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Development Assessment Report · MCU23/0096
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE OF PREMISES
FOR EXTENSION TO EDUCATIONAL ESTABLISHMENT
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
Lot 1 on SP228052 & Lot 30 on SP170751
File Number: 12332 July 2023
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Page 2
PROJECT URBAN – 12332 July 2023
DOCUMENT INFORMATION
Project number: 12332
Report prepared for: Good Shepherd Lutheran College
DOCUMENT CONTROL
Revision # Date Authorised by
Draft 2/03/2023 SS
Final 20/07/2023 SS
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
DEVELOPMENT ASSESSMENT REPORT Page 2
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY.................................................................................................... 4
2.0 INTRODUCTION.................................................................................................................... 5
3.0 SITE DESCRIPTION ............................................................................................................... 6
4.0 PROPOSED DEVELOPMENT ................................................................................................. 7
5.0 SUPPORTING DOCUMENTATION ....................................................................................... 8
5.1 ARCHITECTURAL PLANS .............................................................................................................................. 8
5.2 STORMWATER MANAGEMENT PLAN .................................................................................................... 8
5.3 TRAFFIC ENGINEERING REPORT ............................................................................................................... 8
6.0 STATE PLANNING INTERESTS ............................................................................................. 9
6.1 PLANNING REGULATION 2017 ................................................................................................................. 9
6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN (SHAPING SEQ) ................................................... 9
6.3 STATE PLANNING POLICY ........................................................................................................................... 9
6.4 SCHEDULE 10 OF THE REGULATION ....................................................................................................... 9
6.5 SCHEDULE 11 OF THE REGULATION ....................................................................................................... 9
7.0 PLANNING SCHEME ........................................................................................................... 10
7.1 DEFINITION ..................................................................................................................................................... 10
7.2 LEVEL OF ASSESSMENT .............................................................................................................................. 10
7.3 OVERLAYS ........................................................................................................................................................ 10
7.4 LOCAL PLAN ................................................................................................................................................... 11
7.4.1 PERFORMANCE OUTCOMES ............................................................................................................... 11
7.5 ZONE CODE .................................................................................................................................................... 11
7.5.1 PERFORMANCE OUTCOMES ............................................................................................................... 11
7.6 DEVELOPMENT CODES............................................................................................................................... 14
8.0 CONCLUSION ................................................................................................................ 15
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by Project Urban
SUPPORTING DOCUMENTATION
Architectural Plans prepared by Burling Brown
Stormwater Technical Memo prepared by Colliers Engineering
Traffic Impact Assessment prepared by Hayes Traffic Engineering
DEVELOPMENT ASSESSMENT REPORT Page 3
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 115 Eumundi Noosa Road, Noosaville
Real Property Description Lot 1 on SP228052 & Lot 30 on SP170751
Land Area 61,820m²
Local Authority Noosa Council
Registered Landowner Lutheran Church of Australia Queensland District
Current Use Good Shepherd Lutheran College
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2020
Local Plan Area Noosaville Local Plan Area
Zone Community Facilities Zone (6 - Educational Establishment)
Overlays Acid Sulfate Soils Overlay - Area 2: above 5m AHD to 20m
AHD
APPLICATION DETAILS
Applicant Good Shepherd Lutheran College
Application Type Development Permit for Material Change of Use
Proposal Educational Establishment
Level of Assessment Code Assessable
Referrals Energex - material change of use near a substation site.
PROJECT TEAM
Town Planning Project Urban
Architecture Burling Brown
Traffic Engineering Hayes Traffic Engineering
Stormwater Engineering Colliers Engineering
DEVELOPMENT ASSESSMENT REPORT Page 4
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use of Premises for extension to an Educational Establishment on behalf of Good Shepherd Lutheran College. The subject site is situated at 115 Eumundi Noosa Road, Noosaville and is legally described as Lot 1 on SP228052 & Lot 30 on SP170751. Under the Noosa Plan 2020, the site is included within the Noosaville Local Plan area and the Community Facilities Zone (6 - Educational Establishment). The proposal is subject to Code assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying DA form, Architectural Plans, Traffic Engineering Report, and Stormwater technical memo. DEVELOPMENT ASSESSMENT REPORT Page 5 Material Change of Use – Educational establishment Good Shepherd Lutheran College 115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
3.0 SITE DESCRIPTION
The subject site is situated at 115 Eumundi Noosa Road, Noosaville and is legally described as Lot
1 on SP228052 & Lot 30 on SP170751.
The site comprises an area of 61,820m² and is currently occupied by Good Shepherd Lutheran
College. The site has road frontage to Eumundi Noosa Road and Walter Hay Drive.
An aerial photo of the site and development area is shown in Figure 1 below:
Development
Area
Figure 1: Aerial Photograph of Subject Site, Nearmap (July 2021 image)
DEVELOPMENT ASSESSMENT REPORT Page 6
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Material Change of Use of Premises for extension to an educational establishment to be established in accordance with the accompanying Proposal Plans. The proposed extension comprises a performing arts building. The performing arts building is part of the refurbishment and upgrade program for the college to provide a more modern and comprehensive learning facility. The works are not intended to facilitate increased enrolment. The proposed building is located within an area previously used for staff carparking and which has now become available for redevelopment following the completion of the new staff carpark on the corner of Eumundi Noosa Road and Walter Hay Drive. The proposed building is setback approximately 38m from the Walter Hay Drive frontage, comprises a gross floor area of 1,600m2 and is 2 storeys in height with a maximum height of 12.1m above natural ground level. The ground floor incudes 2 music learning rooms, 3 studios, 3 practice rooms, a student instrument store, music store/workroom, breakout areas, staff room and amenities. The upper level includes 2 drama learning rooms, which have the ability to open into a larger performance room, a dance studio, 3 smaller studios, 3 practice rooms, a breakout area, change rooms, store rooms and amenities. The proposed building height is required to enable the building to properly function as a performing arts learning centre, particularly the upper level dance room and drama rooms/performance area. While not a direct requirement of the proposed performing arts building, the application has regard to previously identified traffic related concerns for the site and includes upgrades to the existing Goodchap Street entry carpark. The carpark layout is based on the concept plan approved with MCU20/0072 and further refined to maximise car parking spaces, set down lane and vehicle queuing lengths, to ensure compliance with AS2890.1 and provide improvements to the safety and efficiency of access and movement within the College. The proposal will increase the current Goodchap Street entry carpark from 58 to 81 spaces and provide for 16 drop off/pick up bays. The carpark and traffic related matters are addressed in the attached Traffic Impact Assessment report. It is proposed to undertake the work in 2 stages. Stage 1 will comprise the performing arts building and stage 2 the carpark works. Staging of the works is necessary to ensure the efficient functioning of the college through the construction phases, allowing the carpark works to be undertaken during a holiday period. DEVELOPMENT ASSESSMENT REPORT Page 7 Material Change of Use – Educational establishment Good Shepherd Lutheran College 115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL PLANS Proposal plans prepared by Burling Brown Architects are attached. These plans comprise site plan, carpark plan, floor plans, elevations, sections and perspective views. The plans demonstrate an appropriate built form compatible with the existing site development and surrounding area. 5.2 STORMWATER TECHNICAL MEMO A Stormwater technical memo prepared by Colliers Engineering is attached. This technical memo provides a stormwater analysis of the proposed development. The assessment concludes that as there have been no significant changes to the overall impervious area associated with the proposed development, it has been determined that no additional detention or stormwater quality improvement devices are required. 5.3 TRAFFIC ENGINEERING REPORT A Traffic Impact Assessment prepared by Hayes Traffic Engineering is attached. This report provides a review of the changes to access and parking demand since the construction of the new staff car park on the corner of Eumundi Noosa Road and Walter Hay Drive, together with a review of the road network to determine the operational performance of the three roundabouts in proximity of the site during the school morning and afternoon peak hours. The report considers the proposed performing arts building, upgrades to the Goodchap Street entry carpark, car parking demand of the college, and road network performance. The report concludes that the proposal provides an appropriate number of car parking spaces for staff, students and visitor parking; that the changes to the car parking areas have not adversely impacted on the operational performance of the road network; and that the proposed new Goodchap Street entry drop‐off and pick‐up arrangements are considered suitable and will provide further improvements to the safety and efficiency of access and movement within the College. DEVELOPMENT ASSESSMENT REPORT Page 8 Material Change of Use – Educational establishment Good Shepherd Lutheran College 115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023 6.0 STATE PLANNING INTERESTS 6.1 PLANNING REGULATION 2017 The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the application must be carried out against, which are additional or alternative to the Assessment Benchmarks contained in the local planning instruments. These Assessment Benchmarks are prescribed as being contained in: • The SEQ Regional Plan, to the extent it is not appropriately integrated into the Planning Scheme; • Part E of the State Planning Policy, to the extent it is not appropriately integrated into the Planning Scheme; • Schedules 10 and 11 of the Regulation. An assessment of the relevant provisions contained in the above planning instruments and schedules of the regulation are provided in the following sections of this report. 6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN (SHAPING SEQ) The regional plan includes the site within the Urban Footprint. The Urban Footprint is intended to accommodate the regions urban development needs. The proposal is consistent with the Urban Footprint designation. No further Assessment against the regional plan is considered necessary. 6.3 STATE PLANNING POLICY The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of State interest in land use planning and development. The SPP only applies to development assessment if the planning scheme has not yet appropriately integrated the SPP. The Noosa Plan 2020 came into effect on 31 July 2020. Under section 2.1 of the Plan, it is specified that it appropriately integrates all matters in the SPP, with the exception of Coastal Hazards. As the subject site is not impacted by Coastal Hazards, those elements of the SPP that are relevant to this development are appropriately addressed in the current Noosa Plan and as such, no further assessment against the SPP is required. 6.4 SCHEDULE 10 OF THE REGULATION A review of Schedule 10 identifies that the development does not comprise prohibited development, but does trigger referral agency assessment. Referral to Energex is triggered under Schedule 10, Part 9, Division 2, Table 2 of the Planning Regulation 2017. The referral is for a material change of use of premises near a substation site. 6.5 SCHEDULE 11 OF THE REGULATION Schedule 11 of the regulation is not applicable to the proposed development as the site is not located within a Koala priority area or a Koala broad-hectare area. DEVELOPMENT ASSESSMENT REPORT Page 9 Material Change of Use – Educational establishment Good Shepherd Lutheran College 115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
7.0 PLANNING SCHEME
Under the Noosa Plan 2020 the site is included within the Community Facilities Zone (6 -
Educational Establishment) and the Noosaville Local Plan Area. An assessment of the applicable
provisions of the Noosa Plan has been undertaken below.
7.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
Educational establishment means the use of premises for—
a) training and instruction to impart knowledge and develop skills; or
b) student accommodation, before or after school care, or vacation care, if the use is ancillary
to the use in paragraph (a).
Comment: The proposed development will be established in accordance with the above
definition.
7.2 LEVEL OF ASSESSMENT
In accordance with Table 5.5.11 Community Facilities, the proposal will be subject to Code
Assessment.
7.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Acid Sulfate Soils
The site is located within Area 2 of the Acid
Sulfate Soils Overlay. The proposed
development will not involve excavation of
100m³ or more at or below 5m AHD and
therefore in accordance with Table 5.9.1 of
the Planning Scheme is not assessable
against the Acid sulfate soils overlay code.
DEVELOPMENT ASSESSMENT REPORT Page 10
Material Change of Use – Educational establishment
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115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
7.4 LOCAL PLAN
The site is included within the Noosaville Local Plan Area.
An assessment of the Local Plan Code has been included within Attachment 1. The assessment
has determined that the proposed development complies with all relevant performance
outcomes of the local plan code. Where acceptable outcomes are not met compliance with the
corresponding performance outcome is discussed below.
7.4.1 PERFORMANCE OUTCOMES
AO7.1 Development takes the form of small separate buildings rather than large single bulky
buildings and does not visually dominate the street, riverfront, adjacent properties, surrounding
spaces or the existing skyline.
Performance outcome: Due to the nature of the use for an educational establishment and the
proposed building being for performing arts, it is not possible for the building to comprise a
smaller building form. However, when taken into the context of the overall site, the school has
been developed with separate building components. The proposed building is setback about
38m from the street frontage and will retain all existing frontage vegetation and as such will not
visually dominate the street or adjacent properties. The proposed development integrates with
the existing character of the site and surrounding area and will ensure protection of
neighborhood amenity. The proposal complies with performance outcome PO7 Buildings,
structures and landscaping are integrated with the natural landscape and reflect the riverside
character and setting of the local plan area in terms of form, composition and protection of
neighbourhood amenity.
7.5 ZONE CODE
The site is included within the Community Facilities Zone (6 - Educational Establishment) and is
subject to the provisions of Community Facilities Zone Code.
An assessment of the Community Facilities Zone code has been included within Attachment 1.
The assessment has determined that the proposed development complies with all relevant
performance outcomes. Where acceptable outcomes are not met, compliance with the
corresponding performance outcome is discussed below.
7.5.1 PERFORMANCE OUTCOMES
AO17.1 Within urban boundaries buildings and other structures are no more than 8 metres in
building height.
Performance outcome: The proposed building has a maximum height of 12.1 metres above
natural ground level and 11 metres above finished ground level. The increased height is
necessary due to the function of the building as a performing arts centre. The proposed height
will comply with the performance outcome as follows:
Performance outcome Comment
PO17
Buildings and other structures:
(a) are low rise and have a visual bulk and While exceeding the acceptable outcome height in
architectural scale consistent with the character metres, the building remains low rise and 1.45m
DEVELOPMENT ASSESSMENT REPORT Page 11
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
of the area; lower than the adjacent Sports Hall. The proposed
visual bulk and architectural scale is consistent with
the existing character of the school and surrounding
area which includes industrial development on the
opposite sides of Walter Hay Drive and Eumundi-
Noosa Road.
(b) do not visually dominate the street and The building is setback about 38m from the Walter
surrounding spaces; Hay Drive frontage and well screened by existing
frontage vegetation. The building is adjacent to the
existing sport hall and which has an overall height of
1.45m more than the proposed new building. The
building will not dominate the street or surrounding
spaces.
(c) preserve the amenity of surrounding The proposed building is located well away from
development including privacy, views and nearby residential dwellings. The building will not
access to sunlight to residential dwellings; impact existing amenity of surrounding
development.
(d) respect the scale of the surrounding vegetation, The building respects the scale of surrounding
maintaining a vegetated skyline; and vegetation, which includes street frontage
vegetation, vegetation throughout the site and on
nearby lands, much of which is considerably higher
than the proposed building. All frontage
vegetation and vegetation throughout the site will
be maintained and continue to contribute to a
vegetated skyline.
(e) have a maximum building height of two storeys. The building has a maximum building height of two
storeys
AO18.1 Individual buildings do not exceed a gross floor area of 1,000m².
AO18.2 The maximum length of wall in one plane is 30 metres.
The proposed building has a gross floor area of 1579m2 and a maximum wall length of about
40m. The additional gross floor area and wall length is necessary due to the function of the
building as a performing arts learning centre. The proposed gross floor area and wall length will
comply with the performance outcome as follows:
Performance outcome Comment
PO18
Buildings and other structures:
(a) are fit for purpose and respect the scale of The building has been specifically designed as fit for
surrounding development; purpose as a school performing arts learning centre.
The building is consistent with the existing character
and scale of the school and the scale of the
surrounding industrial development.
(b) do not present an appearance of bulk to The building is well away from adjacent properties
adjacent properties, roads or other areas in the and road frontages and screened by existing
vicinity of the site; frontage vegetation. It will not present an
appearance of bulk.
(c) maintains natural site characteristics where The building integrates with the site characteristics
possible, including native vegetation and and requires minimal earthworks and vegetation
natural landforms; removal.
DEVELOPMENT ASSESSMENT REPORT Page 12
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
(d) allows for adequate area at ground level for The building allows adequate area at ground level
landscaping and site facilities; and for landscaping and site facilities
(e) facilitates onsite stormwater management and The building facilitates onsite stormwater
vehicular access. management and vehicular access.
AO24.2 Elevations are no longer than 15 metres without articulation of at least 0.75 metres and
present subtle changes in textures and materials to break up building facades.
The proposed building includes elevations longer than 15m without articulation of at least 0.75m.
The design does include subtle changes in textures and materials to break up building facades
and will comply with the performance outcome as follows:
Performance outcome Comment
PO24
Buildings and other structures present a high level The building presents a high level of architectural
of architectural merit with building elements and merit:
forms that:
(a) are consistent with the bulk and scale of Bulk and scale is consistent with existing buildings
buildings on adjoining and nearby land; on the site and on adjoining and nearby industrial
lands;
(b) break down the facade into finer scaled Finer scaled components are included in the façade.
components; This includes different external finishes to the
ground and upper level; glazing of varying shape
and sizes; varied cladding and colouring; external
louvres and screens;
(c) provide strong visual relationships to the A strong visual relationship to the landscape is
landscape, natural features and provided through colouring and materiality;
integrated landscape planters and ground level
connections to the external site landscape;
(d) recreation areas in the vicinity; The building connects to the sites pedestrian
network and recreation facilities;
(e) create a pedestrian scale with visual interest; Provides a pedestrian scale at ground level;
(f) present subtle changes in colours, textures and Includes changes in colours, textures and materials
materials to break up the building facades; to break up the building facades;
(g) integrate signage with the building design; Signage will be integrated with the building design;
(h) integrate landscaping into the building design Integrates landscaping into the building design;
and car parking areas;
(i) is well articulated with strong horizontal and Is will articulated with strong horizontal and vertical
vertical design elements providing an design elements;
interesting streetscape; and
(j) complement landform changes and landscape Complements the site landform and landscape
features. features.
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Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
7.6 DEVELOPMENT CODES
In accordance with Table 5.5.11 for the Community Facilities Zone the following development
codes are applicable to the proposed development:
• Community Activities Code;
• Works Codes
o Driveways and parking code
o Earthworks code
o Existing services code
o Fire services for common private title code
o Sustainable building design code
o Transport code
o Water quality and drainage code
o Waterways works code
o Waste management code
Comment: An assessment of the Community Activities code has been included within
Attachment 1. The code assessment has determined that the proposed development complies
with all relevant acceptable outcomes and performance outcomes.
The assessment against the relevant Works Codes has determined that the proposed
development generally complies with all of the development codes. Further details will be
provided at operational works and building works stages. Any specific matters can be addressed
by conditions if required.
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Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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PROJECT URBAN – 12332 July 2023
8.0 CONCLUSION
This Development Assessment Report has been prepared to support a Development Application
for Material Change of Use of Premises for extension to educational establishment in respect of
land at 115 Eumundi Noosa Road, Noosaville, described as Lot 1 on SP228052 & Lot 30 on
SP170751.
The site is included under the Noosa Plan 2020 within the Noosaville Local Plan area and the
Community Facilities Zone (6 - Educational Establishment). The proposal is subject to Code
assessment.
This report demonstrates the proposals compliance with the applicable state and local planning
provisions, including the following:
• The proposal is for extension to Good Shepherd Lutheran College, a long-established
educational establishment in Noosa;
• The proposed development is for a consistent and code assessable use;
• The proposed development complies with the applicable Performance Outcomes of the
Noosaville Local Plan Area Code;
• The proposed development complies with the applicable Performance Outcomes of the
Community Facilities Zone Code;
• The proposed development appropriately responds to the site constraints;
• The proposed development will provide for provide further improvements to the safety and
efficiency of vehicular access and movement within the College.
Approval of the proposed extension to educational establishment is warranted.
DEVELOPMENT ASSESSMENT REPORT Page 15
Material Change of Use – Educational establishment
Good Shepherd Lutheran College
115 Eumundi Noosa Road, Noosaville
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ATTACHMENT 1 PLANNING SCHEME CODE ASSESSMENT PREPARED BY PROJECT URBAN
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PROJECTURBAN.COM.AU
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