Town Planning Reporrt

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Document Control
 Project:                  Development Application for Material Change of Use for proposed
                           additions and alterations to the existing Good Shepherd Church Noosa, at
                           115 Eumundi Road, Noosaville
 Client:                   Good Shepherd Church Noosa
 Project Number:           17020
 Status of Report:         June 2017
 Author:




                           Shane Adamson (BEngTech, GDURP, MPIA)
                           Town Planning Specialist
                           Director of Adamson Town Planning Pty Ltd

The information contained in this document is confidential and intended solely for the use of the
client for the purpose for which it has been prepared and no representation or is to be implied as
being made to any third party. Use or copying of this document in whole or part without the written
permission of Adamson Town Planning Pty Ltd constitutes an infringement of copyright. The
intellectual property contained in this document remains the property of Adamson Town Planning Pty
Ltd.




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 TABLE OF CONTENTS


TABLE OF CONTENTS ...............................................................................................................................3

DEVELOPMENT SUMMARY .......................................................................................................................4
INTRODUCTION ..........................................................................................................................................5
SUBJECT LAND AND EXISTING USES ......................................................................................................5

PROPOSED DEVELOPMENT ......................................................................................................................6
STATE PLANNING PROVISIONS................................................................................................................9

   SEQ REGIONAL PLAN & STATE PLANNING REGULATORY PROVISIONS .............................................................. 9
   STATE PLANNING POLICY ........................................................................................................................... 9
   REFERRAL AGENCIES .................................................................................................................................10
NOOSA PLAN 2006 ................................................................................................................................... 10

   NOOSAVILLE LOCALITY CODE .....................................................................................................................11
   COMMUNITY USES CODE ...........................................................................................................................15
   OVERLAY CODE ........................................................................................................................................16
   LANDSCAPING CODE ................................................................................................................................16
   DRIVEWAY AND CARPARKS CODE ...............................................................................................................16
INFRASTRUCTURE CHARGES ................................................................................................................ 17
CONCLUSION ........................................................................................................................................... 17


Attachments:
 Attachment 1:                            Proposal Plans
 Attachment 2:                            Site Plan




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Development Summary

 Development Application:   Development Permit for Material Change of Use of Premises for
                            Alterations and Additions to Existing Church
 Subject Land:              115 Eumundi Noosa Road, Noosaville
 Land Description:          Lot 1 on SP228052
 Land Area:                 5.6813 ha
 Planning Scheme:           Noosa Plan 2006
 Zoning:                    Community Services
 Local Plan                 Noosaville Locality Plan
 Relevant           Overlay Natural Hazards Bushfire and Acid Sulfate Soils Overlay – Low
 Mapping:                   Acid Sulfate Soils 5-20m (AHD)
 Level of Assessment:       Impact Assessment
 Applicable Codes:          Noosaville Locality Code
                            Community Uses Code
                            Driveways and Carparking Code
                            Landscaping Code
                            Overlays Code – Natural Hazards
 Referral Agencies:         Energex (Advice)
 State        Development Not Applicable
 Assessment      Provisions
 (SDAP):
 South East Queensland Urban Footprint
 Regional Plan (SEQRP):
 State Planning Regulatory South East Queensland
 Provisions (SPRP):
 State    Planning Policy State Planning Policy, April 2016
 (SPP):




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Introduction

The purpose of this report is to provide town planning advice for a development application for a
development permit for material change of use for alterations and additions to the existing Good
Shepherd Church Noosa. The use being applied for is Wellbeing Type 3 - Worship, which is a
consistent, but impact assessable use in the Community Services Zone.

The application seeks a modest extension to the existing Church, which is to provide for future growth.
Importantly, the facilities are provided in association with the existing Good Shepherd Lutheran
College, and is integrated with and complimentary to the College use. It is understood that the current
use of the land was established under a former special facility rezoning, obtained some time ago.
Under the Sustainable Planning Act 2009 (SPA), a rezoning approval is not a continuing approval;
however the subject land enjoys current use rights for the College and Church.

The increase in scale and intensity of the Church use and other ancillary facilities, requires a
development permit for material change of use of premises.


Subject Land and Existing Uses

The subject land is located at 115 Eumundi Noosa Road as shown in Figure 1, below. The land is
described as Lot 1 on SP228052, which has an area of 5.6813 ha.



                  Existing Church




     Substation




Figure 1 – Aerial Photograph




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The subject land fronts Eumundi Noosa Road and Walter Hay Drive. Access to the existing Church and
the College is off the roundabout fronting Eumundi Noosa Road. Access to the College is also
obtained from Walter Hay Drive. There is a significant amount of carparking provided throughout the
subject land, the majority of which is accessed from Walter Hay Drive (refer Figure 1).

The subject land is located on the fringe of the Noosaville industrial estate to the south. The existing
Church is located in the north western portion of the land near the Eumundi Noosa Road frontage
and is relatively close to the existing Child Care Centre and some residential dwellings adjoining the
land to the north. The Child Care Centre is located within the subject land.


Proposed Development

The development proposal seeks to undertake substantial modifications and additions to the existing
Church as shown on the proposal plans provided as Attachment 1 (refer Figure 2).




Figure 2 – Site Plan

The proposed additions and alterations are in the same general location as the existing Church. The
new congregation area is to be located towards the northern part of the site (refer Figure 2). The
existing floor area of the Church comprises and area of 654m² (refer Ground Floor Plan - Attachment
1). The proposed new floor area for the Church is 975m², this being a 33% increase in the overall floor




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area. The proposed new Church floor area provides for a worship centre, offices, outdoor area, vestry,
meeting rooms, both upper and lower levels, entry area, kitchen and toilets (refer Figures 3 & 4).

The existing church building has always substituted as the school hall for the College when required.
It is now proposed that the existing Church congregation area become the College hall. The College
hall will comprise the hall area, store and chair store, having a floor area of 335m² (refer Figure 3).




Figure 3 – Extract from Ground Floor Plan

The total floor area for the proposed church component and the College hall is 1310m². While there
is a substantial increase in the overall floor area when considering the new Church and the College
hall, there is no change in the use of the facilities on the land. This is because the existing Church will
continue to be used as the College hall, which has always been the case. Further, the size of the
congregation area for the new Church has increased from 317m² to 419m², which allows for future
growth.

It is not intended that the proposed new Church congregation area would operate in conjunction with
the existing hall, other than on special occasions and large scale events held by the College. It is noted




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that the proposed development has no bearing on the existing Education Type 2 – School use, in
terms of additional class rooms or an increase in student numbers. Consequently, the proposed
marginal increase in the Church congregation area will have a minor increase on traffic generation
and parking demand.




Figure 4 – Lower Floor Plan

The proposed architecture is consistent with the built form of the existing Church and College
buildings and is generally in keeping with the character of the area. Further, the proposed building
design and use of light weight building materials is complementary to the Noosaville character (refer
perspective and elevation drawings – Attachment 1).

The building is predominately single storey in height, with all new building work being below the 8m
height required from natural ground level. It is noted that the existing building marginally exceeds
the 8m height requirement, this being for a relatively small portion of the pitched roof line and has
no impact upon the streetscape or neighbouring properties.

The proposed building is setback more than 15m from Eumundi Noosa Road and set back about
12.9m from the Child Care Centre to the north west and about 15.9m from the nearest residential
property to the north. While the building is larger in scale, it generally occupies the same location on
the land. The proposed development will have a positive impact upon the existing streetscape at this
location.

The Church has advised that the operating hours, number of people attending services, and other
activities include the following:
      Current congregations - Sunday 8:30 am, being 10-25 persons, Sunday 9:30am, being 80 to
         250 persons, week services, being up to 250, but this is mainly comprised of students;




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       Other Church activities including meetings generally occur 2-4 evenings per week (sometimes
        more), generally 1-2 mornings per week, playgroup occurs Tuesdays and Thursdays 9:00am
        to 11:00am;
       Congregation numbers include 140 voting members, 240 members, including children;
       Number of car parks used during any peak period up to 120 (only on Sunday); and
       number of employees associated with the Church is three (3).


State Planning Provisions

The proposed development is to be assessed under section 341 of the SPA, including:
    State Planning Regulatory Provisions (SPRP);
    South East Queensland Regional Plan 2009-2031 (SEQRP); and
    State Planning Policy, April 2016 (SPP).

SEQ Regional Plan & State Planning Regulatory Provisions

The subject land is located within the Urban Footprint under the South East Queensland Regional Plan
2009-2031 (SEQRP). The proposed development is consistent with the intent for development located
in the Urban Footprint and does not require referral to SARA under the associated Regulatory
Provisions.

The subject land is not located within the SEQ Koala Conservation area under the SEQ Koala
Conservation Plan.

State Planning Policy

The Noosa Plan 2006 (planning scheme) commenced in February 2006 and predates the current State
Planning Policy (SPP). An assessment is therefore required against Part E, Interim Development
Assessment Provisions of the SPP.

With respect to the SPP, the subject land is affected by the following designations under the interactive
mapping provided by the Department of Infrastructure, Local Government and Planning (DILGP):
    Potentially a flood hazard area, subject to local government mapping;
    Water Quality – stormwater management.

While the subject land is designated as being potentially located in a flood hazard area, the land is
not affected by flooding under the Natural Hazards Overlay of the Noosa Plan 2006. Consequently,
the matter of flooding is not relevant to the assessment.

The subject land has as an area greater than 2,500m² with more than 25% likely to be sealed.
Development is to minimise adverse impacts on the environmental values of receiving waters;
however the proposed extensions and alterations to the Church are already located over a developed
area of the subject land, currently occupied by the existing Church and the associated sealed access
and manoeuvring areas. While the proposed development increases the roof area of buildings, it does
not increase the amount of sealed pavement area. Consequently, the matter of impact upon water
quality should not be of any real concern.




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Subject to detail design, stormwater from roof and sealed areas will be discharged to the existing
stormwater drainage system on site and being roof water, should not cause adverse water quality
impacts.

The proposed development is consistent with the interim development assessment provisions under
the SPP.

Referral Agencies

The subject land adjoins an existing electricity supply substation located on land described as Lot 1
on RP196624 (refer Figure 1). Pursuant to Table 3(8) of the Sustainable Planning Regulation 2009, the
proposed material change of use is situated on premises within 100m of a substation site and
therefore is to be referred to Energex as an advice agency for the development application.


Noosa Plan 2006

Under the Noosa Plan 2006, the subject land is located within the Noosaville Locality Plan Area and is
included in the Community Services Zone (refer Figure 5).

The proposed alterations and additions to the existing Church is defined as a Community Use,
Wellbeing Type 3 – Worship. Under the Table of assessment for the Community Services Zone,
Wellbeing Type 3 – Worship is a consistent, but impact assessable use within this zone. While the
application is to be assessed against the whole of the planning scheme, the most relevant codes
include the Noosaville Locality Code, Community Uses Code, Landscaping Code and Engineering
Works Codes. The most relevant Engineering Work Code in this instance is the Driveways and
Carparking Code. The following overlay is also applicable.

 Triggered Overlay                    Level              of Assessment Criteria
                                      Assessment
 Acid sulfate soils overlay           Exempt                  Not involving earthworks below 5m AHD.
 -Low potential Acid sulfate soil
 area 5-20m AHD




    Subject Land




                                                                 Legend
Figure 5– Zoning Plan



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An assessment of the proposal against the most relevant provisions is provided below.

Noosaville Locality Code

Under the Noosaville Locality Code, the overall outcomes are the purpose of the code. The most
relevant overall outcome is

    a. For the Community Services Zone land for Community Uses and Infrastructure Uses –
         i.    is protected and managed to enable the efficient and timely delivery of community
               services including:

                      A) …;

                      B) the Good Shepherd Lutheran School, Noosaville State Primary School and land
                         adjacent developed for secondary education; and
                      C) … .

          ii.   is consistent with the infrastructure, indoor and outdoor recreation, education, social and
                safety needs of the local community, including people with special needs, such as the
                elderly, children, low income earners and disabled persons;

The subject land forms part of the Good Shepherd Lutheran College and the proposed alterations and
additions to the Church, essentially form part of the College development. This is because the Church
operates in unison with the College with the meeting rooms being shared with the College and by
other not for profit community groups. Further, the proposed development is consistent with the
social needs of the local community and provides for growth within the existing school community.

Under Table 11.13, a number of specific outcomes are relevant to the assessment, which are discussed
below.

Amenity
O1 Uses are located, designed and operated to avoid significant adverse changes to the light, air quality,
noise, accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses.

The proposed development is for alterations and additions to the existing Church on the land. While
the proposed development increases the size of the congregation area, this does not mean that the
noise generated by the proposed development will be any greater. In fact, a noise expert has been
engaged to assist with the internal acoustic design of the facility. This should also ensure that the
proposed development will not cause adverse noise impacts off site, in particular to the adjoining
residential properties to the north. The degree of noise impact is not expected to be any greater than
that currently existing, given the substantial building setback of 15.9m and the nature of the building
design. Further, the existing parking located beside the church to the north will remain unchanged.

Visual amenity
O3 The visual amenity and character surrounding the major road network is protected and enhances
the recognisable entrance to Noosaville through:




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    a) retaining and enhancing the visual and physical separation of Noosaville from other localities;
       and
    b) ensuring development does not encroach upon existing native vegetation along the road
       frontage other than for accessways.

The proposed development maintains a significant setback from Eumundi Noosa Road, which forms
part of the major road network. The design of the building being mostly single storey, with all new
building work being less than 8m in height. This means the proposed structure will not have an
adverse impact upon the visual amenity of the major road network. The proposed building design
makes use of light weight building elements and is generally in keeping with the character of other
development in the locality.

Height
O8 Buildings and other structures:
   a. are low rise and have a visual bulk and an architectural scale consistent with structures on
       adjoining or nearby land;
   b. do not exceed a building height of:
          i.   …
          v.   for all other zones— 2 storeys;
   c. do not visually dominate the street or surrounding spaces;
   d. preserve the amenity of surrounding land;
   e. ensure that development responds to the site topography; and
   f. are well articulated with strong horizontal and vertical design elements to provide an interesting
       streetscape and to complement landform changes and landscapes.

The proposed development is low rise being mostly single storey in height, and does not exceed the
8m height requirement under the probable solution. The proposed building has a visual bulk and
architectural scale that is consistent with structures on the subject land and nearby premises. The two
(2) storey component of the building is located behind the main building. The proposed development
will not dominate the street or surrounding premises, will preserve the amenity of surrounding land
and is otherwise well articulated.

Setbacks
O9 Buildings and other structures are appropriately designed and sited to:
   a. provide amenity for users of the premises as well as preserve the visual and acoustic amenity of
       adjoining and nearby properties;
   b. provide adequate distance from adjoining land uses;
   c. allow space for required vehicle parking;
   d. preserve any existing vegetation that will buffer the proposed building;
   e. allow for landscaping to be provided between buildings;
   f. maintain the visual continuity and pattern of buildings and landscape elements within the street;
   g. avoid large areas of continuous wall planes by varying the building setbacks and using
       appropriate techniques to provide visual relief; and
   h. help protect the natural character and visual amenity of the Noosa River system and other
       watercourses.




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The proposed development is appropriately designed and sited to provide for the amenity of users
of the premises, as well as preserving the visual and acoustic amenity of adjoining and nearby
properties. The proposed development provides for adequate separation from the adjoining
residential properties to the north. The proposed development has sufficient space for parking, having
shared parking arrangements with the College.

An existing tree to the west of the proposed development is to be retained (refer Figure 2). Further,
the visual continuity pattern of buildings in the street will be maintained, with some landscaping to
be provided beside the proposed new building work (Figure 2). The elevations and perspectives show
the use of various building materials that help to break up the appearance of the building and reduce
bulk.

Roof form
O20 Rooflines:
   a. contribute positively to the local skyline;
   b. complement the character of the locality;
   c. are articulated, pitched or skillion;
   d. avoid low pitched (eg. less than 5 degrees) or box roof profiles/parapets; and
   e. do not create opportunities for residents to overlook the private open space areas of neighbouring
       properties.

The proposed development makes use of pitched roofing, which contributes positively to the skyline.
Further, the design of the built form complements the existing built form in the locality.

Materials and finishes
O21 Buildings and other structures use materials and finishes that complement the Noosaville character
and integrate with the surrounding natural and built environment.

The proposed development makes use of materials and finishes that complement the Noosaville
character. To that end, the elevations (Attachment 1) provide for various materials including metal
sheet roofing, stone finish to walls, use of vertical timber elements and coloured glass panelling, along
with relatively large sloping roofs having substantial overhangs. The proposed development has an
interesting design, makes use of lightweight and textured building materials and will integrate with
the surrounding built environment.

Under the specific outcomes for the Community Services Zone, the following are most relevant to the
assessment.

Consistent Uses
O172 The following defined uses and use classes are consistent uses and are located in the Community
Services Zone:
    a) …
    e) All Community Uses;
    f) …;

The proposed use is a Community Use, being Wellbeing Type 3 – Worship, which is a consistent use
in the Community Services Zone.




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Land uses
O177 The Good Shepherd Lutheran School, Noosaville State Primary School and land
adjacent is developed for secondary education.

The proposed alterations and additions to the Church are associated with the existing Good Shepherd
Lutheran College and is entirely complementary to that use.

Visual amenity
O178 Where land in the Community Services Zone is adjacent to the major road network or land in a
residential zone appropriate buffer areas are incorporated into the development.

The matter of visual amenity impact upon the major road network has been addressed above. The
proposed alterations and additions to the existing Church remain separated from the adjoining
residential uses to the north. The building setback is marginally reduced, but this is not likely to have
an adverse impact upon the adjoining residential properties or the existing child care centre, located
on the land.

Co-location of community uses
O179 Buildings and other structures are designed and sited to maximise opportunities for the colocation
of community facilities and services.

The proposed alterations and additions to the Church is a good example of maximising co-location
opportunities for community facilities and services on land included within the Community Services
Zone.

Streetscape & character
O183 Uses and buildings are designed and located to ensure efficiency in pedestrian, parking and traffic
movements to ensure the safety of users.
AND
O184 Buildings contribute positively to the streetscape through the use of:
    a) vertical and horizontal articulation in the front building façade;
    b) subtle changes in textures and materials to break up the building façades; and
    c) retention of mature vegetation;
AND
O185 Landscaping is integrated amongst buildings and within car parking areas;
AND
O186 Where land adjoins the major road network or land within a residential zone:
    a) development is appropriately buffered by vegetation or other screening;
    b) development is of a scale consistent with buildings in the adjoining residential zone; and
    c) buildings and other structures contribute to the streetscape and skyline;
AND
O187 Any premises adjacent to land in a
residential zone has—
    a) a building scale that does not dominate the residential premises or the residential character of
        the streetscape; and
    b) b) landscaped setbacks consistent with that required for the residential zone.




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With respect to streetscape and character, the proposed development will not alter the current
configuration of buildings, carparking and access to and egress from the land. The current pedestrian,
parking and traffic movements will be maintained, which ensure the safety users.

The proposed new building work provides for vertical and horizontal articulation, changes in textures
and materials and contributes positively to the streetscape. An existing tree is to be kept as part of
the development on the eastern side of the building. Some landscaping is to be provided around the
perimeter of the building and is integrated with the proposed development (refer Figure 2 -
Attachment 2). Further, the proposed development is of a scale that is in keeping with the character
of the area.

Community Uses Code

The overall outcomes are the purpose of the Community Uses Code. The proposed development is
entirely consistent with the overall outcomes provided below:

    a) Existing and future populations have access to an adequate level of community facilities and
       services;
    b) Convenient, comfortable and safe Community Uses are provided for;
    c) Community Uses are conveniently located for residents and contribute to community focal
       points, without placing unacceptable burdens on local amenity or infrastructure;
    d) Community Uses recognise and protect Noosa’s existing built character and natural
       environmental values;
    e) Community Uses offer safe environments for users and operators;
    f) Community Uses located in an urban zone are provided with appropriate connection to
       reticulated sewerage, water supply, stormwater drainage, electricity, and telecommunications
       services; and
    g) Community Uses are energy and water efficient.

The proposed development is also consistent with relevant specific outcomes of the code. In
particular, the proposed development will not be any closer to the existing substation on the adjoining
land in accordance with specific outcome O2 (refer Figure 1).

The proposed development will not have an adverse impact upon the safety and efficiency of the road
network in accordance with specific outcomes O3 & O4.

The proposed development will not have a significant adverse impact on the amenity enjoyed by users
of adjoining or nearby premises in accordance with O5.

A number of bicycle spaces are already provided with the College use that would satisfy the
requirement of 1 bicycle space per 30m² or part thereof of gross floor area under Figure 14-2 in
accordance with specific outcome O19.

The proposed development is entirely consistent with the Community Uses Code.




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Overlay Code

The subject land is affected by the Natural Hazards Overlay, having a Low Potential Acid Sulfate Area
5-20m AHD. While the development is located in an area that is potentially affected by acid sulfate
soils, the development does not involve extensive earthworks below 5m AHD and therefore is exempt
development under the Overlay Code.

Landscaping Code

The proposed development provides some landscaping beside the proposed new building work. A
substantial amount of landscaping is provided around the existing building as shown in Figure 2.
Overall, the amount of landscaping provided within the site, including some larger tree species is
significant having regard to the nature of the use spread across the land. The proposed development
either meets or is able to be conditioned to comply with the Landscaping Code.

Driveway and Carparks Code

The most relevant Engineering Works Code is the Driveway and Carparks Code. Under the Driveway
and Carparks Code the most relevant specific outcomes include the following.

General
O1 Vehicular access does not adversely impact on safety, capacity and operations of the existing or
planned road network, the proposed driveway, cycleways or pedestrian pathway systems.

The proposed development does not affect the existing access and driveway arrangements on the
subject land.

O7 Sufficient carparking is provided to accommodate the number and type of vehicles likely to be
generated by the development having regard to the specifics of the use including –
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on the site; and
the availability of alternative carparking.

Under Table 14-51 – Minimum Vehicle Parking Requirements, for Wellbeing Type 3 – Worship, the
applicable parking rate is 1 space per 10 persons, or part thereof, capable of being seated. The Good
Shepherd Lutheran College currently provides for 219 parking spaces, which are used in conjunction
with the existing Church, as a shared arrangement, given the optimum operating times for each of the
existing uses.

The proposed additions and alterations to the existing Church provides for a maximum seating
capacity of 250 seats, which equates to 25 spaces being required. The number of parking spaces
available on the land clearly exceeds this minimum requirement under the planning scheme. The
majority of the time, Church services occur on weekends, which means that all of the parking is
available for Church members. The Church has advised that the maximum number of cars generated
by the use is about 120.



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O8 The layout of the development provides adequate, clearly defined and easily accessible –
a) on-site vehicle parking and manoeuvring areas; and
b) loading and manoeuvring areas for delivery and service vehicles.

The proposed development does not alter the current onsite parking and access arrangements and
does not compromise on site loading or manoeuvring areas.


Infrastructure Charges

Under the Adopted Infrastructure Charges Resolution (AICR), Table 10.3 Schedule of adopted charges,
an infrastructure charge is payable for Wellbeing Type 3 – Worship use, based on the gross floor area
for the proposed Church. It is noted that under the Council Policy for Infrastructure Charges Rebates
for Community Organisations, it is stated that religious institutions are potentially eligible for
consideration of infrastructure charges or charges rebates; however under Table 1, it is stated that
Religious Organisations, where constructing new or extended facilities that only relate to the religious
(worship) component of the premises, is nil.

With respect to the alterations and additions that are being proposed, the existing floor area for
Church component is 654m², including the worship centre, offices, outdoor area, vestry, meeting
room, entry, kitchen and toilets (refer Ground Floor Plan - Attachment 1). It is noted that the outdoor
area (117m²) is not gross floor area as defined and therefore is not included for the purpose of
calculating infrastructure charges. This means the gross floor area for the existing Church is 537m².

The proposed new Church floor area 975m², which includes the new worship centre, offices, outdoor
area, vestry, meeting room, an additional meeting room lower level, entry, kitchen toilets and PWD.
Again the outdoor area (163m²), should not be included in the calculation of infrastructure charges.
This equates to 812m² of proposed gross floor area. Consequently, the net increase in the gross floor
area for the proposed Worship use is 275m².

It is also noted that the Church has advised that the meeting rooms on site will also be used on a
regular basis for other not for profit organisations. Consequently, the gross floor area for the upper
and lower meeting rooms could be discounted from the applicable infrastructure charges payable.

Under the circumstances, it is reasonable to levy infrastructure charges on the proposed increase in
gross floor area for the church use only. The existing Church congregation area has always been used
as the College hall and therefore forms part of the existing College use (refer Figure 2).


Conclusion

The proposed development seeks to provide a new Church congregation area and other facilities
including offices and meeting rooms. While these new facilities are primarily for church purposes,
these facilities are also shared by the College. Consequently, the proposed development is integrated
with and complimentary to the College use on the land.




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The proposed building has an interesting design, which is consistent with the existing built form in
the locality. The building has some lightweight building elements and features that are reflective of
the Noosaville character. The location of the building is generally in the same as the existing Church,
being marginally closer to the adjoining residential properties to the north. The new building work
maintains a substantial setback to Eumundi Noosa Road and will not dominate the streetscape, which
forms part of the major road network.

The proposed development provides for alterations and additions to the existing Church on the land.
It is not expected that the proposed development will have an adverse impact upon visual amenity or
cause significant noise generation to the neighbouring residential uses. The proposed development
is for a consistent community use in association with the existing College. Carparking provided for the
College is substantial and is to be shared by the existing land uses, which compliment each other.

The proposed development is entirely consistent with the planning scheme and will not cause any
adverse traffic, noise or visual amenity impacts.




17020 – Good Shepherd Church Noosa                                                      Page 18