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Planning Report
TOWN PLANNING
REPORT -
DEVELOPMENT
APPLICATION OF 2-18
AND 20 HOFMANN DRIVE,
NOOSAVILLE
17 MAY 2019
P0009660
PREPARED FOR NOOSA SPOTLIGHT PROPERTY 2 PTY LTD
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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Ashley Lane Associate Director Matthew Brown Senior Consultant Andrew McKnight Consultant Esther Leung Project Code P0009660 Report Number Final © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au
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CONTENTS TABLE OF CONTENTS Executive Summary ........................................................................................................................................... 6 Introduction ........................................................................................................................................................ 8 1 The Site and Surrounds ...................................................................................................................... 10 1.1. Site Location ....................................................................................................................................... 10 1.2. Site Characteristics ............................................................................................................................. 10 1.3. Surrounding Context ........................................................................................................................... 13 1.4. Site Contamination.............................................................................................................................. 15 1.5. Land Ownership and Encumbrances.................................................................................................. 15 1.6. Pre-Proposal Discussions ................................................................................................................... 17 1.7. Site History and Approvals ................................................................................................................. 17 1.7.1. Material Change of Use Development Application (MCU12/0051) .................................................... 17 2. The Proposal ....................................................................................................................................... 19 2.1. Overview ............................................................................................................................................. 19 2.2. Land uses and Built Form ................................................................................................................... 19 2.3. Key Development Parameters ............................................................................................................ 21 2.4. Specialist information in support of proposal ...................................................................................... 23 2.4.1. Landscape Concept Design ................................................................................................................ 23 2.4.2. Traffic and Transportation ................................................................................................................... 24 2.4.3. Civil Engineering Report ..................................................................................................................... 25 2.4.4. Integrated Water Management Plan ................................................................................................... 26 2.4.5. Economic Impact Assessment ............................................................................................................ 27 3. Outline of State and Regional Legislative Framework and Assessment ............................................ 28 3.1. Legislative Framework ........................................................................................................................ 28 3.1.1. The Planning Act 2016........................................................................................................................ 28 3.2. Assessment Benchmarks ................................................................................................................... 28 3.2.1. State Planning Policy 2017 ................................................................................................................. 28 3.2.2. South East Queensland Regional Plan 2017 ..................................................................................... 29 3.2.3. State Assessment and Referral Agency ............................................................................................. 31 3.3. South-East Queensland Koala Provisions .......................................................................................... 32 4. Assessment Benchmark – local Planning Instrument ........................................................................ 34 4.1. Land Use Definitions ........................................................................................................................... 34 4.2. Strategic Framework ........................................................................................................................... 35 4.2.1. Desired Environmental Outcomes (DEOs) ......................................................................................... 35 4.3. Locality and Zoning Plan .................................................................................................................... 36 4.4. Employment Precinct E5 & Business Precinct B3 .............................................................................. 37 4.5. Category of Development and Assessment ....................................................................................... 37 4.5.1. Category of Development ................................................................................................................... 37 4.5.2. Category of Assessment ..................................................................................................................... 37 4.6. Overlays .............................................................................................................................................. 38 4.7. Assessment Benchmarks ................................................................................................................... 38 4.8. local government infrastructure plan ................................................................................................... 39 5. Draft New Noosa Plan ........................................................................................................................ 41 5.1. Statutory Plan-making Process .......................................................................................................... 41 5.2. Draft Plan provisions ........................................................................................................................... 42 6. Key Planning Matters .......................................................................................................................... 44 6.1. Consistency of Land uses ................................................................................................................... 44 URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL
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6.2. Retail Cap ........................................................................................................................................... 46
6.3. Building Height .................................................................................................................................... 48
6.3.1. Building 3 ............................................................................................................................................ 49
6.3.2. Building 4 ............................................................................................................................................ 50
6.3.3. Planning Controls for Building Height ................................................................................................. 51
6.4. Visual and Physical Connectivity ........................................................................................................ 52
7. Additional Assessment Bechmarks .................................................................................................... 54
7.1. Temporary Local Planning Instrument ................................................................................................ 54
7.2. Variation Approval............................................................................................................................... 54
7.3. Matters Prescribed By Regulation ...................................................................................................... 54
8. Other Relevant Matters ....................................................................................................................... 55
8.1. Planning Need and Community Benefit .............................................................................................. 55
8.2. Economic benefits.............................................................................................................................. 56
8.3. Use Suitability and Compatibility ........................................................................................................ 56
8.4. Employment Opportunities ................................................................................................................. 56
8.5. Location Advantage ............................................................................................................................ 57
8.6. Planning Discretion – Case Law ......................................................................................................... 58
9. Reasons for Approval ......................................................................................................................... 60
8.7. Local Government Reasons for Approval ........................................................................................... 60
8.7.1. Assessment Benchmarks ................................................................................................................... 60
8.7.2. Matters Prescribed by the Regulation ................................................................................................. 61
8.7.3. Summary of Reasons of Approval ...................................................................................................... 62
9. Conclusion .......................................................................................................................................... 64
Disclaimer ........................................................................................................................................................ 65
Appendix A Title, EMR, CLR SEarches
Appendix B Architectural Drawings
Appendix C Noosa Assessment Benchmark Assessment
Appendix D SDAP & SPP Checklists and Assessment Benchmarks
Appendix E Previous Approval
Appendix F Economic Impact Assessment
Appendix G Landscape Design Concept
Appendix H Traffic Impact Assessment
Appendix I Engineering Services Report
Appendix J Integrated Water Mangement Plan
FIGURES:
Figure 1 – Site Location Map ............................................................................................................................10
Figure 2 – Site location .....................................................................................................................................11
Figure 3 – Site Photographs .............................................................................................................................12
Figure 4 – Site Photographs from surrounding land use ..................................................................................14
Figure 5 – Location of existing service station .................................................................................................15
Figure 6 – Approved plans ...............................................................................................................................18
Figure 7 – Proposal Plans ................................................................................................................................21
Figure 8 – Proposed Landscape Concept Plan ................................................................................................24
Figure 9 – Proposed vehicular access arrangements ......................................................................................25
Figure 10 – Extract of proposed rainwater tanks within the development ........................................................26
Figure 11 – State Planning Policy (SPP) Mapping ...........................................................................................29
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CONTENTS Figure 12 – State Development Assessment Provision (SDAP) Mapping .......................................................30 Figure 13 – Economic Areas ............................................................................................................................30 Figure 14 – State Development Assessment Provision (SDAP) Mapping .......................................................31 Figure 15 – Non-DA Mapping Area ..................................................................................................................32 Figure 16 – Current Zoning Map ......................................................................................................................36 Figure 17 – Current Precinct Map ....................................................................................................................37 Figure 18 – Noosaville LGIP PFTI Transport Map 8 ........................................................................................39 Figure 19 – Scheduled works at the site (blue dash) .......................................................................................40 Figure 20 - Site zoning (black outline) – Draft Planning Scheme .....................................................................42 Figure 21 – Noosa Business Centre Draft Framework & Character Plan ........................................................43 Figure 22 – Street view of F45 and Cash Converters adjoining Noosa Civic shopping centre ........................46 Figure 23 – Existing large format retail and showroom facilities along Commercial Court and Eenie Creek Road .................................................................................................................................................................47 Figure 24 – Parapet entry statements to assist with wayfinding and sightlines ...............................................49 Figure 25 – Extract of Mixed-Use Precinct Building Elevation Drawing – ........................................................50 Figure 26 – Draft Character & Framework Plan Map .......................................................................................51 Figure 27 - Extract of Building 4 design ............................................................................................................52 Figure 28 – Estimated employment opportunities ............................................................................................57 TABLES: Table 1 – Table of land ownership and encumbrances over the site ...............................................................16 Table 2 – Table of land use typology................................................................................................................19 Table 3 – Summary of Development Proposal .................................................................................................22 Table 4 – Planning Regulation 2017 Benchmarks ...........................................................................................32 Table 5 – Planning Scheme Assessment Benchmark Summary .....................................................................38 URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL
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EXECUTIVE SUMMARY
Urbis Pty Ltd has been commissioned by Noosa Spotlight Property 2 Pty Ltd (“the Applicant”) to prepare this
town planning assessment report to support a Development Application for a Material Change of Use in
relation to a proposed Noosa Marketplace development.
The site is located at 2-18 & 20 Hofmann Drive, Noosaville and is identified within the Shire Business Centre
Zone within the Noosa Plan 2006 as a key area for business use and increased employment growth for the
area. The key site and proposal details, aspects of development and applicant details are provided below.
SITE AND PROPOSAL DETAILS
Address of Site 2-18 & 20 Hofmann Drive, Noosaville
Real Property Description Lot 1 on SP222982 & Lot 4 on SP246584
Total Site Area 35,762m2
Council Noosa Council
Locality Noosaville Locality
Zone Shire Business Centre Zone
Precinct OS6 – Open Space (Preservation of Visual Amenity)
E5 – Employment (Industry and Business)
B3 – Business (Showroom, Office & Business)
OS3 – Open Space (Preservation of Visual Amenity)
Purpose Development Permit – Material Change of Use for an Undefined Use
General Description The proposed development comprises Noosa Marketplace which is a
mixed-use lifestyle precinct, comprising a mix of commercial, retail, and
industrial uses, along with a range of other complementary uses.
Land Owner Noosa Spotlight Property 2 Pty Ltd
Title documents are provided at Appendix A.
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ASPECTS OF DEVELOPMENT
Type of Material Change Reconfiguration Operational Building Work
Development of Use of Lot Works
Type of Approval Development N/A N/A N/A
Permit
Category of Impact N/A N/A N/A
Assessment Assessment
APPLICANT DETAILS
Applicant Contact Details Our Reference Number
Noosa Spotlight Property 2 Pty Andrew McKnight | Esther Leung P0009660
Ltd C/- Urbis Pty Ltd
Phone: (07) 3007 3800
Level 7, 123 Albert Street,
Email: [email protected] |
Brisbane QLD 4000
[email protected]
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INTRODUCTION
Urbis Pty Ltd has prepared this development application on behalf of Noosa Spotlight Property 2 Pty Ltd.
The land the subject of this development application comprises 2-18 & 20 Hoffman Drive, Noosaville which is
formally described as Lot 1 on SP222982 and Lot 4 on SP246584.
The purpose of this report is to seek approval for a Development Permit for a Material Change of Use for an
Undefined Use comprising the Noosa Marketplace, which is proposed to be defined as follows:
Undefined Use – Noosa Marketplace’ meaning an integrated mixed-use precinct for a range of uses
comprising:
• Retail Showroom – premises not less than 300m2 per tenancy used for the display and sale of
large or bulky goods, or large stocks of similar goods or related goods;
• Shop – premises less than 300m2 per tenancy used for displaying, selling or hiring goods other
than supermarket, department store or discount department store;
• Office – premises used for:
a) providing an administrative, financial, management or secretarial service or function; or
b) the practice of a profession; or
c) providing business or professional advice or services.
• Health Care Services – premise used for medical purposes, paramedical purposes, alternative
health therapies or general health care, if overnight accommodation and keeping of animals is
not provided on premises.
• Indoor Sport and Recreation – premises used for leisure, sport or recreation activity conducted
wholly indoors.
• Hotel premises used for—
a) selling liquor for consumption on the premises; and
b) Located within a tenancy comprising a Low Impact Industry.
A Hotel may also comprise a dining or entertainment activity, if the use is ancillary to the use in
subparagraph (a).
• Bar means the use of premises, with seating for 60 or less people, for —
a) selling liquor for consumption on the premises; or
b) an entertainment activity, or preparing and selling food and drink for consumption on the
premises, if the use is ancillary to the use in paragraph (a).
• Low Impact Industry – premises used for industrial activities that include the manufacturing,
producing, processing, repairing, altering, recycling, storing, distributing, transferring, treating of
products and have one or more of the following attributes:
a) minimal impacts on sensitive land uses due to off-site emissions including aerosol, fume,
particle, smoke, odour and noise;
b) traffic generation at a rate no more than other uses in this definition;
c) the use generally operates during the day (e.g. 7am to 7pm);
d) off-site impacts from storage of dangerous goods are minimal;
e) the use is primarily undertaken indoors.
• Food and drink outlet premises used for:
a) preparing and selling food and drink for consumption on or off the premises; or
b) providing liquor for consumption on the premises, if the use is ancillary to the use in
paragraph (a);
c) Excluding premises which contains a drive-through.
Any tenancy/s may be used for one, or a combination of, the above uses. For example, a Low Impact
Industry tenancy used for a brewery may include a Hotel or Bar use, or a Low Impact Industry making
clothing may include a Shop use to enable the sale of clothing from the same tenancy.
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The Development Application is supported by a number of specialist’s reports and other material including
the following:
• Appendix A – Title, EMR and CLR Searches;
• Appendix B – Architectural drawings prepared by The Buchan Group dated 16/05/2019;
• Appendix C – Noosa Assessment Benchmark Assessment;
• Appendix D – State Development Assessment Provision & State Planning Policy Checklists and
Assessment Benchmarks;
• Appendix E – Previous Approval;
• Appendix F – Economic Impact Assessment prepared by Location IQ dated 15/05/2019
• Appendix G – Landscape Design Concept prepared by RARLA dated 17/05/2019;
• Appendix H – Traffic Engineering Report prepared by Cambray 16/05/2019;
• Appendix I – Engineering Services Report prepared by Cardno dated 17/05/2019; and
• Appendix J – Integrated Water Management Plan prepared by Cardno dated 15/05/2019.
For the purpose of this report, the Noosa Plan 2006 will be referred to as ‘the Planning Scheme’ and the
Planning Act 2016 will be referred to as ‘the Act’. This report comprehensively addresses the merits of the
development with regard to the provisions of the Planning Scheme and other relevant matters as prescribed
in the Act. The development is appropriate, generally consistent with existing planning controls and intent for
the area and is not anticipated to impact upon the amenity of the locality. Council’s approval of the
application is therefore sought, subject to relevant and reasonable conditions.
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1 THE SITE AND SURROUNDS
1.1. SITE LOCATION
The site is located within Noosaville as shown in Figure 1. The site of the development application is 2-18 &
20 Hoffman Drive, Noosaville and is formally described as Lot 1 on SP222982 and Lot 4 on SP246584.
The suburb of Noosaville is located towards the southern edge of the Noosa urban area. Noosa is well
known for its canals, nature reserves and a range of parkland and holiday apartments nearby. It serves a
popular holiday destination with tourist attractions such as the Noosa National Park and Noosa Main Beach.
The site is located within an area that functions as the Noosa CBD which will form the core business,
community and employment node for the Noosa Shire Region. The site’s context, location and road frontage
Eenie Creek Road and Hoffman Drive is illustrated in Figure 1.
Figure 1 – Site Location Map
Site
Source: NearMap
1.2. SITE CHARACTERISTICS
The site over which this application is made is comprised of two land parcels with a combined site area of
34,762m2 (Figure 2).
The site is mainly cleared and undeveloped (grassed) with vegetated areas to the north and east within
covenant areas. In line with expectations for development of the site, remaining vegetated areas will be
removed where not protected by covenants. The site has frontage to Hoffman Drive of approximately 332m
and frontage to Eenie Creek Road of approximately 191m. Pedestrian and vehicular access is provided via
two access points off Hoffman Drive and there is no direct public access provided from the main road of
Eenie Creek Road. There is an unformed and no through road access via the Eenie Creek Road service
road.
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Figure 2 – Site location
Site
Source: NearMap
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Figure 3 – Site Photographs
Picture 1 – Aerial view of development site Picture 2 – View of site to roundabout on Hofmann Drive
Source: Urbis Source: Urbis
Picture 3 – View of site to Hofmann Drive frontage Picture 4 – View of northern portion of the site from
towards Eenie Creek Road Noosa Emporium site
Source: Urbis Source: Urbis
Picture 5 – View of site looking north Picture 6 – View of main site entry via Hofmann Drive
Source: Urbis Source: Urbis
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1.3. SURROUNDING CONTEXT
The land immediately surrounding the site is characterised by a mix of land uses, which reflects the changing
nature of the locality. The site provides a transition from the industrial uses to the west and more intense
commercial and retail uses to the east.
Specifically, the nearby uses include the following:
• North – The site immediately opposite Eenie Creek Road includes car dealerships including Toyota
Noosa, Honda Noosa and Noosa Kia. There are also supporting car maintenance and servicing outlets
including Tint a car Noosa and Ultra Tune Noosa. A small portion of the precinct consists of home
improvements including Reece Plumbing, Poolside Noosa and Noosa Glass.
• East – Directly to the east is the Noosa Civic shopping centre with over 100 speciality stores, fringe
commercial premises and a service station. Two-storey office buildings are opposite the site and
accessed just off the western entry road to Noosa Civic . Directly north of the Noosa Civic shopping
centre are a series of related buildings with predominantly large format retail stores including Pillow Talk
and Pet Barn, plus an F45 gym.
• South – Directly to the south of the site is the Noosa Fish Providores and organic markets, plus Noosa
Heads brewery. Further south towards Rene Street are trade supplies including Tradelink, Hayman’s
Electrical and RapidClean Sunshine Coast. More recently a Storage First warehouse has opened at 78
Rene Street and which include a future stage of a similar building. Immediately south of the site, a
medical centre is proposed but not yet approved.
• West – Immediately west of the site are automotive services, various building and construction material
fabrication and other trade supplies. This includes a number of industrial warehouses including Boral
Concrete, Kennards Hire Noosaville, Noosa Metal Fabrication and Omega Noosa Collison Repairs.
Photographs of the surrounding context of the site are included at are included below in Figure 4.
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Figure 4 – Site Photographs from surrounding land use
Picture 7 – Noosa Civic Shopping centre Picture 8 – Internal connections within Noosa Civic
Source: Urbis Source: Urbis
Picture 9 – View of adjoining business tenancies Picture 10 – Large format retail uses adjoining east of
including Physio Noosa, Noosa News, the site
Noosa Boardroom and Divine Dental
Source: Urbis
Source: Urbis
Picture 11 – Nearby Storage First warehouse located Picture 12 – Nearby trade supply business located south
south of the site at 42 Hofmann Drive of the site at Rene Street
Source: Urbis Source: Urbis
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1.4. SITE CONTAMINATION
A portion of the site at Lot 4 on SP246584 is identified on Queensland Environment Management Register
(EMR). The EMR register nominates Lot 4 as containing a Notifiable Activity, being operation of a service
station.
This designation is clearly out-dated as it relates to a time when a nearby service station in the Noosa Civic
Shopping Centre was located on the same lot as the current Lot 4. Over time, the lot configuration in the
area has changed which has resulted in the service station no longer being located on Lot 4. It is therefore
considered that the existence of Lot 4 on the EMR is not a relevant constraint for the proposed development.
The location of the site in relation to the service station is shown in Figure 5 below.
Figure 5 – Location of existing service station
Site
Service
Station
Source: NearMap
Pursuant to Schedule 10, Part 4 Division 1 of the Planning Regulation 2017, the development is not made
assessable development for contaminated land as the proposed development does not involve a sensitive
land use or a commercial use involving an accessible underground facility.
1.5. LAND OWNERSHIP AND ENCUMBRANCES
The site is held under two freehold titles and Noosa Spotlight Property 2 Pty Ltd is the registered owner of
both sites. Please refer to the Certificate of Title in Appendix A for further reference. The site is
encumbered by easements or covenants as listed in the below Table 1:
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Table 1 – Table of land ownership and encumbrances over the site
Address / Lot Easement / Easement / In favour of Area (see Registered
& Plan Covenant ref Covenant / Grantee SMART
purpose MAPS in
file)
2-18 / Lot 4 Covenant Y - Preserve native Sunshine 753m2 19/10/2011
SP246584 714119228 vegetation Coast
Regional
Council (now
Noosa
Council)
2-18 / Lot 2 Easement T Drainage Council of 3.9m2 25/10/2006
SP182880 the Shire of
Noosa
20 / Lot 1 Covenant AA - Preserve Sunshine 1172m2 5/7/2010
SP222982 713330303 vegetation Coast
Regional
Council (now
Noosa
Council)
Covenant AB - Preserve Sunshine 2000m2 05/07/2010
713330303 vegetation Coast
Regional
Council (now
Noosa
Council)
Easement BE - Drainage Mirose Pty 496m2 31/08/10
713367157 Services Ltd ACN 010
278 118
Easement BA - Sewerage Sunshine 20m2 6/04/2010
713330300 Coast
Regional
Council (now
Noosa
Council)
Easement BD - Access Mirose Pty 778m2 02/03/2011
713731495 Ltd ACN 010
278 118
All existing easement and covenant will be retained as part of the future development.
Covenant A, AB and Y are environmental covenant areas dedicated as open preserved vegetation and open
space. Future works will not be undertaken within these areas. The proposal will provide ongoing
maintenance works.
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1.6. PRE-PROPOSAL DISCUSSIONS
Urbis and Noosa Spotlight Property 2 Pty Ltd have met with Noosa Council Officers for feedback on the
development concept and the effect of the draft New Noosa Plan (Draft Plan). The recent discussions were
held between Kim Rawlings, Michelle Tucker, Kerri Coyle and Anthony Dow. A summary of our previous
discussions is provided below.
• in January 2017 SGH met with Council following conclusion of the community engagement phase for
the discussion paper on the Draft Plan;
o SGH sought advice on repurposing the approved Masters footprint and built form;
o Council suggested that redevelopment of the site may be premature given that the Draft Plan
was in its early stages; and
o SGH respected Council’s position and expectedly awaited the first release of the Draft Plan
• In June 2018 prior to the Masters development approval lapsing, SGH sought Council advice and
support to extend the currency period
o In early discussions, Manager of Planning Kerri Coyle expressed that she was unsupportive of
the extension given that the approval was for an undefined use (i.e. Masters) and that the
approval was uniquely tied to that development; and
o In these circumstances, SGH withdrew the extension of time request at lodgement.
• In April 2019, SGH and its representatives met with Council to discuss the published Draft Plan (now in
Public Notification phase) and its implications for the site
o It was recommended that a formal submission countering the intended precincts be submitted to
Council with any new or changed planning circumstances and/or additional information; and
o It was recommended that a revised vision more closely aligned to the Draft Plan be prepared for
further comment. Council confirmed its limited appetite for large format retail and instead
advised their intent for smaller scale, incubator type tenancies on the site.
• In May 2019, SGH presented a revised vision (details in Section 2 below) which provides a direct
response to feedback provided by Council officers and aligns with the key design outcomes as
articulated in the Noosa Business Centre Draft Framework & Character Plan. In particularly this proposal
seeks to:
o Consider the regional role the Noosa Business Centre has in planning for the growth of centres,
consolidation of activities and evolution of mixed-use development with a focus on key retail
anchors in leading and responding to changing consumer preferences and expectations;
o Include smaller scale incubator type spaces as envisaged under the Draft Plan;
o Emphasise the economic development merits of the proposal and general alignment with the
Draft Plan in creating employment opportunities in this location; and
o It was recommended that the proposal will require curating of the site to ensure complementary
uses on site in the right locations and potentially will be developed in one stage as land uses
supporting each other.
1.7. SITE HISTORY AND APPROVALS
The history of the site in terms of its historic use, operation and activity is described below, along with an
outline of the relevant planning approval history.
1.7.1. Material Change of Use Development Application (MCU12/0051)
This development application sought a Development Permit for Material Change of Use for a Masters home
improvement store and a retail business type (showroom). On 3 April 2013, the Council as assessment
manager refused a development application for a Material Change of Use for an Undefined Use (Home
Improvement Store & Retail Business Type 4 – Showroom) at 2-18 & 20 Hofmann Drive, Noosaville. A total
of 8 properly made submissions were received for this application.
The proposal involved 2 stages of development which comprise of the following:
• Stage 1: Home Improvement Store
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• Stage 2: Retail Business Type 4 – Showroom
On 3 April 2013, Noosa Council issued a Decision Notice refusing this application.
Following the refusal by Noosa Council an appeal was subsequently lodged. A final Court order was given
on 15 July 2014, following a contested hearing, granting the Development Approval.
The approval included a Masters Home Improvement Store and garden centre of 9,822m² and a 1,737m²
showrooms. The development was to be staged, with the Masters store to form stage 1 and the showroom to
be constructed in stage 2. A total of 270 car parking spaces were proposed onsite, which are accessible via
an existing roundabout off Hofmann Drive. An extract of the approved plans is illustrated in Figure 6 below.
Two requests to extend the Development Approval to a relevant period was lodged between in June 2018
and July 2018 and were subsequently withdrawn. Hence, the Development Approval lapsed in accordance
with the Sustainable Planning Act 2009 in July 2018
Figure 6 – Approved plans
Source: LVO
Source: Noosa PD online
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2. THE PROPOSAL 2.1. OVERVIEW The Development Application seeks approval for a Development Permit for Material Change of Use for an ‘Undefined Use’ for the Noosa Marketplace which comprises an integrated mixed-use precinct for a range of uses. The proposal is an integrated mixed-use development, involving a catalytic function of the large format retail showroom as anchor to support ‘finer grain’ uses and to provide a diversity of customers and visitors to the site. The proposed Noosa Marketplace will involve a range of mixed-use tenancies over 4 buildings. The design of the development will complement the surrounding land uses and provide additional product variety and employment opportunities for the area. 2.2. LAND USES AND BUILT FORM The proposal represents a high-quality design outcome into the context and site characteristics of Noosaville locality and Shire Business Centre zoning. The proposal will provide a range of services that supports the general public needs and enhances consumer choice. The proposal is characterised by 2 anchor tenancies and 23 smaller tenancies with varied external façade treatments and finishes. The architectural design of the development will comprise up to a total of 25 tenancies, comprising a mixture of large format retail, business/ retail incubator, co-working office facilities and food & beverages. Given the large extent of the site area, the proposed showrooms and tenancies have the ability to incorporate innovative and spacious large format retail and mixed-use business / retail tenancies. The proposed buildings will provide significant pedestrian walkways with awning structures at the main building frontages and along the entries to each tenancy. Views of the development are included within Figure 7 below. The site has high exposure to the entry of Hofmann Drive and the development adopts innovative urban design and landscape treatment and shade areas along the street frontages, setback areas and within the car parking areas. The proposed refined architectural design offers a variety of tenancies across the site. This enhances a comfortable environment and walkability for the users within the centre and connecting to the adjoining shopping and retail precincts along Hofmann Drive. The land use mix seeks to continue the intent of the Desired Environmental Outcomes (DEOs) by providing large format retail, business and office use, food and beverages as transitional land uses between the adjacent industry and the core of the Shire Business Centre Zone. The mixed uses allow for street activation of Hofmann Drive and internally throughout the building layout. Below Table 2 provides a table of land use typology and business use and use class classifications in accordance with the Noosa Plan 2006. Table 2 – Table of land use typology Tenancy Gross Floor Area Use T01 2800 m2 Large Format Retail / Showroom T02 1800 m2 Large Format Retail / Showroom T03 730 m2 Kids Play Centre / Indoor Recreation T04 580 m2 Large Format Retail / Showroom T05 150 m2 Retail Incubator / Business / Shop / Industry T06 150 m2 Retail Incubator / Business / Shop / Industry T07 150 m2 Retail Incubator / Business / Shop / Industry URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL THE PROPOSAL 19
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Tenancy Gross Floor Area Use
T08 150 m2 Retail Incubator / Business / Shop / Industry
T09 150 m2 Retail Incubator / Business / Shop / Industry
T10 150 m2 Retail Incubator / Business / Shop / Industry
T11 150 m2 Retail Incubator / Business / Shop / Industry
T12 150 m2 Retail Incubator / Business / Shop / Industry
T13 500 m2 Large Format Retail / Showroom
T14 350 m2 Large Format Retail / Showroom
T15 200 m2 Retail Incubator / Business / Shop / Industry
T16 200 m2 Retail Incubator / Business / Shop / Industry
T17 200 m2 Retail Incubator / Business / Shop / Industry
T18 500 m2 Large Format Retail / Showroom
T19 500 m2 Large Format Retail / Showroom
T20 500 m2 Large Format Retail / Showroom
T21 500 m2 Large Format Retail / Showroom
T22 (Ground 750 m2 Large Format Retail / Showroom
Floor)
T22 (Levels 1- 1200 m2 Co-Working Office – 3 Levels x 400m2 each
3)
T23 120 m2 Food & Beverage
T24 150 m2 Food & Beverage
The proposal will generate local employment and serve a diverse range of community benefits from mixed
trading. In line with the Desired Environmental Outcomes (DEOs) and the Shire Business Centre Zone, the
proposed development will provide business economic activity and employment opportunities for the
Noosaville locality.
In total, the proposed development will deliver various large and small business tenancies, co-working office
facility, food & beverage premises and open spaces.
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2.3. KEY DEVELOPMENT PARAMETERS A summary of the proposed development is shown in Table 3 below. Detailed plans and elevations prepared by Buchan illustrating the full context and extent of the proposed development are found in Appendix B of this application package. Figure 7 – Proposal Plans Picture 1 – Ground Level Plan Source: Buchan Picture 2 – Render perspective view from Building 3 Source: Buchan URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL THE PROPOSAL 21
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Picture 3 – Render perspective view from south of Hofmann Drive
Source: Buchan
Table 3 – Summary of Development Proposal
Key Development Parameters Proposed Development
Site Area 34,762m2
Proposed Gross Floor Area (GFA) 13,580m2
Building Height Building 1: 7.2m
Building 2: 4.8m
Building 3: 13.83m
Building 4: 15m
Site Cover 13,560m2 (38%)
Setbacks Hofmann Drive – Minimum 4.05m
Eenie Creek Road – Minimum 20.8m
Car Parking Numbers 356 car parking bays
Bicycle Spaces 22 bicycle spaces and End of the Trip facilities
Access • Access 1 – All movements access via western leg of Hofmann
Drive/ Noosa Shire Business Centre Access roundabout;
• Access 2 – All movements access via Hofmann Drive; and
• Access 3 – Entry access for trucks / service vehicles only via
Eenie Creek Road Service Road.
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Key Development Parameters Proposed Development
Servicing 8 servicing areas proposed for the following vehicles:
• 19m Articulated Vehicle (AV); and
• 12.5m Heavy Rigid Vehicle (HRV).
The key outcomes of the proposed development are identified as follows:
• All existing easements and covenants on site will be maintained in accordance with the respective terms;
• Articulation will be achieved through stepping and recessing of the built form and architectural detailing
as well as through the incorporation of finishes that modulate the façades using vertical and horizontal
elements;
• Modest gross floor area and site cover when considered in the context of a large site;
• Landscaping within the Noosaville Marketplace complex and outside the perimeter of the site to ensure
visual amenity; and
• Pedestrian footpaths within the complex and within the permitter to achieve connectivity within the site
and adjoining sites.
2.4. SPECIALIST INFORMATION IN SUPPORT OF PROPOSAL
This application is accompanied by a comprehensive set of specialist consultant reports as summarised
below. Full copies of these reports are included at the relevant attachments.
• Appendix B – Architectural drawings prepared by The Buchan Group dated 16/05/19;
• Appendix F – Economic Impact Assessment prepared by Location IQ dated 15/05/19;
• Appendix G – Landscape Design Concept prepared by RARLA dated 17/05/19;
• Appendix H – Traffic Engineering Report prepared by Cambray Consulting dated 16/05/19;
• Appendix I – Engineering Services Report prepared by Cardno dated 17/05/19; and
• Appendix J – Integrated Water Management Plan prepared by Cardno dated 15/05/19.
2.4.1. Landscape Concept Design
A Landscape concept design plan prepared by RALA accompanies the development application in
Appendix F. The Landscape Concept provides details of the proposed landscape design within the
proposed development including the car park and streetscape.
The proposal includes 13 key landscaping areas as follows:
• High canopy and low groundcover planting;
• Landscaping works within built form of Buildings 1 to 4 (refer to proposal plans);
• Advanced trees planting within carpark medians, traffic islands;
• Clear trunked canopy and shade trees to car parking bays;
• Advanced endemic trees to primary customer entry points;
• Native vegetation that matures at lower levels and provide visual connections;
• Bold colour foliage planting to site corner;
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• Dense screen planting around mechanical services;
• Landmark features to site entry points;
• Raised planter beds in front of building;
• Retaining vegetation, remove exotic weeds and temporary fencing provided within the Environmental
Rehabilitation Corridor (Covenant Area);
• Electrical transformer, pumps and bin storage areas will be screened; and
• Site perimeter planted with fast growing native trees.
Figure 8 – Proposed Landscape Concept Plan
Source: RALA
2.4.2. Traffic and Transportation
A Traffic impact assessment prepared by Cambray Consulting accompanies the development application in
Appendix H which provides an assessment of the access arrangement, servicing arrangements, refuse
management, car parking, internal layout and traffic generation impacts. The report makes the following
conclusions:
• The proposal satisfies the car parking requirements stipulated in the minimum requirements of The
Noosa Plan, Division 13 – Driveways and Carparking Code Table 14-51 and is expected to be adequate
to support the development. The Noosa Plan requires 368 car parking bays to be provided and the
proposal is required to provide a total of 356 car parking spaces to accord with the Noosa Plan. We note
that the proposal results a shortfall of 12 (3%) of carparking spaces compared with the minimum
requirements;
• The proposal requires 67 bicycle spaces to be provided in the proposal. It is understood that the end of
the trips facilities will be located at ground level within Tenancy T22 and will include 22 bicycle parking
spaces. The proposed bicycle parking and end of the trip facilities are expected to comply with the
bicycle parking provisions;
• Cambray have undertaken a review and it has been concluded that the proposed numbers can cater the
potential weekday and weekend peak parking demands. Please refer to the Traffic Impact Assessment
prepared by Cambray in Appendix H for more details;
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• The showrooms are situated along the northern, eastern and western boundaries of the site and the car
park is located in the centre of the site which is directly accessible via the roundabout on Hofmann Drive
on the southern boundary. There is a total of 3 entries to the site, including the southern and western
access entries via Hofmann Drive and eastern entry via the internal road of Eenie Creek Road; and
• All proposed access arrangements are consistent with the previous approved development and are
highlighted in Figure 9. The first access from the western side of the Hofmann Drive roundabout will
match the existing alignment of the road. The second access will be constructed from Hofmann Drive to
a new driveway which will be constructed generally in accordance with The Noosa Plan, Division 13 –
Driveways and Carparking Code (Driveways and Carparking Code) and the relevant Australian
Standards. The third and last access is proposed to be a truck and service vehicle access only. The
vehicles will enter the service area from the end of Eenie Creek Road Service Road cul-de-sac.
Figure 9 – Proposed vehicular access arrangements
Source: Buchan
• The proposed development is estimated to generate in the order of 370 trips (100 fewer trips than the
previous approval in the Saturday and Thursday peak periods respectively; and
• The Traffic Report concludes that the proposed development is not anticipated to have significant traffic
impacts on the external road network, while the internal design satisfies relevant design standards. As
such, the development is considered to be satisfactory from a traffic engineering perspective.
Please refer to Appendix H accompanying this application for full details.
2.4.3. Civil Engineering Report
A Civil Engineering Report prepared by Cardno accompanies this application and provides an outline of the
civil engineering and servicing requirements for the site (Appendix I).
The following key outcomes are identified in the report:
• The investigations have determined that the infrastructure required to cater for the development of the
site can be readily provided within the framework of the infrastructure planning for the precinct by the
relevant authorities. There is existing infrastructure including sewerage, water supply, electricity and
telecommunication services to service the development site;
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• Drainage infrastructure for the proposed development will increase the rainwater detention tank. The
proposal will include a stormwater quality treatment for the site which consists of three (3) rainwater
tanks. Further details are provided in Section 2.4.4 and the Integrated Water Management Plan in
Appendix J;
• The main sewer connection point is via a 150mm diameter PVC-U gravity main located on the midway of
Hofmann Drive; and
• The water supply for the development will be connected through the main access midway off Hofmann
Drive via 150mm diameter PVC-O water main.
2.4.4. Integrated Water Management Plan
The following key outcomes are identified in the Integrated Water Management Plan prepared by Cardno in
Appendix J.
• The legal point of discharge for flows is directed to approximately 150m from the southern boundary on
Lot 5 on SP222982. The site will drain south along the eastern boundary of the site towards a gully
before discharging through a drainage easement;
• Three rainwater tanks will be located within the site as shown in below Figure 10. This will provide
suitable stormwater quality treatment for the site;
• The development area will be divided into three smaller catchments based on the stormwater flow paths.
The MUSIC model results satisfy the water quality objectives have been satisfied for all pollutants;
• Overall, the development can be undertaken in accordance with the current Sunshine Coast Regional
Council guidelines, QUDM, Healthy Waterways Guidelines and Best Management practices.
Figure 10 – Extract of proposed rainwater tanks within the development
Source: Cardno
Further detailed modelling of the stormwater detention requirements will be necessary during the Operational
Works stage.
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2.4.5. Economic Impact Assessment
Location IQ has prepared an Economic Impact Assessment for the proposed Noosa Marketplace. The
Economic Impact Assessment is attached in Appendix F. A summary of the report is provided as follows:
• The Noosa residential total trade area population is expected to increase from around 137,140 in 2018 to
155,340 by the year 2031. Based on the typical level of large format retail floor space per person across
Australia:
o There is currently a demand of 137,140m2 for large format retail in the trade area;
o This demand will increase to 155,340m 2 for large format retail in the trade area in 2031;
o There is currently 94,211m 2 of large format retail floor space within the trade area, which is a
shortfall of 42,929m2 at the present day;
• The report identifies the lack of vacant or high-profile land which is prospective for large format retail and
non-retail showroom uses;
• The continued growth will generate additional business within both the customer and trade markets,
which will in turn will allow a greater level of large format retail floorspace to be supportable;
• The conclusion of the report suggests a substantial net community benefit will result from the proposed
development, including:
o Additional large format retail and non-retail showroom tenants would provide additional
choice, convenience and price competition to the consumer;
o An incubator precinct based on local needs and competitive strengths, would drive
sustainable economic growth and job creation in the region;
o The addition of the proposed development will help fulfil the existing demand for large format
retail and non-retail showroom floorspace
o The creation of additional employment which will result from the project, both during the
construction period, and more importantly, on an ongoing basis once the development is
completed and operational. Some 340 permanent positions are likely to result from the
proposed development, generating a further 323 jobs within the broader community. In
addition, some 417 additional jobs are likely to be created, both directly and indirectly, from
the construction stage;
o Reduced travel times, given the nearest significant provision of large format retail and
showroom facilities beyond the total trade area are provided at Maroochydore, more than a
70 km round trip from Noosa. The proposed development will likely reduce escape
expenditure to Maroochydore and as such, reduce the number and length of trips required to
shop at a full-line large format retail centre.
• The combination of the substantial positive economic benefits serves to more than offset the minor
trading impacts that could be anticipated for a small number of the existing stores in the region. Further,
the impacts would not threaten the viability of any of these traders or showrooms. The proposed
development will not adversely impact the existing role and function of the Noosa Business Centre and
the adjoining land uses to the site. The proposed development will not impact on the role served by
major facilities such as Noosa Civic or Sunshine Plaza at Maroochydore which contain a large non-food
component;
• The Noosa Marketplace will generate additional employment opportunities for the community, both
during construction period and on an ongoing basis once the development is complete and operational.
A total of approximately 1,080 jobs are likely to be created both directly and indirectly as a result of the
proposed development.
The Economic Impact Assessment report concludes that the proposed Noosa Marketplace will contribute to
a positive economic growth to serve a greater consumer need and choice. The proposed development will
generate many direct and indirect employment opportunities.
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3. OUTLINE OF STATE AND REGIONAL LEGISLATIVE
FRAMEWORK AND ASSESSMENT
3.1. LEGISLATIVE FRAMEWORK
3.1.1. The Planning Act 2016
The purpose of the Planning Act 2016 (PAct) is to facilitate the achievement of ecological sustainability by
establishing an efficient, effective, transparent, coordinated and accountable system of land use planning,
development assessment and related matters.
This application includes Material Change of Use that is assessable development. A Development Permit for
the Material Change of Use is therefore required prior to the commencement of the use.
The Noosa Plan (‘Planning Scheme’) states that the proposed Material Change of Use is subject to impact
assessment (Undefined Use) and will be undertaken in accordance with Section 45(5) of the Act relating to
impact assessment.
Impact assessment must be carried out against the assessment benchmarks in the Planning Scheme and
have regard to any matters prescribed by regulation for paragraph 45(5)(ii) of the Act. In addition, the
assessment may be carried out against, or have regard to, any other relevant matter, other than a person’s
personal circumstances.
3.2. ASSESSMENT BENCHMARKS
3.2.1. State Planning Policy 2017
The State Planning Policy (‘SPP’) was introduced on 3 July 2017 as part of a new State planning system.
The SPP defines the Queensland Government’s policies about matters of state interest in land use planning
and development and provides direction for the preparation of local planning instruments and assessment of
development applications.
The SPP also includes assessment benchmarks for some development applications, if a planning scheme
does not appropriately integrate the relevant state interest.
The SPP provides supporting mapping to assist in spatially representing policies and requirements contained
within the SPP. A comprehensive overlay map of state planning interests is provided in Figure 11.
The mapping indicates that the following SPP matters apply to the site:
• Natural hazards risk and resilience;
• Flood hazard area – Level 1 – Queensland floodplain assessment overlay;
• Flood hazard area – Local Government flood mapping area.
The SPP contains assessment benchmarks that are expressed as performance outcomes for the purpose of
development assessment. Importantly, these assessment benchmarks apply to the extent the SPP has not
been identified in the Planning Scheme as appropriately integrated in the Planning Scheme. An assessment
of the proposed development against the state interest triggers is provided in Appendix D. The site is not
identified as being contained flood mapping in the Local Government’s planning scheme. As such, no further
assessment of the SPP is required.
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Figure 11 – State Planning Policy (SPP) Mapping
Source: DSDMIP
3.2.2. South East Queensland Regional Plan 2017
The South-East Queensland Regional Plan 2017, also known as ShapingSEQ (SEQ Regional Plan), was
released on 11 August 2017. As prescribed in Section 26(2)(a)(i) of the Planning Regulation 2017, the SEQ
Regional Plan represents an assessment benchmark that the assessment manager must have regard to.
The purpose of the SEQ Regional Plan is:
…to guide the future of the South-East Queensland region, prepare in collaboration with the region’s
12 local governments. The plan draws inspiration from the community.
In order to achieve this purpose, the SEQ Regional Plan sets forth a land use pattern. The site is located
within the Urban Footprint, which identifies land predominantly allocated to provide for the region’s urban
development needs to 2031. The Urban Footprint is to accommodate the full range of urban uses such as
industry, business, housing, infrastructure and open space projected to be required over the next 20 years.
When considering the nature of the proposal, the proposed development accords with the objectives,
principles and overall intent of the SEQ Regional Plan as the proposed development constitutes
development within the Urban Footprint.
An extract of the Regional Plan mapping is provided in Figure 12.
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Figure 12 – State Development Assessment Provision (SDAP) Mapping Source: DSDMIP The Shire Business Centre is identified as a Major Regional Activity Centre (MRAC) in the Regional Plan. These centres are focal points for sub-regional employment and the delivery of sub-regional services. They provide major concentrations of business and related activities, cultural and entertainment facilities, and support comparison and convenience retail uses that meet the needs of their subregional catchments. Figure 13 – Economic Areas Source: SEQRP 30 OUTLINE OF STATE AND REGIONAL LEGISLATIVE FRAMEWORK AND URBIS ASSESSMENT RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL
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The proposed development supports the function of the Shire Business Centre as a Major Regional Activity
Centre and accords with the objectives, principles and overall intent of the SEQ Regional Plan within the
Urban Footprint.
3.2.3. State Assessment and Referral Agency
The State Assessment and Referral Agency (‘SARA’), introduced on 1 July 2013, seeks to deliver a
coordinated, whole-of-government approach to the state’s assessment of development applications. The
State Development Assessment Provisions (‘SDAP’) is an outcome of the SARA and a statutory instrument
made under the Act which sets out matters of interest of the state for development assessment, where the
chief executive of administering the Act is the assessment manager or a referral agency.
Importantly, the SDAP provide assessment benchmarks for the assessment by the chief executive or a
referral agency and provides applicants with the opportunity to address performance criteria to demonstrate
that a development appropriately manages any impacts on a matter of state interest, and/or protects a
development from impacts of matters of state interests.
SARA provides supporting mapping to assist in spatially representing policies and requirements contained
within the SDAP. The mapping indicates the following SARA/SDAP Matters apply to the site:
• SEQRP Regional Plan Triggers
o SEQ Regional Plan Land Use Categories
• Natural hazards risk and resilience
o Flood hazard areas
Figure 14 – State Development Assessment Provision (SDAP) Mapping
Source: DSDMIP
None of the locational based referral triggers are relevant to the development application. However, it is
noted that whilst the site is not located on or in close proximity to any State Transport Infrastructure, the
scale of the proposal exceeds the thresholds outlined in Schedule 10 of the Planning Regulations 2017. This
application will therefore require referral to SARA.
An assessment of the State Development Assessment Provisions (SDAP) indicates that the development
needs to be assessed against State Code 6: Protection of state transport networks. A comprehensive
assessment of the proposed development against the relevant State Codes are included at Appendix D of
this report. This assessment demonstrates that the proposed development will facilitate the outcomes sought
by the relevant assessment benchmarks contained in the relevant State Code.
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3.3. SOUTH-EAST QUEENSLAND KOALA PROVISIONS
It is noted that a single additional State Assessment Benchmarks applies for assessment only as the site is
identified in the Koala Habitat Area. Schedule 11(7) of the Planning Regulation 2017 applies to the
proposed development as the material change of use will occur within a koala assessable development area
– see figure below. As such, the assessment benchmarks outlined within Schedule 11, Part 2, Section 7 of
the regulation have been addressed in the table below.
Figure 15 – Non-DA Mapping Area
Source: DSDMIP
Table 4 – Planning Regulation 2017 Benchmarks
Assessment Benchmark Response
(a) the development does not involve clearing As noted in Table 1 above, under the Vegetation
non-juvenile koala habitat trees in an area Management Act 1999 the site is mapped Category X
that— which allows clearing work on freehold land to be
exempt development. Therefore, no further
(i) is a bushland habitat area; and
assessment is required.
(ii) is not in the SEQ urban footprint; and
(iii) is not designated in a local instrument
for urban purposes;
(b) the development avoids clearing non-juvenile As response to part (a), clearing is considered exempt
koala habitat trees in an area that— development. Nonetheless, as shown in Figure 3 the
area is identified in a low value rehabilitation area.
(i) is a bushland habitat area and is in the
SEQ urban footprint; or
(ii) is a high value rehabilitation habitat
area; or
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Assessment Benchmark Response
(iii) is a medium value rehabilitation habitat
area.
(c) if the clearing of non-juvenile koala habitat See above response to parts (a) and (b).
trees can not be avoided in an area stated in
paragraph (b)—
(i) the amount of clearing is minimised; and
(ii) any significant residual impact of the clearing is
offset;
(j) the matters stated in section 2(2)(a) to (e). The previous approval considered the extent of
vegetation to be supported.
Based on the above, the vegetation is not considered
to be important Koala habitat or form part of any
important Koala habitat corridor.
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4. ASSESSMENT BENCHMARK – LOCAL PLANNING
INSTRUMENT
The Noosa Plan 2006 (“Planning Scheme”) is the local planning instrument that is used to assess the
proposed development. The following sections of this report provides an assessment of the proposed
development against the assessment benchmarks under the Planning Scheme.
4.1. LAND USE DEFINITIONS
The flexibility sought through the proposed mixed-use ‘market place’ concept means there are a variety of
potential uses proposed by the overall development. Further, these uses do not fit perfectly within the
current planning scheme definitions, especially the types of potential uses being proposed for the smaller
scale incubator type spaces. Consequently, an undefined use ‘Noosa Marketplace’ has been proposed by
this application and is outlined below:
Noosa Marketplace’ meaning an integrated mixed-use precinct for a range of uses comprising:
• Retail Showroom – premises not less than 300m2 per tenancy used for the display and sale of large
or bulky goods, or large stocks of similar goods or related goods;
• Shop – premises less than 300m2 per tenancy used for displaying, selling or hiring goods other than
supermarket, department store or discount department store;
• Office – premises used for:
d) providing an administrative, financial, management or secretarial service or function; or
e) the practice of a profession; or
f) providing business or professional advice or services.
• Health Care Services – premise used for medical purposes, paramedical purposes, alternative
health therapies or general health care, if overnight accommodation and keeping of animals is not
provided on premises.
• Indoor Sport and Recreation – premises used for leisure, sport or recreation activity conducted
predominantly indoors, and which may include ancillary small-scale outdoor court or play areas.
• Hotel premises – premises used for—
c) selling liquor for consumption on the premises; and
d) Located within a tenancy comprising a Low Impact Industry.
A Hotel may also comprise a dining or entertainment activity, if the use is ancillary to the use in
subparagraph (a).
• Bar means the use of premises, with seating for 60 or less people, for —
a) selling liquor for consumption on the premises; or
b) an entertainment activity or preparing and selling food and drink for consumption on the
premises, if the use is ancillary to the use in paragraph (a).
• Low Impact Industry – premises used for industrial activities that include the manufacturing,
producing, processing, repairing, altering, recycling, storing, distributing, transferring, treating of
products and have one or more of the following attributes:
f) minimal impacts on sensitive land uses due to off-site emissions including aerosol, fume,
particle, smoke, odour and noise;
g) traffic generation at a rate no more than other uses in this definition;
h) the use generally operates during the day (e.g. 7am to 7pm);
i) off-site impacts from storage of dangerous goods are minimal;
j) the use is primarily undertaken indoors.
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• Food and drink outlet – premises used for:
d) preparing and selling food and drink for consumption on or off the premises; or
e) providing liquor for consumption on the premises, if the use is ancillary to the use in
paragraph (a);
f) Excluding premises which contains a drive-through.
Any tenancy/s may be used for one, or a combination of, the above uses where impacts and emissions
can be managed. For example, a Low Impact Industry tenancy used for a brewery may include a Hotel
or Bar use, or a Low Impact Industry making clothing may include a Shop use to enable the sale of
clothing from the same tenancy.
4.2. STRATEGIC FRAMEWORK
4.2.1. Desired Environmental Outcomes (DEOs)
The Desired Environmental Outcomes set out a policy based on ecological sustainability and are a basis for
the measures of the Planning Scheme. The DEOs outlines 12 themes that collectively represent the policy
intent of the scheme:
• Agricultural uses;
• Commercial & retail uses;
• Community uses and facilities;
• Heritage;
• Industrial Business uses;
• Natural Resources;
• Open space, environment & conservation functions;
• Sport & recreation uses;
• Residential uses;
• Tourism;
• Transport & mobility functions; and
• Infrastructure and services.
The themes express the strategic outcomes, elements, specific outcomes and land use strategies as the
economic drivers. Although each theme has its own section, the strategic framework in its entirety represents
the policy intent for the Planning Scheme.
An assessment of how the proposal achieves the relevant part of the intent for the following key elements of
the Desired Environmental Outcomes (DEOs) is provided in Appendix C:
• Commercial & Retail uses
• Transport and Mobility Functions
• Infrastructure and Services
• Community Use
The proposal is consistent with the intent of the above relevant themes as the Noosa Marketplace proposal
offers an integrated development, with a range of large format retail tenancies and small-scale incubator
retail and business tenancies, which offer employment growth and consumer choice for a range of multi
format retail offers. As demonstrated in the Economic Impact Assessment in Appendix F, the proposed
Noosa Marketplace responds to the local needs in a way which integrates with the surrounding business
centre land uses and creates significant employment opportunities to support and sustain a dynamic and
vibrant local economy. The proposal includes key landscaped areas to complement the existing vegetated
covenant areas and enhance the street appeal.
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The proposal is largely reflective of the anticipated scale of development in close proximity to the site,
including the Noosa Civic Centre, other retail tenancies and low impact industry uses.
4.3. LOCALITY AND ZONING PLAN
Under the Planning Scheme, the site is located within the Noosaville Locality Plan. Under the Noosaville
Locality Plan, the site is included in the Shire Business Centre Zone (Precincts B3 and E5) - refer Figure 16
below.
Figure 16 – Current Zoning Map
Site
Source: Noosa Council
The purpose of the Shire Business Centre zone is as follows:
“ It is a Major Activity Centre for the purpose of the SEQ Regional Plan, and the principle
business centre for Noosa, servicing Noosa-wide business and employment needs by
providing for a wide range of Business Uses as well as administrative, community, and
open space functions… “
The proposed development is consistent with the intent of the Shire Business Centre Zone as the
development comprises mixed retail uses and opportunities.
Shire Business Centre Zone
• B3 Business (Showroom, Office and Business);
• E5 Employment (Industry and Business); and
• OS3 Open Space (Preservation of Visual Amenity).
Open Space Conservation Zone
• OS6 Open Space (Preservation of Visual Amenity).
It is noted that no development is proposed within the two Open Space precincts.
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4.4. EMPLOYMENT PRECINCT E5 & BUSINESS PRECINCT B3
Under the Planning Scheme, the site is included in the Employment Precinct E5 (Industry & Business) and
Business Precinct B3 (Showroom, Office & Business) of the Shire Business Centre zone. The purpose of
these precincts is to generate commercial and retail development and a target for future new employment
opportunities.
The proposed development has established several retail and business land uses as transition uses
between the Noosa Civic shopping centre to the East and the Industrial Estates to the west and further
south. Refer to below Figure 17 for more details.
Figure 17 – Current Precinct Map
Site
Source: Noosa Council
4.5. CATEGORY OF DEVELOPMENT AND ASSESSMENT
4.5.1. Category of Development
There are three categories of development under the Act. These are Accepted Development, Assessable
Development and Prohibited Development.
The Planning Scheme, acting as the Categorising Instrument, determines that the Category of Development
for the development is Assessable Development.
4.5.2. Category of Assessment
The Planning Scheme determines the Category of Assessment for the application. Where a locality code
prescribes the Category of Assessment for development, these categories of assessment prevail over the
Zone Category of Assessment if it is a higher Category of Assessment. In this instance, the locality code
does not vary the category of development specified by the Zone. Therefore, the Zone category of
development applies.
Given the proposed development involves an Undefined Use, the level of assessment of the Development
Application is Impact Assessable. It is acknowledged that individually, some of the proposed tenancies
would be regarded as consistent land uses within both the E5 and B3 precincts of the Shire Business Centre
Zone.
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4.6. OVERLAYS
The following Overlays from the Planning Scheme have been identified as applicable to the application:
• Biodiversity areas
o Environment protection and enhancement areas
• Potential and actual acid sulfate soils overlay
o 5 to 20m AHD
Assessment against the relevant codes is incorporated in Appendix D.
4.7. ASSESSMENT BENCHMARKS
The following Council Assessment Benchmarks are considered relevant to the proposed development in
Table 5 as follows:
Table 5 – Planning Scheme Assessment Benchmark Summary
Primary Assessment Prescribed Secondary Codes Overlay Codes
Benchmarks
Desired Environmental Outcomes • Landscaping Code • Biodiversity Overlay Code
• Commercial & Retail Uses • Natural Hazards Overlay
• Transport and Mobility Code
Functions
• Infrastructure and Services
• Community Use
Noosaville Locality Code Engineering Works Codes:
• Driveways and Carparking
Code
• Earthworks Code
• Erosion and Sediment Control
Code
• Existing Services Code
• Transport, Roads and Drainage
Code
• Waste Management Code
• Water Sensitive Design Code
Shire Business Centre Zone
Business Use Code
• For All Business Uses
• Entertainment & Dining
Business or Retail Business
Types 1 Or 2
• Industrial Business
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4.8. LOCAL GOVERNMENT INFRASTRUCTURE PLAN Part 15 Local Government Infrastructure Plan (‘LGIP’) of the Planning Scheme integrates and coordinates land use planning and infrastructure planning and ensures that trunk infrastructure is planned and provided in an efficient and orderly manner. In the current LGIP Schedule of Works there is only a single item, identified as PW16 on the mapping for pathway/footpath around the around the eastern perimeter: • PW-16 Hoffman Drive, Noosaville Connection of missing Link 2021-2026 $40,531. If the development is approved, this will be addressed in any subsequent conditions package, and when constructed an offset will be applied as trunk infrastructure. Figure 18 – Noosaville LGIP PFTI Transport Map 8 Source: Noosa Council URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL ASSESSMENT BENCHMARK – LOCAL PLANNING INSTRUMENT 39
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Figure 19 – Scheduled works at the site (blue dash)
Source: Nearmap
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5. DRAFT NEW NOOSA PLAN
5.1. STATUTORY PLAN-MAKING PROCESS
Noosa Council is currently preparing a new Planning scheme, known as the draft ‘New Noosa Plan’. The
Draft Plan is currently in the process of public consultation (as highlighted below) and opened for
submissions on 15 February 2019. The submission period ends on 20 May 2019. In accordance with section
18 of the Planning Act 2016, the Draft Plan has undergone review by the State Government including:
1. Planning and preparation
a. Local government prepares Draft Planning scheme
2. State interest review
a. Local government provides notice to commence the state interest review process
b. Chief executive undertakes the state interest review
c. Chief executive considers key Act and Regulation matters
d. Chief executive advises of changes required
e. Chief executive provides outcomes of state interest review
3. Local government led initiative
a. Local government make changes where necessary
4. Public consultation (Current Stage)
a. Local government commences public consultation of the proposed planning scheme
5. Considering submissions
a. Local government considers all properly made submissions and prepares consultation reports.
6. Changing the proposed instrument
a. Local government make changes to the proposed planning scheme
7. Public consultation
a. Local government restarts or repeats consultation due to scheme changes
8. Considering submissions
a. Local government considers all properly made submissions received during repeat of
consultation and prepares consultation report.
9. Changing proposed instrument
a. Local government make changes to the proposed planning scheme.
10. Endorsement
a. Local government requests adoption of scheme.
b. Minister considers if the local government may adopt the proposed planning scheme.
c. Minister provides approval to adopt.
d. Local government complies with conditions.
11. Adoption
a. Local government decides to adopt or not proceed with the proposed planning scheme.
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b. Local government provides public notice and copy of scheme to the department.
5.2. DRAFT PLAN PROVISIONS
As seen in Figure 20 below, the Draft Plan includes the majority of the site within the Major Centre Zone with
only a small part to the south included in the Low Impact Industry Zone. The site also includes existing
vegetated convent areas to the north and south-east within the Environmental Management Zone. The site is
also divided into 3 precincts being:
• Low impact Industry Zone - Hofmann Drive Business and Industry Precinct 4
• Major Centre Zone - Small Scale Business Precinct 5A
• Major Centre Zone - Business Park Precinct 5B
Figure 20 - Site zoning (black outline) – Draft Planning Scheme
Source: Noosa Council
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Precincts 5A and 5B are included in the Noosa Business Centre, which includes further detail through a
Draft Framework & Character Plan for the locality and associated Planning Scheme Policy (PSP 7) – see
Figure 21.
Figure 21 – Noosa Business Centre Draft Framework & Character Plan
Source: Noosa Council
The detail for the Draft Framework & Character Plan is included in Planning Scheme Policy PSP 7 and is
described as identifying:
…a number of key urban design and character elements which support the overall outcomes and
performance outcomes for Noosaville.
The elements are summarised in headings being: Key Views; Open Space and Landscape Treatments;
Landmark/Character Buildings; Key corners; Primary Active frontages; Streetscape Treatment Areas;
Special Places; Key Connections and Gateways. The key elements identified for the site are noted in
bold.
The Draft Plan is a departure from the current planning scheme in terms of the following matters:
• Rezoning to 2 different zones and three different precincts;
• Rezoning to remove showroom land uses;
• Prescriptive nature of the Small-Scale Business Precinct 5A and the subsequent drafting of overall
outcomes and consistent land uses; and
• Changes to level of assessment in all zones / precincts
The landowner (and applicant) has made representations on the Draft Plan through the formal submission
process. This application seeks to blend Council’s ambitions for the Draft Plan with a site-specific master
planned approach that represents most aspects of Council’s strategic intent for the site, even if delivered in a
different manner.
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6. KEY PLANNING MATTERS
There are a number of key planning matters identified for the proposed development, including several
performance outcomes. These are discussed in detail in the following sections, along with justification for the
proposed responses to these matters. Key planning issues, such as consistency of proposed land uses,
economic and community need, building heights, site activation, bulk and scale, and visual and physical
connectivity are outlined in this section.
It is noted that the Noosaville Locality Code provisions are further refined through the Shire Business Centre
Zone provisions, which provides fine grain planning through probable solutions and specific outcomes.
Where similar matters of interest are identified (e.g. consistency of uses, height, setbacks, bulk and scale)
then these have been acknowledged.
A comprehensive assessment of the proposed development against the Primary, Secondary and Overlay
Assessment Benchmarks of the Planning Scheme is attached in Appendix C of this report.
6.1. CONSISTENCY OF LAND USES
As outlined previously, a site-specific approach to the definition of the land use for the development is
proposed by this application, through the identification of an Undefined Use – Noosa Marketplace. This
section therefore outcomes how the proposed Undefined Use response and respects the intent for the
pattern of land uses throughout the Shire Business Centre Zone and surrounding areas.
The western part of the site is included in Employment Precinct E5 (industry & Business), specific outcome
0148 of the Shire Business Zone Code states:
The nature, design and operation of any use in Precinct E4 and E5 is compatible and has strong
relationships with development in other precincts, in particular, Business Uses in Precinct B3
Whilst the north-east corner of the site is included in Business Precinct B3 (Showroom, Office & Business)
and includes specific outcomes 0117, 0118 & 0119 for the Shire Business Zone which respectively state:
Precinct B3 provides primarily for Retail business Type 4 Showroom and Commercial business Type
1 Office uses
Development within Precinct B3 comprises a gross floor area of—
a) For Retail business Type 4 Showroom—up to 7,000m2; and
b) For Commercial business—up to 11,000m2
Where development is staged, Commercial business Type 1 Offices and other non-Retail business
uses are developed as part of the first stage
These specific outcomes clearly speak to establishing compatible and strong relationships between precincts
E5 and B3, and the intent for employment generating activities to be a key focus from the outset of any
development.
Specific outcome 0146 also notes that precinct E5 includes an intent for industrial business type uses. The
planning scheme employs the nesting of land uses so that a primary use includes use classes and uses by
type. On review of the industrial types, it evident that some anticipated Type 2 Production, alteration,
repackaging & repairing and any Type 3 Extractive uses would likely be incompatible in the E5 precinct given
the B3 precinct intended land uses.
This is expressly recognised in Division 16, Section 11.7.2.(a) parts i, ii and iii of the Noosaville Locality Code
Overall Outcomes which state:
a) New uses and works are located, designed and managed to—
i. be compatible with other uses and works;
ii. maintain the safety of people and works;
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iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises or
surrounding area, including acoustic and visual qualities
Therefore, in recognising that not all types of uses can operate together, the applicant has adopted a tailored
approach in the context of a master planning exercise with associated technical rigour. The aim is to deliver
a combination of the land uses within the Noosa Marketplace development that is sustainable and facilitates
a clear path to achieving a diverse, efficient, resilient and strong local economy. The proposal acknowledges
certain intents also expressed in the Draft Plan however envisages them to occur in a different setting.
The proposed Noosa Marketplace is therefore considered to be an ‘Undefined Use’ and means:
Noosa Marketplace’ meaning an integrated mixed-use precinct for a range of uses comprising:
• Retail Showroom – premises not less than 300m2 per tenancy used for the display and sale of large or
bulky goods, or large stocks of similar goods or related goods;
• Shop – premises less than 300m2 per tenancy used for displaying, selling or hiring goods other than
supermarket, department store or discount department store;
• Office – premises used for:
a) providing an administrative, financial, management or secretarial service or function; or
b) the practice of a profession; or
c) providing business or professional advice or services.
• Health Care Services – premise used for medical purposes, paramedical purposes, alternative health
therapies or general health care, if overnight accommodation and keeping of animals is not provided on
premises.
•
Indoor Sport and Recreation – premises used for leisure, sport or recreation activity conducted
predominantly indoors, and which may include small-scale outdoor court or play areas.
• Hotel premises – premises used for—
e) selling liquor for consumption on the premises; and
f) Located within a tenancy comprising a Low Impact Industry.
A Hotel may also comprise a dining or entertainment activity, if the use is ancillary to the use in
subparagraph (a).
• Bar means the use of premises, with seating for 60 or less people, for —
a) selling liquor for consumption on the premises; or
b) an entertainment activity or preparing and selling food and drink for consumption on the
premises, if the use is ancillary to the use in paragraph (a).
• Low Impact Industry – premises used for industrial activities that include the manufacturing, producing,
processing, repairing, altering, recycling, storing, distributing, transferring, treating of products and have
one or more of the following attributes:
k) minimal impacts on sensitive land uses due to off-site emissions including aerosol, fume,
particle, smoke, odour and noise;
l) traffic generation at a rate no more than other uses in this definition;
m) the use generally operates during the day (e.g. 7am to 7pm);
n) off-site impacts from storage of dangerous goods are minimal;
o) the use is primarily undertaken indoors.
• Food and drink outlet – premises used for:
g) preparing and selling food and drink for consumption on or off the premises; or
h) providing liquor for consumption on the premises, if the use is ancillary to the use in paragraph
(a);
i) Excluding premises which contains a drive-through.
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Note: Any tenancy/s may be used for one, or a combination of, the above uses where impacts and emissions
can be managed. For example, a Low Impact Industry tenancy used for a brewery may include a Hotel or
Bar use, or a Low Impact Industry making clothing may include a Shop use to enable the sale of clothing
from the same tenancy.
The key reasons for adopting the Undefined Use approach include:
• The use definitions more appropriately describe the development;
• If a group of planning scheme defined uses / use types was applied for, it could result in uses operating
in an inappropriate or inconsistent manner, having regard to the planning scheme intent of the site; and
• Allows flexibility of land-uses needed to promote the success of the marketplace concept.
It is noted that this approach was ultimately successful in the Masters approval, and considered fit-for-
purpose when the site is considered as a whole, and within the Shire Business Centre setting. We consider it
delivers the key land use intents and represents orderly development where individual and cumulative
tenancy impacts can be effectively managed through existing assessment benchmarks or can be managed
through reasonable and relevant conditions of approval.
6.2. RETAIL CAP
Specific outcome 0118 of the Shire Business Centre Zone includes a retail cap on Type 4 Showroom uses of
7,000m2 GFA. As detailed in the Location IQ report, the existing footprint of development in the Noosa
Emporium development and within Noosa Civic (located directly east of the site) appears to allow for limited
additional GFA, and we note that all tenancies are currently occupied.
However, on closer review, we note Council’s support for the following tenancies in Noosa emporium:
• Cash Converters – Retail Business Type 2 Shop & salon
• F45 – Entertainment and dining Type 2 Recreation, amusement & fitness
As shown in the series of shop front images these are distinct tenancies.
Figure 22 – Street view of F45 and Cash Converters adjoining Noosa Civic shopping centre
Source: Google Earth
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Council’s willingness to relax the extent of use types erodes the intent to efficiently manage the retail cap for both showroom and commercial business efficiently and is an indicator that additional premises are required to manage this wider demand for businesses to locate in the Shire Business Centre. Furthermore, the Location IQ report states details that the adjoining Noosaville industrial estate, to the west of the site, is also experiencing pressures from non-industrial uses with several Type 4 Showroom or Type 2 Shop & salon retailers currently operating. Again, this reduces the effectiveness and weakens the Industry zoning. This includes the following tenancies: • Choices Flooring • Paint Place • Signs & Wraps • Cartridge King • Vinnies • National Titles • Carpet Call Figure 23 – Existing large format retail and showroom facilities along Commercial Court and Eenie Creek Road Source: Google Earth It is noted in preparation for the Draft Plan that Council commissioned a series of studies to inform and shape the Draft Plan. The Noosa Centres Hierarchy Review 2017 was the outcome of this, and whilst not formally adopted, the report reflects that the retail experience is an evolving industry, responding to changing consumer preferences and expectations. This includes more hybrid retailers and experiential businesses that act as attractors. URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL KEY PLANNING MATTERS 47
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Therefore, evidence suggests current demand for a range of tenancy sizes predominantly for showroom or
large shops is not being adequately met or provisioned for in the locality of the Shire Business Centre.
6.3. BUILDING HEIGHT
The Probable Solution of the Noosaville Locality Plan Code S8.1 states:
S8.1 Buildings and other structures have a maximum building height of—
a) if in the Business Centre or Industry Zones — 10m;
b) if in the Shire Business Centre Zone –8m, except in Precinct E1 or E2 where 12m, Precincts
E3, E4 and E5 where 10m or in Precinct REC/MU where 6m;
S8.1 specifies that the maximum building height for a site located in within Precinct E5 and B3 is 10m. Two
out of 4 buildings proposed as part of this development have exceeded the maximum building height for
Precincts E5 and B3. Notwithstanding, the proposed development is considered to meet the following
Specific Outcome O8 of the Noosaville Locality Plan Code which provides as follows:
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. for the Shire Business Centre Zone– 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 are well articulated with strong
horizontal and vertical design elements to provide an interesting streetscape and to
complement landform changes and landscapes.
The proposed Noosa Marketplace predominantly consists of low-rise buildings of two storeys in height. As
part of the proposal, the architectural design intent is to provide a collaborative space that can bring an
active and creative community together. The Noosa Marketplace will be a great gathering space offering a
mixture of amenity and community experiences. The proposed Building 3 (13.84m) and Building 4 (15m)
exceeds the 10m height limit as specified in the Noosaville Locality Code.
It must be noted that the proposed Building 3 is generally 2 storeys and 10.2m in height to the roof.
However, due to 3 parapet tenancy entry statements proposed along the length of the building, the overall
height has increased to 13.84m at these locations.
The proposed Building 4 consists of one podium level and three commercial levels of co-working office
space overlooking onto Hofmann Drive which extends to 15m . The context of the building height at these
locations are discussed below.
Notably, the proposed building height responds to other aspects of the Specific Outcomes as follows:
• The proposal does not visually dominate streets give the careful positioning of the building on the site, as
well as through the use of landscaping (both new landscaping and the existing covenant areas);
• The proposed development will not impact in any way on the amenity of surrounding land, noting that the
surrounding land within the Shire Business Centre Zone is used for similar retail and commercial
purposes, and the adjacent area to the west comprises industrial uses; and
• The topography of the site is predominantly flat which provides the opportunity for the buildings to be
placed within their ideal locations. Notably, the placement of the largest building (building 3) takes
advantage of the benefit of the vegetation provided by the covenant area at the north of the site.
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6.3.1. Building 3 The parapet entry statements on proposed building 3 are located to clearly identify the anchor tenants and assist in wayfinding internal to the site. From the southern access entrance point at Building 1 to Building 3 is some 200 metres with sightlines interrupted by building 2. Figure 24 – Parapet entry statements to assist with wayfinding and sightlines Source: Buchan The northern parapets to Tenancy T02 will be visible from the main pedestrian entry off Hofmann Drive, and for passing traffic at the first internal roundabout. As shown in the Landscape plan (Appendix G), from Eenie Creek Road these will only be partially visible in the early years of the development but with maturing vegetation will offer only interrupted glimpses of the structures. To be clear, no advertising devices are proposed facing Eenie Creek Road, and this is supported as a reasonable condition of approval. The remaining parapet on Building 3 offers a clear sightline east-west for pedestrians entering the site from Hofmann Drive and assists vehicles enter the site from the eastern roundabout. Except for the north-east corner of Building 3 (at tenancy T02) and recognising the design intent for the 3- storey commercial podium on building 4, the bulk of these structures are largely only visible within the site boundaries, with only limited views from the Noosa Civic and Noosa Emporium back to the site. URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL KEY PLANNING MATTERS 49
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Figure 25 – Extract of Mixed-Use Precinct Building Elevation Drawing –
Picture 1 – Building Elevation A
Source: Buchan
Picture 2 – Building Elevation B
Source: Buchan
6.3.2. Building 4
Building 4 presents a departure from the current planning scheme in terms of building height and reflects the
high-level strategic urban design and character elements expressed in the Draft Plan via Planning Scheme
Policy 7 and expressed as ‘Gateway’ and a ‘Key corner’ in the Draft Character & Framework Plan map
(Figure 26). The draft New Noosa Plan indicates that additional height at the corner way may be appropriate
to reinforce this as a site-specific gateway and to achieve the wayfinding objective.
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Figure 26 – Draft Character & Framework Plan Map
Source: Noosa Council
In reconciling and conceiving the form of this building against the Draft Planning controls, the following key
factors combine to seek a relaxation in the intended 12m height:
• Market feedback from commercial leasing agents and attractiveness and preferences for specific
floor plates;
• Economic viability of construction of a multi-storey premise;
• Design efficiencies in core service provisions (e.g. lifts, fire engineering etc); and
• Delivering an architectural expression that will lift community expectations on design and set a new
benchmark for future development in the SBC to what constitutes the Noosa Style in a commercial
setting.
6.3.3. Planning Controls for Building Height
As expressed through both the current planning scheme and Draft Plan, there is a clear mandate to depart
from existing controls in this part of the site to deliver a distinctive and appropriate sense of arrival and
destination.
Parts (a) and (c) of specific outcome 08 Height of the Noosaville Locality Code, include subjective criteria as
opposed to the specific height restriction in part (b) to two storeys.
It is clear that parts (b) and (c) are effectively redundant given the Draft Plan relaxes intents on the number
of allowable storeys, seeks additional building height and supports urban design and architectural elements
for building to present as interesting to the street (e.g. Hofmann Drive).
The proposed Building 4 will be constructed with lightweight materials and framing and will incorporate
curtain wall and glazing treatment. The use of louvres forms part of the external building design and will be
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operated as shading devices. The overall architectural design of the building will appear lightweight and
opaque and transparent to the public.
Figure 27 - Extract of Building 4 design
Source: Buchan
The proposed Noosa Marketplace is a sub-regional large format mixed use retail development and the
overall low-rise character is considered consistent with the visual bulk and scale of the adjoining land to the
east at Noosa Civic shopping centre and the industrial precinct to the south.
On the basis of the above, the proposed development achieves the following outcomes:
• The proposed building scale is consistent with the structures on the adjoining and nearby land within
the Shire Business Centre Zone;
• The proposed buildings will not unnecessarily dominate the streetscape on Hofmann Drive or Eenie
Creek Road and the series of buildings largely adjoin vegetated open space which screen and
effectively breaks up the buildings bulk and scale.
Although a portion of the proposed buildings exceed the maximum height allowable, the overall buildings are
considered appropriate for the site characteristics and the setting.
6.4. VISUAL AND PHYSICAL CONNECTIVITY
No Specific Outcome has been provided against Performance Outcome O92 of the Noosaville Locality
Code.
Performance Outcome O92 of the Noosaville Locality Code specifies the following:
O92 Strong visual and physical connectivity is provided for between adjoining and adjacent—
a. Business Precincts and Open Space Precincts;
b. Employment Precincts and Open Space Precincts; and
c. Business Precincts and Employment Precincts.
The proposed development addresses visual connectivity within the site and to the surrounding areas as
follows:
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• The layout of the proposed development site facilitated internal connections between the different
buildings through a network of pedestrian pathways and awnings/cover along the shop fronts;
• The proposed development ties into the existing pedestrian network on land across Hoffman Drive, in
particularly the adjacent B3 precinct on the eastern side of Hoffman Drive; and
• The proposal development maximises connectivity to the Noosa Civic centre through the provision of
multiple crossing points on Hoffman Drive.
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7. ADDITIONAL ASSESSMENT BECHMARKS
7.1. TEMPORARY LOCAL PLANNING INSTRUMENT
There are no temporary local planning instruments relevant to the site or the proposed development.
7.2. VARIATION APPROVAL
There are no variation approvals relevant to the site.
7.3. MATTERS PRESCRIBED BY REGULATION
Schedule 11(7) of the Planning Regulation 2017 applies to the proposed development as the material
change of use will occur within a koala assessable development area. This assessment benchmark is dealt
with in Section 3.3 of this report.
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8. OTHER RELEVANT MATTERS
Section 45 of the Act provides for the assessment matters for different categories of assessment. For an
application subject to Impact Assessment, these matters are:
An impact assessment is an assessment that—
(a) must be carried out—
(i) against the assessment benchmarks in a
categorising instrument for the development; and
(ii) having regard to any matters prescribed by
regulation for this subparagraph; and
(b) may be carried out against, or having regard to, any
other relevant matter, other than a person’s personal
circumstances, financial or otherwise.
Examples of another relevant matter—
• a planning need
• the current relevance of the assessment benchmarks in the light of changed
circumstances
• whether assessment benchmarks or other prescribed matters were based on material
errors
As outlined in the previous sections of this report, the proposal conflicts with some elements of the Planning
Scheme. This conflict is limited to one key issue – being the type of retail land use proposed and their
compatibility and suitability within the overall intent of the Shire Business Centre Zone.
The development application is subject to Impact Assessment, and therefore the assessment manager may
carry out assessment against, or have regard to, relevant matters other than assessment benchmarks and
matters prescribed by regulation. In the light of the above, the following relevant matters are established in
this report to justify a decision made to approve this application.
8.1. PLANNING NEED AND COMMUNITY BENEFIT
• With a growing population in Australia, there is an increasing demand for mixed use retail/large format
retail within the suburban areas;
• It is noted that in the recent years, large format retail/bulky goods centres have been an increasing trend
within Australian retail environment, providing a range of tenants within homemaker centres;
• Based on the Economic Impact Assessment in Appendix J, the Noosa residential total trade area
population is expected to increase from around 137,140 in 2018 to 155,340 by the year 2031. Based on
the typical level of large format retail floor space per person across Australia:
o There is currently a demand of 137,140m 2 for large format retail in the trade area;
o This demand will increase to 155,340m 2 for large format retail in the trade area in 2031;
o There is currently 94,211m 2 of large format retail floor space within the trade area, which is a
shortfall of 42,929m2 at the present day;
• The proposed Noosa Marketplace will offer additional retail and non-retail choice, convenience and price
competition to the consumer, given there is an undersupply of these choices. The proposal offers
additional variety of business tenants which currently don’t exist within the area;
• Positive impacts include reduced travel times, given the nearest significant provision of large format retail
and showroom facilities beyond the total trade area are provided at Maroochydore, more than a 70 km
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round trip from Noosa. The proposed development will likely reduce escape expenditure to
Maroochydore and as such, reduce the number and length of trips required to shop at a full-line large
format retail centre;
• In recent years, there has been an increasing focus on dedicated homemaker centres, which provide a
broad range of tenants as well as easy accessibility and car parking. In addition, the greater convenience
and amenity for customers has also contributed to an increase in the development of large format/bulky
goods centres in Australia;
• From a tourism perspective, there is an increasing range of tourist accommodation in the Noosaville
locality, hence there will be growing customers purchasing goods from large format retail facilities as part
of upgrading their accommodation facilities. Additional customer segments also include tradespeople
purchasing supplies for business and job related uses. It is estimated that this segment makes up 10 –
20% of the trade area; and
• The Noosa Marketplace will provide co-locating group of land uses to extend hours of use to drive
activity towards a 18/7 type of use.
8.2. ECONOMIC BENEFITS
The conclusion of the Economic Impact Assessment suggests a substantial net community benefit will result
from the proposed development, including:
o It is estimated that a significant portion of the anticipated $500million increase in retail spending up to
2031, could be retained within the Noosa total trade area through provision of additional large format
retail;
• The addition of the proposed Noosa Marketplace development will help fulfil the existing demand for
large format retail and non-retail showroom floorspace.
o An incubator precinct based on local needs sand competitive strengths, would drive sustainable
economic growth and job creation in the region;
o A range of commercial floorspace can be provided within the site to accommodate the changing
tenant layout requirements and operational efficiency. This may comprise either one large tenant or
multiple small business or tenants that diversifies the overall premise; and
o Noosa Marketplace will consist of credible and well-known engaged anchor tenancies which will be
the key destination. This will drive activity flows internally within the premise and between the
adjoining precincts in the Noosaville Locality.
8.3. USE SUITABILITY AND COMPATIBILITY
The Planning Scheme envisages a range of commercial and retail land uses within the Shire Business
Centre Zone. The Overall Intent of the Zone has a strong focus on business and commercial activities and
the nearby setting is large scale uses which is comparable with the proposal.
The proposed Noosa Marketplace is compatible with the surrounding land uses comprising of retail
businesses to the east and industrial uses to the west and south. This location between the retail core of the
Shire Business Centre and the adjacent industrial area represents a logical and common location for the
proposed development. Notably, locating the proposal at the edge of the Shire Business Centre will ease
the pressure of tenants seeking to locate these uses in out of centre locations, including within industrial area
which are better served to be retained as genuine industrial areas.
8.4. EMPLOYMENT OPPORTUNITIES
The proposed development offers opportunity for mixed use development to occur over the site. These
tenants provide a range of services that will benefit the community. The proposal initiates additional business
opportunities for the Shire Business Centre Zone by providing an additional mix of uses. The development
proposal expands the existing retail and non-retail trade tenants in the nearby precincts such as Noosa Civic.
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As acknowledged in Economic Impact Assessment prepared by IQ Location (Appendix J), the proposed
development has been assessed against employment and consumer impacts.
The assessment report provides the following conclusion:
• The additional 201 permanent retail employees would earn an average annual wage of around $38,532
(as sourced from the ABS). This represents an additional $7.8 million in salary and wages for the local
economy, directly as a result of the proposed development;
• The creation of additional employment which will result from the project, both during the construction
period, and more importantly, on an ongoing basis once the development is completed and operational.
Some 340 permanent positions are likely to result from the proposed development, generating a further
323 jobs within the broader community. In addition, some 417 additional jobs are likely to be created,
both directly and indirectly, from the construction stage; and
• The proposed Noosa Marketplace will provide both full-time and part-time job positions, in total, some
1,080 jobs are projected to be created – both directly and indirectly from the proposed development.
Approximately $7.8 million in salary and wages will be provided to the local economy, as a result of the
proposed development. Please see below extract of the estimated employment impact in Figure 28 for
more details.
Figure 28 – Estimated employment opportunities
Source: Location IQ
8.5. LOCATION ADVANTAGE
The site enjoys a high-profile location within the NBC precinct and offers complimentary benefit from its co-
location with the existing Noosa Civic retail precinct and other showroom facilities along Eenie Creek Road.
The proposed development is well located to serve the Noosa urban area given the critical mass of retail,
large format/showroom and industrial uses throughout and adjoining the NBC. Accessibility to the site is
excellent, reflecting convenient ingress and egress off Eenie Creek Road and Hoffman Drive which are
established and shaded active transport links with wide shared pathways adjacent to shady areas.
Currently, vacant industrial-zoned land is largely located in backstreet, internalised locations, while
NBC land forms a natural extension of Noosa Civic, including the subject site. The Location IQ report, notes
that the Noosa Civic site alone includes nearly 25 hectares of undeveloped land for urban purposes, or
approximately 62% of all. The prospective large format retail and non-retail showroom tenants, which have
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been demonstrated to be increasingly in demand, would be a consistent and contiguous extension of the
NBC.
The prospective tenants, either large format retail, small-incubator businesses or commercial premises would
be keen to establish premises within high profile precincts like the site, as compared with internal, low-
exposure sites. There are limited available and appropriately zoned sites within the region with the site
attributes to accommodate a critical mass of tenants and create destination appeal.
The site represents an ideal location that will address the existing undersupply of large format retail uses
within the region. Further, the site is a natural extension of the existing Noosa Civic retail precinct. The co-
location of these facilities will increase the destination appeal of the overall Noosa Business Centre precinct.
8.6. PLANNING DISCRETION – CASE LAW
As the Planning Act 2016 (PAct) is a relatively new piece of planning legislation, there are few cases brought
before the Planning & Environment Court on how planning discretion can be applied by an Assessment
Manager, or by the Court itself via an appeal, in terms of planning discretion concerning ‘other relevant
matters’. However a recent judgment made by the Court, being Ashvan Investments Unit Trust v Brisbane
City Council & Ors (P & E Court reference: 2121/2018) confirmed the following key points for decision-
makers:
• The PAct was expressly conceived to allow for an application to be approved despite non-compliance
with an assessment benchmark;
• That non-compliance with a planning instrument does not automatically warrant refusal;
• That on balance the merits of an application, and having regard to established policy and other relevant
considerations, can overcome any non-compliance where the purpose of the Act is advanced; and
• The assessment manager and the Court have broad discretion when it comes to balancing competing
considerations of planning instruments and ‘other relevant matters’;
The PAct states the purpose of the act to be:
“... to establish an efficient, effective, transparent, integrated, coordinated, and accountable system of
land use planning (planning), development assessment and related matters that facilitates the
achievement of ecological sustainability…”
Furthermore, the short definition of ‘ecological sustainability’ means:
a balance that integrates –
(a) the protection of ecological processes and natural systems at local, regional, State, and wider levels;
and
(b) economic development; and
(c) the maintenance of the cultural, economic, physical and social wellbeing of people and communities.
Thus, there is a balancing act undertaken by Council (or the Court) to make a decision in the public interest.
This endeavour should be based on good town planning principles and should seek to deliver a decision
which best achieves the purpose of the PAct. The specific facts and circumstances of a particular case will
be what determines if a particular decision is made either for an approval or refusal.
In context to the identified conflicts with either the Planning Scheme (or Draft Plan), it is clear that any
conflict can be considered moderate and able to be overcome. The applicant has achieved the following
key outcomes for the land subject to this application:
• Efficient – The applicant has effectively undertaken a masterplanning approach to the site in
consideration of the current planning instruments, and also the Draft Plan;
• Transparent – The landowner (and applicant) has been forthcoming with its intent to the develop the
site in the immediate future since taking ownership in late 2016. The application is subject to Impact
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Assessment ensuring the application will include public notification, which allows for submitter appeal
rights ensuring adequate consideration of community and business views;
• Integrated – The combination of the proposed land uses within the Noosa Marketplace development,
facilitates a clear path to achieving a diverse, efficient, resilient and strong local economy;
• Coordinated - The applicant is committed to the delivery of a development that meets the majority of
Council aspirations in a timely manner, being delivered with rigour and quantified technical inputs in a
single development application with no staging; and
• Accountable – Given the history of the site, particularly the Masters approval which was subject to an
appeal, the proposed development improves certainty for the community on a high-profile site in the
main commercial and retail area of the LGA and provides a range of benefits detailed in this application
and that we consider to be in the public interest.
In our view, Council can be confident that the purpose of the act is met and parts (a) to (c) of the Ecological
Sustainability definition are achieved, or can be conditioned to achieve the intended outcomes, recognising
that Council or a referral agency may seek additional information through this process.
Ultimately, we consider that community needs as expressed through the current or draft Planning
instruments are adequately provided for and best served through Council’s discretion to approve the
proposed Noosa Marketplace development.
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9. REASONS FOR APPROVAL
8.7. LOCAL GOVERNMENT REASONS FOR APPROVAL
Under Section 45(5) of the Act, assessment of Impact Assessable applications:
“(a) must be carried out:
(i) against the assessment benchmarks in a categorising instrument for the development; and
(ii) having regard to any matters prescribed by regulation for this subparagraph; and
(b) may be carried out against, or having regard to, any other relevant matter, other than a a
person’s personal circumstances, financial or otherwise.”
As detailed in the preceding sections of this report, the proposed development application seeks approval for
a:
• Development Application for Material Change of Use (Undefined Use – Noosa Marketplace)
The proposal is subject to Impact Assessment as some of the proposed land uses are Inconsistent Uses to
the Shire Business Centre Zone.
8.7.1. Assessment Benchmarks
Section 43 of the Act sets out the relevant matters for assessment of any assessable development. As
stated above, Section 45(5)(a)(i) identifies that the categorising instrument, in this case the Noosa Plan
2006, specifies the Assessment Benchmarks.
Assessment Benchmarks are considered to include the Code, including the overall intents for a zone,
precinct or Code, Performance Outcomes and Acceptable Outcomes.
As discussed in Section 4.8 of this Report, the Planning Scheme identifies the following codes as
Assessment Benchmarks:
Primary Assessment Prescribed Secondary Overlay Codes
Benchmarks Codes
Desired Environmental Landscaping Code Biodiversity Overlay Code
Outcomes
Natural Hazards Overlay Code
• Commercial & Retail Uses
• Transport and Mobility
Functions
• Infrastructure and Services
• Community Use
Noosaville Locality Code Engineering Works Codes:
• Driveways and Carparking
Code
• Earthworks Code
• Erosion and Sediment
Control Code
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• Existing Services Code
• Transport, Roads and
Drainage Code
• Waste Management Code
• Water Sensitive Design Code
Shire Business Centre Zone
Business Use Code
• For All Business Uses
• Entertainment & Dining
Business or Retail Business
Types 1 Or 2 Industrial
Business
The detailed assessment of these Assessment Benchmarks in Appendix D of this Report identifies that the
proposed development is able to comply with all relevant Assessment Benchmarks either through
addressing Acceptable Outcomes or through the Performance Outcomes.
Conflicts with the Assessment Benchmarks
The limited conflicts have been addressed in Section 6 and 8 of this report and a thorough justification
provided.
8.7.2. Matters Prescribed by the Regulation
In accordance with Section 45(5) as specified above, Section 31(1)(a), Schedules 9 and 10 of the Regulation
are identified as matters prescribed by the Planning Regulation 2016 (‘the Regulation’).
An assessment of the Application against Schedule 9 and 10 has been undertaken. This assessment is
summarised in Section 3.4 of this Report, with a detailed assessment in Appendix C. This assessment
identifies that referral is required.
Given that the assessment manager is the Local Government, the Assessment Manager must have regard
to the following matters as stated in Section 31(1) of the Regulation:
• “The Planning Scheme;
• the Regional Plan for a region, to the extent the Regional Plan is not identified in the planning scheme as
being appropriately integrated in the Planning Scheme; and
• the State Planning Policy, to the extent the State Planning Policy is not identified in the planning scheme
as being appropriately integrated in the Planning Scheme; and
• for designated premises—the designation for the premises; and
• any temporary State Planning Policy applying to the premises; and
• any development approval for, and any lawful use of, the premises or adjacent premises; and
• the common material.”
However, Section 31(2) of the Regulation also states that:
(a) an assessment manager may, in assessing development requiring impact assessment, consider a matter
mentioned in subsection (1) only to the extent the assessment manager considers the matter is relevant to
the development; and
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(b) if an assessment manager is required to carry out impact assessment against assessment benchmarks in
an instrument stated in subsection (1), this section does not require the assessment manager to also have
regard to the assessment benchmarks.
8.7.2.1. The Noosa Plan 2006
The development is required to be assessed under the Noosa Plan 2006. Detailed discussion on the
proposals compliance with the Planning Scheme is provided in Section 5 of this Report and Appendix C.
Where the development proposes a performance approach to the relevant assessment benchmark, this is
addressed in Section 6 of this Report. However, this discussion identifies that the despite the variation to the
Probable Solution, the development generally complies with the Specific Outcome.
8.7.2.2. South East Queensland Regional Plan 2017
The intended use of the site accords with and promotes the objectives, principles and overall intent of the
SEQ Regional Plan. The site is located within the Urban Footprint, which identifies land predominantly
allocated to provide for the region’s urban development needs to 2031. When considering the nature of the
proposal, the proposed development accords with the objectives, principles and overall intent of the SEQ
Regional Plan as the proposed development constitutes development within the Urban Footprint.
8.7.2.3. State Planning Policy
The proposed development has no conflicts with the SPP.
8.7.2.4. Designations
The Application does not involve a designation. Therefore, there are no designations relevant for
assessment.
8.7.2.5. Temporary State Planning Policies
The site is not subject to any temporary State Planning Policy. Therefore, there are no temporary State
Planning Policies relevant for assessment.
8.7.3. Summary of Reasons of Approval
The proposed development should be approved based on the following reasons:
• The proposed development accords with the objectives, principles and overall intent of the SEQ
Regional Plan as the proposed development constitutes development within the Urban Footprint and
befitting of a Major Regional Activity Centre;
• The development will reinforce the established and long-standing primacy of the Shire Business Centre
within the region’s centres hierarchy, ensure the ongoing viability and security of employment
opportunities and businesses;
• It will add a modern and complementary integrated mixed-use development to the range of facilities and
services currently available in the Shire Business Centre;
• The proposal will enhance choice, range and competition for the parts of the site with a retail focus;
• The proposal exhibits a high level of urban design and architectural merit which will enhance the amenity
of the locality generally;
• To the extent the Planning Scheme has been overtaken by events, or is yet to fully shaped from
community and business submissions to the Draft Plan, it does not reflect the accepted modern trend to
develop hybrid land uses which take advantage of an extremely well-located site which is undeveloped;
• The development manages traffic and servicing impacts adequately and will not have any direct impact
on the local road network that are not already known or envisaged for the Shire Business Centre or the
surrounding locality;
• The proposed Noosa Marketplace caters for additional demand from a growing population seeking
convenient comparison shopping, integrated with places of work and play. The proposal maximizes its
locational advantage to deliver a development that is contiguous and consistent with its immediate
neighbouring premises; and
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• It has been demonstrated that there is significant existing unmet demand for large format retail, and this
proposal allows for some of this demand to be realized, whilst respecting and proposing smaller scale
incubator type tenancies.
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9. CONCLUSION
Urbis Pty Ltd, on behalf of Noosa Spotlight Property 2 Pty Ltd, has prepared this development application
for:
• Development Permit for a Material Change of Use (Undefined Use).
The site is located at 2-18 & 20 Hofmann Drive, Noosaville.
The proposal has been assessed against and is able to fulfil the requirements of all relevant statutory
planning instruments. In this regard, it is noted that:
• The proposal generally accords with the objectives, principles and overall intent of the SEQ Regional
Plan as the proposed development constitutes development within the Urban Footprint;
• The proposed Noosa Marketplace generally aligns with the built form and intent of the Shire Business
Centre Zone and the wider Noosaville Locality;
• Relevant Matters have been demonstrated to justify Council’s support for the proposal to the extent of
any conflicts with the Planning Scheme provisions;
• There is a significant planning need for the proposed Noosa Marketplace. This development is a
response to the increasing demand for floor space. The proposal also generates additional employment
opportunities and additional retail variety and offerings to the consumers;
• The proposal preserves the existing environmental rehabilitation / covenant areas and aims to retain and
maintain the vegetation as required;
• The proposal generally meets the requirements of the relevant specific outcomes and probable solutions
of the relevant assessment benchmarks; and
• Overall, the proposal is generally consistent and will not compromise the overall outcomes of the
Noosaville Locality and the Shire Business Centre Zone.
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DISCLAIMER This report is dated 17 May 2019 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Noosa Spotlight Property 2 Pty Ltd (Instructing Party) for the purpose of Draft (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above. URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL DISCLAIMER 65
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APPENDIX A TITLE, EMR, CLR SEARCHES URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL APPENDICES
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APPENDIX B ARCHITECTURAL DRAWINGS
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APPENDIX C NOOSA ASSESSMENT BENCHMARK
ASSESSMENT
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APPENDIX D SDAP & SPP CHECKLISTS AND
ASSESSMENT BENCHMARKS
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APPENDIX F ECONOMIC IMPACT ASSESSMENT
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APPENDIX G LANDSCAPE DESIGN CONCEPT URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL APPENDICES
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APPENDIX H TRAFFIC IMPACT ASSESSMENT
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APPENDIX I ENGINEERING SERVICES REPORT URBIS RPT-20190516-2-18 & 20 HOFMANN DRIVE, NOOSAVILLE_FINAL APPENDICES
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APPENDIX J INTEGRATED WATER MANGEMENT PLAN
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URBIS BRISBANE Level 7, 123 Albert Street Brisbane QLD 4000 Australia T +61 7 3007 3800 GOLD COAST 45 Nerang Street, Southport QLD 4215 Australia T +61 7 5600 4900 MELBOURNE Level 12, 120 Collins Street Melbourne VIC 3000 Australia T +613 8663 4888 PERTH Level 14, The Quadrant 1 William Street Perth WA 6000 Australia T +61 8 9346 0500 SYDNEY Tower 2, Level 23, Darling Park 201 Sussex Street Sydney NSW 2000 Australia T +61 2 8233 9900 CISTRI - SINGAPORE An Urbis Australia company #12 Marina View 21 Asia Square, Tower 2 Singapore 018961 T +65 6653 3424 W cistri.com URBIS.COM.AU