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Planning Report - Sunshine Beach Surf Club · MCU17/0024.04
Town Planning Report Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) Sunshine Beach Surf Life Saving Club, 2 - 4 The Esplanade, Sunshine Beach Qld 4567 Lot 162 on CP845336 Lots 4 & 5 on SP269274 Sunshine Beach Surf Life Saving Club Incorporated
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Table of Contents
1. Important Note 2
2. Summary 3
3. Application Information 6
4. Background 7
5. Proposed Change 8
6. Characteristics of Site and Surrounds 10
6.1 Site Characteristics 10
6.2 Current Registered Landowner 11
7. State Planning Interests 12
7.1 Planning Act 12
7.2 Referral Agencies and State Development Assessment Provisions 12
7.3 State Planning Policy 12
7.4 South East Queensland Regional Plan 2023 12
8. Noosa Plan 2020 Considerations 13
8.1 Level of Assessment 13
8.2 Strategic Outcomes 14
8.3 Code Complianice 16
8.4 Recreation and Open Space Zone Code – PO / AO Summary 16
8.5 Coastal Communities Local Plan Code – PO / AO Summary 18
8.6 Coastal Protection and Scenic Amenity Overlay Code - PO / AO Summary 19
8.7 Community Activities Code – PO / AO Summary 21
8.8 Works Codes – PO / AO Summary 22
9. Council Consultation and In Principle Support 24
10. Conclusion 25
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1. Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Sunshine Beach Surf Life Saving Club
Incorporated (“Client”) for the specific purpose of demonstrating the proposed use as being
permitted under the Noosa Plan 2020 (“Purpose”). This report is strictly limited to the purpose and
the facts and matters stated in it and does not apply directly or indirectly and will not be used for
any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption
has been made, we have not made any independent investigations with respect to the matters
the subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter
contained in this report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this
report with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third
Party assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic
from any loss, damage, claim or liability arising directly or indirectly from the use of or reliance on
this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
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2. Summary RG Strategic has prepared this development application on behalf of Sunshine Beach Surf Life Saving Club. The purpose of this report is to seek approval for an Other Change to approval MCU17/0024.02. The subject site is located at 2 & 4 The Esplanade, Sunshine Beach and is formally described as Lot 126 on CP845336, Lots 4 and 5 on SP269274. Noting that 2 The Esplanade (Lot 4) is Ed Webb Park where a portion of the new extension is proposed. The Club acknowledges they will need to undertake a further process with Noosa Council to broker a grounds lease arrangement for the building to be sited where proposed. Given that a new parcel of land is included, the application does not meet the criteria for a minor change under the Planning Act 2016 and therefore an Other Change is required. The proposed Other Change seeks approval for a Storage Facility for Additional Emergency Equipment which is contained within a 187.15m² single level extension + small mezzanine wrapping around the southern corner of the clubhouse. Reconfiguration of the lower floor of the club house will also occur to provide improved storage and facilities for the patrolling members and junior activities (nippers). With the expansion of the junior activities program in recent years comes the need for storage of additional equipment. In addition, the increase in the 24 hour emergencies has placed pressure on being able to efficiently access the equipment. The new extension for Emergency Services will house the Surf Club’s beach patrol equipment, SLSQ (Noosa Council) Lifeguard service rescue equipment and all the 24 hour emergency response equipment. This will provide particularly easy access to the emergency equipment and secure storage for the beach patrol gear and Lifeguard services equipment. The lower floor of the existing club house will be reconfigured to provide meeting and training rooms for patrolling members and surf club activities, and house junior activities equipment which is currently stored offsite., No change to the upper floor food and drink activities is proposed. The external finishes of the extension will blend into the surrounding landscaping with the use of timber look battens and masonry consistent with the club house. The proposal does not trigger any further car parking demand as it is storage space for essential equipment required to deliver the critical community services of surf lifesaving activities and Lifeguard duties to maintain public safety and education. The Floor plan and Elevation/s are provided below as Figures 1 and Figure 2 RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 3
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Figure 1 – New extension Figure 2 – South elevation RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 4
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Figure 3 – View from Webb Rd The proposed development of the sites constitutes “development” as defined by Schedule 2 of the Planning Act 2016. This report demonstrates that the proposed Other Change to the Development Permit is permitted. This planning report provides greater detail of the nature of the proposal, describes the site characteristics and surrounding land uses, and provides a statutory assessment against the code requirements of the Noosa Plan 2020. These matters are set out in; • Proposed development intent; • Description of the characteristics of site and surrounds; • Proposed development details; • An assessment of the proposal against the State planning interests; • An assessment of the proposal against the SEQ Regional Plan; • An assessment of the proposal against the Noosa Plan 2020; and • A conclusion that summarises the grounds which support the proposed development. This report should be read in conjunction with the accompanying covering letter, DA Form 1 and Form 5 and Appendices. This report comprehensively addresses the merits of the development with regard to the provisions of the Noosa Plan 2020 and other relevant matters as prescribed in the Planning Act 2016. Council’s approval of the application is therefore sought, subject to relevant and reasonable conditions. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 5
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3. Application Information
Table 1 Application Information
Address 2 and 4 The Esplanade, SUNSHINE BEACH QLD 4567
Lot 126 on CP845336
Real Property Description
Lot 4 and 5 on SP269274
Lot 126 on CP845336 – 867m²
Land Area Lot 4 on SP269274 – 7,598m² (Ed Webb Park)
Lot 5 on SP269274 – 594m²
Local Authority Noosa Council
Sunshine Beach Surf Life Saving Club - Entertainment & Dining
Current Use Business Type 1 Food & Beverages and Type 2 Recreation,
amusement and fitness.
Emergency Services (Additional Emergency Equipment Storage) +
Proposed Development
reconfiguration to the lower floor of the existing building.
Planning Scheme Noosa Plan 2020 (Sept 2020)
• Land subject to Acid Sulfate Soils – Area 1
• Biodiversity, Waterways and Wetlands Overlay – Area of
Overlays Biodiversity Significance
• Coastal Protection and Scenic Amenity Overlay
• Landslide Hazard Overlay - High hazard area
Local Plan Area Coastal Communities – Sunshine Beach
Zone Recreation and Open Space
• Coastal Communities Local Plan Code;
Relevant Assessment • Recreation and Open Space Zone Code;
Benchmarks • Community Activities Code;
• Works Codes
Applicant Sunshine Beach Surf Life Saving Club Incorporated
Level of Assessment Impact Assessment
Table 2 Project Team and Appendices
Town Planning RG Strategic
Decision Notice and
Noosa Council Appendix A
Approved Plans
Appendix B
Proposal Plans Andrew Bock Architecture
Landscape Audit Niko Maintenance Appendix C
Code compliance Tables RG Strategic Appendix D
In Principle Support Noosa Council – SLSQ Lifeguards Appendix E
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4. Background On 19 October 2017, Council approved MCU17/0024, Development Permit for Material Change of Use of Premises - Entertainment & Dining Business Type 1 Food & Beverages and Type 2 Recreation, amusement and fitness. Noting this application was not for new uses onsite but the extensive change in built form for a new Surf Life Saving Club did not meet the criteria for a minor change. On 20 October Council issued a superseded Decision Notice MCU17/0024, this was due to a tidy up required in wording of conditions of earlier Decision Notice. On 21 May 2020, Council approved a Minor Change, MCU17/0024.01 which approved changes to Noise Condition 8. The requested noise limits were approved as Conditions 8(i) and 8(ii) for a period of 12 months unless further extended in writing, otherwise must revert to Conditions 8(iii) and 8(iv) (original noise conditions). A written request was never received by Council, and the club is required to comply with Conditions 8(iii) and 8(iv) as the 12 months has lapsed. On 17 December 2024, Council approved a Minor Change to MCU17/0024.02 for built form changes to the eastern deck. On 18 August 2025, a Minor Change application MCU17/0024.03 was submitted to Council for changes to the Noise Conditions. This is a live application being assessed by Noosa Council. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 7
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5. Proposed Change The purpose of this report is to seek approval for an Other Change to approval MCU17/0024.02. The subject site is located at 2 & 4 The Esplanade, Sunshine Beach and is formally described as Lot 126 on CP845336, Lot 5 on SP269274 and Lot 4 on SP269274. Noting that 2 The Esplanade is Ed Webb Park where a portion of the new extension is proposed. The Club acknowledges they will need to undertake a further process with Noosa Council to broker a land lease arrange for the building to be sited where proposed. Given that a new parcel of land is included, the application does not meet the criteria for a minor change under the Planning Act 2016 and therefore is an Other Change is required. The proposed Other Change seeks approval for a Storage Facility for Additional Emergency Equipment which is contained within a 187.15m² single level extension + small mezzanine wrapping around the southern corner of the clubhouse. Reconfiguration of the lower floor of the club house will also occur to provide improved storage and facilities for the patrolling members and junior activities (nippers). With the expansion of the junior activities program in recent years comes the need for storage of additional equipment. In addition, the increase in the 24 hour emergencies has placed pressure on the efficient access to the equipment. The new extension will house all of the Emergency Response Equipment, the Surf Club’s beach patrol equipment, SLSQ (Noosa Council) Lifeguard service equipment. The new facility will provide greatly enhanced easy access to the emergency equipment and secure storage for the beach patrol gear and Lifeguard services. The lower floor of the existing club house will be reconfigured to provide meeting and training rooms for patrolling members and surf club activities, and house junior activities equipment which is currently stored offsite. No change to the upper floor food and drink activities is proposed as part of this Other Change request. The external finishes will blend into the surrounding landscaping with the use of timber look batten and masonry consistent with the club house. A landscape audit has been provided that indicates that vegetation will be required to be removed for the new extension. New plantings, weed management and enhancement of retained vegetation are proposed to the side of the extension which will more than offset the removal. The proposal does not trigger any further car parking demand as it is storage for Emergency Services essential equipment required to deliver the critical community services of surf lifesaving activities and lifeguard duties to maintain public safety and education. A southeast perspective is provided below as Figure 4 RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 8
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Figure 4 - South east elevation RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 9
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6. Characteristics of Site and Surrounds 6.1 Site Characteristics The land which is subject of this report (i.e. the subject site) is located at 2 & 4 The Esplanade, Sunshine Beach and formally described as Lot 126 on CP845336, Lot 5 on SP269274 and Lot 4 on SP269274. It falls within the Recreation and Open Space Zone, as illustrated in Figure 4. Presently the Club house sites completely within Lots 126 and Lot 5 and this application seeks to extend into Ed Webb Park. The Recreation and Open Space zoning remains consistent across all three lots. Figure 5 - Zone Map Some vegetation exists where the new extension is proposed but much is unhealthy and weed infested with only one unhealthy Macaranga tanarius to be removed for the new extension. A landscape Audit indicates that the Pandanus tectorious is suffering dieback an infestation of weed species Sphagneticola trilobata. A copy of the Landscape Audit is provided as Appendix C. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 10
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6.2 Current Registered Landowner The Current Registered Landowner of the subject site is Noosa Shire Council. The above details are confirmed by the Certificate of Title enclosed within this application. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 11
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7. State Planning Interests The following is an assessment of how the proposed development addresses the relevant statutory planning documents. 7.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 7.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017. A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed the subject application does not require referral to SARA for work within the Coastal Management District and an Erosion Prone Area under Schedule 10 Part 17 Table 6. 7.3 State Planning Policy The relevant sections of the State Planning Policy (July 2017) (SPP) have been incorporated into the Noosa Pan 2020 except for Natural Hazards, risk and resilience – coastal hazards in part. Therefore, the proposal is required to be assessed against the Assessment Benchmarks outlined in the SPP for Natural hazards, risk and resilience for development in an erosion prone area and a coastal management district. The proposal fully complies with these benchmarks as it is coastal dependent development and mitigates the risks to people and property given the substantial setback and the natural armouring that currently exists and the additional landscaping proposed. 7.4 South East Queensland Regional Plan 2023 The ShapingSEQ 2023 is the principal planning document for managing growth and development within the South East Queensland region. The subject site is located within the Urban Footprint. The proposed development is consistent with the regional land use intent, regional policies and desired regional outcomes and no further assessment is required. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 12
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8. Noosa Plan 2020 Considerations
8.1 Level of Assessment
The existing approval for the surf lifesaving component is for Recreation, amusement and fitness
which was subject to Impact Assessment in 2017 under The Noosa Plan 2006. Similarly, the Noosa
Plan 2020, identifies the use as a Club and subject to Impact Assessment if greater than 300m².
The proposed facility fits within the definition of Emergency Services and as such the current
proposal is required to be assessed against the provisions of the entire planning scheme with the
most applicable codes including:
• Coastal Communities Local Plan Code;
• Recreation and Open Space Zone Code;
• Communities Activities Code; and
• Works Codes
The Planning Act states that the local authority is to consider the following in assessing and deciding
other change applications:
82 (2) For administering the change application, and assessing and deciding the change
application in the context of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with
the changes included, but was made when the change application was
made; and
(b) with necessary changes.
(4) To remove any doubt, it is declared that the following matters apply, only to the extent
the matters are relevant to assessing and deciding the change application in the context
of the development approval—
(a) the assessment benchmarks;
(b) any matters a referral agency must, may, or may only assess the application
against or have regard to under section 55(2);
(c) if the development to which the change application relates requires code
assessment—any matters the assessment must be carried out having regard to
under section 45(3)(b);
(d) if the development to which the change application relates requires impact
assessment—any matters the assessment must or may be carried out against or
having regard to under section 45(5)(a)(ii) or (b).
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The proposed other change is assessed against the current Noosa Plan 2020 below.
8.2 Strategic Outcomes
In addition to demonstrating compliance with the relevant assessment benchmarks of the Noosa
Plan 2020, it is important to show how the proposal aligns with the higher-order policy direction
of the planning scheme. The Strategic Framework sets out the Shire’s long-term vision to 2041 and
provides the overarching intent that guides all development within Noosa.
The proposed extension to the Sunshine Beach Surf Life Saving Club for Emergency Services –
additional equipment storage, responds directly to these strategic themes by enhancing
community wellbeing, protecting environmental values, improving accessibility and safety, and
supporting a resilient local economy.
The following section outlines this alignment in detail.
The following Strategic Outcomes are relevant to the proposal –
3.3.2 Community Wellbeing
The strategic outcomes for community wellbeing by 2041 are:
(c) Noosa Shire has an inclusive community of older people, families, children, young adults and
other households.
(d) Local employment, housing, entertainment, services and facilities are provided to meet the
needs of all generations.
(h) A wide variety of spaces and services provide for health and wellness, sport and recreation,
education, creative arts, social interaction and spiritual growth. New and upgraded facilities
are designed to maximise accessibility and flexibility to adopt to changing needs.
(o) Residential amenity, safety, sense of community and belonging are maintained.
3.3.4 Biodiversity and Environment
(t) Development avoids adverse impacts on natural coastal processes, resources and values,
and maintains the ability of coastal areas to naturally fluctuate without the need for
management or protection.
(u) Landscape design and replacement plantings on public and private land utilise native
vegetation to provide habitat for flora and fauna.
Comment
Alignment with the Noosa Plan 2020 Strategic Outcomes
The proposed Other Change to Development Permit MCU17/0024.02 for the Sunshine Beach Surf
Life Saving Club (SBSLSC) demonstrates strong alignment with the higher-order intent and
strategic outcomes of the Noosa Plan 2020.
The proposal reinforces key community, environmental and economic themes that underpin the
Shire’s long-term vision to 2041.
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Theme 3.3.2 – Community Wellbeing The Noosa Plan seeks a Shire where “local employment, housing, entertainment, services and facilities are provided to meet the needs of all generations” and where “a wide variety of spaces and services provide for health and wellness, sport and recreation, education, creative arts, social interaction and spiritual growth” (Outcomes 3.3.2(c), (d) and (h)). The proposed extension directly supports these outcomes by enhancing the Club’s capacity to deliver critical lifesaving, lifeguard, and community education services. The reconfiguration of the lower level provides essential operational improvements for the junior activities program, training activities, and emergency readiness, ensuring the facility remains responsive to a growing and active membership base. This outcome fosters intergenerational inclusion, community safety, and a strengthened sense of belonging, consistent with Strategic Outcome 3.3.2(o). The Surf Club’s 2022–23 Annual Report highlights record participation in junior and senior programs and a significant increase in emergency responses—evidence of the Club’s essential role in supporting Noosa’s healthy, active community. Theme 3.3.4 – Biodiversity and Environment Strategic Outcomes 3.3.4(t) and (u) seek to protect natural coastal processes and promote native vegetation on public and private land. The proposed works are confined within an already modified footprint and designed to avoid adverse impacts on the frontal dune system. The accompanying landscape audit identifies minimal vegetation removal, with new native plantings proposed to restore coastal character and improve dune stability. The use of natural materials and subdued tones ensures the development remains visually recessive within the landscape. Accordingly, the proposal maintains the ecological and scenic integrity of the Sunshine Beach foreshore and supports Council’s objectives for coastal resilience and native habitat enhancement. Theme 3.3.5 – Access and Mobility The project advances Strategic Outcome 3.3.5 by improving functional access to lifesaving and emergency response equipment. The proposed layout enables faster and safer deployment of emergency vehicles and personnel during critical incidents, improving public safety and service delivery for residents and visitors alike. The design also supports universal accessibility and practical movement between operational areas of the facility. Theme 3.3.6 – Economy The Sunshine Beach Surf Life Saving Club is a long-standing community and economic anchor for the Sunshine Beach village, contributing to local employment, hospitality, and tourism activity. Enhancing its operational capacity supports the Noosa Plan’s aim to sustain a diverse, resilient, RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 15
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and locally based economy (Theme 3.3.6). The proposal consolidates community infrastructure within the existing urban footprint, optimising use of existing land and services while maintaining the Shire’s compact settlement pattern and low-intensity coastal form. additional landscape plantings to enhance amenity and provide natural armouring. 8.3 Code Complianice The Code compliance Tables are provided as Appendix D which identify the proposal fully complies with the relevant Codes. 8.4 Recreation and Open Space Zone Code – PO / AO Summary Figure 6 – Ed Webb Park The following summary addresses the key outcomes of the Recreation and Open Space Zone Code as they relate to the proposed Sunshine Beach Surf Life Saving Club extension. A detailed, itemised assessment against each Performance Outcome and Acceptable Outcome of this code is included in Appendix D – Completed Code Tables. The summary below provides a concise overview of compliance and how the proposal satisfies the overall purpose and outcomes of the zone. The subject site is located within the Recreation and Open Space Zone, where the purpose of the code is to ensure development provides for the community’s cultural, leisure, recreation and sporting needs while protecting the open space character and environmental values of the Shire. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 16
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The proposed Surf Life Saving Club extension has been assessed against the overall outcomes and performance outcomes of the Recreation and Open Space Zone Code and is considered to comply or can comply with all relevant provisions, as summarised below: Role and Function The extension supports the primary community and recreation purpose of the site by specific storage for Emergency Equipment and Response, which will in turn improve storage and operational efficiency for lifesaving, lifeguard, and training activities. The Emergency Services use remains consistent with the established Surf Club function and enhances the ongoing recreational use of the adjoining open space. No change to the existing food and drink outlet or other ancillary uses is proposed Built Form and Scale The development is low-rise (approx. 4.6 m), low-impact, and consistent with the open space character of Sunshine Beach. Although the footprint slightly increases site cover, it is modest (137.15m² + 50m2 mezzanine) and confined to a landscaped area of Ed Webb Park, ensuring no loss of functional open space. The extension’s scale, height, and architectural character are compatible with the existing building and surrounding context. Design and Appearance The building incorporates materials, finishes, and colours that complement the coastal landscape and existing clubhouse design. The form and roofline are sympathetic to the natural setting, avoid excessive bulk, and maintain key sightlines and view corridors. Additional native landscaping will soften built edges and reinforce the site’s integration with the park environment Safety and Amenity The proposal incorporates crime prevention through environmental design (CPTED) principles including surveillance lighting, cameras, and durable coastal materials. It provides safe access for emergency response and storage operations while maintaining public safety and amenity within Ed Webb Park. Access and Connectivity Access is maintained via existing internal driveways used for surf lifesaving operations, with no change to public pathways or car parking arrangements. The development complements existing pedestrian connections within the coastal open space network and does not impede public movement or access to the foreshore Environmental Management The proposal avoids adverse impacts on natural features, drainage, and vegetation. Works are designed to prevent erosion, manage runoff, and maintain dune integrity. The building footprint is partially embedded into the slope to minimise excavation and visual prominence. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 17
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Landscaping with endemic species will enhance local biodiversity and visual amenity
Overall, the proposal complies with the Purpose and Overall Outcomes of the Recreation and Open
Space Zone Code. The extension is of an appropriate type, scale and intensity, and will:
• Maintain the primary recreation function of the land;
• Enhance community safety and emergency response capability;
• Protect the open space character and environmental values of Sunshine Beach; and
• Deliver high-quality, low-impact community infrastructure consistent with the intent of the
Noosa Plan 2020.
8.5 Coastal Communities Local Plan Code – PO / AO Summary
The subject site is located within the Sunshine Beach coastal community, part of the Coastal
Communities Local Plan Area under the Noosa Plan 2020. This code provides locally relevant
planning provisions to ensure that development reflects the established beachside character,
landscape values, and community function of the coastal villages from Sunshine Beach to
Peregian Beach
A detailed assessment of Performance Outcomes and Acceptable Outcomes is contained in
Appendix D – Completed Code Tables.
The summary below outlines how the proposed Sunshine Beach Surf Life Saving Club (SBSLSC)
Emergency Services – additional emergency equipment storage extension satisfies the Purpose
and Overall Outcomes of the Code.
Role and Function
The proposal reinforces Sunshine Beach’s role as a coastal recreation hub by enhancing facilities
that directly support beach safety, surf lifesaving operations, and community education. These are
recognised community uses specifically encouraged in this local plan area, which identifies the
Sunshine Beach and Peregian Beach Surf Clubs as key organised sporting and recreational assets
to be retained and enhanced
The modest extension enables more effective emergency response capability and operational
efficiency without altering the site’s use, intensity, or relationship to the surrounding open space.
Built Form, Character and Landscape Integration
The extension is low-rise, lightweight and sympathetic to the coastal setting, consistent with the
design intent of the existing clubhouse.
Key outcomes include:
• Building height and bulk remain subordinate to the landscape and parkland setting;
• External finishes and colours match the existing club, consistent with the subdued coastal
palette encouraged by the Code
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• Existing vegetation will largely be retained, with new native dune species planted to
reinforce the vegetated edge of Ed Webb Park.
Views from the beach are unaffected due to the dune screening, and limited park-side glimpses
are visually integrated by the consistent roofline and materials.
Access, Connectivity and Public Realm
The proposal does not change public access arrangements or vehicle movements.
Existing pedestrian links and paths upgraded in 2018 remain intact and continue to provide good
connectivity between Ed Webb Park, the beach access, and Duke Street.
No new access points are proposed, consistent with the Code’s intent to protect dune systems
and maintain formalised communal access.
Environmental Values and Open Space
The extension sits within a previously disturbed area of the park containing weed species and
poor-quality vegetation. Works will rehabilitate and enhance this area with suitable native
plantings, improving local biodiversity and visual amenity.
The development does not fragment open space corridors or impact on ecologically important
areas, meeting the outcomes of PO23 and PO24.
Conclusion
The proposed Sunshine Beach Surf Life Saving Club extension complies with the Purpose and
Overall Outcomes of the Coastal Communities Local Plan Code.
It represents low-scale, community infrastructure that:
• Reinforces the established identity and function of Sunshine Beach as a patrolled coastal
community;
• Respects and enhances the coastal landscape and open space setting;
• Maintains public access and recreational amenity; and
• Delivers a functional, environmentally sensitive improvement to essential lifesaving
operations.
8.6 Coastal Protection and Scenic Amenity Overlay Code - PO / AO Summary
The subject site is affected by the Coastal Protection and Scenic Amenity Overlay, which seeks to
maintain natural coastal processes, protect dunes and vegetation, and ensure development
integrates with the coastal landscape and scenic amenity of Noosa’s foreshore areas
A detailed assessment against each Performance and Acceptable Outcome of this code is
contained in Appendix D– Completed Code Tables.
The summary below outlines key compliance outcomes for the Sunshine Beach Surf Life Saving
Club (SBSLSC) emergency storage extension.
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Protection of Coastal Processes and Dunes
The proposed works are located well behind the frontal dune, with a minimum setback of
approximately 55 metres from the toe of the dune and a substantial vegetation buffer between
the structure and the beach. This ensures natural erosion and accretion processes are not
impeded, and dune crest heights are maintained.
The development area is on previously disturbed land adjacent to the existing clubhouse footprint,
avoiding any impact on the coastal landform or vegetation.
Coastal Building Line and Setback
No designated coastal building line applies to this site. However, the extension maintains a
setback of more than 20 metres from the seaward boundary, exceeding the general 6-metre
benchmark. This ensures consistency with the intent of the overlay and avoids any encroachment
toward the active dune system.
Visual Character and Scenic Amenity
The building’s low height, articulated form, and use of coastal-compatible materials and finishes
ensure visual integration with both the existing clubhouse and surrounding vegetation. New native
landscaping more than 5 metres wide is proposed between the building and the dune, providing
effective visual screening and reinforcing the natural landscape character.
External colours and finishes match the existing clubhouse, consistent with the Code’s direction for
muted, non-reflective tones reflective of the coastal palette.
Beach Access and Fencing
The proposal does not alter existing beach access points or introduce new fences, maintaining
the open coastal character of Ed Webb Park and the natural interface between the clubhouse
and foreshore.
Conclusion
The proposed development complies with the Purpose and Overall Outcomes of the Coastal
Protection and Scenic Amenity Overlay Code.
Specifically, it:
• Maintains the natural functioning and protective value of the coastal dune system;
• Protects the visual character and scenic amenity of the Sunshine Beach foreshore;
• Avoids adverse lighting or environmental impacts on turtle nesting habitat; and
• Represents low-impact, well-integrated community infrastructure consistent with Noosa’s
coastal identity.
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8.7 Community Activities Code – PO / AO Summary The proposal has been assessed against the Community Activities Code under Part 9.3.8 of the Noosa Plan 2020. This code ensures that community-related uses and facilities are appropriately located, designed, and operated to meet the needs of the local community while maintaining the amenity and character of the surrounding area. A comprehensive assessment against each Performance and Acceptable Outcome of the Code is provided in Appendix B – Completed Code Tables. The summary below outlines key areas of compliance relevant to the Sunshine Beach Surf Life Saving Club (SBSLSC) emergency storage extension. Location and Role The Sunshine Beach Surf Life Saving Club is an established community facility located within the Recreation and Open Space Zone, which is a suitable and intended location for community and recreational activities. The site is centrally positioned within the Sunshine Beach coastal community and is easily accessible to the population it serves. The Club has operated from this location for approximately 40 years, providing an essential community safety and emergency response service. Type, Scale and Intensity The proposed extension is minor in scale and complements the existing community use. It does not increase the intensity of activity or change the nature of operations. The structure will provide dedicated emergency equipment storage, improving the Club’s operational efficiency without affecting the public use or open-space function of Ed Webb Park Building Design and Siting The extension has been designed to match the form and materials of the existing clubhouse, ensuring visual cohesion and maintaining the low-rise coastal character of Sunshine Beach. The location within a previously disturbed area ensures minimal environmental impact, and the layout provides for safe, efficient operational access for lifesaving personnel. Amenity and Safety The proposal is well separated (over 20 metres) from the nearest residential uses, avoiding any adverse amenity impact. Activities will continue to be confined within appropriate hours, and lighting will be designed to comply with the Code’s turtle-sensitive and low-glare requirements. The extension does not introduce new sources of noise, glare, or odour and maintains a safe and secure environment consistent with the expectations for community facilities. Landscaping and Visual Integration New native landscaping will be installed around the building perimeter to soften visual impacts, provide shade, and reinforce the natural coastal vegetation character. This is consistent with the Coastal Communities Local Plan outcomes and the Recreation and Open Space Zone Code. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 21
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Landscape treatments also assist in integrating the new structure with existing facilities and
parkland
Access, Parking and Public Interface
No changes to public access, vehicle circulation, or parking are proposed. The existing lifeguard
and service driveway will continue to provide controlled access to the equipment storage area.
Public pathways and access to the beach remain unchanged. The proposal maintains clear
sightlines and passive surveillance, ensuring ongoing public safety and amenity
Conclusion
The proposed Sunshine Beach Surf Life Saving Club extension complies with the Purpose and
Overall Outcomes of the Community Activities Code. It represents a low-impact enhancement to
existing community infrastructure that:
• Strengthens the Club’s lifesaving and community service function;
• Maintains the coastal village character and amenity;
• Respects environmental and residential interfaces; and
• Improves operational efficiency for an essential community safety service.
8.8 Works Codes – PO / AO Summary
The proposal has been reviewed against the relevant Works Codes of the Noosa Plan 2020. Given
the limited scale of the proposed works, and their integration with existing club and park
infrastructure, a full code table assessment has not been prepared. The following provides a
summary of relevant considerations.
Driveways and Access
The proposed development utilises the existing internal access arrangements that currently
service the Surf Life Saving Club and adjoining Council infrastructure within Ed Webb Park.
No new driveway crossovers or vehicle connections to the public road network are proposed.
Operational access for surf lifesaving vehicles and emergency response purposes will continue via
the existing shared accessway, which also connects to the Council pathway network.
This arrangement satisfies the intent of the Driveways and Access Code by providing safe,
efficient, and practical access for operational needs while maintaining public pedestrian safety
and amenity.
Stormwater Management
All roof and hardstand runoff from the proposed building will be directed to Council’s existing
stormwater drainage infrastructure within Ed Webb Park.
The quantity and quality of stormwater discharge are expected to remain consistent with current
conditions, and the system will be designed in accordance with Council’s Engineering Design
Guidelines to prevent erosion or scour within the adjacent dune system.
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The proposal therefore complies with the Stormwater Management Code. Earthworks and Excavation The proposed works involve minimal excavation, primarily to accommodate building footings and slab construction. The extent of excavation is well below the 100 m³ threshold that would otherwise trigger detailed acid sulfate soil assessment, consistent with Council’s pre-lodgement advice. Landscaping Landscaping will be undertaken in accordance with the Draft Landscape Plan provided in Appendix C, which incorporates native coastal species to complement the existing vegetation in Ed Webb Park. The landscape treatments will soften the building’s visual presence, stabilise soil surfaces, and enhance the natural character of the site, meeting the intent of the Landscaping Code. Conclusion The proposed development meets the purpose and intent of the relevant Works Codes of the Noosa Plan 2020. Key functional outcomes — safe access, effective stormwater management, minimal excavation, and native landscaping — are achieved without the need for new public infrastructure or changes to existing Council assets Figure 7 – Northern View RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 23
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9. Council Consultation and In Principle Support
Pre-lodgement consultation was undertaken with Noosa Council officers from the Property,
Environment and Coastal Foreshore teams regarding the proposed Sunshine Beach Surf Life
Saving Club emergency storage facility within Ed Webb Park (Lot 4 SP296274).
Following consideration of the concept plans and planning context, Council officers provided in-
principle support for the proposal (refer Appendix E). The advice confirms that, subject to standard
development-assessment processes, the project is broadly consistent with the Noosa Plan 2020
zoning of Recreation and Open Space and aligns with Council’s objectives for community safety,
environmental management and coastal protection.
Council’s correspondence identifies a range of planning, environmental and operational matters
to be considered through detailed design, including:
• Confirmation that acid-sulfate-soil assessment is not required given the limited scale of
excavation;
• Acknowledgement that the development will proceed as an “Other Change” to the
existing approval (MCU17/0024.02) and therefore be subject to impact assessment under
the Planning Act 2016;
• Advice that the proposal is assessable against the Recreation and Open Space Zone
Code, Community Activities Code and relevant Overlay Codes;
• General environmental guidance relating to run-off management, tree-root protection
and fauna awareness during construction;
• Recognition of the need to maintain adequate width at Beach Access 33 for emergency
and maintenance-vehicle access; and
• Notation that Council proposes to establish a lease over the building footprint within Lot 4
SP296274.
These matters are noted and will be addressed as appropriate through the detailed design and
development-assessment process, or in response to any Information Request issued during
assessment.
Overall, the correspondence demonstrates Council’s early in-principle support for the proposal
and confirms that it aligns with Noosa’s strategic planning intent for community wellbeing,
environmental responsibility and sustainable management of coastal open space.
A copy of the correspondence from Council’s Property Manager (Acting), is provided at Appendix
E.
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10. Conclusion
The proposed Other Change to Development Permit MCU17/0024.02 seeks approval for the
construction of Emergency Services – additional emergency equipment storage and operations
facility for the Sunshine Beach Surf Life Saving Club (SBSLSC) within Ed Webb Park, Lot 4 SP296274,
Sunshine Beach.
The Sunshine Beach Surf Life Saving Club performs an essential community function as a front-line
provider of surf lifesaving, lifeguard and 24-hour emergency response services to the Noosa
coastline. The proposed extension directly supports this role by delivering fit-for-purpose facilities
that enable the safe storage, maintenance and rapid deployment of lifesaving and rescue
equipment.
The development represents a modest and sensitively designed addition to the existing
clubhouse, carefully integrated with its coastal park setting.
The proposal:
• Maintains the site’s primary recreation and community purpose consistent with the
Recreation and Open Space Zone;
• Achieves compliance with the Coastal Communities Local Plan Code, ensuring the design
respects Sunshine Beach’s established low-rise, coastal character;
• Protects the coastal environment and scenic amenity, avoiding disturbance to dunes and
reinforcing native vegetation consistent with the Coastal Protection and Scenic Amenity
Overlay Code;
• Complies with the Community Activities Code by enhancing the delivery of vital community
services without adverse amenity impacts; and
• Meets the intent of the Works Codes, ensuring safe access, effective stormwater
management, and high-quality native landscaping.
Pre-lodgement consultation has confirmed Council’s in-principle support for the proposal,
recognising its alignment with the Noosa Plan 2020 objectives for community wellbeing,
environmental stewardship, and coastal resilience.
Importantly, the facility will strengthen the Club’s capacity to:
• Provide continuous lifesaving coverage and emergency response capability along the
Sunshine Beach and Noosa coastal corridor;
• Support lifeguard operations and training activities essential to community safety; and
• Enhance response readiness during severe weather and coastal emergencies in
coordination with Surf Life Saving Queensland and local emergency services.
Overall, the proposal represents a low-impact, community-benefiting development that is entirely
consistent with the strategic intent of the Noosa Plan 2020. It will ensure that Sunshine Beach Surf
RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency
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Life Saving Club continues to serve the community effectively and safely, while preserving the natural character and amenity of the coastal foreshore for future generations. RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 26
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rgstrategic.com.au RG Strategic Other Change to Development Permit MCU17/0024.02 (Emergency Services – Additional Emergency Equipment Storage) 27
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