Original source · versioned page text
Planning report
TOWN PLANNING REPORT FOR A DEVELOPMENT APPLICATION – MATERIAL CHANGE OF USE For additional Office uses – 216 David Low Way, Peregian Beach Version 2 22 June 2021
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 20 pages
Page 2
REPORT
Document status
Version Purpose of document Authored by Reviewed by Approved by Review date
1 Client Review MC MC M. Carter 19 May 2021
2 Final MC A Martin M.Carter 22 June 2021
Approval for issue
Mark Carter 22 June 2021
The report does not account for any changes relating the subject matter of the report, or any legislative or regulatory
changes that have occurred since the report was produced and that may affect the report. the author does not accept
any responsibility or liability for loss whatsoever to any third party caused by, related to or arising out of any use or
reliance on the report.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page i
Page 3
REPORT
Contents
SUMMARY .........................................................................................................................................................1
1 INTRODUCTION ......................................................................................................................................2
2 SITE DETAILS .........................................................................................................................................3
2.1 Site Particulars ...............................................................................................................................3
2.2 Site Location...................................................................................................................................3
3 BACKGROUND .......................................................................................................................................5
3.1 Site History .....................................................................................................................................5
3.2 Pre-lodgement ................................................................................................................................5
3.2.1 Local Authority Engagement.............................................................................................5
4 PROPOSAL .............................................................................................................................................6
4.1 Overview ........................................................................................................................................6
4.2 Proposal Detail ...............................................................................................................................6
4.3 Carparking ......................................................................................................................................6
4.4 Services ..........................................................................................................................................6
5 KEY PLANNING ISSUES ........................................................................................................................7
5.1 Carparking ......................................................................................................................................7
5.1.1 Car parking requirements .................................................................................................7
5.1.2 Previous cash contribution paid in Lieu of car parks ........................................................7
5.1.3 Response to code provisions relating car parking. ...........................................................7
6 PLANNING ASSESSMENT ...................................................................................................................11
6.1 Applicable Act/s ............................................................................................................................11
6.2 State Planning Policy ...................................................................................................................11
6.3 Temporary State Planning Policy .................................................................................................11
6.4 Regional Plan ...............................................................................................................................11
6.5 State interests (referrals)..............................................................................................................11
6.6 Development Assessment under Schedules 9 & 10 (SDAP) ......................................................11
6.7 Local Planning Assessment Provisions .......................................................................................11
6.7.1 Applicable Assessment Instrument.................................................................................12
6.7.2 Zone/Precinct ..................................................................................................................12
6.7.3 Level of Assessment .......................................................................................................12
6.7.4 Overlays ..........................................................................................................................12
6.7.5 Codes ..............................................................................................................................13
6.7.6 Infrastructure Contributions ............................................................................................16
7 CONCLUSION .......................................................................................................................................17
Tables
Table 1: Site Particulars......................................................................................................................................3
Table 2: local planning assessment provisions summary ................................................................................11
Table 3: Planning Scheme Code Responses ...................................................................................................13
Table 4: Response relevant components of the Local Centre Code ................................................................14
Table 5: Response relevant components of the Business Activities Code ......................................................15
Figures
Figure 1: Site Location ........................................................................................................................................4
Figure 2 - Location of subject site from Bus stop ...............................................................................................9
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page ii
Page 4
REPORT
Figure 3: Zoning Plan .......................................................................................................................................12
Figure 4: Acid Sulfate Soils Overlay map .........................................................................................................13
Appendices
DA Form and Landowners Consent
Searches
Proposal Plans
Draft Infrastructure Agreement
Copy existing development permit
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page iii
Page 5
REPORT
SUMMARY
Site Details
Site Address: Unit 4, 216 David Low Way, Peregian Beach
Real Property Description: Lot 4 on SP284446 (tenancy Lot) and Lot 0 on SP284446
(Common areas)
Site Area: 101m²
Applicable Planning Instrument/s: Noosa Plan 2020 – Amendment 1 as at 25 September
2020
Owner(s): • Lot 4 - MACMARTIN INVESTMENTS Pty Ltd
• Lot 0 - BODY CORPORATE FOR MARTIN PLACE AT
PEREGIAN COMMUNITY TITLES SCHEME 48689 –
Andrew Martin
Application Details
Permit Type Sought: Development Permit
Application Type/Description: Material Change of Use for Office
Assessment Manager: Noosa Shire Council
Level of Assessment: Code Assessable
Referrals: Nil
Consultation
Entity name and representative • Patrick Murphy – Coordinator Planning
(including role):
Applicant Contact Details
Applicant Contact Person: E [email protected]
D +61 7 4750 9636
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 1
Page 6
REPORT
1 INTRODUCTION
Andrew Martin (The Applicant) seeks to obtain a development approval to change the use of an existing
Caretaker’s residence to an office use at the premises within tenancy 4, 216 David Low Way, Peregian
Beach. The subject site is more properly described as Lot 4 on SP284446 (tenancy lot) and Lot O on
SP284446 (Common Areas lot). The tenancy lot has an area of 101m².
This development application seeks:
• Development Permit for a Material Change of Use for an Office
The proposed office will be located within an existing building which consists of 4 tenancies with the subject
tenancy (Lot 4) having existing approved use being ‘caretaker’s residence’. The applicant seeks to change
the use of this tenancy ‘Office’. The proposal does not seek to undertake any building works to the exterior or
structural elements of the building within only minor works internally within the tenancy required enable the
uses to change.
This report provides greater detail on the nature of the proposal and provides an assessment of the proposal
against the intents and code requirements of relevant statutory planning documents.
Based on these assessments the proposal is recommended for approval subject to reasonable and relevant
conditions.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 2
Page 7
REPORT
2 SITE DETAILS
2.1 Site Particulars
Table 1: Site Particulars
Address 4/216 David Low way, Peregian Beach
Real Property Description Lot 4 SP284446 (tenancy Lot) and Lot 0 on SP284446 (Common Areas lot)
Site Area 101m² (Lot 4 tenancy)
Encumbrances Nil
Existing use of site Caretaker’s Residence
Contaminated land Register The subject site is not on the Contaminated Land Register (CLR). The subject site
is not on the Environmental Management Register (EMR).
Topography The subject site is relatively flat.
Vegetation None
Waterways none.
Road frontages The site fronts the David Low Way road reserve, which features a separate car
park area in front of the subject site
Services The site is fully serviced by water supply, sewer, stormwater, electricity, and
telecommunications
Heritage No known areas of heritage.
Surrounding land uses The subject site is adjoins existing commercial uses including shop, restaurants,
offices which form part of the Peregian Beach Square precinct.
Previous Approvals Development Permit – Material Change of Use Code (MC06/0025) Education
Establishment and Preliminary Approval – building work; 4 July, 2006
Relevant searches of the site including Certificate/s of title, Contaminated land Search, services maps and
Caveat documents can be found in Appendix B.
2.2 Site Location
The location of the subject site is depicted in Figure 1.The site is nestled within the Peregian Square local
centre area, which is an established centre for the Peregian area providing shops, food and drink outlets (eg
restaurants, bars, cafes, takeaway outlets and commercial uses including office uses. The complex provides
high pedestrian amenity and fronts the David Low Way which is the major public transport (bus) route for the
coastal communities of the Shire.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 3
Page 8
REPORT
Figure 1: Site Location
Source: Queensland Globe 2020
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 4
Page 9
REPORT
3 BACKGROUND
3.1 Site History
The subject site has an existing Development Permit for a Material Change of Use for Professional offices,
Shop, and Caretakers Residence (Council Ref: 2006/215) in 2006. This permit has been acted on, with the
current building reflecting/complying with this permit. A copy of this permit can be found in Appendix E.
3.2 Pre-lodgement
3.2.1 Local Authority Engagement
The applicant undertook an informal pre-lodgement discussion with Noosa Shire Council staff in 2018 which
included Patrick Murphy (Coordinator Planning). These discussions concluded the proposed use is generally
supported. Discussion focussed on the relevant car parking requirements as the proposed development is
unable to be required parking on site. Council advised non-compliance of carking requirements can be
addressed through adherence with a new car parking policy to be implemented by Council in the future. This
policy enables the applicant to pay a financial contribution to Council in lieu of providing the required
carparking on site.
In January 2021, the applicant undertook additional correspondence with Patrick Murphy, who confirmed the
car parking policy had been implemented. Patrick provided a copy of the policy and advised the financial
contribution is to be resolved through the applicant and Council implementing an Infrastructure Agreement
(IA) which must be agreed to and signed by the applicant prior Council issuing the development permit.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 5
Page 10
REPORT
4 PROPOSAL
4.1 Overview
The proposal seeks to transition the existing the caretaker’s residence, which is located on the upper floor of
the complex into an office use. As the building is currently constructed as a mixed-use building with other
office uses in the adjoining tenancy on the upper floor, there is no requirement to modify any of the following
to facilitate the change of use:
• exterior of the building
• structural components of the building including common walls
• common areas
• services; or
• streetscape attributes of the building
It is envisaged that some internal features of the tenancy maybe modified to enable the office use to operate
within the tenancy area.
4.2 Proposal Detail
The applicant provides proposal plans within Appendix C which describe the internal changes to the lot 4
tenancy. The proposal does not seek to modify the volume of floor space of the tenancy or any other parts of
the building.
4.3 Carparking
The proposal does not seek to introduce any new carparking as the building is already constructed and does
not provide any on-site parking. Further discussion on the applicants to desires to provide a financial
contribution in lieu of providing carparking is provided in section 5.1.
4.4 Services
All services exist and are connected to the building and tenancy. No augmentation of services is required.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 6
Page 11
REPORT
5 KEY PLANNING ISSUES
5.1 Carparking
5.1.1 Car parking requirements
The car parking rates for an office use pursuant to the Noosa Plan 2020 is:
1 car space per 20m² of gross floor area.
The definition of Gross Floor Area (GFA) is:
gross floor area for a building, means the total floor area of all storeys of the building, measured from the
outside of the external walls and the centre of any common walls of the building, other than areas used
for—
– building services, plant or equipment; or
– access between levels; or
– a ground floor public lobby; or
– a mall; or
– parking, loading or manoeuvring vehicles; or
– unenclosed private balconies, whether roofed or not.
With reference to the proposed floor plan of the proposed office tenancy (refer to Appendix C), the gross
floor area equates to approximately 70m², when voids and ducts for mechanical plant is removed.
Based on this rate, the proposed office is required to provide 4 car spaces.
5.1.2 Previous cash contribution paid in Lieu of car parks.
The size of the subject site and the context of its location have meant on site car parking has never been
possible. The current development was approved without a requirement for on-site parking. Under the
Planning scheme applicable at the time of the previous development application being assessed, the
caretaker’s residence uses required 1 car space to be provided. Through the assessment process Council
acknowledged the challenge with providing on site carparking, therefore conditioned (Condition 20) the
approval (Council Ref: 06/0215) to pay a cash contribution in lieu of providing on site carparking therefore
required ca r park for the caretaker’s residence was provide as a cash contribution. On this basis, it infers the
current developments effectively has a credit of one car space, which can be carried across into the
calculation of car parking required to change the use from caretaker’s residence to office.
5.1.3 Response to code provisions relating car parking.
With reference to the relevant code requirements (PO6/AO6.1) of the Driveways and Parking Code, the
proposed development will not meet AO6.1 as it does not propose to provide 4 car space as required in table
9.4.1.4. The applicant seeks to achieving the Performance Outcome PO6 instead. PO6 is as follows:
PO6
Sufficient parking is provided having regard to the specifics of the use including—
i. the type and intensity of land use;
ii. any existing parking available on the site;
iii. hours of operation;
iv. likely numbers of users;
v. accessibility to the site by means other than private motor vehicle;
vi. the peak parking demand periods of uses on the site; and
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 7
Page 12
REPORT
vii. the availability of alternative car parking; and
viii. is provided to accommodate the number and type of vehicles and motorcycles likely
to be generated by the development.
Our response PO6 we make the following comments:
• The existing caretaker’s residence, which will be removed as part of the change of use, had already
contributed a cash payment to Council in lieu of providing the space, therefore it is considered that an
existing car space is available to be used as providing 1 of the 4 required spaces.
• It is considered the subject site and the type of development provide unique advantages which justify a
relaxation of 1 of the required spaces for the following reasons:
– The subject site is located within the Peregian square precinct which already provides on street
parking (generally 2hr limits) which provides the parking for customers to various uses within the
square. While the future tenant of the proposed office uses is unknown at this stage, it is likely an
accountant, lawyer, or similar which would service local catchment of residents and businesses.
These types of office uses are not likely to generate excessive volumes of customers at a time,
with the majority of customers arriving by appointment only, therefore it is unlikely that more than 1
-2 customers would require a car space at a time, which is considered a low volume of customers
compared to other uses (eg restaurants, food and drink outlets) in the square which attract higher
volumes of customers during their peak times.
– Being an office use, the time of day and the days to which customers will attend the site is during
normal business hours being 9am-5pm Monday to Friday. This indicates the demand for parking is
different to the demand generated by the majority of other uses in the complex (ie shops and food
and drink outlets), which generally peak outside normal business hours (eg at night in the case of a
restaurants) and on weekends where the centre attracts a high proportion of tourists (both local
and, national and international). On this basis, it can be generally assumed that peak parking
demand timing differs between the proposed use and most of the existing uses within the square.
On this basis, the proposed uses do not add additional demand to the existing on-street car parking
in respect to customer parking.
• The subject site fronts the David Low Way which is the key public transport corridor for the Noosa Shire.
An existing bush shelter is positioned within 60m walk (refer to Figure 2) of the subject site. This
convenient location provides a significant opportunity for staff and customers to travel to the proposed
office by public transport rather than via private vehicles thus eliminating potential need to provide
carparking on site.
• The facility provides existing bicycle storage on the lower floor, plus the proposed office provides end of
trip facilities including showers and lockers. These facilities encourage staff to travel to site via bicycle,
thus reducing the need for additional car parking.
• Due to the size of the useable floor space being in the order of 60-65m², this suggests the office is only
likely to house 2-3 staff at most.
For these reasons, the applicant considers the development should only provide 2 spaces summarised as
follows:
• Required spaces pursuant to AO6.1 = 4
• Credit of 1 space from existing caretaker’s residence = -1
• Reduction of 1 customer space = -1
• Spaces to be provided = 2
The applicant proposes to provide a cash contribution in lieu of 2 car parks in accordance with Council’s
contributions in lieu of the provision of onsite car parking policy. This policy enables applicants to enter into
an Infrastructure Agreement once development permit is issued and make a cash contribution towards future
Council car parking in the locality of Peregian at rates indexed each year using a base rate of $12,000 per
space as of 18 May 2018. The applicant provides a copy of a draft Infrastructure Agreement (IA) (refer to
Appendix D) agreeing to a cash contribution the equivalent of 2 car spaces. The Applicant would seek to
execute the IA with Council prior to the development Permit being issued and will adhere to their obligations
of the IA (ie pay the contribution) before the commencement of the use.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 8
Page 13
REPORT
Figure 2 - Location of subject site from Bus stop
To provide certainty, we provide a detailed response to PO6 below:
Sufficient parking is provided having regard to the specifics of the use including—
• the type and intensity of land use;
Response:
– The applicant has demonstrated the proposed use is of a nature which only requires minimal
customer parking which is likely to be utilised in differing times to the predominant uses within the
precinct thus create additional demand on the existing on street parking areas.
– Due to the size of the floor area and the provision of end of trip facilities the use will require only 1-
2 spaces for staff
– The type and intensity of the land use therefore warrants a total of 3 spaces for customers and
staff.
• any existing parking available on the site;
Response:
While there is no on-site parking available, the existing caretaker’s residence has financially contributed on
street parking, therefore it is regarding the existing use has 1 existing car park that will be transferred to the
office use.
• hours of operation;
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 9
Page 14
REPORT
Response:
While a defined tenant has not been found/proposed for the use, it is assumed that it will likely be a small-
scale professional office type use (eg Lawyer, accountant, design etc), therefore it can be assumed the
hours of operation are likely to be 9-5pm, Monday to Friday. Based on an assumption the precinct has peak
parking demand on weekends and during holiday periods, the proposed use does not add to the peak
demand, therefore doesn’t exacerbate a need for additional on street parking.
• likely numbers of users;
Response:
The applicant has detailed the proposed office use is only likely to draw a 1-2 customers at a time as an
office use predominately has customers arrive by appointment. In terms of staff parking, the size of the floor
and configuration of the floor plate suggests office use will attract 1-3 staff of which the proposed end of trip
facilities and proximity to a major bus top/route is likely to require only 1-2 spaces for staff
• Accessibility to the site by means other than private motor vehicle;
Response:
The subject site is within 60m of an existing major bus route stop, thus making the proposed use convenient
for staff and customers to travel by public transport. Additionally, the building already provides bike storage
on site and the proposed office tenancy includes end of trip facilities (shower and lockers) thus providing the
opportunity for staff to travel by bicycle or public transport if they live locally and removing the need for on-
site car parking.
• the peak parking demand periods of uses on the site; and
Response:
As previously mentioned, the likely peak parking demands for an office use is likely to be different to the
predominant uses within the building itself (e.g. restaurant and retail clothing store on the lower floor) and in
the precinct
• the availability of alternative car parking; and
Response:
As previously mentioned, there is no options to provide car parking on site as the site is already developed
and the no developments within the Peregian Square precinct provides on-site carparking. The applicant
proposes to make a cash contribution in lieu of providing on site car parking pursuant to Council’s Policy for
Contributions in lieu of thee provision of onsite car parking’, dated 17 May 2018 for the additional 2 spaces
required for the proposed use.
• is provided to accommodate the number and type of vehicles and motorcycles likely to be generated by
the development.
Response:
The applicant has demonstrated the proposed development is only required to provide 3 spaces to
accommodate its parking needs. As the site is unable to provide these parks on site, they will be delivered
through cash contributions to Council in lieu of onsite parking. One of the spaces to be delivered as cash
contributions was delivered as part of the existing caretaker’s residence which is intended to cease operation
when the office use commences, therefore the existing contribution is considered to have delivered one (1)
of the required spaces. The remaining 2 spaces will be provided in accordance with Council Policy
Contributions in lieu of thee provision of onsite car parking’, dated 17 May 2018
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 10
Page 15
REPORT
6 PLANNING ASSESSMENT
6.1 Applicable Act/s
The Planning Act 2016 and its subordinate legislation is the applicable Act for the assessment of this
development application.
6.2 State Planning Policy
Section 26(2)(a)(ii) of the Planning Regulation 2017 requires an assessment to be carried out against the
State Planning Policy (SPP), Part E, to the extent part E is not identified in the planning scheme as having
been appropriately integrated.
The Noosa Plan 2020 is considered to have integrated the requirements of the SPP, therefore no additional
assessment of the proposal against the SPP is required.
6.3 Temporary State Planning Policy
Section 26(2)(a)(iii) of the Planning Regulation 2017 requires an assessment to be carried out against any
temporary State Planning Policy applying to the premises. In this instance no temporary State planning
policies apply.
6.4 Regional Plan
Section 30 of the Planning Regulation 2017 requires assessment of this application must be carried out
against the assessment benchmarks stated in the relevant regional plan, to the extent the regional plan is
not identified in the planning scheme as having been appropriately integrated.
The subject site is within the boundaries of the SEQ Regional and is identified in the urban footprint of this
plan. It is the applicant’s interpretation the Noosa Plan 2020 has fully integrated the assessment benchmarks
of the SEQ regional plan.
6.5 State interests (referrals)
In accordance with Schedule 10 of the Planning Regulation 2017, the applicant has determined no referrals
are appliable.
6.6 Development Assessment under Schedules 9 & 10 (SDAP)
Schedules 10 of the Planning Regulation 2017 identify the matters that the assessment manager and/or
referral agency assessment must have regard to. In this instance no State Development Assessment
Provisions (SDAP) require assessment.
6.7 Local Planning Assessment Provisions
The local planning assessment provisions being the Noosa Plan 2020 are summarised in Table 2.
Table 2: local planning assessment provisions summary
Noosa Plan 2020 Provisions
Zoning: Local Centre
Precinct: N/A
Local Plan: Coastal Communities
Overlays: • Acid Sulfate Soils Overlay
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 11
Page 16
REPORT
6.7.1 Applicable Assessment Instrument
The Noosa Plan 2020 (version Amendment 1 25 Sep 2020) is the applicable Local Categorising Instrument
for this development application.
In accordance with Schedule 8 of the Planning Regulation 2017, the assessment manager for this
application is Noosa Shire Council.
6.7.2 Zone/Precinct
The subject site is located within the Local Centre Zone within the Coastal Communities local plan Area,
refer to Figure 3
Figure 3: Zoning Plan
Source: Noosa Plan 2020
6.7.3 Level of Assessment
Pursuant to the Tables of Assessment for the Local Centre Zone, the proposed material change if use for an
office use requires code assessment.
6.7.4 Overlays
Overlays affecting the site are listed in Table 2. Details of the responses to the applicable overlay codes are
provided in section 6.7.5. The relevant overlay maps (Acid Sulfate Soils) are shown in Figure 4.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 12
Page 17
REPORT
Figure 4: Acid Sulfate Soils Overlay map
Source: Noosa Plan 2020
6.7.5 Codes
The planning scheme codes applicable for assessment, and the location of the relevant code response are
detailed in Table 3.
Table 3: Planning Scheme Code Responses
Planning Scheme Codes Location of Response
Local Plan Code
Coastal Communities Local Plan Code As the proposal does not seek to undertake any buildings
works or changes to the built form, a response to most of
the code requirements is not applicable with only PO1 and
PO2 requiring a response. It is considered the proposed
office use meets the requirements of PO1 and PO2 for the
following reasons:
• The proposed office use enables residents to access to
local office uses within a local centre area which is
intended to support office uses.
• Having local office uses enhances convenience to
residents and supports growth of business and
economic activity for eth local area.
Zone
Local Centre Zone Code The proposed development does not seek any related
building work (ie the proposal seeks to change the use
internally within an existing building only) therefore the
majority of the components of this code aren’t applicable.
We provide a response to ‘Role and Function’ component
in Table 4.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 13
Page 18
REPORT
Planning Scheme Codes Location of Response
Development Codes
Business Activities Code The proposed development does not require any building
work as the use will be within an existing building (ie the
proposal seeks to change the use internally within an
existing building) therefore the majority of the components
of this code aren’t applicable as they relate to building
design, streetscapes, services, landscaping etc. We
provide a response to the ‘Location’ and “Effects of Use’
components only within Table 5.
Works Code The proposed development is within an existing building
that is fully serviced. The only component of the Works
code that is applicable is the Driveways and parking code.
As the proposal does not seek to establish any driveways
or carparking areas, the only applicable criteria to address
is PO6/AO61.1-AO6.4. A response to these is provided in
section 5.1.
Overlay Codes
Acid Sulfate Overlay Code As the proposed use does not require any building
works/earthworks, responding to this code is not required.
Table 4: Response relevant components of the Local Centre Code
Performance Outcomes Acceptable Outcomes Applicant Response
Role and Function
PO1 No acceptable outcome provided The proposed office use which forms
The business use or centre activity is part of an existing commercial building
of a type, scale and intensity that is only seeks to add approximately 70m²
consistent with a Local Centre as of office use GFA to the centre which
identified in the Noosa Shire Centre is a scale and intensity which aligns
Hierarchy. with the Centre hierarchy.
PO2 No acceptable outcome provided The proposed office use is of
The Local Centre zone accommodates size/scale which affords the
a range of low order goods and establishment of a small-scale local
services for residents and offers local business, which provide employment
employment opportunities. opportunities to local residents. The
building features end of trip facilities to
encourage future tenants to live locally
and ride their bike to work.
PO3 No acceptable outcome provided The scale of the proposed office use
Development does not compromise or being 70m² does not compete or
compete with the role and function of a compromise potential office uses
District centre of Major centres of establishing in District and Major
Noosa Junction and Noosa Business centres which generally support larger
Centre as the highest order centres in office buildings/tenancies
Noosa Shire.
PO4 No acceptable outcome provided Not applicable as no retail uses are
Higher order shopping facilities, proposed.
including full line supermarkets, large
format retail showrooms and discount
department stores do not locate in the
Local centre zone. The gross floor
area of:
• any individual shop tenancy does
not exceed 500m²; and
• a shopping centre does not exceed
1,500m².
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 14
Page 19
REPORT
P05 AO5.1 Not applicable as no retail uses are
Supermarkets locate in the Local A retail needs assessment is provided proposed.
Centre zone only where there is by a suitably qualified economist
demonstrated need. outlining the demand for a
supermarket in the Local Centre zone.
AO5.2
The gross floor area of a supermarket
does not exceed 1,000m².
PO6 No acceptable outcome provided Not applicable as no retail uses are
A mix of low order retail uses such as proposed.
shops, food and drink outlets (without
drive through facilities), medical and
community uses and other services
catering to the day to day needs of
local residents locate in the Local
centre zone.
PO7 No acceptable outcome provided Not applicable as no food and drink
Food and drink outlets do not: uses are proposed.
consist of high-volume convenience
restaurant with precooked food; or
incorporate a drive-through facility.
PO8 No acceptable outcome provided The proposed use is less than 500m².
Service industries do not exceed a
gross floor area of 500m².
Table 5: Response relevant components of the Business Activities Code
Performance Outcomes Acceptable Outcomes Applicant Response
Location
PO1 No acceptable outcome provided The proposed office use is proposed
Business activities are compatible with to be located within a building which
the purpose of the zone in which they contains existing office uses, therefore
locate and the site is suitable for the is suited for office uses. Office uses of
use having regard to accessibility, the proposed scale are supported in
infrastructure and servicing. the Local Centre zone.
PO2 No acceptable outcome provided The proposed office use is located
The business activity is located within within a building which contains office
an existing business centre or visitor uses. The building is located within a
centre shown in the Noosa Shire local centre area which is intended to
Centres Hierarchy or in an industrial support office uses of this proposed
zone. size/scale.
Effects of use
PO3 No acceptable outcome provided The proposed use and its scale are
Business activities are of a type, scale consistent with the Local centre
and intensity that is consistent with the zoning. The building exists and is of
zone, locality and character of the the preferred scale for this precinct.
area in which it is located and
reinforces the Noosa Shire Centres
Hierarchy.
PO4 No acceptable outcome provided The proposed office use is of a scale
Business activities contribute to the (70m² of GFA) which encourages
local economy and vibrancy of the area small local businesses to be
in which it is located. established, which supports local
employment opportunities as well
creates additional people to occupy
the precinct during normal business
hours, thus in turn supports the
vibrancy of other service-related
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 15
Page 20
REPORT
businesses (Ie food and drink outlets)
in the precinct.
6.7.6 Infrastructure Contributions
The application is subject to the requirements of the Noosa Shire Council Charges Resolution (N0.5.1) 2020.
The applicable charge for the development is calculated as follows:
Charges
• Defined Use: Office
• Defined GFA: 70m²
• Charge:
– Council Apportionment (Transport) excluding stormwater (85%): $128.47 per M² of GFA
– Unity Water Apportionment (Sewer and Water) excluding stormwater (15%): $22.68 per M² of GFA
– Stormwater: $10.80 per m² of impervious area
• Calculations:
– 70 x $128.47 = $8992.90
– 70 x $22.68 = $1587.60
– There is no charge for stormwater as there is no increase (extra demand) in impervious area, as no
building works involved.
Credits
• Defined Use: Caretaker’s residence (1 bedroom or less)
• Council Apportionment (transport and Stormwater) (60%): $8818.84
• Unity Water Apportionment (Sewer and water) (40%): $8636.00
Overall Contribution:
• Council Apportionment $8992.90 - $8818.84 = $174.06
• Unity Water Apportionment $1587.60 - $8636.00 = -$7084.40 = $0
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 16
Page 21
REPORT
7 CONCLUSION
This town planning report supports a development application made by Andrew Martin seeking a
Development Permit for a Material Change of Use for Office uses over land located at 216 David Low Way
Peregian Beach, more formally described as Lot 4 on SP284446 and Lot 0 on SP284446 (Common areas).
The proposed development seeks remove the existing caretaker’s residence within tenancy 4 on the upper
floor with an office use which will have GFA of approximately 70m². The proposal does seek to undertake
any external building work.
The town planning report has addressed all the relevant planning matters concluding the proposal is
complying with them, On this basis, approval is sought subject to reasonable and relevant conditions.
Town Planning Report for a Development Application | Version 2 | 22 June 2021
Page 17