noosa’ style.
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design incorporates landscaping precincts that reflects the Noosa style and
softens the built form.
The site landscaping is extensive, being a clear element of the design and
ultimately supporting the civic intent in a manner that is reflective of the
Noosa character and community expectations. This is demonstrated through
the main street character, the internal civic space and civic plaza.
For further technical details, please refer to Appendix B – Landscape Concept
Design.
d) Land adjoining Eenie Creek Road and Walter Hay Drive maintains a natural vegetation buffer to Compliant
effectively screen urban development within the zone except at the key entry points. The proposed development does not impact on the quality and/or extent of
the natural vegetation buffer on land adjoining Eenie Creek Road or Walter
Hay Drive.
e) Development at key entry points provides a distinctive and appropriate sense of arrival through Compliant
architectural design features, artwork or landscaping, providing external identification of the centre, The development is categorised by key entry points for both vehicles and
and internal wayfinding. pedestrians that are supported by architectural articulation, wayfinding
features and landscaping that facilitates a sense of arrival. These features are
distinctive in nature as to enhance legibility and permeability through the site.
Consideration has been given to precincts contemplated in the Noosa Plan
2020, particularly with the entrance to the site off Walter Hay Drive at both
northern and southern roundabouts, and the uses along the western side of
Main Street. Notwithstanding, the features do not overwhelm the
development, but align with the Noosa Style.
f) Buildings are distinctive in design and interspersed with attractive and low key informal spaces that Compliant
retain existing mature vegetation. The design of buildings have worked with the existing natural features of the
site, preserving the environmental corridor. In responding to the natural
environment, the built design incorporates a civic spine that connects to the
environmental zone and provides connections to the surrounding land uses.
g) Other than at key entry points, the presentation of development is internal to the zone and does Compliant
not seek to be distinguishable from Eenie Creek Road or Walter Hay Drive. The design is orientated in a manner that focusses on the internal nature of
the development and ensures open space covenants to Eenie Creek Road and
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Walter Hay Drive are preserved, ensuring that the development is not
distinguishable other than at key entry points.
landscaping located on the rims of the development as to soften the
environment and to allow for a gradual integration with Eenie Creek Road and
Walter Hay Drive.
h) Development provides an integrated built form with visual and physical connectivity across and Compliant
throughout the Noosa Business Centre including the sub-regional transit facility. As was anticipated by the Noosa Plan 2020, the proposal delivers the desired
visual and physical pedestrian connections across the area, with connections
through the environmental zone, civic spine, Main Street, and beyond.
i) The scale and intensity of development does not detrimentally impact on the function of the road Complaint
network of Eumundi Noosa Road, Eenie Creek Road or Walter Hay Drive and traffic lights and The scale and intensity of the development accords with the Noosa Plan 2020
flyovers are avoided. and ford not detrimentally affect the external road network.
BUSINESS PARK PRECINCT
The existing Noosa Civic Centre is located within the Business Park Precinct. It is not proposed to change the built form or GFA of the existing Noosa Civic Shopping Centre.
The proposed development includes rejuvenation of the external facade of the existing Noosa Civic to the west including improved pedestrian connections, enhanced landscaping and
the introduction of a shared Noosa-style architectural language to provide visual connectivity so the development reads as one centre.
RETAIL PRECINCT
The existing Noosa Civic Centre is located within the Retail Precinct. The Retail Precinct accommodates sub-regional retail uses for Noosa Shire and includes the existing shopping centre,
a discount department store, full-line supermarket and specialty retail including food and drink outlets and associated car parking.
It is not proposed to change the built form or GFA of the existing Noosa Civic Shopping Centre.
The proposal development includes a rejuvenation to the external facade of the existing Noosa Civic to the west including improved pedestrian connections, enhanced landscaping and
the introduction of a shared Noosa-style architectural language to provide visual connectivity to ensure the development reads as one centre.
VILLAGE MIXED USE PRECINCT
The majority of the proposed development is located within the Village Mixed Use Precinct and achieves the overall outcomes for this Precinct.
a) The Village mixed use precinct facilitates mixed use development focused around a village style Compliant
main street connecting to the existing shopping centre by an activated, pedestrian focused open air The development incorporates a diverse mix of uses, incorporating retail,
community village green space. entertainment, commercial, residential uses in a village like layout. The
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mixed-use village is supported by a Main Street, civic spine and civic plaza
that facilitates visual and physical pedestrian connections through the site.
Notwithstanding, as was envisaged by the Noosa Plan 2020, the site adopts a
pedestrian bridge through the environmental corridor, connecting the
proposal to the existing Noosa civic.
The connections are categorised by the Noosa Style with the use of natural,
light weight materials and high quality landscaping.
b) Limited additional retail uses concentrate in the main street which forms the core of the precinct Compliant
with continuous active street frontages and public realm with a high standard of landscaping The development is mixed-use in nature. The positioning of these uses has
providing good amenity and onstreet parking. been strategically designed as to ensure that retail uses do not concentrate
along the main street, and that natural surveillance of the main street can be
enhanced at both day and night. As per Appendix A – Architectural Plans, the
main street frontages incorporate predominately retail and residential uses,
further supported by commercial activities. The mix of uses enhance activity
along the main street frontage across the day and into the night.
In preserving the amenity and in alignment with the Noosa Style, the
frontages are thoughtfully landscaped to provide for the majority of parking
below ground, supplemented by at grade screened parking and on-street
parking.
c) Buildings, where not located on a site identified as having a primary active frontage, develop in a Compliant
pavilion style allowing for pedestrian permeability and landscaping between buildings to overall The civic spine facilitates active frontages along the buildings that do not front
create a place recognisable as having a Noosa style. a formalised street or road. The civic spine incorporates high standard
landscaping and materials that reflect the Noosa Style, with clear pedestrian
permeability through visual and physical connections..
d) Car parking is located to the rear of or under a building and screened from the street, or otherwise Compliant
without a presentation to the primary frontage and with good connectivity for pedestrians to other Car parking is located predominately via an underground format that screens
destinations within the precinct. the parking from view, with some parking at grade and screened from view
by buildings along Main Street. There is also a small number of on-street
parking as contemplated on Main Street. Although the parking is not
presented to a primary frontage, the proposed car parking remains
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connected in nature as to ensure efficient connectivity for vehicles and
pedestrians.
e) Development includes a mix of small format retail such as specialty shops, cafes and restaurants Compliant
with opportunities for small multiple dwellings located above ground level. The proposed mixed-use village incorporates a diverse mix of scales, including
small format retail, enabling the establishment of speciality shops,
restaurants and cafes. These uses are further enhanced by small multiple
dwellings and short-term accommodation uses.
f) A small format supermarket, entertainment activities such as cinemas, hotel, bars, as well as short- Compliant
term accommodation opportunities and community uses develop in the precinct. The proposed will deliver entertainment activities including cinemas, hotels
and bars, and short- and long-term rental accommodation uses above ground
level. The civic spine and plaza will deliver a significant event space for the
NBC and broader Noosa community.
g) Housing choice is provided through mixed-use buildings along the village main street. Compliant
The proposed Multiple Dwellings and Short-term apartments will be held in
single ownership and offered for short and long term accommodation
providing a variety of housing choices for the market.
h) Development is designed and sited to visually and physically integrate well with the sub-regional Compliant
transit facility. The movement network and general layout of the development has been
designed in accordance with the Noosa Business Centre Framework &
Character Plan indicated in the Noosa Plan 2020. As such, it is considered that
the layout aligns with and is well integrated with the anticipated sub-regional
transit facility and provides strong pedestrian connectivity.
HIGH DENSITY RESIDENTIAL PRECINCT
a) The High Density Residential Precinct develops into a modern sub-tropically designed Compliant
neighbourhood with a high level of amenity, privacy and landscaped open spaces for residents. The small 1,2 & 3 bedroom apartments embraces the Noosa Style, utilising
natural materials and timber-like finishes such as timber-look aluminium
cladding and aluminium battens that enhance colour and texture whilst
softening the landscaping and blending with the natural environment. Each
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apartment provides a significant area of outdoor dining with large sliding
doors to bring the outside in.
Landscaping is a focal point of the design, with the planting of endemic
species (refer to Appendix B – Landscape Concept Design for planting palette)
and the use of natural features as public furniture.
Residents will be remain well-connected to the civic spine and surrounding
environment, whilst maintaining privacy and amenity through separation,
screening and orientation .
b) Development incorporates a range and mix of housing types accommodating predominantly small Compliant
dwellings and social housing All dwelling are small (<100m²), with a mix of 1,2 and 3 bedrooms. This will
accommodate a range of households and will remain in single ownership
which will be preserved for the rental market both for short and long term.
c) Dwellings are located within easy walking and cycling access to shops, businesses, public transport Compliant
and entertainment uses. The proposed dwellings are supported by ground floor retail and commercial
uses and are within close proximity to a broader range of uses and
infrastructure. They will be within easy walking and cycling distance to shops,
businesses, entertainment uses, health services and public transport
opportunities.
d) Development is designed using sub-tropical style in the Noosa Style with good pedestrian Complaint
connectivity and integration with other centre uses, a high standard of architectural design, The accommodation element embraces the Noosa Style in alignment with the
landscaping and private and public open spaces. Noosa Design Principles guideline. The design embraces the sub-tropical
style, with a focus on the civic spine establishing good pedestrian connectivity
and Centre. Please refer to Appendix B – Landscape Concept Design and
Appendix A– Architectural Plans for further details on the high standard of
design and landscaping of the private and public open spaces.
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Table H: Evaluation of Proposal against Overall Outcomes of the Recreation and Open Space Zone
Purpose & Overall Outcomes Response
(a) Development provides for the open space, recreation, leisure and sporting needs of the Noosa Shire Compliant
Community; The proposed mixed-use development incorporates the open space
components within the development which support needs of the Noosa
Shire Community. The civic spine and plaza delivers over 3,500m² of plaza
and spine pathways and pop jet water feature space with easy integration
and connection with pedestrian and cycle paths, illuminated for walking,
landscaped with mature trees for shade and amenity, and play zones for
children and families.
(b) A range of functional and accessible open space, including local, district and shire wide recreation Compliant
parks and sporting fields are accessible for the use and enjoyment of residents and visitors; The proposed mixed-use development incorporate functional and
accessible open space being the civic spine and plaza along with pop jet
water feature. The components are generally to the extent identified on
fine-grained local planning mapping, NBC master plan mapping and zoning
maps.
(c) Development does not impact on the function and use of open space for passive and active Compliant
recreation, leisure and community activities;
The adjoining uses provide for surveillance and activation without impacting
the function of the civic spine and plaza.
(d) Development is of a scale and intensity appropriate to the location, existing infrastructure, access and Compliant
provision of public transport
The proposal is consistent with the scale, intensity and mix of uses
contemplated by the Noosa Plan 2020, generally conforming with the
precinct mapping. Existing infrastructure and access arrangements,
including active and public transport, integrate with the proposed
development.
(e) Development provides opportunities for the community to improve their physical and mental Compliant
wellbeing, have social interaction and participate in active and passive recreation; The proposed mixed-use development incorporates civic open space spine
and plaza components within the development, along with employment
services, dining and entertainment allowing the community to improve
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their physical and mental wellbeing, have social interaction and participate
in passive recreation.
(f) Development does not impact on the function and use of open space for passive and active Compliant
recreation, leisure and community activities;
The proposal incorporates functional and accessible open space
components through the Civic Spine and Plaza that will allow the NBC and
broader Noosa community to engage in active and passive recreation,
leisure (cinema, indoor sport, walking and cycle paths) and community
activities (awards, event, music performance and conferences etc) improve
the function and use of open space.
(g) Development is low scale and low impact and does not negatively impact on the supply, quality or Compliant
enjoyment of open space for the Noosa Shire community;
The proposed mixed-use development incorporates a scale that
complements the proposed open space within the Civic Spine and Plaza that
will improve the quality or enjoyment of open space for the Noosa Shire
community.
(h) Clubhouses are considered where co-location with other clubs is not viable and the facility supports Not Applicable
the ongoing use of the land for recreation purposes;
The proposed mixed-use development does not incorporate a club house.
(i) Small scale function facilities are developed only in conjunction with, and incidental to, a community Not Applicable
or recreation use on the site;
The proposed mixed-use development does not incorporate small scale
function facilities.
(j) Major sport, recreation and entertainment facilities only develop where there is a demonstrated Not Applicable
community recreation benefit, the site is suitable and the associated impacts can be managed, and
The proposed mixed-use development does not incorporate Major sport,
where it does not include a motor sport facility;
recreation and entertainment facilities.
(k) Existing land used for tourist parks remain part of the range of low cost, low impact tourist Not Applicable
accommodation across Noosa Shire;
The proposed mixed-use development does not involve tourist parks.
(l) Indoor sport and recreation uses do not include an amusement parlour or a bowling alley; Not Applicable
The proposed mixed-use development does not involve Indoor sport and
recreation uses within the Recreation and Open Space Zone.
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(m) Ancillary structures such as shelters, amenity facilities, picnic tables, playgrounds and playing courts Compliant
are provided where appropriate; The proposed mixed-use development incorporates Landscaped areas
through the middle of the civic spine with central seating areas and Lawn
for picnics and relaxation as well as playing areas to promote ongoing use
of the area.
(n) Limited other uses such as food and drink outlets and periodic markets are ancillary to recreation Compliant
uses and support the use and enjoyment of open space; The proposed mixed-use development’s civic spine is fronted by food and
drink outlets amongst other retail and entertainment uses to support the
use and enjoyment of open space.
(o) Low impact telecommunication facilities and utility installations are compatible with, and do not Not Applicable
impact on the supply, quality, useability and function of open space; The proposed mixed-use development does not incorporate
telecommunication facilities and utility installations through the Civic Spine
and plaza areas.
(p) Development displays a high quality built form and landscape design; Compliant
The proposed development and creation of Civic Spine and plaza along the
area zoned for Recreation and open space zone is supported by high quality
landscaping and building design.
(q) Development is supported by transport infrastructure designed to provide and promote safe and Compliant
efficient public transport use, walking and cycling. The proposed development is supported by transport infrastructure that is
designed to provide and promote safe and efficient public transport use,
walking and cycling.
(r) Development does not adversely impact on the Shire’s environmental values or reduce the quality of Compliant
recreational experiences provided by land or waterways within this zone; The proposed mixed-use development highlights and integrates with
environmental values for improved recreational experiences through the
use of landscaping throughout the development and connections to the
adjacent Environmental Zone.
(s) Adverse impacts on ecologically important areas, including natural habitats, bushland, wetlands and Compliant
waterways are avoided or minimised;
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The proposed development is consistent with the intent of the Noosa
Business Centre and does not adversely impact on ecologically important
areas.
(t) Impacts are managed with landscape buffering and appropriate design, siting and operation of Compliant
facilities and infrastructure: The proposed mixed-use development highlights and integrates with
environmental values through the use of landscaping throughout the
development and connections to the adjacent Environmental Zone.
Appropriate landscape buffers have been incorporated into the
development.
(u) Development is designed to maximise energy efficiency, water conservation and public and active Compliant
transport use; The proposed mixed-use development has been designed to maximise
energy efficiency, water conservation and public and active transport use.
(v) Development of the Noosa Business centre includes the provision of an open space area located Compliant
between the existing shopping centre and village main street generally in accordance with Figure The proposed mixed-use development includes the provision open space
7.2.4.5 ( Noosa Business Centre framework and Character Plan). This space is to be mostly open aired areas between the existing Noosa Civic shopping centre and village main
with high amenity landscaping treatments that reflect the contemporary sub-tropical design of the street in the form of the Civic spine + Plaza and adjacent connection bridge.
Noosa Business Centre and provides an informal meeting and entertainment space for the These features are generally in accordance with Figure 7.2.4.5 and open
community. It also includes a portion of land to the north of Walter Hay Drive which allows for larger aired with high amenity landscaping treatments.
sport and recreation uses as well as community uses.
The proposed Civic spine + Plaza areas provide informal meeting and
entertainment space for the community.
The proposal also includes an enhancement of the existing Noosa Civic
shopping centre to ensure the contemporary sub-tropical design of the
Noosa Business Centre is retained across the two shopping centre precincts.
(w) Development on the former bowls club site at Noosa Junction provides for the dedication of a local Not Applicable
public open space area located at the western end of Lanyana Way adjacent to the southern end of The proposed mixed-use development is not on the site of the former bowls
Arcadia Street generally in accordance with Figure 7.2.5.4 (Noosa Junction Framework and Character club at Noosa Junction.
Plan). This space is to be of high amenity with landscaping treatments that reflect the character of
Noosa Junction and provides an informal meeting space for the community. The space will have
frontage to the new link road and is framed by uses that allow for primary active frontages to the
south and east and a connection to Council’s car parking as shown in Figure 6.6.1.4 and Figure 6.6.1.5.
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4.2.3. LOCAL PLAN
The proposed development is located within the Noosaville Local Plan area, where the purpose of the Noosaville local plan is to provide locally relevant planning provisions
for the assessment of development within the Noosaville local plan area. It is noted that the local plan does not change the level of assessment.
A full assessment against relevant performance and acceptable outcomes can be found within the Code Compliance Statements at Appendix H. The table below provides
an assessment against the overall outcomes of the Noosaville Local Plan.
Table I: Evaluation of Proposal against Overall Outcomes of the Local Plan
Purpose & Overall Outcomes Response
a) The Noosaville local plan area is a vibrant urban setting defined by watercourses and bushland edges Compliant
including the Noosa River, Eenie Creek, Lake Weyba, Noosa National Park and Tewantin National Park. The proposed mixed-use development will contribute to the vibrant urban
setting within the Noosa Business Centre in an area that is which is bordered
by bushland edges to the north of Eenie Creek.
b) Development within the Noosaville local plan area is limited to land within the urban boundary as to Compliant
protect and reinforce the character and identity of Noosaville, provide for the efficient provision of The proposed development is within the urban boundary.
infrastructure and services, avoid constrained land and protect the surrounding significant
environmental areas.
c) Development in the local plan area is sited and designed to retain the key natural environment, Not Applicable
landscape and built form elements, including significant views and vistas to external elements that The proposed development is not in proximity of the locations identified
contribute to the setting, character and identity of the Noosaville local plan area including: in c).
iii. the Noosa River, its foreshore parkland and riparian qualities;
iv. native vegtation, particularly adjoining watercourses;
v. Keyser Island and Weyba Creek Conservation Parks;
vi. Lake Doonella;
vii. Weyba Creek;
viii. Wallace Park;
ix. Lake Doonella Bushland Reserve;
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x. Noosa National Park, Noosa Headlands, the secondary dune system, Lake Weyba and
Noosa North Shore.
d) Development recognises and reinforces the waterfront location and character of the local plan area Not Applicable
by providing high quality, low rise, sub-tropical buildings and landscape design that promote the Proposed development is not a waterfront location.
casual, outdoor lifestyle. Buildings have a strong relationship with the outdoors through the
incorporation of natural materials, verandahs and glazing.
e) Development design and siting responds to the relatively flat topography of Noosaville by creating Compliant
visual interest and differentiation in built form through design and the application of: The proposed development is architecturally designed to provide
(i) a range of textures, colours, styles and finishes; abundance of architectural features within the context of a sub-tropical
(ii) a range of architectural elements within the context of a sub-tropical architectural architectural theme that is consistent with the Noosa-style and overall
theme; character within the Noosa Business Centre.
(iii) varied roof heights, that cumulatively make a positive contribution to an interesting
skyline;
(iv) varied setbacks which create opportunities for both landscaping and design variety; and
(v) retention of mature trees and the provision of new landscaping which create attractive
spaces between buildings.
f) The Noosaville local plan area maintains its roles for both the provision of much of the commercial, Compliant
retail, administrative, industrial and social needs of the coastal urban portion of Noosa Shire and as a The village mixed use development proposal is essential to provide
major focus area for visitor accommodation and services. necessary entertainment, retail, flexible co-working office and conference
area, rental short and long term accommodation and civic open space to
deliver the diversified employment and business opportunities for Noosa.
The proposal delivers on the intent for the NBC as contemplated in Noosa
Plan 2020. The first stage of the completion of the internal circulation road
and services for individual lots was completed in 2022. The next stages
approved include 90 residential apartments and a 2000m2 medical and
commercial facility, which has commenced construction. The proposal
incorporates much needed amenity to support the continued growth of
NBC to service the community with health and wellness, new knowledge
digital industries, entertainment, cinemas, food and drink, shops, flexible
co-working space and a significant open air civic spine and plaza.
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The proposal will also deliver the north/south pedestrian connection from
Hofmann Drive in the south to the future transit facility in the north, along
an open space spine.
g) The Noosa Business Centre off Eenie Creek Road is a Major regional activity centre identified in the Compliant
South East Queensland Regional Plan 2017 providing a wide range of centre activities to meet the The proposed mixed use development provides a wide range of retail,
local needs of communities across Noosa Shire, acknowledging that the Principal regional activity commercial and entertainment activities as well as residential
centre at Maroochydore provides the highest order and a greater range of goods and services. accommodation which integrates with and expands on the existing Noosa
Civic facility to meet the local needs of communities across Noosa Shire.
h) The Noosa Business Centre is the major focus for major employment generating development and Compliant
growth in Noosa Shire, particularly in the sectors of education, health and wellness, digital economy, The proposed development is for a mixed use development which provides
environmental industries and professional services. Development at the Noosa Business Centre a wide range of employment generating uses and activity space. The
occurs in a staged manner following the construction of the internal circulation road system, creation proposed development represents the next major stage in the Noosa
of an open aired activated village green space for significant community gatherings and the provision Business Centre which integrates with and expands on the existing Noosa
of land for a sub-regional transit centre that has the potential to function as an integrated public Civic facility and incorporates a Civic Spine and Plaza which allows for open
transport node, with pedestrian and bicycle paths linking with nearby urban areas. The further aired activated village green space.
development of the transit facility will be subject to further investigation and planning with the State
Government;
i) In the vicinity of Gibson Road and Mary Street, the District centre zone provides a range of business, Not Applicable
entertainment and community activities to service the needs of residents and visitors in a form and The proposed development is not located within the District Centre zone.
scale that does not detract from the role and function of the Noosa Business Centre.
j) Development in the District centre zone provides improved streetscape and landscape treatments, Not Applicable
active street frontages and improved public spaces and residential development above street level. The proposed development is not located within the District Centre zone.
k) Development at the edges of the District centre zone is less intensive with a lifestyle or health and Not Applicable
wellbeing focus, providing a transition to adjoining residential areas. These transitional uses also The proposed development is not located within the District Centre zone.
include offices which do not generate large volumes of traffic or early morning / late evening noise.
l) Residential development in the District Centre zone occurs in the form of small dwellings in Not Applicable
conjunction with a non-residential use. The proposed development is not located within the District Centre zone.
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m) Development in the Neighbourhood centre zone is a focal point for surrounding residential Not Applicable
neighbourhoods and provides lower order goods and services to support the day-to-day needs of The proposed development is not located within the Neighbourhood
residents and visitors. Centre zone.
n) Health and medical facilities develop in the Noosa Business Centre, the Community Facilities zone in Complies
Goodchap Street and the Mary – Thomas Street Health and Wellbeing Precinct. The proposed development has included a health care service use to allow
for small scale medical tenancies within the Village Mixed use precinct of
the Noosa Business Centre.
o) Development in the low impact industry zone and the Medium Impact Industry zone accommodates Not Applicable
a broad range of industry and business uses, avoiding negative impacts on the amenity of nearby The proposed development is not located within the Low Impact Industry
residential areas. zone and the Medium Impact Industry zone.
p) Activities in industry zones provide important services and products to the community and provide a Not Applicable
range of employment types. The proposed development is not located within Industry zones.
q) Development fronting Eumundi-Noosa Road, Eenie Creek Road and Walter Hay Drive provides high Complies
quality buildings, landscaping and integrated signage that improves the visual appearance of these Acknowledging that although Lot 7 adjoins Walter Hay Drive, the
roads as entrances to Noosaville. development will not be seen from this major road given the development
footprint location. Regardless, the proposed development provides high
quality buildings design and materials and landscaping to maintain and
improve the visual appearance of the Noosa Business Centre’s retail and
mixed use precincts.
r) Development in the Low Density Housing zone primarily accommodates permanent residents in Not Applicable
detached dwelling houses. The proposed development is not located within Low Density Housing
zone.
s) Development in the Medium Density and High Density Housing zones accommodates a greater Not Applicable
diversity in housing types including dual occupancies, multiple dwellings, retirement facilities and The proposed development is not located within Medium Density and High
residential care facilities. Density Housing.
t) Development ensures permanent residents of Noosaville enjoy high levels of residential amenity and Compliant
accessibility to urban services and recreational opportunities. The proposed development will provide a greater level of amenity to local
residents and through improved service and entertainment facilities and
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establishing accommodation uses within the mixed use development
which have direct access to the urban services being expanded and
established in this development.
u) Retirement living is established in Lake Weyba Drive and Walter Hay Drive (north). Not Applicable
The proposed development is not for a retirement living nor located in
close proximity of Lake Weyba Drive and Walter Hay Drive (north).
v) Development for home based businesses including bed and breakfast accommodation may locate in Not Applicable
residential zones. The proposed development is not for a homebased business.
w) New residential development in or adjacent to activity centres includes a high proportion of small Complies
dwellings. The proposed development incorporates 96 residential apartments all of
which will be under 100m2 of GFA.. These apartments are a mixture of
studio, one and two-bedroom configurations and a small number of 3
bedroom units situated predominantly located on the 2nd and 3rd storey
above retail/commercial uses at ground level.
x) Development in the Community facilities zone provides facilities and services that support the Not Applicable
Noosaville community as well as the broader Shire, including Noosa Hospital, educational facilities, The proposed development is not within the Community facilities zone.
library, airport and other local services.
y) Development in the Tourist accommodation zone is for visitor accommodation and associated uses Not Applicable
that serve visitors to preserve and support the role of Noosaville as a tourism focus area. The proposed development is not within the Tourist accommodation zone.
z) Development in the Tourist Accommodation zone reinforces Gympie Terrace as the primary tourism Not Applicable
focus for Noosaville with vibrant and pedestrian friendly active street frontages providing a range of The proposed development is not within the Tourist accommodation zone.
small-scale boutique retail and outdoor dining experiences amongst visitor accommodation.
aa) Development in the Tourist Accommodation zone on Gympie Terrace provides a range of well- Not Applicable
designed entertainment and catering activities which may operate late at night and include live music The proposed development is not within the Tourist accommodation zone.
which creates a vibrant atmosphere.
bb) Strong visual and pedestrian linkages to the Noosa River foreshore and surrounding areas are Not Applicable
protected. The proposed development is not in proximity of the Noosa River
foreshore.
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cc) Noosa River foreshore adjacent to Gympie Terrace is retained as an important recreational space for Not Applicable
the local community and visitors. Development or operational works maintains it as an idyllic place The proposed development is not in proximity of the Noosa River
for passive recreation, walking, dog exercise and access to the Noosa River including ferry stops. foreshore.
dd) Existing businesses on Noosa River foreshore operate only from commercial jetty lease areas Not Applicable
providing watercraft for hire, tour services and limited ancillary offerings to the community. Slipway The proposed development is not in proximity of the Noosa River
services are maintained within the life of any current lease. foreshore.
ee) Development is supported by a network of open space and pathway connections to meet the needs Compliant
of the local community and facilitates safe and convenient pedestrian and cycle connections between The proposed development is located within the Noosa Business Centre
key destinations within the local plan area. Noosa River foreshore is maintained as an important where there is already established network of open space and pathway
pedestrian, cycle and open space link from Lake Doonella to Munna Point. connections to meet the needs of the local community and facilitates safe
and convenient pedestrian and cycle connections with a design that
provides casual surveillance of the street and pedestrian pathway. The
proposed development establishes and improves links to the existing
roadways and the adjacent Noosa Civic centre.
ff) Development supports and prioritises public transport, including the river ferry and buses and use of Compliant
motor scooters and bicycles. The proposed development is located within the Noosa Business Centre
where opportunities are provided for future transport networks. A future
transit hub is earmarked for land to the north of the development site.
Further, the development provides for 90 bicycle spaces and end of trip
facilities (showers and locker) located in the southern portion of Lot 3
which has access points both internal to the retail and external to the main
street.
gg) The watercourses bounding Noosaville strongly influence the location of road systems, with entrance Compliant
points from Tewantin and Noosa Heads being limited to a few key locations where roads are flanked The proposed development will have no impact on the Noosaville road
by vegetation with glimpses to the watercourses. Eenie Creek Road and Walter Hay Drive provide systems including Eenie Creek Road and Walter Hay Drive.
scenic entrances to Noosaville through bushland settings. Development does not compromise the
No buildings are proposed within 70m and no road or carpark within 50m
scenic opportunities afforded by these roads and entrance points.
of Walter Hay Drive.
hh) Key areas of vegetation on both private and public lands are protected for landscape and habitat Not Applicable
values.
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While clearing is required on site to establish the proposed development,
the vegetation being cleared is within the business centre, separated from
connected habitat areas and is not a key area of vegetation.
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4.2.4. OVERLAYS
Table J below identifies the overlays which have been applied to the land based on a review of City Plan mapping and provides a brief commentary regarding the effect
of each overlay on the level of assessment associated with the proposed development. A full assessment against the relevant overlay (Bushfire Hazard Overlay) is provided
in the Code Compliance Statements at Appendix H.
Table J: Overlays applying to the land
Overlay Mapping Assessment
Acid Sulfate Soils Overlay
The subject site is identified to be within the Above 5m AHD to 20m AHD sub-category of the
Acid Sulfate Soils Overlay. However, as the proposed development does not involve
earthworks below 5mAHD and therefore doesn’t involve the works identified on Table 5.9.1
of the Noosa Plan 2020, the proposed development is not required to be assessed against
the Acid Sulfate Soils Overlay Code.
Regardless, the engineering serviceability report provided as Appendix C has identified that
as the proposed development is to undertake filling and excavation below RL20.0m AHD, it
is recommended that an Acid Sulphate Soil investigation be completed as part of the detailed
geotechnical investigation conducted for the site with an Acid Sulphate Soil Management
Plan being required if Acid Sulphate Soils are present. This will be completed at operational
works stage.
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Table J: Overlays applying to the land
Overlay Mapping Assessment
Biodiversity, Waterways and Wetlands Overlay
The site is identified to be within the Area of Biodiversity Significance sub-category of the
Biodiversity, Waterways and Wetlands Overlay. However, as the proposed development does
not involve the works identified on Table 5.9.2 of the Noosa Plan 2020, the proposed
development is not required to be assessed against the Biodiversity, Waterways and Wetlands
Overlay Code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table J: Overlays applying to the land
Overlay Mapping Assessment
Bushfire Hazard Overlay
The site is identified to be within the High Potential Bushfire Intensity sub-category of the
Bushfire Hazard Overlay.
Whilst the Council mapping is acknowledged a number of neighbouring lots to the south are
fully cleared from vegetation. The proposed development is approximately 90m from this
identified Classified Vegetation. Given clearing that has been undertaken as part of the
subdivision approval, no bushfire reporting has been prepared as part of this application
however, can be provided upon Council request.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table J: Overlays applying to the land
Overlay Mapping Assessment
Landslide Hazard Overlay
The subject site (Lot 3) and southern parts of the Noosa Civic site (lot 1) are identified to have
a small area of impact from the moderate hazard area sub-category of the Landslide Hazard
overlay. However, the proposed development is being lodged over areas that are outside of
the mapped overlay constraint or already constructed, in the case of the Noosa Civic and will
not be subject to landslide hazard. As such, in accordance with section 8.1(5) of the Noosa
Plan 2020, the proposed development is not required to be assessed by the Landslide Hazard
Overlay code.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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Table J: Overlays applying to the land
Overlay Mapping Assessment
Regional Infrastructure Overlay Map
A water supply pipe is identified to traverse along the northern boundary of the Noosa Civic
site (Lot 1). However, the proposed development is predominantly over Lot 3 which is not
impacted by the water supply infrastructure. As such, in accordance with section 8.1(5) of the
Noosa Plan 2020, the proposed development is not required to be assessed by the Regional
Infrastructure Overlay code.
The Major Electricity Infrastructure identified adjacent to Walter Hay Drive is on the opposite
side of the road form the development area and will have no influence on the development
site.
Note: the aerial contained in the adjacent image is outdated and does not represent the
current state of the subject site.
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4.2.5. ASSESSABLE DEVELOPMENT
Following a detailed review of the relevant planning provisions, the below table summarises the level of assessment and relevant codes for all assessable development
associated with the proposal.
Table K: Assessable Development Summary
Planning Provisions Assessable Development Relevant Codes Location
Major Centre Zone –Village Mixed Use Precinct MCU - Impact Assessment Noosa Plan 2020, including: Appendix H: Code Responses
Major Centre Zone –Business Park Precinct Major Centre Zone Code
Major Centre Zone – High Density Residential Environmental Management and Conservation
Precinct Zone Code – not applicable no development
Major Centre Zone –Retail Precinct proposed in this zone
(Open Space and Recreation Zone Code Overall
Major Centre Zone – Showroom Precinct Open Space and Recreation Zone Code – not Outcomes addressed in Table H)
applicable no development proposed in this zone
Environmental Management and Conservation
Zone Open Space and Recreation
Open Space and Recreation Zone Community Activities Code Appendix H: Code Responses
Entertainment activities Code
Works Codes
o Driveways and Parking Code.
o Transport Code. Appendix E: Traffic Impact Statement by SLR
o Waste Management Code.
o Landscaping Code. Appendix B: Landscape Concept by Wild Studio
o Earthworks Code Appendix C: Civil Engineering Site Serviceability
o Existing Services Code. Report
o Water Quality and Drainage Code.
o Sustainable Building Design Code Appendix H: Code Responses
Noosaville Local Plan MCU – No Change Noosaville Local Plan Code Appendix H: Code Responses
Overlays
Acid Sulfate Soils Overlay Not Applicable Not Applicable Not Applicable
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Table K: Assessable Development Summary
Planning Provisions Assessable Development Relevant Codes Location
Biodiversity, Waterways and Wetlands Overlay Not Applicable Not Applicable Not Applicable
Bushfire Hazard Overlay MCU – Impact Assessment Not Applicable – can be provided within IR phase if Not Applicable - can be provided within IR phase
required
Landslide Hazard Not Applicable Not Applicable Not Applicable
Regional Infrastructure Overlay Not Applicable Not Applicable Not Applicable
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5. REFERRAL AGENCIES
SARA delivers a coordinated, whole-of-government approach to the State's
5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT
assessment of development applications and relates to development
applications where a State agency has jurisdiction. In determining whether a PROVISIONS
development application requires referral to SARA or ‘other persons’, the Based on a review of Schedules 9 and 10 of the PR and the SDAP, the referral
proposed development must be assessed against Schedule 9 and/or Schedule 10 requirements set out in Table L below apply.
of the Planning Regulation.
Table L: Referral Requirements
Upon review, it is determined that the proposed development will trigger two Referral Trigger Reference Aspect of Development Referral Agency
(2) referrals. The referral requirements are outlined in Table L. It is noted that Schedule 10, Part 9, Division Material Change of Use The chief executive of the
the referrals require that further assessment is taken against relevant matters. 2, Table 2 of premises near a distribution entity or
substation site or subject transmission entity
5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS to an easement. (Energex).
Schedule 10, Part 9, Division Development for a The chief executive for
The SDAP provide assessment benchmarks for assessment of development
4, Subdivision 1, Table 1 purpose stated in State transport
applications where the Chief Executive is the assessment manager or a referral
schedule 20 which meets infrastructure being the
agency. Matters of state interest contained within the SDAP can be broadly
or exceeds the threshold State Assessment and
categorised into two types of interests:
for local government Referral Agency (SARA)
Interests with the potential to impact on development (e.g. state- area 2.
controlled roads); and
Interests that must be protected from the impacts of development (e.g. As referral to SARA is triggered for development exceeding the local government
marine plants). area threshold, an assessment against State Code 6 has been undertaken and
provided in Appendix H. Notwithstanding, it is noted that the referral to Energex
The SDAP contains twenty-four (24) State codes, all of which are set out in a
is to require that the application be assessed against the purposes of the
performance-based code format requiring applicants to address specific criteria.
Electricity Act and Electrical Safety Act.
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6. KEY PLANNING CONSIDERATIONS
This section aims to rationalise the proposed development against integral The level of assessment requirement for centre uses (impact) and highly
planning outcomes and demonstrate how key aspects of the development prescriptive Performance Outcomes (including maximum GFA that does not
contribute to a desirable and effective planning outcome. reflect a Major Activity Centre, or Council’s own economic needs assessment)
are key areas that should be reviewed in accordance with the Ministerial
6.1.1. OTHER MATTERS Condition to meet the economic needs of the Noosa local government area and
The Minister approved the Noosa Plan 2020 on 18 February 2020 subject to the vision of a major regional activity centre in the SEQ Regional Plan.
several ministerial conditions including a specific condition on the Noosa
Extensive engagement has been undertaken with Noosa Council to ensure
Business Centre (NBC) as was outlined in Section 4.2 of this report.
Stockwell's development intent for the Noosa Business Centre reflects and
Commence a process to review the provisions of the Noosa Within twelve months delivers on Council’s aspirations for the Major centre, including among other
Business Centre to provide more detailed planning guidance from the date of
things:
and outcomes sought for the Noosa Business Centre adoption of the
reflective of its role as a Major Centre for Noosa. This proposed planning A village mixed-use precinct with an integrated approach to housing,
process should include a review of the levels of assessment scheme. commercial, retail and entertainment, public space, high street, and
and regulation that will inform an amendment to the
planning scheme to integrate the outcomes of this process. linkages/connection to the existing Noosa Civic centre.
Enhancement of the existing Noosa Civic Centre including covered
The Noosa Plan 2020 was adopted by Council on 17 September 2020. It is noted
walkways and enhanced landscaping.
that Noosa Shire Council did not commence the review process within the 12-
month timeframe as per the ministerial condition. 6.1.2. REGIONAL PLAN
However, in the absence fulfilling the condition to better reflect NBC’s role as a Element 3 of the Shaping SEQ: Regional Plan (see Figure 9) relates to regional
Major Activity Centre under Shaping SEQ Regional Plan and as a major centre for activity centres network, including strategies set out below. The strategy support
Noosa, this development application is required to be assessed against the designated regional activity centres as locations to encourage a wider range of
relevant provisions of the Noosa Plan 2020. economic uses by leveraging existing assets and infrastructure. These centres
should also make provision for residential development.
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Figure 9: Element 3 - Elements and Strategies Shaping SEQ As demonstrated in Appendix F, Economic Impact Assessment the proposed
development:
Serves a wide catchment across the Shore and regional hinterland;
Is experiencing continued population growth;
Current provision of retail floor space is inadequate, with undersupply
evident and need to support ongoing growth;
The retail floorspace is consistent with forecasts of future retail need
prepared on behalf of Noosa Shire Council, while still providing potential for
NBC is identified as a Major Regional Activity Centre and is expected to serve a
other retail expansions elsewhere in the catchment;
sub-regional catchment providing a wide range of economic uses including
There is strong need for a full-line supermarket and additional retail;
administrative uses and major concentration of business and related activities,
Modelling suggests no centres will experience significant loss of sales in that
cultural and entertainment facilities and support comparison and retail uses that
the role of the centre would be lost; and
meet the needs of their sub-regional catchments. Emerging creative industry
The proposed additional retail floorspace would not lead to any diminution
and knowledge based business sector as also accommodated.
in the role or offer available at other competing centres.
It is clear that the proposed development achieves this strategy through:
6.1.3. GROSS FLOOR AREA
Expanding the existing Noosa Civic Shopping Centre, on land contained in the
It is pertinent to note that the Major Centre Zone identifies the following
Major Centre Zone and identified as a Major Activity Centre;
provisions:
Accommodate major employment generating activities to support this role;
PO70 Development provides the retail core of the Noosa Business Centre
Provides complementary uses, including small 1, 2 and 3 bedroom
do not exceed a combined gross floor area of 24,500m² within the
apartments for short and long term rentals with direct access to public
Retail precinct.
transport and centre uses;
PO72 The combined gross floor area of all retail uses within the village
Is consistent with the centres network
mixed use precinct does not exceed 7,500m² and does not include a
Achieves a walkable urban catchment through the landscaped Main Street,
discount department store or full-line supermarket.
internal laneways, civic spine and plaza for community benefit and activity.
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The supermarket in the Village Mixed Use precinct should not exceed decision of QIC Noosa Civic Pty Ltd v Noosa Council in 2016, that a development
2,500m2 (PO6 and AO72) at around 15,000 – 16,000m2 was the appropriate level of expansion.
Under the Major Centre Zone code of Noosa Plan 2020, this provides for a total As detailed in Section 6.1.2 above, the Economic Impact Assessment at Appendix
32,000m2 of retail GFA in the Retail and Village Mixed Use Precincts. F further demonstrates that this level of retail GFA is acceptable and required in
With respect to the proposed development, the retail component proposes a the Noosa Shire, at this location. The key findings of the assessment found:
total of 13,700m2 for retail uses within the Village Mixed Use Precinct together The provision of additional retail floorspace to serve the shopping needs of
2
with the existing 18,000m for retail uses within the Retail Precinct. This results people living in the region and visiting;
2
in a total of 31,700m of retail GFA in the Retail and Village Mixed Use Precincts. Will result in significant economic activity through construction (400 direct
The proposal is consistent with the expected scale of retail development across jobs over life of construction) with additional 525 estimated new
the precincts forming NBC and is well within the additional supportable retail employment positions;
development identified in the Noosa Shire Retail Plan (2018). Consumer benefits including additional choice and convenience, greater
price competition, wider retail offer;
It is acknowledged that this extent of new retail development exceeds the
Improved amenity for residents, workers and visitors;
prescribed Performance Outcome of 7,500m² within the Village Mixed use
New and diverse housing opportunities addressing Noosa’s housing crisis;
precinct (PO72 of Major Centre Zone code); however, the proposed allocation of
Community benefits through reduced travel requirements to access these
retail space in the proposed development is considered to be suitable in the
needs; and
context of the Major Centre Zone intent and the economic need for such
Tourism benefits through new entertainment and dining options.
development in the Noosa Shire area.
The economic advice provided in the Noosa Shire Retail Plan (2018), prepared
by Location, supports increasing the retail GFA of the NBC by 15,000-17,500m²
between 2021 and 2026. The Noosa Shire Retail Plan provides that a further
5,000m² increase could be supported at the NBC by 2031-2036, which is
consistent with the evidence of Council’s expert witness as reported in the
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The transfer of the retail GFA from the Retail Precinct to the Village Mixed Use Critically, the economic assessment concluded that the modelling demonstrated
Precinct does not come at the expense of achieving other key components, that the competitive trading effect on other centres would not adversely affect
including a truly mixed-use outcome that provides commercial, residential and the role and performance of other centres in Noosa.
community/civic spaces, but is conducive, and indeed essential, to achieving
Accordingly, the extent of proposed retail and commercial floor space is
these outcomes.
considered to be suitable and required given the strategic intent of the centre
The current retail floorspace restrictions ignore the economic advice and seeks and economic needs assessments that support the increase.
to restrict development in a way that undermines the role and function needed
for a Regional Activity Centre.
6.1.4. LINKAGES
The proposal involves new key internal linkages in the form of the Civic Spine
All retail uses are contained within the Major Centre Zone, with impacts on which connects to the existing east-west Noosa Civic mall and retail level area
traffic, infrastructure and built form consistent if it was provided in either the via an at-grade connection bridge through the environmental reserve area, as
Retail precinct only or the Village Mixed Use Precinct. Critically, the purpose, well as the activation of the already constructed main street that runs from north
overall outcomes and performance outcomes are achieved through this to south through the mixed-use development area through Easement AK on
development proposal. SP322201.
This scale of retail activity is reflected in the Noosa Centres Hierarchy in Strategic These key linkages provide connections to Future Transit Hub to the north along
Outcome 3.3.5 (Economy and Employment) of the Noosa Plan 2020, which with the laneways at the rear of tenancies to the northern carpark as well as the
further identifies the Noosa Business Centre as a Major Centre which has a role upgrades to the landscaping and entry treatments on the existing Noosa Civic
and function that provides for: area provide for a more walkable and permeable centre environment for future
“a mixed-use Shire-wide Business Centre, with a focus on employment patrons and occupants.
growth and economic diversification being a key employment hub for Noosa
now and into the future”.
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6.1.5. BUILDING HEIGHT language to provide visual connectivity to enable the development components
The proposed development provides a building height that is generally to read as one centre.
consistent with the height allowances prescribed under the Zone Code (PO16) The new Village Mixed-use precinct and existing Retail Precinct (Noosa Civic) will
providing a 3rd storey only in relation to residential uses above retail, commercial be retained in a single-ownership structure, unlike the other villages of Noosa,
and other residential uses below. It is acknowledged that the cinema roof and will be curated, leased, marketed and managed to ensure the ongoing
exceeds the prescribed height however, the bulk and scale of the building will be viability and visual connectivity of the entire Centre.
seen proportionate and appropriate to other parts of the development for the
The connections/linkages between the existing and new centres will provide for
following reasons:
a walkable village that link to the main street, which provides a boulevard
The highest point is situated in the middle of the building and will not be streetscape for open and activate frontages to lower level retail tenancies.
seen when standing at street level;
The cinema is setback from the northern road where a landscaping strip of
tree species is proposed on the boundary. The strip will include species that
will grow to mature heights to provide a screening effect to the building; and
The building is located to be directly east of the environmental covenant
area. Given this location the building height will not be seen by the public
when entering the site from the northern internal access road.
6.1.6. REJUVENATION TO THE EXISTING NOOSA CIVIC SHOPPING CENTRE
Achievement of this preferred outcome for Noosa Style built form is also
reflected in the rejuvenation to the external facade of the existing Noosa Civic
which seeks to include improved pedestrian connections and enhanced
landscaping that will integrate with the shared Noosa-style architectural
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7. CONCLUSION & STATEMENT OF REASONS
In summary, the application seeks a Development Permit for a Material Change The proposed development will deliver a significant net economic
of Use for a mixed used development including Business Activities, Community benefit to the community addressing the shopping needs of the region
activities, Accommodation Activities and Entertainment activities within the and visitors. The proposal acts as a catalytic development, to enable it to
Noosa Business Centre (Major Centre Zone). fulfil its role as a vibrant business and employment centre consistent
with the policy aims contained in the Noosa Plan 2020 and ShapingSEQ:
Through the assessment and consideration of the proposed development, the
Regional Plan as a major activity centre (Refer to Appendix F – Economic
key conclusions have been determined as follows:
Impact Assessment).
The proposed development will be well integrated with existing and
Economic modelling has demonstrated that the competitive trading
future development over adjoining properties, contributing to the
effect on other Noosa Centres will not adversely affect the role and
overall growth of the area;
performance of these centres (Refer to Appendix F – Economic Impact
The proposed development will contribute to Noosa Shire’s economy by
Assessment).
providing the amenity and essential services for existing and future
The proposal will support the intended outcomes for the Noosa Business
businesses to ensure that the greater Noosa Business Centre fulfils its
Centre through the establishment of a range of commercial, community,
role as a key employment centre in the region;
business and entertainment uses with a high standard of architectural
The proposal is consistent with the purpose, overall outcomes and
design, and well addressed streetscapes and frontages.
performance outcomes of the Major Centre Zone, Noosaville Local Plan,
and supporting Code. In particular, the Noosa Plan 2020 supports an It is recommended council approve the proposed development subject to
additional 6,500m2 of additional retail in the Retail Precinct as a code reasonable and relevant conditions.
assessable, and a further 7,500m2 of additional retail in the Village Mixed
Use Precinct as impact assessable. Given the layout of and design of the
existing Noosa Civic Centre and carpark, the proposed inclusion of the
supported retail floorspace (i.e 13,700m2 proposed) in the Village Mixed
Use Precinct is both logical and preferable;
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WOLTER consulting group
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