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210614 9 Hastings Street, Noosa TP Report
Town Planning
Assessment Report
9 Hastings Street, Noosa Heads
Lot 4 on RP893438
Material Change of Use (Development Permit)
Food and Drink Outlet
Prepared by Plan A Town Planning Pty Ltd
For La Vida Restaurant
Version 1.0
June 2021
Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937
PO Box 1661 Milton Q 4064 e [email protected] www.planatownplanning.com.au
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TABLE OF CONTENTS 1.0 SUMMARY _________________________________________________________________________ 3 2.0 APPLICATION DETAILS ______________________________________________________________ 4 2.1 SITE AND DEVELOPMENT APPLICATION DETAILS _____________________________________ 4 2.2 SITE ANALYSIS ___________________________________________________________________ 5 3.0 TOWN PLANNING STATUTORY CONSIDERATIONS _______________________________________ 6 3.1 STATE GOVERNMENT CONSIDERATIONS ____________________________________________ 6 3.1.1 Planning Act 2016 __________________________________________________________________ 6 3.1.2 South East Queensland Regional Plan _________________________________________________ 6 3.1.3 State Planning Policy _______________________________________________________________ 6 3.1.4 State Development Assessment Provisions ______________________________________________ 7 3.2 LOCAL GOVERNMENT CONSIDERATIONS ____________________________________________ 7 3.2.1 Zoning ___________________________________________________________________________ 7 3.2.2 Neighbourhood/ Local Plan ___________________________________________________________ 7 3.2.3 Defined Use ______________________________________________________________________ 7 3.2.4 Level of Assessment ________________________________________________________________ 8 3.3 GROUNDS FOR APPROVAL_________________________________________________________ 8 4.0 PLANNING SCHEME ASSESSMENT ____________________________________________________ 9 4.1 APPLICABLE PLANNING SCHEME CODES ____________________________________________ 9 4.1.1 Noosa Heads Local Plan Code _______________________________________________________ 10 4.1.2 Tourist Accommodation Zone Code ___________________________________________________ 18 4.1.3 Business Activities Code ____________________________________________________________ 37 4.1.4 Driveways and Parking Code ________________________________________________________ 42 4.1.5 Earthworks Code _________________________________________________________________ 46 4.1.6 Existing Services Code _____________________________________________________________ 46 4.1.7 Fire Services for Common Private Title Code ___________________________________________ 46 4.1.8 Landscaping Code ________________________________________________________________ 46 4.1.9 Sustainable Building Design Code ____________________________________________________ 46 4.1.10 Transport Code __________________________________________________________________ 46 4.1.11 Water Quality and Drainage Code ____________________________________________________ 46 4.1.12 Waterways Works Code ____________________________________________________________ 46 4.1.13 Waste Management Code __________________________________________________________ 47 4.1.14 Acid Sulfate Soils Overlay Code _____________________________________________________ 47 4.1.15 Flood Hazard Overlay Code _________________________________________________________ 47 4.1.16 Landslide Hazard Overlay Code _____________________________________________________ 47 5.0 CONCLUSION _____________________________________________________________________ 48 6.0 APPENDICES ______________________________________________________________________ 49 2 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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1.0 SUMMARY This Town Planning Report has been prepared to accompany an application to Noosa Shire Council for the purpose of a Material Change of Use for a Food and Drink Outlet, prepared by Plan A Town Planning Pty Ltd on behalf of La Vida Restaurant over land located at 9 Hastings Street, Noosa Heads described as Lot 4 on RP893438. The Applicant is seeking a Development Permit for a Material Change of Use. Council’s mapping indicates that the site is located within the Tourist Accommodation Zone of Noosa Plan 2020. The proposal includes: • Extension of an existing Food and Drink Outlet use on site; and • Minor external works relating to the of the finishing of the entrance and screening. The proposed Food and Drink Outlet will be contained within an existing building and represents an extension to an existing use onsite. The information contained in this report demonstrates compliance with the relevant Noosa Plan 2020 Development Codes and the proposals suitability for the site. 3 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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2.0 APPLICATION DETAILS
2.1 SITE AND DEVELOPMENT APPLICATION DETAILS
SITE DETAILS
Site Address 9 Hastings Street, Noosa Heads
RPD Lot 4 on RP893438
Site Area 400m2
Current Land Use Commercial
Local Government Noosa Shire Council
Planning Scheme Noosa Plan 2020
Planning Scheme Zoning Tourist Accommodation Zone
Planning Scheme Overlays Land Subject to Acid Sulfate Soils Overlay
Flood Hazard Overlay
Landslide Hazard Overlay
Planning Scheme Local Plan Noosa Heads Local Plan
Planning Scheme Local Plan Precinct Hastings Street Mixed Use Precinct
APPLICATION DETAILS
Approval Sought Material Change of Use (Development Permit)
Description Food and Drink Outlet
Level of Assessment Code Assessable
Applicant La Vida Restaurant
c/- Plan A Town Planning Pty Ltd
PO Box 1661
MILTON QLD 4064
Contact Person: Josh Dixon
Phone: (07) 3846 0807
Email: [email protected]
File Reference 21-199
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Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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2.2 SITE ANALYSIS
Site Description
Site Improvements The has an existing restaurant on site and this will be extended.
Topography The subject site is generally flat and has a gentle slope from north to
south of approximately 1m.
Shape of the Site The site is rectangular in shape.
Site Dimensions The site has street frontage of approximately 24m to Hastings Street.
Surrounding Development in the Development surrounding the site is used predominantly tourist
Locality accommodations and retail activities at the street level.
Infrastructure All necessary services and infrastructure is already provided to the site.
No new facilities are required by this proposal as the site has previously
been developed.
Access Access to the site will remain as existing.
Vegetation The site does not contain any significant vegetation.
Flooding The site is identified on Council mapping as being with the Flooding and
Inundation Extent of the Flood Hazard Overlay Map.
Easements There are no easements affecting the site.
The below is an aerial photo extract that shows the location of the site –
Figure 1 – Aerial photo of subject site (Source: Nearmap)
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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3.0 TOWN PLANNING STATUTORY CONSIDERATIONS 3.1 STATE GOVERNMENT CONSIDERATIONS 3.1.1 Planning Act 2016 In accordance with the provisions of the Planning Act 2016, the application is for Material Change of Use (Development Permit). The subject application is subject to Code Assessment. 3.1.2 South East Queensland Regional Plan Under the South East Queensland Regional Plan, the subject site is included within the Urban Footprint. The Urban Footprint identifies land predominantly allocated to provide for the region’s urban development needs. The Regulatory provisions of the South East Queensland Regional Plan do not apply to the site as it is contained within the Urban Footprint. 3.1.3 State Planning Policy The current state interests detailed within the State Planning Policy are listed below: Liveable communities and housing: - Liveable communities - Housing supply and diversity Economic growth: - Agriculture - Development and construction - Mining and extractive resources - Tourism Environment and heritage: - Biodiversity - Coastal environment - Cultural heritage - Water quality Hazards and safety: - Emissions and hazardous activities - Natural hazards Infrastructure: - Energy and water supply - State transport infrastructure - Strategic airports and aviation facilities - Strategic ports As identified in Noosa Plan 2020, the Planning Minister is satisfied that the State Planning Policy (SPP) dated July 2017 is appropriately integrated in the Noosa Council's planning scheme in accordance with the above. 6 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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3.1.4 State Development Assessment Provisions
The proposed development has been assessed against the State Development Assessment Provisions listed
below:
- State Code 1. Development in a State-Controlled Road
- State Code 2: Development in a Rail Environment
- State Code 3: Development in a Busway Environment
- State Code 4: Development in a Light Rail Environment
- State Code 5: Development in a State-Controlled Transport Tunnel Environment
- State Code 6: Protection of State Transport Networks
- State Code 7: Maritime Safety
- State Code 8: Coastal Development and Tidal Works
- State Code 9: Great Barrier Reef Wetland Protection Areas
- State Code 10: Taking or Interfering with Water
- State Code 11: Removal, Destruction or Damage of Marine Plants
- State Code 12: Development in a Declared Fish Habitat Area
- State Code 13: Unexploded Ordnance
- State Code 14: Queensland Heritage
- State Code 15: Removal of Quarry Material from a Watercourse or Lake
- State Code 16: Native Vegetation Clearing
- State Code 17: Aquaculture
- State Code 18: Constructing or Raising Waterway Barrier Works in Fish Habitats Protection
- State Code 19: Category 3 Levees
- State Code 20: Referable Dams
- State Code 21: Hazardous Chemical Facilities
- State Code 22: Environmentally Relevant Activities
- State Code 23: Wind Farm Development
- State Code 24: Urban Design
- State Code 25: Development in South East Queensland Koala Habitat Areas
A copy of the SDAP Mapping Search is attached to this report. The mapping search indicates that no modules
are applicable to the subject site and therefore the application does not require referral to any state agencies.
3.2 LOCAL GOVERNMENT CONSIDERATIONS
Noosa Plan 2020 is the relevant Planning Scheme for the Local Government Area of the Noosa Shire Council.
This section provides an assessment of the proposal against the applicable Development Codes under the
Planning Scheme.
3.2.1 Zoning
The subject site is included within the Tourist Accommodation Zone of Noosa Plan 2020.
The purpose of the Tourist accommodation zone is to provide for:
(a) short-term accommodation; and
(b) community uses, and small-scale services, facilities and infrastructure, to support short-term
accommodation and tourist attractions.
3.2.2 Neighbourhood/ Local Plan
The subject site is contained within the Noosa Heads Local Plan area.
3.2.3 Defined Use
The proposal is for a Food and Drink Outlet, which is defined under Noosa Plan 2020 as follows:
“Food and Drink Outlet means the use of premises 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).”
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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3.2.4 Level of Assessment
The application is seeking approval for Material Change of Use (Development Permit) for the purpose of a Food
and Drink Outlet and is subject to Code Assessment.
3.3 GROUNDS FOR APPROVAL
The proposed development is considered appropriate for the site and beneficial to the sites future use. Reasons
that the proposal should be granted approval are as followed:
• There is an existing Food and Drink Outlet on site and the proposal at hand represents an existing of this
use into the adjoining tenancy;
• The proposal at hand does not involve any external Building Works which will have any affect on the existing
buildings streetscape presence;
• The only external works proposed are minor finishing elements described as timber plinths on plans and
new timber screaming to underside of existing stairs.
• The proposed use is consistent with a uses in the wider area and along Hastings Street. Hastings Street is a
Noosa’s main street, known for its retail, dining and night time entertainment, with numerous restaurants,
bars uses contributing to the active streetscape.
• The proposal is located on a Primary Active Street Frontage, being Hastings Street and will reinforce and
facilitate this by expanding the existing Food and Drink Outlet on site.
• The proposed Food and Drink Outlet is supportive of the overall outcomes of the Noosa Heads Local Plan
Area and the Hasting Street Framework and Character Plan; and
• The proposal is generally compliant with the provisions of the Noosa Plan 2020.
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Material Change of Use (Development Permit)
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4.0 PLANNING SCHEME ASSESSMENT 4.1 APPLICABLE PLANNING SCHEME CODES The following provides an assessment of the proposal against the relevant Planning Scheme Codes identified above. For details of the proposal, please refer to the Proposal Plans included in the Appendix. • Noosa Heads Local Plan Code; • Tourist Accommodation Zone Code; • Business Activities Code; • Driveways and Parking Code; • Earthworks Code; • Existing Services Code; • Fire Services for Common Private Title Code; • Landscaping Code; • Sustainable Building Design Code; • Transport Code; • Water Quality and Drainage Code; • Waterway Works Code; • Waste Management Code; • Acid Sulfate Soils Overlay Code; • Flood Hazard Overlay Code; and • Landslide Hazard Overlay Code 9 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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4.1.1 Noosa Heads Local Plan Code
Performance Outcomes Acceptable Outcomes Proposed Solutions
Development in the Noosa Heads Local Plan Area generally (All Zones)
PO1 PO1 Complies
Development enhances the role of No acceptable outcome provided The proposal at hand is for an
Noosa Heads as the principal focus extension to an existing Food and
for visitor accommodation and Drink Outlet and will enhance the
services in Noosa Shire with high role of the Noosa Heads as the
levels of accessibility to outdoor principal focus for visitor
recreational pursuits and urban accommodation and more
services. specifically Hastings Street as the
main street.
PO2 PO2 Complies
Development contributes to the No acceptable outcome provided The proposal at hand is for an
lifestyle and amenity of residents of extension to an existing Food and
Noosa Heads and its surroundings Drink Outlet and will service the
and services coastal communities needs of tourists and residents
to the south-east. while contributing to the lifestyle
of Noosa Heads.
PO3 AO3.1 AO3.1 Not Applicable
Development contributes to the Development adjacent to a The proposal at hand is not
establishment of attractive gateway or special place or on located adjacent a gateway or
streetscapes to enhance the land identified as a key corner in special place.
character of Noosa Heads. Figure 7.2.5.4 (Noosa Junction
Framework and Character plan)
or Figure 7.2.5.5 (Hastings Street
Framework and Character plan):
1. incorporates architectural
and landscape treatments
which emphasise the corner
location as shown in Figure
AP3-10A and Figure AP3-
10B; and
2. incorporates building
materials such as varied roof
forms, changes in materials
and variations in projected
and recessed elements and
facades.
AO3.2 AO3.2 Complies
Development adjacent to a The proposal at hand is adjacent
primary streetscape treatment to a primary streetscape
area on Figure 7.2.5.4 (Noosa treatment area and will not alter
Junction Framework and
Character plan) or Figure 7.2.5.5 the existing streetscape finishes.
(Hastings Street Framework and The proposal at hand is for a
Character plan) provides Material Change of Use within an
streetscape improvements which existing building only.
are appropriate to the location, The only proposed external works
setting and context of the
development and complement relate to the of the flooring
existing or proposed streetscape finishing fronting Hastings Street
works in the local area. and some minor screening works.
AO3.3
Development on Key
Development Sites identified on
Figure 7.2.5.4 (Noosa Junction
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Material Change of Use (Development Permit)
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Framework and Character Plan) AO3.3 Not Applicable
incorporates a high standard of The proposal at hand is not
architectural design and located on a site identified as
landscape treatment consistent
with the streetscape character. being a Key Development site.
Editor’s Note— For further guidance and
context in interpreting the Framework and
Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 AO4 AO4 Not Applicable
The visual amenity and character Development adjacent to the The proposal at hand adjoins
surrounding the major road network major road network, particularly Hastings Street which is not
and entrance roads, is protected Sunshine Beach Road, Eenie considered to be a major road.
and enhances the entrances to Creek Road, Noosa Drive and
Noosa Heads. Noosa Parade incorporates
landscaping that complements the
natural species occurring in the
local area, protects existing
vegetation within the road reserve
and incorporates design elements
that add visual interest to the
streetscape.
PO5 AO5 AO5 Not Applicable
Development retains enhances the Development retains and The proposal is located on a
existing mature trees and character enhances existing mature trees previously developed site and
vegetation contributing to the and character vegetation there is no vegetation on site.
vegetated backdrop, character and contributing to the vegetated Further, the proposal at hand will
habitat values of the local area. backdrop, character and habitat not alter any of the existing street
values of the local plan area, trees.
including:-
1. Noosa National Park and
Weyba Creek conservation
areas;
2. the vegetated hills which
frame Noosa Heads, Laguna
Bay, Noosa Inlet and
Hastings Street;
3. the foreshore areas of the
Noosa River, Lake Weyba,
Weyba Creek and their
associated riparian
communities;
4. Noosa Spit/Noosa Woods;
5. street trees along Hastings
Street;
6. the vegetated drainage lines
through residential estates;
and
7. other character vegetation
where identified in Figure
7.2.5.4 (Noosa Junction
Framework and Character
plan) or Figure 7.2.5.5
(Hastings Street Framework
and Character plan)
PO6 AO6.1 AO6.1-AO6.4 Not Applicable
Development retains significant Development does not intrude The proposal at hand is for the
views and vistas contributing to the upon important gateways and purpose of a Material Change of
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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setting and character of the local sightlines including: Use contained wholly within an
plan area. 1. significant views to the existing building and will not have
ocean, Noosa River and any affect on the existing
coastal lowlands from sightlines or views.
streets, beaches and other
public places;
2. the vegetated backdrop of
Noosa Hill as seen from
Noosa Main Beach and the
Hastings Street area;
3. views from Hastings Street
to Main Beach;
4. vistas over Laguna Bay and
to the Noosa National Park
and the vegetation stands
and hills within Little Cove;
5. the scenic view of Noosa
National Park and Weyba
Creek from Cooloola and
Weyba Park Estates; and
6. vistas across Noosa River
from Noosa Sound.
AO6.2
For Noosa Junction Major Centre
and Hastings Street Visitor
Centre, buildings and structures
do not significantly interrupt or
encroach upon key contextual
views as identified on Figure
7.2.5.4 (Noosa Junction
Framework and Character plan)
and Figure 7.2.5.5 (Hastings
Street Framework and Character
plan) and shown in Figure 7.2.5.7,
Figure 7.2.5.8, and Figure
7.2.5.10.
AO6.3
Buildings and other structures
visible from the beach or public
spaces use materials and finishes
that complement the beachside
character and integrate with the
surrounding natural landscape
and skyline vegetation.
AO6.4
Views of building or structures
from the beach are framed or
filtered through vegetation.
Editor's note— Refer to Figure
AP3- 3A
Built Form and Streetscape
PO7 AO7.1 AO7.1-AO7.5 Not Applicable
Buildings, structures and Development takes the form of The proposal at hand does not
landscaping is integrated with the small separate buildings rather involve any changes to existing
natural landscape and reflect the than large single bulky buildings, built form.
beachside, riverside or hillside stepping down slopes where
character and setting of the local applicable and not visually
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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plan area in terms of form, dominating the street, beachfront,
composition and protection of riverfront, adjacent properties,
neighbourhood amenity. surrounding spaces or the
existing skyline.
AO7.2
Buildings and structures have a
scale and building height
consistent with development on
adjoining and surrounding land.
AO7.3
Buildings and structures preserve
the amenity of adjoining land
including sunlight to neighbouring
properties.
AO7.4
Development respects the scale
of surrounding vegetation and
maximises the opportunity for
retention of existing vegetation
and incorporates soft landscaping
between buildings.
AO7.5
Buildings and structures:
1. incorporate articulated roof
forms which are visible from
the street;
2. incorporate a mix of
lightweight and textured
external building materials or
materials that reflect the
natural environment such as
timber and rock face;
3. provide variation through
articulation, texture and
detailing;
4. incorporate verandahs, open
balconies or shaded patios
for outdoor living, with open,
transparent or semi-open
balustrades;
5. use understated colour
schemes and low-reflective
roofing and cladding
materials.
Editor's note— Refer to Figure AP3-3A
Centres and Services
PO8 PO8 Complies
The Noosa Heads local plan area is No acceptable outcome provided The proposal at hand will not
serviced by the following centres compromise the functioning of the
that provide business, existing centres.
entertainment and community
activities consistent with the Noosa
Shire Centres Hierarchy:
1. Noosa Junction Major centre;
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Material Change of Use (Development Permit)
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2. Quamby Place
Neighbourhood centre; and
3. Hastings Street Visitor centre.
PO9 AO9.1 AO9.1-AO9.2 Not Applicable
Noosa Junction is a major activity Development in Noosa Junction is The proposal at hand is not
centre servicing the coastal part of to be generally in accordance with located in the Noosa Junction.
Noosa Shire providing a wide range Figure 7.2.5.4 ( Noosa Junction
of centre activities and employment Framework and Character Plan).
including:
1. retail uses of supermarkets AO9.2
and specialty retail; The redevelopment of the former
2. commercial and professional Bowls site in Noosa Junction
office space; includes the dedication of land
3. creative industries; zoned Recreation and Open
4. education; Space Zone with a minimum area
5. health and wellbeing; of 1,000m2 to be located generally
6. entertainment activities; in accordance with Figure 7.2.5.4
7. small dwellings in mixed-use (Noosa Junction Framework and
format; Character Plan).
8. high quality open space and
public realm; and
9. a transport hub.
PO10 AO10 AO10 Not Applicable
Development reinforces the main Development on Sunshine Beach The proposal at hand is located
street character of Hastings Street, Road between Noosa Drive and on Hastings Street.
Sunshine Beach Road, Arcadia Berrima Row, Arcadia Street, the
Street and the northern side of northern side of Lanyana Way
Lanyana Way with a pedestrian and Hastings Street is attractive,
scale of development and visual vibrant and pedestrian friendly.
linkages to open space and natural
areas such as Noosa National Editor's note— Refer to Figure 7.2.5.6
and Figure 7.2.5.9 for character and built
Park, Noosa Hill and Noosa Main form outcomes for Hastings Street and
Beach and Pinaroo Park. Sunshine Beach Road.
PO11 AO11 AO11 Not Applicable
Development in a Centre zone or Development: The proposal at hand is located
Tourist Accommodation zone in on Hastings Street however does
Hastings Street: 1. respects the layout, scale not involve any changes to
1. is sympathetic to the existing (including height and existing built form.
character, streetscape and setback) and character of
built form; development on adjoining
2. contributes to the variety of sites;
low set and walk up building 2. includes detailing and
styles in the streetscape; articulation for horizontal
3. creates vibrant and active emphasis;
streets and public spaces; and 3. provides a fine scale of built
4. provides integrated and form;
functional car parking and 4. provides active street
access arrangements that do frontages where identified as
not dominate the street. primary active street
frontage on Figure 7.2.5.4
(Noosa Junction Framework
and Character plan) or
Figure 7.2.5.5 (Hastings
Street Framework and
Character plan) that
incorporate shopfronts,
indoor/outdoor cafes and
restaurants and other
activities that are likely to
foster casual, social and
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Material Change of Use (Development Permit)
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business interaction for
extended periods. Refer to
Figure AP3-8A for design
outcomes for active
streetscapes.
5. has building openings
overlooking the street and
addressing key corners as
indicated on Figure 7.2.5.4
(Noosa Junction Framework
and Character plan) or
Figure 7.2.5.5 (Hastings
Street Framework and
Character plan) and Figure
AP3-7A; and
6. includes the provision of
landscaping, shaded seating
and consistent and simple
paving materials on
footpaths consistent with the
character of its setting
including where shown as
primary streetscape
treatment area on Figure
7.2.5.4 (Noosa Junction
Framework and Character
plan) or Figure 7.2.5.5
(Hastings Street Framework
and Character plan).
PO12 PO12 Not Applicable
Development in the Neighbourhood No acceptable outcome provided The proposal at hand is not
Centre zone at Quamby Place located at Quamby Place.
provides dining options and lower
order goods and services to
support the day-to-day needs of
residents and visitors.
PO13 AO13.1 AO13.1-AO13.3 Not Applicable
Development is high quality, low Pedestrian pathways in and The proposal at hand is located
rise and pedestrian focussed around Hastings Street are on Hastings Street however, does
reinforcing the character of maintained for pedestrians as the not change any of the pedestrian
Hastings Street as a principal focal priority and business activities or vehicle movement
point for visitors. extending to pathways is limited in arrangements. The proposal does
extent. not decrease the amount of public
open space in or around Hastings
AO13.2 Street.
There is no decrease in the
amount of public open space in or
around Hastings Street.
AO13.3
Vehicular access to Hastings
Street is gained via Noosa Drive
only.
PO14 PO14 Not Applicable
Development within the Community No acceptable outcome provided The proposal at hand is located
Facilities zone contributes to within the Tourist Accommodation
community infrastructure, utilities Zone
and services.
PO15 PO15 Not Applicable
Office and retail businesses in No acceptable outcome provided The proposal at hand is not for
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Material Change of Use (Development Permit)
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Noosa Heads are typically of a the purpose of an office or retail
smaller scale while large floorplate business.
and land intensive uses including
showrooms, bulky goods and
outdoor sales are more
appropriately located in Noosaville.
Housing Choice
PO16 AO16 PO16-PO18 Not Applicable
Residential development within the Residential dwellings within the The proposal at hand is for a
Major Centre zone incorporates Major Centre zone: Material Change of Use for
small dwellings that provide long 1. do not exceed a floor area extensions to an existing Food
term housing for employees and of 100m2; and and Drink Outlet use within an
students. 2. are part of a mixed-use existing building and does not
development with non- involve any residential
residential uses at the component.
ground level.
PO17
Sites currently used or approved for No acceptable outcome provided
residential care facilities continue to
provide such services into the
future.
PO18
Development in the Low Density No acceptable outcome provided
Residential zone maintains a high
level of residential amenity for
permanent residents.
Visitor Facilities
PO19 PO19 Not Applicable
Development in the Tourist No acceptable outcome provided The proposal at hand is for a
Accommodation zone and other Material Change of Use for
resort complexes provide visitor extensions to an existing Food
accommodation into the future to and Drink Outlet use within an
preserve and support the role of existing building and does not
Noosa Heads as a tourism focus involve any residential
area. component.
Noosa River
PO20 No acceptable outcome provided. PO20 Not Applicable
Commercial development on or The proposal at hand is not
adjacent to the Noosa River: located on or adjacent the Noosa
1. provides for uses for marine River.
facility purposes only,
including water transport and
boat hire;
2. is compatible with the scenic
values of the waterway;
3. provides a high level of
amenity, including ensuring
low ambient noise levels;
4. does not increase the overall
scale and intensity of
commercial operations;
5. ensures no net increase in
gross floor area of building
and structures;
6. uses materials, natural
finishes and colours that blend
with the surrounding natural
landscape; and
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7. reflects the character and
setting of the waterfront
locality (such as timber and tin
construction with a traditional
pitched roof design).
PO21 AO21.1 AO21.1-AO21.2 Not Applicable
Commercial development on and No additional commercial leases The proposal at hand is not
adjacent to the Noosa River is not are created on or adjacent to the located on or adjacent the Noosa
increased or expanded beyond Noosa River. River.
existing building footprints and
structures within existing lease AO21.2
areas. Development does not increase
the overall building footprint,
gross floor area or height of
buildings or structures associated
with commercial jetties.
PO22 PO22 Not Applicable
The loading and unloading of No acceptable outcome provided. The proposal at hand does not
passengers and boat docking is involve the loading or unloading of
confined to the commercial lease passengers from a boat.
areas of the respective commercial
operation.
Access & Connectivity
PO23 AO23 AO23 Not Applicable
Development integrates with and Development on land including or The proposal is not located
extends the existing street and adjoining a key pedestrian/cycle adjoining a Key Pedestrian or
pathway networks including but not link shown on Figure 7.2.5.4 Cycle Link.
limited to those identified on Figure (Noosa Junction Framework and
7.2.5.4 (Noosa Junction Framework Character plan) and Figure
and Character plan) and Figure 7.2.5.5 (Hastings Street
7.2.5.5 (Hastings Street Framework Framework and Character plan)
and Character plan) such that facilitates these connections.
connections to and between key
local destinations are provided and
reinforced.
PO24 AO24 AO24 Not Applicable
Development of Lot 3 on A link road is constructed to The proposal at hand is not
RP884396, being the former Noosa Council's specifications as part of located on the identified site.
Heads bowls club, provides a new the first stage of re-development
road link connecting Noosa Drive of Lot 3 RP884396 generally in
near Pinnaroo Park to Lanyana accordance with Figure 7.2.5.4
Way to improve local connectivity. (Noosa Junction Framework and
Character Plan) and is dedicated
to Council at no cost.
PO25 PO25 Complies
Development: No acceptable outcome provided The proposal at hand is for a
Material Change of Use for an
1. avoids the generation of extension to an existing Food and
excessive traffic or amenity Drink Outlet and is not expected
impacts on Hastings Street, to generate any significant
Noosa Parade or Noosa Drive; amounts of traffic or have any
2. avoids through traffic on adverse impacts on the road
residential streets; network compared to the existing
3. maintains Hastings Street as a Food and Drink Outlet and retail
narrow traffic way; uses on site. No changes to
4. minimises the potential for carparking are proposed as part
conflict between pedestrian of the proposal at hand.
and vehicular traffic by
consolidating, rather than
17
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 18
increasing vehicular access
points across footpaths; and
5. ensures car parking does not
dominate the streetscape.
Environment, natural resources and recreation
PO26 AO26 AO26 Not Applicable
Development has no significant Connecting Habitat Areas as The site is not located within a
adverse impacts on biodiversity, identified on Map SFM-4 - Connecting Habitat Area identified
natural vegetation, native fauna Biodiversity (Strategic on Map SFM-4 – Biodiversity
habitat, landscape quality, water Framework) are protected from (Strategic Framework).
quality or cultural heritage values, fragmentation and encroachment
including those related to— by development.
1. changes to natural drainage;
2. disturbance to any wetland
system;
3. management of fire risk;
4. erosion and the transport of
sediments off site;
5. unmanaged public access;
6. changes to fauna habitat and
behaviour.
PO27 AO27 AO27 Not Applicable
Development maintains and Open space corridors identified as The site is not located within an
protects an integrated open space Ecological Linkages and Major identified Open Space Corridor.
network to— Recreation areas on Map SFM-1 -
1. provide passive and active Settlement and Map SFM-4 -
recreational pursuits; Biodiversity (Strategic
2. provide connectivity for Framework) are enhanced and
pedestrians and cyclists; protected from fragmentation and
3. provide habitat connectivity for encroachment by development.
wildlife and fish passage;
4. protect watercourses and
drainage lines;
5. protect vegetation on steep
slopes; and
6. form a scenic backdrop for
residential development.
4.1.2 Tourist Accommodation Zone Code
Performance Outcomes Acceptable Outcomes Proposed Solutions
Role and function
PO1 PO1 Complies
Development provides a focus for No acceptable outcome provided. The proposal at hand is for an
visitor accommodation and a range extension to an existing Food and
of ancillary retail, food and Drink Outlet and contributes to the
beverage and entertainment uses range of retail, food and beverage
that contribute to the tourism focus and entertainment uses ancillary
of Noosa Shire. to the tourist accommodation
nearby.
PO2 AO2 AO2 Complies
Development provides for a range Development provides for one or The proposal at hand is within an
of visitor accommodation activities more of the following activities existing building currently
and non-residential uses which may be in conjunction with occupied by Food and Drink
accommodated in mixed-use non-residential uses in a mixed- Outlets and retail tenancies. The
buildings, where such activities are use building format: proposal at hand will not have any
compatible with and ancillary to the adverse impacts on the wider
predominant functions of the zone 1. resort accommodation; resort or surrounding tourist
as visitor accommodation. 2. short-term accommodation. accommodation.
PO3 AO3.1 AO3.1-A03.2 Complies
18
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 19
Business uses are secondary to Businesses offer food and drink The proposal at hand is for the
accommodation uses and support outlets, small scale retail and extension of an existing Food and
recreational activities and entertainment activities to Drink Outlet and is not for the
surrounding accommodation residents and visitors. purpose of an office or
facilities without compromising or commercial use.
competing with Major Centres or AO3.2
District Centres. Banks, professional offices,
supermarkets, discount
department stores, showrooms,
hardware stores and health care
services do not establish in the
Tourist accommodation zone.
PO4 PO4 Complies
Development fronting Hastings No acceptable outcome provided The proposal at hand is for an
Street, Duke Street and parts of extension to an existing Food and
Gympie Tce, reinforces the role of Drink Outlet and is considered
Noosa Shire as a major coastal appropriate for the location.
tourism destination and visitor
accommodation area, providing a
range of small-scale boutique retail
and outdoor dining experiences
with accommodation above, and
strong visual and pedestrian
linkages with the beach and Noosa
River foreshore area and nearby
community uses.
Noosaville
PO5 AO5 AO5 Not Applicable
Development is predominantly of a Non-residential uses are limited to The proposal at hand is located
residential nature to accommodate Gympie Terrace, Weyba Road on Hasting Street.
visitors with ancillary uses limited to and Thomas Street, where:
Gympie Terrace, Thomas Street
and Weyba Road. 1. Development has a non-
residential activity
component of no more than
20% of the gross floor area
on the site;
2. Uses on the ground floor
are commercial with uses
above the ground floor
predominately residential;
and
3. For sites not designated as
having a primary active
street frontage as shown on
Figure 7.2.4.4 (Noosaville
Framework and Character
Plan), the number of non-
residential tenancies
developed on a site does not
exceed the rate of one per
12 accommodation units or
dwellings, provided that non-
residential uses with a use
area over 100m² are
calculated as one tenancy
per 100m2 or part thereof.
Hastings Street Mixed Use
Precinct AO6.1 PO6.1-AO6.2 Complies
PO6 The number of non-residential The proposal at hand is for an
19
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 20
For Hastings Street Mixed Use tenancies developed on a site extension to an existing Food and
Precinct uses above the ground provides a ratio of at least 20 Drink Outlet located on the
floor are predominantly of a accommodation units or dwellings ground floor only and is not
residential nature to accommodate to one non residential tenancy, required to provide any further
visitors. provided that non-residential uses residential uses.
with a use area over 100m² are
calculated as two tenancies.
AO6.2
New non-residential uses are
limited to the ground floor. Refer
to Figure 6.3.4.4 showing the
mixed-use character outcomes for
the Hastings Street Mixed Use
Precinct.
PO7 PO7 Not Applicable
The following sites are protected for No acceptable outcome provided The proposal at hand is located at
the purpose of a resort complex or 9 Hastings Street, Noosa Heads
short-term accommodation to the and is not identified as protected
general exclusion of permanent for the purpose of a resort
residents: complex.
1. located within the Hastings
Street Mixed Use Precinct;
2. on Lot 1 SP286680, 215 David
Low Way, Peregian Beach;
3. all lots on SP151409 and
SP190823, 3-5 Morwong
Drive, Noosa Heads, (Viridian
Noosa Resort);
4. on Lots 10 or 11 SP195871,
3–7 Serenity Close, Noosa
Heads (Settlers Cove resort
site);
5. on Lot 203 SP267424, 94
Noosa Drive, Noosa Heads
(RACV Resort );
6. on Lots 201, 8000 and
common property on
SP290680, 75 Resort Drive,
Noosa Heads (Parkridge
Noosa);
7. on GTP102758, 73 Hilton
Terrace, Noosaville (Ivory
Palms Resort);
8. on SP115731, 3 Hilton
Terrace, Tewantin (Noosa
Lakes Resort);
9. on Lot 2 RP135678, 1 Beach
Road, Noosa North Shore;
10. on Lot 2 SP186169, 30 Beach
Rd, Noosa North Shore;
11. at Lot 500 SP215779, Lot 500
SP186174 or is not any of the
Beach Road Holiday Homes,
90 Beach Road, Noosa North
Shore;
12. Lot 2 on RP865533, 2 Halse
Lane, Noosa Heads (Halse
Lodge).
20
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 21
13. Lot 4 on SP178340 at 61
Noosa Springs Drive, Noosa
Heads.
PO8 PO8 Not Applicable
Lot 1 SP286680, 215 David Low No acceptable outcome provided The proposal at hand is over land
Way, Peregian Beach provides for located at 9 Hastings Street,
a diversity of short-term Noosa Heads.
accommodation types, including
low-cost visitor accommodation, to
cater for a range of visitor
accommodation experiences.
Built form
Building Height
PO9 AO9.1 AO9.1-AO9.2 Not Applicable
Buildings and other structures: Buildings and other structures The proposal at hand does not
have a building height of no more involve any changes to the
1. are low rise and present a than: existing buildings built form.
building height consistent with
structures on adjoining and 1. Noosa Heads– 12 metres
surrounding premises; with the exception of:
2. do not visually dominate the 2.
street or surrounding areas; 1. Lots 10 and 11
3. preserve the amenity of SP195871, Serenity
surrounding premises Close where building
including privacy, views and height is no more than
access to sunlight; 15 metres; and
4. respect the scale of any 2. Lot 3 SP126203, Lot
nearby vegetation, retaining a 203 SP267424, and
vegetated skyline; any lot on SP203415 or
5. respond to the topography of SP203417, 94 - 142
the site; Noosa Drive; and Lot 2
6. have a maximum building on RP865533, 2 Halse
height of: Lane where building
1. Noosaville– three storeys height is no more than
and appear no more than 8 metres; and
three storeys from any 3. the northern side of
elevation; or Hastings Street:
2. Coastal Communities – 1. within 7 metres of
1. Sunshine Beach– the Hastings St
three storeys ; alignment –
2. Peregian Beach- building height is
two storeys; or no more than 6
3. Noosa Heads—three metres;
storeys with the 2. balance area of
exception of: the site – building
1. Lots 10 and 11 height is no more
SP195871, Serenity than 15 metres
Close where a with a 12 metres
maximum height of presentation to the
four storeys is beach; and
permitted; 4. the southern side of
2. Lot 3 SP126203, Hastings Street:
Lot 203 SP267424, 1. within 10 metres
and all lots on of the Hastings St
SP203415 or or Noosa Drive
SP203417, 94 - 142 alignments –
Noosa Drive; and building height of
Lot 2 on RP865533, no more than 6
2 Halse Lane where metres;
a maximum height
21
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 22
of two storeys is 2. balance area of
permitted; the site – building
3. the northern side of height of no more
Hastings Street than 15 metres; or
within 7 metres of 3. Noosaville and Sunshine
the Hastings St Beach – building height of no
alignment – two more than 12 metres; or
storeys; and 4. Noosa North Shore,
balance area of site Peregian Beach, Boreen
four storeys Point and Tewantin– building
excluding where height of no more than 8
fronting the beach metres.
where buildings
have a three storey AO9.2
presentation to the Where excavation is required, the
beach; or maximum portion of the exposed
4. the southern side of external façade of the building
Hastings Street cannot exceed the building height
within 10 metres of in AO9.1
the Hastings St or
Noosa Drive Editor's note—refer to figure AP3-13A
alignments – two
storeys; and Alternative provision to the
balance area of the QDC
site – four storeys;
or
4. Noosa North Shore,
Boreen Point and
Tewantin – two storeys.
Building Scale and Bulk
PO10 PO10 Not Applicable
Development: No acceptable outcome provided The proposal at hand does not
involve any changes to built form.
1. is of a scale compatible with
surrounding development and
the particular circumstances of
the site; and
2. does not present an
appearance of bulk to
adjacent properties, roads or
other areas in the vicinity of
the site.
PO11 AO11 AO11 Not Applicable
The maximum site cover does not For a dwelling house, site cover The proposal at hand is not for
exceed: does not exceed 40% of the site the purpose of a dwelling house.
1. 45% in the Hastings Street area.
mixed use precinct ; or
2. 45% where a mixed use Alternative provision to the
development incorporating QDC
non-residential uses with
frontage to:
1. 185-207 Gympie Terrace
or, 235-257 Gympie
Terrace, Noosaville; or
2. Thomas St, Noosaville;
or
3. Duke Street, Sunshine
Beach; or
3. 40% where not listed above.
PO12 AO12.1 AO12.1-AO12.2 Not Applicable
22
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 23
The maximum plot ratio does not For a dwelling house on Noosa The proposal at hand is not for
exceed: North Shore there is no increase the purpose of a dwelling house.
in gross floor area beyond
1. In Noosa Heads – buildings in existence on the date
1. 1.12:1 of the site area if of the commencement of the
in the Hastings Street planning scheme.
mixed use precinct;
2. 1:1 of the site area if on OR
Lots 10 and 11
SP195871, Serenity AO12.2
Close; For a dwelling house in any
3. 0.4:1 of the site area if on locality other than Noosa North
SP190823, SP151409, Shore plot ratio does not exceed
SP174665, Viewland 0.65:1.
Drive;
4. 0.4:1 of the site area if on
Lots 6 and 7 on
SP178340 Resort Drive
being the Noosa Springs;
5. 0.4:1 of the site area if on
Lot 2 on RP865533,
Halse Lane;
6. 0.65:1 of the site area if
on Lot 3 SP126203, Lot
203 SP267424,
SP203417, 94 Noosa
Drive; or
7. 0.65:1 of the site area
where not listed above.
2. In Tewantin and Boreen Point
– 0.65:1 of the site area.
3. In Coastal Communities –
0.65:1 of the site area
excluding Duke Street,
Sunshine Beach where it is
0.8:1 of the site area.
4. In Noosaville:
1. where a mixed use
buildings incorporating
non-residential uses,
0.8:1 of the site area for
properties from 185-207
Gympie Terrace, and
235-257 Gympie Tce, or
with frontage to Thomas
Street Noosaville; or
2. 0.65:1 of the site are
where not listed above.
5. On Noosa North Shore the
gross floor area does not
exceed-
1. for 30 Beach Road,
described as Lot 2
SP186169 - 2770m2;
2. for 90 Beach Road,
described as Lot 500
SP215779 - 3786m2;
3. otherwise - no increase
to gross floor area
beyond buildings in
23
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 24
existence on the date of
the commencement of
the planning scheme.
Setbacks
PO13 AO13.1 AO13.1-AO13.2 Not Applicable
Buildings and other structures are Except where otherwise specified The proposal at hand does not
designed and sited to: in a local plan code, buildings and involve any changes to built form.
structures meet the following
1. provide a high level of amenity minimum boundary setbacks:
to users of the subject site and
adjoining premises, including In the Coastal Communities
provision of visual and Local Plan Area - West of David
acoustic privacy; Low Way, Peregian Beach:
2. not unreasonably obstruct
views or cause overlooking of 1. 2 metres from the front
private open space or boundary for the ground
habitable areas of adjoining floor;
premises; 2. 6 metres from the front
3. provide adequate distance boundary for the second
from adjoining land uses; storey;
4. preserve existing vegetation 3. 9 metres from the front
that will help buffer boundary for the third storey;
development; 4. 3 metres from side
5. allow for space and boundaries;
landscaping to be provided 5. 6 metres from the rear
between buildings including boundary for buildings up to
adequate area at ground level two storeys; and
for landscaping with trees, 6. 10 metres from the rear
shrubs, outdoor living and boundary for the third storey.
utilities;
6. be consistent with the In the Coastal Communities
predominant character of the Local Plan Area - Duke Street,
surrounding area, maintaining Sunshine Beach:
the visual continuity and
pattern of buildings and 1. 0 metres from the front
landscape elements within the boundary for the ground
street; and floor;
7. protect the natural character 2. 2m from the front boundary
and avoid adverse impacts on for the second storey or 0m
ecologically important areas where there is an open
such as the beach, Noosa balcony along the entire
River, national parks and other frontage at least 2.5m wide;
parklands. 3. 6 metres from the front
boundary for the third storey;
4. 0 metres from side
boundaries for ground and
second storey and 1m for
third storey;
5. 6 metres from the rear
boundary for buildings up to
two storeys; and
6. 10 metres from the rear
boundary for the third storey.
In the Noosa Heads Local Plan
Area (excluding the Hastings
Street Mixed Use Precinct):
24
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 25
1. 6 metres from the front
boundary for up to two
storeys;
2. 10 metres from the front
boundary for the third and
fourth storey;
3. From side boundaries:
4.
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
millimetres for every 3
metres or part thereof
above 7.5 metres
height;
5. 6 metres from the rear
boundary for up to two
storeys; and
6. 8 metres from the rear
boundary for the third and
fourth storey.
Hastings Street Mixed use
precinct:
The northern side of Hastings
Street:
1. 2 metres, average of 4
metres from the front
boundary to Hastings Street
for the ground floor and
second storey;
2. 7 metres from the front
boundary to Hastings Street
above the second storey;
and
3. 10 metres from the front
boundary to The Parade
(beach).
The southern side of Hastings
Street, west of Noosa Drive:
1. 2 metres, average of 4
metres from the front
boundary to Hastings Street
for the ground floor and
second storey;
2. 10 metres from the front
boundary to Hastings Street
above the second storey;
and
3. 7 metres from front boundary
to Noosa Drive and Noosa
Parade.
The southern side of Hastings
25
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 26
Street, east of Noosa Drive:
1. 2 metres, average 4 metres
from the front boundary to
Hastings Street and Noosa
Drive for the ground floor
and second storey;
2. 10 metres from the front
boundary to Hastings Street
and Noosa Drive above the
second storey; and
3. 6 metres from the front
boundary to Morwong Drive.
In the Boreen Point, Tewantin
and Noosaville Locality:
1. 6 metres from the front
boundary for up to two
storeys and if a mixed use
building this setback area
may contain ramps and
stairs;
2. 10 metres from the front
boundary for the third storey;
3. From side boundaries:
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height;
4. 6 metres from the rear
boundary for up to two
storeys; and
5. 8 metres from the rear
boundary for the third storey.
Properties fronting 185-207
Gympie Terrace, 235-257
Gympie Tce or properties
facing Thomas Street where a
mixed use building
incorporating a non-residential
use:
1. 6 metres from the front
boundary for up to two
storeys provided that this
setback area may contain
ramps, stairs, open awnings
and unenclosed outdoor
dining areas;
2. 8 metres from the front
boundary for the third storey;
26
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 27
3. 6 metres from the rear
boundary for up to two
storeys;
4. 8 metres from the rear
boundary for the third storey;
and
5. From a side boundary where
adjoining a mixed use
building:
1. 0 metres up to 7.5
metres height; and
2. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height.
6. From a side boundary where
not adjoining a mixed use
building:
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height.
On Noosa North Shore:
The northern side of Beach Road,
east of Maximillian Road: -
1. Frontage – 10 metres
2. Other boundaries – 20
metres
The southern side of Beach Road,
east of Maximillian Road: -
1. Frontage – 20 metres;
2. Other boundaries – 20
metres
AO13.2
Within urban boundaries all
cabins, caravans, recreational
vehicles or tent sites are set back:
(a) 12 metres from the road
frontage; and
(b) 5 metres from any other site
boundary
Alternative provision to the
QDC
Design
Streetscape
PO14 AO14.1 AO14.1 Not Applicable
Development: Building design incorporates The proposal at hand does not
27
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 28
design elements to add visual involve any changes to built form.
1. incorporates a high standard interest and amenity (such as
of architectural and windows, sun shading devices,
landscaping design and balconies, varying railing
creates attractive and treatments or a change of building
functional buildings, streets material).
and places.
2. addresses and enhances the Editor's note— refer to figure
streetscape by incorporating 6.3.2.4 and figure 6.3.2.5
articulation and individual
design elements that add AO14.2
visual interest to the Development on site has the main
development; pedestrian entrance easily
3. provides non-discriminatory recognisable from the street.
access where floor levels are
raised to meet flood immunity; AO14.3
4. enables direct visual Where fronting Gympie Terrace or
connection between the street, Thomas Street spaces between
footpath and interior of the the building and the road reserve
building where located on is not used for car parking or
Hastings Street, Gympie vehicular manoeuvring.
Terrace or Thomas Street;
5. makes the most of corner sites AO14.4
by addressing both frontages; Where floor levels are raised to
6. has a form and architectural accommodate flooding or
scale that does not dominate projected sea level rise the
the streetscape or the building design must be designed
surrounding properties; to engage with the footpath by
7. does not detract from the having an external terrace within
visual amenity of adjoining the front setback area that is set
properties such as the impact at an intermediate level between
on views, access to sunlight or the footpath and the main ground
overlooking; floor that is suitable for outdoor
8. takes the form of small trading, dining, seating or display
separate buildings, rather than of goods. An example is shown in
large single bulky Figure 6.3.4.5
development;
9. sits within a landscaped AO14.5
setting; and Development on corner sites
10. visually screens site utilities or address both streets by including
integrates them with the openings, balconies and
design of the development. architectural features to both
frontages. Figure AP3-7A shows
corner treatment for buildings
requiring active street frontages
such as Hastings Street, Thomas
Street and Gympie Terrace.
AO14.6
Development consists of small
separate buildings rather than
large bulky buildings with no more
than six units attached in one
plane.
AO14.7
Buildings incorporate both vertical
and horizontal articulation such
that no unbroken elevation is
longer than 15 metres without a
28
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 29
change in plane of at least 750
millimetres.
AO14.8
Subtle changes in colours,
textures and materials are used to
break up the building facades and
complement the natural
environment.
AO14.9
On site development incorporates
landscaping in front building
setback areas and footpath areas
that is in character with existing or
planned streetscape themes.
Editor's note—refer to figure
AP3-5A for example of landscape
treatments.
AO14.10
Waste storage areas, clothes
drying areas, letter boxes,
detached carports and external
storage areas are sited and
designed to complement the
architecture and landscaping of
the site.
AO14.11
For a dwelling house,
development provides visual
interest to the street and the
surrounding area through:
1. limiting the vertical distance
between the ground and the
lowest suspended floor to no
more than 3 metres;
2. limiting the length of any
external wall in one plane to
15 metres; and
3. ensuring each external wall
includes at least two design
elements such as
verandahs, external stairs,
window openings, awnings
or porches.
PO15 AO15.1 AO15.1 Not Applicable
Development with frontage to Development ensures that the The proposal at hand is for a
Hastings Street Noosa Heads, ground storey level of a premise Material Change of Use within an
Gympie Terrace Noosaville or Duke on a site: existing building and does not
Street Sunshine Beach, presents a involve any changes to built form.
particularly high quality streetscape 1. provides a fine scale built
with design elements and building form;
forms that: 2. incorporates shopfronts with
at least 50% transparent
1. contribute to the creation of an glazing to provide pedestrian
attractive, contemporary
29
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 30
coastal built form that defines interest and promote active
rather than dominates, the street fronts;
street and public spaces; 3. has building openings
2. provide a pedestrian friendly overlooking the street;
facade and incorporates 4. incorporates indoor/outdoor
activities located at ground food and drink outlets and
level to create a vibrant other activities that are likely
streetscape with high levels of to foster casual, social and
activity and casual business interaction built to
surveillance; and the boundary of the active
3. incorporates dense street street frontage; and
planting and a variety of 5. includes the provision of
alfresco dining or sitting areas landscaping, shaded seating
serving as local meeting and consistent footpath
places treatment that conforms to
the wider existing or planned
streetscape theme.
Car parking and access
PO16 AO16.1 AO16.1 Complies
On site car parking: On site car parking is not located The proposal at hand is for a
between the building and the road Material Change of Use within an
1. does not detract from people reserve; existing building and carparking is
dominated streetscape; not being altered as part of this
2. is generally screened from the or proposal. Existing carparking
street to avoid visually arrangements are not located
dominating the streetscape; AO16.2 between the building and the read
3. is accessed via a single Where not located on Hastings reserve.
ingress and egress point; and Street Noosa Heads, Gympie
4. is accessed via a secondary Terrace Noosaville, or Duke
road where possible to Street Sunshine Beach,
minimise driveways on uncovered spaces may be located
Gympie Terrace, Hastings in front of the building providing
Street and Duke Street. they are separated from the road
reserve by a 2 metre wide
landscaped buffer.
AO16.3
No additional vehicle access ways
are created:
1. on the north-western side of
Duke Street, between
Douglas Street and Bryant
Street, Sunshine Beach
2. on Hastings Street, west of
Noosa Drive, Noosa Heads;
3. on Gympie Terrace, between
The Cockleshell and Weyba
Road, Noosaville.
Basements
PO17 AO17 AO17 Not Applicable
Basements: Basements: The proposal at hand does not
1. visually integrate with the involve a basement.
building; 1. are limited to one access a
2. do not dominate the street or maximum of 6 metres wide;
building design; and
3. area screened through 2. do not encroach into building
landscaping; and setback areas.
4. do not present as a storey to
the street. Editor's Note— refer to figure
30
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 31
6.9.2
Front fences and walls
PO18 AO18.1 AO18.1-AO18.4 Not Applicable
Front fences and walls are Front fences or walls are set back The proposal at hand does not
designed and sited to: an average of 1 metre and are involve any front fences or walls.
articulated to provide visual
1. contribute to the attractiveness interest by stepping the design at
of the streetscape; a maximum of 5 metre intervals.
2. be compatible with the existing
streetscape character; AO18.2
3. avoid interference with Where located on the boundary:
movement of surface
stormwater; 1. the solid portion of front
4. allow for casual surveillance of fences and walls is no more
the street; than 1.2 metres high; or
5. provide planting in front of 2. the walls contain openings or
solid fences and walls; and materials that ensure it is
6. ensure plantings between the 50% transparent and has a
front fence and the footpath height not exceeding 1.8
does not create an metres.
impediment for pedestrians
using the footpath. AO18.3
Solid front fences and walls may
be 1.8 metres in height if the
property has frontage to an
arterial road or a distributor road.
AO18.4
The area of land between the
front fence and the boundary is
landscaped to screen the fence
from the street, however,
landscaping does not encroach
more than 500 millimetres into the
road reserve or within 1.5 metres
of a sealed footpath.
Editor's note—refer to figure
AP3-4A and figure AP3-4B
PO19 AO19
To the northern side of Hastings Fences between buildings and the
Street, fences between buildings beach:
and The Parade (Noosa Main
Beach) are designed and sited to 1. are no more than 1.5 metres
be sympathetic to the scenic in height;
amenity of the beachfront and do 2. are setback 500 millimetres
not degrade the beachfront from the property boundary;
character. and
3. are of glass construction or
where a solid construction,
are of colours and finishes
that blend with the natural
landscape and are screened
by vegetation between the
fence and the property
boundary.
Editor's note—refer to Figure
AP3-14A for design outcomes
along Noosa parade (Boardwalk)
31
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 32
Roof form
PO20 AO20.1 AO20.1-AO20.3 Not Applicable
Roof forms: The main roof of the building has The proposal at hand does not
a roof pitch no less than 5 involve any changes to built form.
1. contribute positively to the degrees and has minimum 600
local skyline; millimetre eaves to at least 75%
2. complement the character of of the perimeter of the building
the locality and the topography excluding where located in:
of the site; 1. the Coastal Communities
3. avoid box profiles/parapets; local plan area; or
and 2. the Noosa Heads local plan
4. do not create opportunities for area.
overlooking the private open
space or internal spaces of AO20.2
neighbourhood properties. Development does not include
roof top terraces.
AO20.3
The total width of any parapet wall
does not exceed 50% of the width
of the front facarde of a building.
Safety and amenity
PO21 AO21.1 AO21.1-AO21.6 Complies
Development ensures that the Buildings and structures: The proposal at hand does not
design of the development and involve any new structures and
operation of uses; 1. are sited and orientated to does not involve a dwelling.
minimise the likelihood of
1. provide a high level of amenity overlooking the private open No changes to built form are
to users of the subject site; space of adjacent residential proposed as part of this
and uses; application.
2. do not unreasonably impact 2. avoid reduction of sunlight to
on the amenity enjoyed by at least 40% of the private
users of adjoining or nearby open space areas of any
premises, including privacy adjoining residences to less
and access to sunlight. than 2 hours between
9:00am and 3:00pm on any
Editor's note—Provisions for sill day of the year;
height, glazing, screening and 3. incorporate fencing,
window openings are to improve landscaping and screening
the residential amenity for to mitigate impacts on
occupants. Thermal performance adjoining residential uses.
requirements are contained in Editor's note—refer to figure
Queensland Development Code AP3-1A and figure AP3-2A
MP4.1 Sustainable Buildings.
Energy efficiency requirements are AO21.2
contained in the National Dwellings and visitor
Construction Code. accommodation units established
as part of a mixed-use
development incorporate suitable
noise attenuation measures to
reduce amenity impacts from
business or entertainment uses.
AO21.3
Transparent doors and windows
are designed and located so they
do not directly face transparent
doors or windows or the private
open space areas of other
dwellings or accommodation units
32
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 33
within 10 metres;
AO21.4
Where windows, balconies,
terraces, verandahs or decks
overlook or have the potential to
overlook the private open space
of nearby properties or view into
habitable room windows within 10
metres—
1. windows have a sill height of
not less than 1.7 metres
above finished floor level;
2. windows and other openings
are permanently screened to
a minimum height of 1.7
metres to avoid overlooking;
3. windows and doors use
translucent glazing to
obscure views; or
4. windows or balconies are
offset by 45 degrees or
more.
Editor's note—refer to figure
AP3-1C
AO21.5
Screens, pergolas, landscaping
and architectural design of
balconies are used to screen the
ground floor private open space of
dwellings from separate upper-
level dwellings.
AO21.6
Permanently fixed external
screening devices complement
the building's external materials
and finishes and may incorporate
solid translucent screens,
shutters, perforated panels or
trellises which have a maximum
of 50% openings.
Editor's note—refer to figure
AP3-1B
PO22 AO22.1 AO22.1-AO22.4 Not Applicable
Development, including mechanical Communal outdoor recreational The proposal at hand does not
plant, vehicle manoeuvring, facilities including swimming involve an outdoor recreational
commercial kitchens, and pools, spas and sports courts are: facilities or sports court.
communal outdoor recreation uses:
1. setback at least 12 metres No changes to built form are
1. do not have an adverse effect from the boundary of land in proposed.
on the amenity enjoyed by the Low Density Residential
users of adjacent or nearby Zone, Meduim Density
premises through emission of Residential Zone or High
noise, light, fumes or smoke; Density Residential Zone
and screened by a 5 metre
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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2. do not cause unreasonable wide buffer densely planted
disturbance to local fauna with trees and shrubs
through light or smoke including species from 1
emissions. metre to 8 metres in height;
or
2. located internally to the
arrangement of buildings on
the site; and
3. not used between the hours
of 9:00pm and 6:30am the
following day
AO22.2
For a lit sports court:
1. the court is located at least
60 metres from the external
wall of an existing or
approved dwelling on
adjoining or nearby premises
(as measured from the
centre line of the court); and
2. the vertical illumination
resulting from direct,
reflected or other incidental
light emanating from the site
does not exceed 8 lux when
measured at any point 1.5
metres outside the boundary
and at any level from ground
level upward; and
3. any floodlighting is restricted
to the types that give no
upward component of light
where mounted horizontally
(i.e. a full cut off luminare).
AO22.3
Outdoor or semi-enclosed
common areas used for serving or
drinking alcohol, or designated
outdoor smoking areas are:
1. setback at least 15 metres
from the boundary of land in
a Low Density Residential
Zone, Medium Density
Residential Zone or High
Density Residential Zone
and screened by a 5 metre
wide buffer densely planted
with trees and shrubs
including species from 1
metre to 8 metres in height;
or
2. located internally to the
arrangement of buildings on
the site.
AO22.4
34
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 35
Mechanical plant is:
1. located at least 2 metres
from side or rear property
boundaries;
2. where located at ground
level, screened by fencing
1.5 metres in height or
dense vegetation of at least
1.5 metres in width
incorporating grouped trees
and shrubs with a maximum
separation distance of 1
metre measured from the
centre of the plant;
3. where located above ground
level, enclosed or screened
such that it is not visible from
the street frontage nor
adjoining properties; and
4. visually integrated into the
line and plane of the building
and roof design and does
not project beyond the height
or width of the building when
viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant
includes generators, motors,
compressors and pumps such as
air-conditioning or pool
equipment.
PO23 AO23.1 AO23.1-AO23.2 Complies
On site car parking areas are Car parking spaces are The proposal at hand does not
accessible to residents, customers, accessible to residents, involve any changes to existing
and staff during business hours. customers and staff during carparking arrangements.
business hours with security
gating only operational for
business uses outside of business
hours.
PO23.2
Sufficient car parking spaces are
allocated to resident guests and
guests are not competing with
customers or patrons for parking
spaces.
Environment, heritage and scenic amenity
PO24 AO24.1 AO24.1-AO24.3 Not Applicable
Development: Cut or fill is less than 1.5 metres The proposal at hand does not
in depth relative to the ground involve cut or fill and will not result
1. does not impact on landscape level. in sediment or other material
amenity; including building materials or
2. has minimal impact on the AO24.2 waste products being deposited
natural landform of the site; Development does not result in or released into the road reserve,
3. does not lead to erosion or the sediment or other material stormwater drain or adjacent
transport of sediments off site; including building materials or properties.
and waste products being deposited
or released into the road reserve, The proposal at hand is also not
35
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 36
4. does not lead to the stormwater drain or adjacent on a heritage site and does not
disturbance of natural properties. adjoin a site identified as a local
features, buildings or heritage place.
structures of cultural heritage AO24.3
significance. Development on a site adjoining a
local heritage place respects the
cultural heritage significance of
the place by mitigating any
adverse impacts on the setting or
integrity of the heritage values.
Editor’s Note—Local heritage places are
identified on the Heritage and Character
Areas Overlay maps in Schedule 2.
PO25 AO25.1 AO25.1-AO25.3 Not Applicable
Development on sloping sites: Buildings and structures are not The proposal at hand does not
1. is visually responsive to the constructed on land with a slope involve any changes in built form.
natural topography and sits greater than 25% to protect
within the landscape rather scenic amenity and other
than dominating it; and landscape qualities.
2. steps down slopes or uses
suspended floor construction, AO25.2
minimising cut and fill and On sloping sites, split-level
avoiding benching of the site. buildings, with small floorplates,
that step down the slope are used
as an alternative to slab on
ground construction to minimise
building bulk and benching of the
sites.
Editor's note- Refer to Figure
6.9.1A and Figure 6.9.1B
AO25.3
The distance between the ground
level and the lowest part of the
floor of the building does not
exceed 3 metres.
Earthworks and drainage
PO26 AO26
Filling and excavation for Filling and excavation for
operational works do not directly, operation works are designed and
indirectly or cumulatively cause constructed to ensure overland
adverse impacts external to the flow and/or flooding is not
development site by: worsened, impeded, or otherwise
diverted to adversely affect other
1. causing ponding of water on properties or downstream
the site or nearby land; environments.
2. increasing flooding, which
adversely affects the safety or
use of any land upstream or
downstream; or
3. adversely affecting the flow of
water in any overland flow
path.
36
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
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4.1.3 Business Activities Code
Performance outcomes Acceptable outcomes Proposed Solutions
All Business activities
Location
PO1 PO1 Complies
Business activities are compatible No acceptable outcome provided The proposal at hand is a Material
with the purpose of the zone in Change of Use for the purpose of
which they locate and the site is extensions to an existing Food
suitable for the use having regard to and Drink Outlet within an existing
accessibility, infrastructure and building and is considered
servicing. appropriate for the site.
PO2 PO2 Complies
The business activity is located No acceptable outcome provided The proposal at hand is a Material
within an existing business centre or Change of Use for the purpose of
visitor centre shown in the Noosa extensions to an existing Food
Shire Centres Hierarchy or in an and Drink Outlet within an existing
industrial zone. building. As the Food and Drink
Outlet is merely being expanded
into neighbouring tenancies, the
use is considered appropriate in
the proposed location.
Effects of use
PO3 No acceptable outcome provided PO3 Complies
Business activities are of a type, The proposal is for extensions to
scale and intensity that is consistent an existing Food and Drink Outlet
with the zone, locality and character within an existing building is of an
of the area in which it is located and appropriate scale for a site
reinforces the Noosa Shire Centres adjoining Hastings Street.
Hierarchy.
PO4 PO4 Complies
Business activities contribute to the No acceptable outcome provided Hastings Street is identified as a
local economy and vibrancy of the main street and the proposal at
area in which it is located. hand will contribute to the vibrant
economy.
Major Infrastructure
PO5 AO5.1 AO5.1-AO5.3 Not Applicable
Development is sufficiently Buildings and structures are not The proposal at hand is a Material
separated from infrastructure constructed under overhead Change of Use wholly contained
including electricity infrastructure electricity transmission lines, or within an existing building. No
and substations to minimise the within easements. changes to built form are
likelihood of nuisance or complaint. proposed as part of this
AO5.2 application.
Development adjacent to or within
50 metres of a substation, major
electricity infrastructure or major
utility incorporates noise attenuation
measures such that noise levels do
not exceed 5db(A) above
background noise level internal to
buildings measured in accordance
with AS1055.
AO5.3
Where adjoining substations, major
electricity infrastructure or major
utilities, buildings are orientated so
that the majority of windows and
doors face away from the
infrastructure.
37
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 38
Building design & siting
Ground floor AO6-AO9 Not Applicable
PO6 AO6 The proposal at hand is a Material
Ground floor spaces and ceiling Ground floor spaces have a Change of Use wholly contained
heights are flexible to cater for a minimum ceiling height of 3.5 within an existing building. No
range of business activities. metres to allow flexibility of use (for changes to built form are
example; adaptation for shop, proposed as part of this
restaurant or office uses) application.
Outdoor areas
PO7 AO7
Outdoor areas, including balconies Outdoor areas and roof top areas
and rooftops, used for business used for business activities are
activities are located, designed and located away from sensitive land
operated to avoid causing nuisance uses and are generally oriented
to adjoining or nearby sensitive land towards the street.
uses.
Outdoor Dining areas
PO8 AO8.1
Outdoor dining areas are designed Walls to outdoor dining areas are:
and located so that:
1. if facing a roadway or other
1. structures are aesthetically public area, transparent and
pleasing and in keeping with don’t restrict airflow;
the existing character of the 2. separated from the floor and
area, including the architecture any roof by a minimum vertical
of the associated building; gap of 500 millimetres; and
2. outdoor dining adds to the 3. if detachable or collapsible, are
streetscape without increasing only used during inclement
perceived building bulk; weather.
3. temporary walls or roofs are
retracted when not in use and AO8.2
secured at all times; Roof, walls or other structures do
4. the use does not pose a health not extend beyond the boundaries
and safety risk to patrons; of the premises.
5. adequate air movement is
available; and AO8.3
6. structures do not impede the Outdoor dining areas:
movement of pedestrians or
vehicles. 1. have a non-slip surface which
is water resistant and not
raised; and
2. ensures that where heating is
provided it does not present a
physical risk to diners or pose
a fire risk to the surrounding
buildings and structures
(braziers are not permitted).
AO8.4
Outdoor dining areas include soft
landscaping integrated with the
outdoor dining environment to
create an ambient atmosphere for
diners.
Editor’s Note— Landscaping must be
undertaken in accordance with the
Landscaping Code Part 9 Section 4.5
Editor's note— Refer to Figure 6.4.4.4 and
Figure AP3-5A for examples of landscaping
38
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 39
and design outcomes for outdoor dining
areas in streets.
PO9 AO9
Adequate clearways and head Roof structures over outdoor dining
clearances allow safe movement for areas have a minimum clearance
users of the premises. height of 2.1 metres.
Landscaping
Design of commercial and retail
spaces PO10 Not Applicable
PO10 No acceptable outcome provided The proposal at hand is a Material
Landscaping softens building bulk Change of Use wholly contained
and creates a casual, pleasant within an existing building. No
setting for site users and the broader changes to existing landscaping
community by: on site is proposed.
1. adopting landscape solutions
that reduce the visual impact of
building bulk;
2. providing canopy trees and
ancillary shade structures;
3. using shrubs and garden beds
to clearly define public spaces
and pedestrian walkways;
4. providing areas for public art,
where appropriate;
5. providing outdoor areas with
seating;
6. using screen planting to
conceal service and loading
areas;
7. making provision for outdoor
dining areas where appropriate,
that integrate well within the
streetscape;
8. providing adequate screening
along the perimeters of the
development;
9. avoiding the use of formal
planting design for frontage
works; and
10. providing planting design and
species selection that can
endure an intensively used
environment.
Amenity and Safety
Hours of Operation
PO11 AO11.1 AO11.1 Not Applicable
Business activities are operated in a The use or activity does not operate The proposal at hand is for a
manner that avoids or minimises outside the hours of 7:00am to Food and Drink outlet and does
evening, early morning or weekend 9:00pm, seven days a week, where not adjoin any of the identified
noise nuisances to sensitive land the site directly adjoins land in the zones.
uses, particularly surrounding following zones:
residential uses. 1. All residential zones, except
for the Tourist accommodation
zone
2. Major centre zone – High
density residential precinct; or
3. Rural residential zone.
AO11.2 AO11.2 Complies
39
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 40
Where the site is not specified The proposal is for the purpose of
above in AO11.1 the use does not a Food and Drink Outlet use and
operate outside the hours of 6:00am will operate in accordance with
to 10:00pm, seven days a week, the applicable provisions, being
except that a business use such as 6am to 10pm seven days except
a food and drink outlet, may operate for Friday and Saturday, where
until 12:00 midnight on a Friday and operating hours can be expected
Saturday. until midnight.
Overlooking
PO12 AO12 AO12 Not Applicable
Business activities maintain the Where the business activity adjoins The proposal at hand is a Material
reasonable privacy and amenity of an existing or approved residential Change of Use wholly contained
site and adjoining residents and their use, the reasonable privacy and within an existing building. No
enjoyment of indoor and outdoor amenity of such uses is maintained changes to built form are
living areas is not unreasonably by: proposed as part of this
diminished. application.
1. siting and orienting buildings to
minimise the likelihood of
overlooking occurring;
2. having windows and outdoor
areas, (including balconies and
terraces) located and designed
so that they do not look into
dwellings or visitor
accommodation; and
3. incorporating screening over
building openings.
Noise, visual and odour impacts
PO13 AO13.1 AO13.1-AO13.2 Complies
Business activities are designed, Undesirable noise, visual or odour The proposal at hand is for the
sited and operated to avoid impacts on public spaces and purpose of a Food and Drink
environmental nuisances such as residential uses, are avoided or Outlet use and is not expected to
noise, visual or odour impacts that reduced by: generate any excessive noise
unreasonably diminish the amenity impacts on the surrounding
of the area or surrounding uses. 1. providing vehicle locality. We confirm that the
loading/unloading and refuse proposal at hand will operate in
storage/collection facilities accordance with the relevant
within enclosed service yards provisions.
or courtyards; and
2. not locating site service
facilities and areas along any
frontage to a street or other
public space.
AO13.2
Where the business activity requires
the use of acoustic attenuation
measures to mitigate adverse
impacts on nearby sensitive land
uses, such measures are designed
and constructed to be compatible
with the local streetscape.
Live Music
PO14 AO14.1 AO14.1 Not Applicable
Live music creates entertainment for Where the site is adjacent to land in The proposal at hand is located
patrons and vibrancy within the a residential zone (excluding Tourist within the Tourist Accommodation
streetscape and is sited to avoid Accommodation Zone), the Noosa Zone.
significant impacts on surrounding Business Centre High Density
residential land uses. Residential Precinct,or the Rural
Residential Zone live music is
40
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 41
contained within an enclosed
acoustically treated environment.
AO14.2 AO14.2-AO14.3 Complies
Acoustic live music (not reliant on Where the proposal at hand
electric or electronic equipment) involves amplified music as part of
ceases to operate in outdoor the proposed Food and Drink
spaces by 9:00pm Sunday – Outlet extension, this will be
Thursday, and by 10:00pm Friday undertaken in accordance with the
and Saturday, except if located relevant permits and provisions.
within the Hastings Street Mixed
Use Precinct or Noosa Junction
Hospitality precinct where it can
operate until 10:00pm Sunday -
Thursday, and by 12:00 midnight
Friday and Saturday.
AO14.3
Amplified live music ceases to
operate in outdoor space by 7:00pm
seven days per week, except if
located within Hastings Street
Mixed use precinct or Noosa
Junction Hospitality precinct where
it can operate until 9:00pm Sunday -
Thursday and 10:00pm Friday and
Saturday.
Editor’s Note— Liquor licences
and noise matters are separately
dealt with through the Office of
Liquor and Gambling.
PO15 AO15 AO15 Complies
Waste storage areas, external Waste storage areas, external The proposal at hand will utilise
storage areas and loading docks do storage areas and loading docks the existing waste storage areas
not detract from the visual amenity of are located within basements or are and arrangements.
the streetscape or cause nuisance to visually screened by landscaping or
adjoining properties. fencing and situated to the rear of
the building.
Car Parking AO16 AO16 Complies
AO16 Parking is provided in accordance The proposal at hand is
Sufficient car parking is available to with Table 9.4.2.4 of the Driveways expanding an existing Food and
accommodate the number and type and Parking Code. Drink Outlet into the adjoining
of vehicles likely to be generated by tenancies of the existing building.
the use on site. The tenancy, is currently occupied
by a Shop which requires a similar
rate as a Food and Drink Outlet (a
Shop requiring on space per 20m2
and a Food and Drink Outlet
requiring on space per 20m2 of
use area and outdoor business
area excluding kitchen and food
storage areas). As such, it is
considered appropriate that the
proposal at hand is not altering
any of the carparking
arrangements on site.
Veterinary Service
PO17 Not Applicable
The proposal is not for a Veterinary Service.
41
Material Change of Use (Development Permit)
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Page 42
Service Station
PO18-PO29 Not Applicable
The proposal is not for a Service Station.
Markets
PO30-PO37 Not Applicable
The proposal at hand is not for a Market.
4.1.4 Driveways and Parking Code
Performance outcomes Acceptable Outcomes Proposed Solutions
Assessable development
Driveways
PO1 AO1.1 AO1.1-AO1.3 Not Applicable
Vehicular access does not adversely Vehicular access is located and The proposal at hand will not alter
impact on safety, capacity and designed in accordance with the the existing access arrangements.
operations of the existing or planned current Australian Standards for
road network, cycleways or Parking Facilities.
pedestrian pathway systems
AO1.2
Only one footpath crossing is
provided.
Editor’s Note— Justification for
additional driveways may need to
be supported by a detailed Traffic
Study.
AO1.3
Driveways, have a maximum grade
in accordance with Council’s
standard requirements.
PO2 AO2.1 AO2.1-AO2.2 Not Applicable
Driveways and crossovers Design and construction of The proposal at hand does not
driveways, including across the involve any changes to the
1. are suitable and safe for their footpath, is in accordance existing crossover or footpath.
intended use; and with Council Standard Drawings as
2. match Council infrastructure. appropriate for the particular type of
development as annotated on the
drawings.
AO2.2
The change of grades in driveways
and ramps is in accordance with
Council’s Standard Drawings.
PO3 AO3.1 AO3.1-AO3.2 Not Applicable
The number of driveways across Design of multi-tenanted The proposal at hand does not
pedestrian footpaths is minimised. developments include shared involve a multi-tenanted
driveways and parking areas. development.
AO3.2
Driveways are located so they abut
existing driveways of adjoining
development where practicable and
reciprocal easements are created
to reduce the sealed driveway
width.
PO4 AO4 AO4 Not Applicable
Vehicular access does not adversely Footpath and kerb crossings are The proposal at hand does not
impact on the capacity, operations located clear of existing stormwater involve a new kerb crossing.
and maintenance of the existing inlet structures, water and
42
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 43
infrastructure. sewerage infrastructure fittings, any
other exiting utility infrastructure,
existing landscaping
and vegetation.
PO5 AO5 AO5 Not Applicable
Vehicular access does not adversely Vehicular access avoids The proposal at hand does not
impact on the health and integrity of disturbance to the tree protection involve a new vehicular access.
existing landscaping or zone of trees on public land.
native vegetation, where possible.
Assessable development
Parking and manoeuvring
PO6 AO6.1 AO6.1-AO6.2 Complies
Sufficient parking The number of car parking spaces, The proposal at hand is
motor cycle spaces, bicycle spaces expanding an existing Food and
1. is provided having regard to the and loading bays is not less than Drink Outlet into the adjoining
specifics of the use including— the minimum number specified tenancies of the existing building.
1. the type and intensity of in Table 9.4.1.4 Minimum parking The tenancy, is currently occupied
land use; requirements including end of trip by a Shop which requires a similar
2. any existing parking facilities. rate as a Food and Drink Outlet (a
available on the site; Shop requiring on space per 20m2
3. hours of operation; Editor's note— with regard to the provision and a Food and Drink Outlet
of end of trip facilities, where there is a
4. likely numbers of users; requiring on space per 20m2 of
conflict with the QDC MP 4.1 for major
5. accessibility to the site by developments the QDC applies. For all other use area and outdoor business
means other than private development Table 9.4.1.4 applies. area excluding kitchen and food
motor vehicle; storage areas).
6. the peak parking demand AO6.2
periods of uses on Where appropriate, motorcycle The proposal at hand will
the site; and spaces can be provided on site in ultimately result in a parking rate
7. the availability of lieu of required car parking spaces, requirement which is less than
alternative car parking; excluding industry activities, at the that required by the existing Shop
and following rates: (due to the Kitchen and Food
1. is provided to accommodate the Storage areas no required to be
number and type of vehicles 1. 2 motorcycle spaces provided considered as part of the one per
and motorcycles likely to be for 0.5 car parking space; or 20m2 calculation). As such, it is
generated by the development. 2. 4 motorcycles spaces considered appropriate that the
provided per 1 car parking proposal at hand is not altering
space; and any of the carparking
3. up to a maximum of 4 car arrangements on site.
parking spaces.
AO6.3 AO6.3-AO6.4 Not Applicable
Secure and convenient parking The proposal does not involve
spaces for bicycles are designed any changes to existing
and provided on site in accordance carparking and or bicycle spaces.
with—
1. AS2890.3 Bicycle Parking
Facilities; and
2. Cycling aspects of Austroads
Guides (AP-G88-14).
AO6.4
Bicycle spaces and end of trip
facilities need to be accessible to all
users.
PO7 AO7.1 AO7.1-AO7.2 Not Applicable
The layout of the development Parking bays, manoeuvring areas, The proposal at hand does not
provides adequate, clearly defined queuing areas, loading, set down, involve any changes to the
and easily accessible pickup areas and driveways are existing carparking arrangements.
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 44
designed in accordance with the
1. on-site vehicle parking and Australian Standards for Parking
manoeuvring areas; and Facilities.
2. loading and manoeuvring areas
for delivery and service AO7.2
vehicles. Development includes purpose
designed spaces for motorcycles
and motor scooters, which are
easily identified from the driveway
of the property and located as close
as practicable to the entrance of
the building on site.
PO8 AO8.1 AO8.1-AO10 Not Applicable
Parking and manoeuvring areas are Parking, service areas and The proposal at hand does not
designed to manoeuvring areas are setback a involve any changes to any
minimum of 2 metres from road existing parking or manoeuvring
1. not unduly conflict with frontages to allow for landscaping, areas.
pedestrians; and with the exception of Walter Hay
2. be sufficiently setback from Drive, Eenie Creek Road and Holts
road frontages to not dominate Road frontages, where no
the streetscape or surrounding development occurs within the
areas; landscaped frontage setbacks.
3. allow for landscaping to reduce
the visual impact of the parking, AO8.2
servicing and manoeuvring In Centre zones, parking, service
areas; and manoeuvring areas are either
4. complement the future planned integrated within or under buildings
character of the area; and and sleeved by usable floor space,
5. avoid development within the or located to the rear of buildings.
Walter Hay Drive, Eenie Creek
Road and Holts Editor's note— Refer to Figure AP3-
11A and Figure AP3-11B for outcomes for
Road frontage setbacks.
car parking in centres.
AO8.3
Where practicable vehicle access is
from rear laneways.
PO9 AO9
On-site car parking spaces are Car parking spaces are provided for
identified and reserved for people people with disabilities at the rate
with disabilities. specified in the current Australian
Standards for Parking Facilities.
PO10 AO10
Access and egress points do not Vehicle manoeuvring areas are
impact on the safety and operations provided in accordance with the
of the road system. current Australian Standards
Australian Standards for Parking
Facilities so vehicles enter and
leave the site in a forward gear,
excluding dual occupancy or
detached dwellings on local roads.
PO11 AO11 AO11 Not Applicable
Parking areas are designed to At locations where pedestrian and The proposal at hand does not
vehicle conflicts are likely to occur: involve any areas of pedestrian
1. provide a progressive reduction an vehicle conflict.
in speed between the external 1. sight distances of at least 2.5
road and internal parking seconds of travel time at the
spaces; designated speed are
2. ensure lower speeds near areas provided;
of high pedestrian activity
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 45
through the use of appropriate 2. splayed corners on structures
road geometry or devices are incorporated;
designed to limit speed; and 3. landscaping is designed to
3. maintain sight distances which allow clear views; and
are appropriate for the likely 4. sign placement ensures that
operating speeds in all areas of sight distance requirements
potential pedestrian/vehicle and are not impeded.
vehicle/vehicle conflict.
PO12 AO12.1 AO12.1 Not Applicable
A clearly defined pedestrian network In large open carparks with greater The proposal at hand does not
is provided that – than 200 car parking spaces, a involve any areas of vehicle
pedestrian path between parking manoeuvring areas.
1. is located in areas where spaces is provided on every second
people will choose to walk; aisle.
2. ensures that pedestrian
movement through car parking AO12.2
areas or structures are along For a minimum of 50% of car
aisles rather than across them. parking spaces,
pedestrian access to buildings is
not across or through driveways,
carparks, setdown or manoeuvring
areas.
PO13 PO13 Not Applicable
Provision is made for pedestrian and No acceptable outcome provided There are no pedestrian and
vehicular queues at conflict points. vehicle conflict points on site
PO14 AO14 AO14 Not Applicable
Parking areas are lit to provide Lighting is provided in accordance Existing lighting will not be altered
security for night-time users. with the Australian Standard for as part of this application.
Road Lighting - Vehicular Traffic
(Category V) Lighting -
Performance Installation and
Design Requirements.
PO15 AO15 AO15 Not Applicable
Site facilities encourage users and End-of-trip facilities are maintained The proposal at hand is not
employees to access the site by and accessible to all users of the required to provide end of trip
means of foot or bicycle through premises as part of common facilities for cyclists.
provision of appropriate end of-trip property.
facilities including bicycle parking
and shower/change rooms.
PO16 PO16 Not Applicable
Development with the potential to No acceptable outcome provided The proposal at hand is not likely
generate significant traffic and to generate any significant traffic
parking impacts gives appropriate demands.
consideration to transport and land
use issues.
Editor’s Note—A detailed Traffic Impact
Assessment Report may be required.
PO17 AO17.1 AO17.1-AO17.2 Not Applicable
Parking and manoeuvring areas are Development providing less than The proposal at hand does not
designed to ensure run-off is treated five car parking spaces is designed involve any new carparking
to remove pollutants prior to leaving so that the driveway, parking and spaces
the premises. manoeuvring areas are formed to
drain to landscaped areas.
AO17.2
Development providing five or more
car parking spaces is designed to
incorporate stormwater treatment
methods to remove water
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Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 46
contaminants likely to runoff from
the general operation of the of the
driveway, parking and manoeuvring
areas.
Editor’s Note—Further details are provided
in the Water Quality and Drainage Code.
PO18 PO18 Not Applicable
Parking areas are designed to No acceptable outcome provided The proposal at hand does not
ensure drainage without the use of involve any new carparking
pumps or other electrical apparatus. spaces
PO19 AO19 AO19 Not Applicable
Site layout and building design Below ground components of The proposal at hand does not
provides for soft landscaping to be buildings, including carparks, do not involve any new below ground
established. extend beyond the above ground components.
footprint to allow for the provision of
landscaping, particularly
within building setbacks.
4.1.5 Earthworks Code
The provisions of the Earthworks Code are not applicable as the proposal does not involve any earthworks.
4.1.6 Existing Services Code
The provisions of the Existing Services Code have been reviewed and it is considered that these provisions are
not applicable as the proposed Food and Drink Outlet will be established wholly within an existing building and
will have no impact on existing services.
4.1.7 Fire Services for Common Private Title Code
The provisions of the Fire Services for Common Private Title Code are not applicable as the proposal does not
involve a premises with Common Private Title.
4.1.8 Landscaping Code
The provisions of the Landscaping Code are not applicable as the proposed Food and Drink Outlet is to be
established wholly within an existing building. Landscaping is to be maintained on site as existing.
4.1.9 Sustainable Building Design Code
The provisions of the Sustainable Building Design Code are not applicable as the proposed Food and Drink
Outlet is to be established wholly within an existing building.
4.1.10 Transport Code
The proposal at hand is located within an existing building and does not involve any changes to the existing
building which would have any significant impacts on the existing transport network. The provisions of the
Transport Code have been reviewed and it is considered that the proposal at hand is either wholly compliant or
not applicable to the propositions of the Code.
4.1.11 Water Quality and Drainage Code
The provisions of the Water Quality and Drainage Code are not applicable as the proposed Food and Drink
Outlet is to be established wholly within an existing building with no changes to any existing arrangements for
stormwater, groundwater and environmental flows.
4.1.12 Waterways Works Code
The provisions of the Waterway Works Code are not applicable as the proposal does not involve any works in
46
Material Change of Use (Development Permit)
Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 47
the waterways. The proposed Food and Drink Outlet is to be established wholly within an existing premises and will not adversely impact on any nearby waterways. 4.1.13 Waste Management Code The provisions of the Waste Management Code are not applicable as the proposed Food and Drink Outlet use is to be established wholly within an existing premises and will not involve any new waste management treatment. Any waste management arrangements are to be maintained as existing. 4.1.14 Acid Sulfate Soils Overlay Code The provisions of the Acid Sulfate Soils Overlay Code are not applicable as the proposed Food and Drink Outlet is to be established wholly within an existing building and no earthworks are proposed and. 4.1.15 Flood Hazard Overlay Code The provisions of the Flood Hazard Overlay Code are not applicable as the proposed Food and Drink Outlet is to be established wholly within an existing building and no floor levels are proposed to be changed. 4.1.16 Landslide Hazard Overlay Code The provisions of the Landslide Hazard Overlay Code are not applicable as the proposed Food and Drink Outlet is to be established wholly within an existing building. 47 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 48
5.0 CONCLUSION The proposal at hand relates to a Material Change of Use for a Food and Drink Outlet, in the Tourist Accommodation Zone of Noosa Plan 2020. The proposed Food and Drink Outlet is to be located at 9 Hastings Street, Noosa Heads and is a suitable land use for the site. The information contained in this report demonstrates compliance with the relevant Noosa Plan 2020 Development Codes and the proposal’s suitability for the site. The proposal at hand generally complies with Council’s Planning Scheme requirements to the extent that they apply to the site. We therefore request that the proposed development be considered favourably by Council and subsequently approved subject to reasonable conditions. 48 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 49
6.0 APPENDICES Proposal Plans SDAP and SPP 49 Material Change of Use (Development Permit) Food and Drink Outlet – 9 Hastings Street, Noosa Heads
Page 50
Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937 Town Planning & Development Consultants PO Box 1661, Milton Q 4064 e [email protected] www.planatownplanning.com.au