Council Report MCU19 0154

mcu19/0154 & OPW19/0282 – material change of use for service utility Type 1 (depot) and operational works (removal of vegetation in riparian buffer), located at 2 & 4 RUSSELL STREET NOOSAVILLE

Document information

Author	Development Planner, Lisa Pienaar
Environment and Sustainable Development Department

Index	ECM/Application/MCU19/0154/OPW19/0282

Attachments	Nil

APPLICATION DETAILS
Applicant	Department of Agriculture & Fisheries and Department of Housing & Public Works
Proposal	Material Change of Use - Service and Utility - Type 1 Depot Operational Works (removal of vegetation in a riparian buffer area)
Properly Made Date	19 December 2019
Information Request Date	23 January 2020
Information Response Date	11 March 2020
Decision Due Date	2 June 2020 (extended until 19 June 2020)
Number of Submissions	Nil

PROPERTY DETAILS
Property Address	2 & 4 Russell St Noosaville
RP Description	Lot 157 SP 143417 Lot 131 SP 143417
Land Area	832 m² 29800 m²
Existing Use of Land	Boating and Fisheries Patrol facility Noosa River Holiday Park

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosaville
Zone	Open Space Recreation
Overlays	Natural Hazard Overlay - Acid Sulphate Soils (High potential acid sulfate soils (0-5m AHD)) Biodiversity Overlay - Riparian buffer area Flood Hazard Overlay - 1% AEP to year 2100 Heritage Overlay (Lot 131 only)
Assessment Type	Impact
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment Committee Meeting dated 9 June 2020 regarding Application No. MCU19/0154 for a Development Permit for Material Change of Use - Service and Utility - Type 1 Depot (Qld Boating and Fisheries Patrol Boat Shed) and OPW19/0282 Operational Works (removal of vegetation in a riparian buffer area) situated at 2-4 Russell St Noosaville and:
A.	Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
14203437/A01.01	-	GFA drawing, previous and proposed, prepared by nra-co-lab	March 2020
NRA-05133C18	E	B&FP Complex – Proposed Site Plan, prepared by nra-co-lab	11/03/2020
NRA-05133C18-DA-4000	E	B&FP Boat Shed – Proposed Elevations N&E, prepared by nra-co-lab	2/10/2019
NRA-05133C18-DA-4000	E	B&FP Boat Shed – Proposed Elevations N&E (renderings), prepared by nra-co-lab	3/10/2019
NRA-05133C18-DA-4001	E	B&FP Boat Shed – Proposed Elevations S&W, prepared by nra-co-lab	3/10/2019
NRA-05133C18-DA-4005.1	-	West Site elevation, prepared by nra-co-lab	3/10/2019
LA1810001-100	A	Coversheet and Planting Schedule, prepared by Cardno (as annotated  by Council)	28/02/2019
LA1810001-110	A	Landscape Plan, prepared by Cardno	28/02/2019
LA1810001-200	A	Landscape Details, prepared by Cardno	28/02/2019
Currency Period
The Currency Period for this development approval lapses if the use has not happened by 18 June 2026 unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed the maximum height as reflected in the approved plans with respect with the finished ground level and the natural ground level.
Access and Parking
No parking is allowed on the driveway of the adjacent Noosa River Holiday Park site.
Building Appearance
The development must be finished with subdued/muted external building colours, as shown on the approval plans.
Roof materials must be non-reflective to minimise the visual impact of the development.
Any fencing must be designed and be of a colour that blends with the environment and complements the building design.
Any waste bins or air conditioning units must be suitably screened so they are not visible externally to the site.
Lighting
External light sources utilised on site are limited to an external light outside the front door of the facility and a single dock light, used for a maximum for 30 minutes during operation start and finish times outside of daylight hours.
Stormwater
All stormwater run-off from the new works is to be connected to the existing on-site drainage system.
DEMOLITION
Works
Any demolition works must be undertaken in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Waste management
A Waste Management Plan (demolition) must be submitted in accordance with Planning Scheme Policy 11 - Waste Management Plan and approved by Council’s Waste Coordinator prior to issue of a development permit for Building Works for demolition, removal or relocation.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The areas for the storage and separation of waste shown on a site plan;
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed; and
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Damage to infrastructure
Any damage to footpaths, street plantings, natural vegetation/trees kerb and channel, bridges or roadways must be repaired or reinstated to at least pre-existing conditions.
Litter, erosion and sediment control
Litter, erosion and sediment control measures must be installed and maintained until soils are stabilised by turf, vegetation or sealed.
Note: it is an offence under the Environmental Protection Act 1994 to deposit or potentially allow litter, waste, soil, or other contaminants to enter a waterway or storm water drainage system (e.g. roadside gutter).
Landscaping Works
The development site must be landscaped. The works must be undertaken in accordance with an Operational Works approval and the Noosa Plan for that specific area and must include in particular:
the works shown on the Approved Landscape Plans (as amended); and
dense landscaping to screen the bulk and scale of buildings from residences on Russell Street and the Noosa River Holiday Park.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
OPERATIONAL WORKS
Landscaping Works
Landscape works must be supervised, undertaken and certified by qualified persons*.  All works must be completed in accordance with this Decision Notice.
(* Refer to Advisory Note)
Where damage occurs to any Council asset as a result of the development works, it must be repaired immediately where it creates a hazard that presents risk to person or property. Other damage must be repaired prior to completion of works.
Landscape works must:
Comply with the approved landscape plan (as annotated).
Ensure amenity or sales signage and ancillary infrastructure is not installed within the road reserve.
Ensure permanent irrigation is not installed within the road reserve.
Ensure mulch is aged, comprised of leaf and limb material of varying sizes, free of foreign matter including anthropogenic waste, rock, soil/sediment contamination and is applied to all planting areas to ensure a minimum 100mm depth once settled.
B.	Find the following matters relevant to the assessment and sufficient reason to approve the application:
The proposal upgrades facilities that are dependent on direct access to the Noosa River in order to maintain public safety.
The proposed works do not intensify the existing operation, within the coastal management district and riparian buffer area.
The proposal is consistent with the zoning (Community Facilities zone) in the draft Noosa Plan.
C.	Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

REPORT
PROPOSAL
The applicant is seeking retrospective approval for a Material Change of Use for a Depot and Operational Works for removal of vegetation on Lot 157. Vegetation was removed to construct a depot (shed) for the storage of boats for the Queensland Boating and Fisheries Patrol (QBFP) in 2017. The newly constructed shed replaced a boat shed originally constructed in 1974. The new shed has a larger footprint and is greater in height than the previous one to accommodate fixed canopy marine vessels. Refer to Figure 1 – New boat shed.

Figure 1 – New boat shed.
site details
Background
Previous boat sheds
In the late 60’s the site was run by the Queensland Government as a marine biology research facility. The fisheries patrol operation was established in the 1970’s, comprising an office and boat shed. The site has continually been used for fisheries patrol operations since that time. There have been a number of extensions and modifications to the original boatshed. The boatshed was redeveloped in 1981 and an extension to the boatshed was approved in the year 2000. This boatshed was demolished in 2017. Refer to Figure 2 – Previous boat shed.

Figure 2 – Previous boat shed
New Shed construction
During mid to late 2017, the old boat shed utilised by the Department of Agriculture and Fisheries was demolished, six trees removed (Eucalyptus and Melaleuca) and a new larger building constructed in its place.
The construction of the shed and removal of vegetation prompted a number of complaints from residents at that time, the main issue being it’s larger size (height and footprint), and its impacts on amenity (mainly views).
Council officers advised the Department of Housing and Public Works that the new boat shed constituted a Material Change of Use and the removal of vegetation in the Riparian Buffer Area required an Operational Works application. Council’s legal advice confirmed approval was also needed, as the shed was substantially larger in scale than what previously existed. The original shed was 4.99 metres in height, with a floor area of 136m2. The as constructed shed is 7.521 metres in height with a floor area of 183m2. The Department advised the height of the shed was necessary to facilitate the type of boats to be stored on site.
However, at that time the Department disagreed this was the case, and instead notified Council of its intent to commence the process for a Community Infrastructure Designation over 2 Russell St, Noosaville and part of 4A Russell St (access to the Noosa River Holiday Park). Council indicated its lack of support of this approach because it seemed unlikely that this would procure a satisfactory outcome for residents, it circumvented the Noosa Plan, and could potentially create unnecessary administrative burdens for Council in terms of process should Council chose to redevelop the Noosa River Holiday Park. This is because historically and currently, access to the fisheries shed is via the entrance to and through the Noosa River Holiday Park, which is an informal arrangement between the State and Council. The Department later advised they would not proceed with the designation, advising an application under the Noosa Plan would be submitted (this proposal).
It is important to note, since the demolition of the shed, the use has not recommenced on site, and the built form is not yet completed as proposed by this application. In 2018, the Department completed a renovation of the existing smaller office building, adjoining the shed, which has seen little noticeable change from its original built form. This office building is not subject to this application, but is located on the same site. Refer Figure 3 – Office building.

Figure 3 – Office building
Site Description
The Queensland Boating and Fisheries Patrol (QBFP) operate from the shed and brick patrol building on Lot 157 SP143417 at 2 Russell Street, Noosaville. The Noosa River Holiday Park is located adjacent to the QBFP site on Lot 4 SP143417. Refer Figure 4 – Subject site.

Figure 4 - Subject site
Surrounding Land Uses
The site is bounded by the Noosa River to the north, residences to the west and the Noosa River Holiday Park to the east and south.  The Coast Guard also located on the Noosa River, is situated on the same land parcel as the Noosa River Holiday Park due east of the QBFP site. This area of Noosaville is predominately characterised by 3 storey multiple dwelling units. Gympie Terrace a short distance away is marine and recreational based, including boat hire and water taxi/ferry stops on the water side, with residential units, shops and restaurants opposite the Noosa River.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP).
State Planning Policy 2017 - Coastal Management District
The site is located in a Coastal Management District (CMD).  A CMD is a coastal area that is considered to need protection or management, especially with respect to the area’s vulnerability to erosion, value in maintaining or enhancing coastal resources or for planning and development of the area. The site is also mapped under the State Planning Policy as subject to medium and high storm tide hazard and the erosion prone area.
The Coastal Environment State Planning Policy (SPP) recognises that some development is coastal dependent requiring land adjoining the foreshore and access to tidal water in order to function affectively. The SPP states:
4. 	Coastal-dependent development in areas adjoining tidal water is facilitated in preference to other types of development.
5. 	Opportunities for public use of and access to, and along, state coastal land is maintained or enhanced in a way that protects or enhances public safety and coastal resources.
The location of the QBFP operation is compliant with the SPP as it is a coastal dependent development that in order to function effectively, is required to be located adjacent to the foreshore and tidal water. The location of the QBFP provides officers and emergency services with immediate access to the Noosa River to maintain public safety.  The use has operated at its current location since 1974 and although the building has increased in size, the proposed works do not intensify how the site is used.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmark from the Planning Regulation 2017 applies to the application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the provisions are relevant to the development, including the following Codes:
Noosaville Locality Code
Infrastructure Uses Code
Natural Hazard Overlay Code - Acid Sulphate Soils and Flood
Biodiversity Overlay Code - Riparian buffer area
Heritage Overlay Code (Noosa River Holiday Park site only)
Landscaping Code
Locality Provisions
The subject site is located in the Noosaville Locality and is zoned Open Space Recreation. The proposed use is identified as an inconsistent use within the zone and is required to follow an impact assessable application process.
The overall outcomes for the Noosaville Locality seek that new uses and works are located, designed and managed to –
Be compatible with other uses and works;
Avoid significant impacts on the amenity enjoyed by users of other premise or surround area, including acoustic and visual qualities;
Avoid significant adverse effects on the natural environment, including native habitat removal, fragmentations and attrition;
Variety in the built form is emphasise through the historical development of the locality and the many architectural styles;
The mixed urban character of Noosaville is maintained through the retention of older building forms and the introduction of new buildings that complement old building forms by incorporating low rise, low scale, well-articulated buildings, lightweight building materials and pitched roof forms that contribute to the skyline; and
For the Open Space Recreation Zone—areas of open space contribute to the desired lifestyle of residents by offering a variety of passive and active recreational experiences that are conducive to community interaction and wellbeing.
The current use has been operating since the 1970’s. The QBFP Noosa patrols from Coolum Beach in the south to Rainbow Beach in the north. QBFP boats are stored within the shed and require immediate access to the Noosa River and the ocean beyond via an existing boat ramp adjacent to the site. Patrols are conducted from the site to ensure compliance amongst activities of recreational and commercial fishers. Operationally, it is crucial that there are capabilities for fast response to any issues on the river or off shore. The site is available to other agencies such as the Queensland Police Service, Maritime Safety and the Marine Animal Access Team for emergency responses.
The constructed boat shed structure is not in keeping with the character of Noosaville, as it appears bulky and has an industrial appearance. The boat shed as constructed is approximately 183m2 and 7.521 metres high at the highest point of the roof line. It has plain side walls, a pitched roof and double dark reddish brown garage doors. This type of building is not appropriate on Noosa River, as it is highly visible from the Noosa River Holiday Park, nearby residences and Noosa River. Removal of vegetation has meant there is very little softening of the built form. These concerns were conveyed to the State at the time of construction of the shed.
The Department undertook a visual impact analysis of the new boat shed (March 2018) and indicated a willingness to look at some improvements to the constructed boat shed as well as undertake some improvements (including a reduction in floor area) to the adjacent existing office building. The analysis also identified the need for some planting that will offset the loss of the original planting (particularly south west part of the land and between the shed and foreshore park/ Noosa River Holiday Park) and to soften the views of the shed from Russell Street and Noosa River Holiday Park users.
The applicant has since worked with a local architect to improve the design of the constructed boat shed as submitted with this application. The plans indicate the shed is better articulated than previously constructed, using a combination of lightweight materials and skillion style roof form that maintains the mixed urban character of what is typical in Noosaville. The revised roof form is more of a domestic scale and contributes more positively to the surrounding environment. The modified appearance will also better integrate with the existing office building which has been recently renovated.
The proposal revises the as constructed design to reduce the overall height from the existing pitch roof ridgeline of RL 7.521 metres to RL 6.223m relative to natural ground level by removing parts of the existing roof and lowering it to form a simpler, lower profile skillion roof. The resultant differential height between the previous shed and the proposed shed is 1.233 metres. The proposal also includes:
new vertical timber cladding (dark grey timber finish) around shed (including horizontal battens up to the height of the roof on western and eastern elevations);
a new colour palette to minimise reflectivity and assist the building to recede into the environment;
upgrades to the office building for design and colour palette to unify the office and shed buildings;
landscaping design proposal to soften the building design; and
newly constructed 1.8m high black galvanised fence on the eastern side of the QBFP building.
The proposed modified boatshed will still be visible from the nearby residential development. However, it is less dominating within the local area, due to the proposed reduction in height, change in roof line, use of natural colours and finishes (including timber) and landscaping to screen and soften the built form. This design is considered appropriate and is in keeping with the Noosaville river side urban character.
Access (Noosa River Holiday Park)
The boatshed adjoins and gains access through the Noosa River Caravan Park located at Lot 131 SP143417 which is identified as a Queensland Heritage Place (place id 602706). The boatshed has relied on the Caravan Park for site access for many years. Refer to Figure 5 – general access area through over Noosa River Holiday Park land.

Figure 5 – general access area through over Noosa River Holiday Park land
The official designation for the reservation for recreation and camping for the Noosa River Holiday Park (Russell Park) occurred in 1956. The land and amenities have been improved over time on this site. Historically there has been realignment to the boundaries between the fisheries patrol operation site and the Noosa River Holiday Park site. Access to the fisheries operation through the Noosa River Holiday Park has occurred since inception of the fisheries land use. The application seeks retrospective approval of a building and as such, the design and layout continues to rely on access via the Noosa River Holiday Park.
Access through the Noosa River Holiday Park is to continue informally to maintain flexibility for the Noosa River Holiday Park. The QBFP Operational plan indicates that 2 QBFP vehicles access the site for operational purposes and 2 staff utilise on street parking in Russell Street. There have been instances whereby QBFP operational vehicles have conflicted with the entry to the Noosa River Holiday Park. To overcome this, Council’s property area have recommended a condition be included that there is to be no parking on the driveway within the adjacent Noosa River Holiday Park site.
Staff who drive to the site in private vehicles utilise street parking in Russell Street or in car parks shown in Figure 6 – Parking, which are part of the Noosa River Holiday Park land. This is considered acceptable as it is reflective of previous arrangements and there will generally be approximately two private staff vehicles utilising car spaces at any one time, although it may vary. It has been observed there is plenty of parking on Russell Street, even at peak holiday times.

Figure 6 – Parking
Heritage
The proposed works on Lot 157 adjoin the Noosa River Holiday Park site (Lot 131) which is a designated state heritage place under the Queensland Heritage Act 1992.  The Noosa River Holiday Park was developed in 1929 and State heritage listed in 2009 in order to conserve its cultural heritage for the benefit of the community and future generations. The State Heritage register recognises this site as important in that it demonstrates the evolution of public camping and recreation activities in a prime waterfront location. The Noosa River Caravan Park illustrates the policy of colonial governments of reserving Crown land for public camping and recreation purposes in prime waterside areas, a practice which was common, but is now rare.
As discussed previously, the QBFP shed is accessed by vehicles through the Noosa River Holiday Park. The access and this proposal does not impact on the cultural heritage significance of the Noosa River Holiday Park, as the access arrangements are to continue as they have in the past.
Flood
The site is located on the Noosa River and is subject to Council flood overlay mapping, and tidal surge. The site is in the flood hazard area (1% AEP to year 2100) under Noosa Plan’s Natural Hazard: Landslide and Flooding Hazard Overlay.
The site is protected by a sea wall at the boundary of the site adjacent to the tidal waterway. Due to the nature of the boatshed use, which is dependent on its location adjacent to tidal water, it is therefore not possible to avoid the natural flood hazard area.
It is noted that the boat shed is not a habitable structure and the finished floor level of the constructed shed is approximately 150mm higher than the former boat shed.
Biodiversity – Riparian Buffer
The site is located in the Riparian buffer area as identified on the Biodiversity Overlay map. This also affects the adjoining Noosa River Holiday Park. Refer Figure 7 – Riparian Buffer area.
Specific outcome O5 of the Overlay Code seeks that development is managed so as to avoid, or where avoidance is not practicable, minimises or mitigates the impacts upon the Shire’s biodiversity values and natural resources and that new development in the riparian buffer area is avoided. Probable Solution S5.1 recognises that infrastructure maybe necessary to provide access to a watercourse for recreational purposes. QBFP staff and emergency services are dependent on immediate access to the Noosa River to maintain public safety, both for recreational and commercial purposes and the proposal facilitates this.
The Code also seeks that vegetation be retained and conserved in its present form or improved in order to contribute to the biological diversity of Noosa Shire. Some vegetation removal has previously occurred on site for site maintenance, and to facilitate the new boat shed. The proposal will provide for new landscaping as discussed further below.

Figure 7 – Riparian Buffer area
Landscaping
Existing vegetation on the subject land and adjoining land includes some shrubs, a Callistemon sp., a Cocos palm, and two large Cottonwood trees (Hibiscus tiliaceus) framing the entrance to the boatshed. Some trees were removed from the subject land in early 2017 as part of building works reportedly due to structural damage to the existing office building, including two large Paperbark trees, a large Eucalypt, and a smaller Eucalypt near the water. Two large trees in on the southern side of the building on the Noosa River Holiday Park land have also been removed by Council, as they posed a risk. The existing Cocos palm in the south-western corner of the site is nominated for retention.
The landscape concept plan has been provided and proposes tall screening trees to both soften the building, and offset the loss of the removed vegetation. The applicant proposes low hedging along most boundary fences interspersed with small to medium trees up to 6 - 7m height (based on the height of the boatshed) using species suitable for the river foreshore selected from the Noosa Planning Scheme Policy.
Community Consultation by the Applicant
Prior to submitting the application, the applicant conducted some targeted community consultation in April and August 2019. This involved a mail out to 45 local residents (Russell Street and Munna Crescent) inviting community members to meet with the applicant’s project team to discuss.  It provided the applicant with the opportunity to understand community concerns regarding the development of the boat shed and accept feedback which resulted in design changes, in particular the building materials, building height and landscaping.
Following this engagement, options were explored to decrease the overall height of the building by 1.2 metres, introduce a panel lift door (in place of a roller door) and replace the pitched roof with a skillion style roof.
The applicant sought advice from Noel Robinson Architecture to assist in the evolution in design, which is shown in the proposal plans.
Letters from the applicant were then sent to residents in October 2019 providing an overview of the feedback received, an update on the design process and timeframes for the lodgement of the development application. An additional letter was also sent by the applicant to residents when the development application was lodged with Council to advise residents about viewing application material and the further opportunity to comment on the formal public notification process.
draft planning scheme
The draft Noosa Plan has rezoned the QBFP land from Open Space Recreation to Community Facilities, annotating it as ‘Marine Industry (Slipway)’. This change in zoning recognises the existing use on site.
The overall outcomes of the Community Facilities zone are:
a) The Community Facilities zone primarily accommodates a variety of community related activities and infrastructure, as well as certain special residential and recreation uses to meet the current and future needs of the community; and
b) Development provides for the continued use of community land for the specific purpose annotated on the zone map, and where the use is no longer meeting a community need, is replaced with another community related activity.
The use is consistent with this zone and the proposal is generally consistent with the Overall outcomes for the Noosaville Local Plan and the draft Noosa Plan in general.
cONSULTATION
Referral Agencies
The application was referred to the Department of Infrastructure, Local Government and Planning (SARA).
The Department is a referral agency for Material change of use applications for those sites adjoining a Queensland heritage place.
The Department has responded with 2 conditions that require development to be in accordance with the relevant plans and for the applicant to provide them with written notice of (re) commencement of the Service and Utility – Type 1 Depot use.
Other Referrals
The application was forwarded to the following internal Council officers:
Environment Officer, Development Assessment
Engineering Officer, Development Assessment
Property Advisor, Corporate Services
Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act 2016. No properly made submissions were received.
conclusion & REASONS FOR DECISION
The proposed built form utilises a combination of lightweight materials and a skillion style roof form that maintains the mixed urban character of what is typical in Noosaville, which is especially important on Noosa River. The proposal represents a contemporary adaptation of surrounding residential building character, which is appropriate to the location and improves the current amenity and appearance of the site. New native established vegetation planting is proposed that is fast growing and suitable for the Noosa River foreshore which will assist to soften the built form.
The site plays a key role in protecting the ecological value of the Noosa River and ensures sustainable and safe use of waterways and fishery resources. Despite the use being inconsistent with the Open Space Recreation zone, the proposal upgrades facilities that are dependent on direct access to the Noosa River in order to maintain public safety. Further, although the shed has increased in size, the proposed works do not intensify the existing operation, within the coastal management district and riparian buffer area.
The proposal is therefore recommended for approval, including reasonable and relevant conditions.
Departments/Sections Consulted:
	Chief Executive Officer		Community Services	x	Corporate Services
	Executive Officer		Community Development		Financial Services
	Executive Support		Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws	x	Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	x	Environment & Sustainable Development		Infrastructure Services
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service	x	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture		Environmental Services		Disaster Management
			Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	09 JUNE 2020

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