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MCU14/0053 - Proposal Report
PROPOSAL REPORT Development Application seeking a Application for Material Change of Use - Retail Business Type 2 – Shop and Salon at 15 Noosa Drive, Noosa Heads described as Lot 6 on N21827 Applicant: Cammeray Investments Pty Ltd Prepared: July 2014 R01548 – A
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Application for Material Change of Use - Retail Business Type 2 Shop and Salon at 15 Noosa Drive, Noosa Heads described as Lot 6 on N21827 Prepared for Cammeray Investments Pty Ltd Prepared by Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567 T +61 7 5455 5425 F +61 7 5455 5725 © Martoo Consulting Pty Ltd 2014 The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Martoo Consulting Pty Ltd. 01548 Proposal Report 2014
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 4
3.3 Site Contamination 4
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 5
4.2 Surrounding Road Network 5
5 Background 6
6 The Proposal 7
7 Development Assessment 8
7.1 Statutory Instruments 8
7.2 Noosa Plan 8
7.2.1 Noosaville Locality 8
7.2.2 Applicable Codes 9
8 Conclusion 14
Annexure 15
Appendix A: Existing Approved Plans
Appendix B: Proposal Plans
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
1 Introduction
This planning report has been prepared for Cammeray Investments Pty Ltd being the applicant of a
development application for a Material Change of Use of Premises proposing an extension to the existing
Shop and Salon on the site at 15 Noosa Drive, Noosa Heads to enable additional floor area to be used for
predominately retail and storage areas.
The subject site is described Lot 6 on N21827 and is within the Noosa Shire Council local government
area.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for an extension to Retail Business Type 2 Shop and Salon on the site.
The proposal is deemed consistent impact assessable development under the provisions of the Noosa
Plan 2006 and the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
y Section 2: The basic details of the application as extracted from certain parts of the
application forms;
y Section 3: A description of the subject site;
y Section 4: A brief description of the locality surrounding the subject site;
y Section 5: An explanation of the proposal;
y Section 6: An explanation of the site’s approval history;
y Section 7: An assessment of the proposal against the Noosa Plan 2006; and
y Section 8: A conclusion that provides summary grounds, which support the approval of
the application as proposed.
The Noosa Shire Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the 2006 Hoosa Shire Planning Scheme (i.e. The 2006 Noosa Plan).
The report concludes that the proposal is appropriate for the site and should be approved as it
complements and extends the existing approved retail shop on the site.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
2 Basic Information
Basic information relating to this development application includes:
Applicant: C/- Martoo Consulting, PO Box 1684, Noosa Heads Qld 4567
Address of Site: 15 Noosa Drive, Noosa Heads
RPD of Site: Lot 6 on N21827
Owners: Cammeray Investments Pty Ltd
Area of Site: Approx 286 m2
Current Use of Site: Retail Business Type 2 Shop and Salon (shop)
South East Queensland
Regional Plan: Urban
Planning Locality: Noosa Heads
Zone: Visitor Mixed Use
Overlays: High Potential Acid Sulphate Soils
Areas subject to minimum floor height
Bushfire hazard
Proposal: Extension to existing Retail Business Type 2 Shop and
Salon (shop)
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Shire Council
Referral Agencies: Nil
Consultants for Town Planners: Martoo Consulting
development application:
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land the subject of this application (i.e. the site) is located at 15 Noosa Drive, Noosa Heads and
described as Lot 6 on N21827. The site is trapezoidal in shape with a frontage of 11.2 metres to Noosa
Drive on the eastern boundary, and 26.0 metres to a road on the southern boundary, and an area of
286m2. The site is relatively level.
The Golden Breed surf shop currently occupies the site, which is approved for a “Shop & Salon” as
defined under The 2006 Noosa Plan. The current development approval does not allow the preparation
of food or its sale. This existing development includes a building containing a retail display area and
storage areas for both stock and surfboard hiring.
The map below indicates the sites location.
Subject site
Figure 1- locality map Source: SARA Map
3.2 Existing Infrastructure Servicing the Site
The subject site currently has access to all infrastructure that commonly service urban commercial development
in this locality. This infrastructure includes Council water supply, reticulated sewerage, underground
telecommunication services, overhead electricity supply and associated street lights, stormwater drainage,
bitumen roadway and concrete channeling with associated footpath along the road frontages of the site as well
as nearby community car parking areas.
A paved footpath is provided along the Noosa Drive frontage whilst the unnamed road (Halse Lane) frontage is
landscaped with pedestrians able to use the paved driveway within this area.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
3.3 Site Contamination
The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
It is important to appreciate the existing land uses in the locality surrounding the subject site. The surrounding
land is used for a variety of commercial and public functions, which collectively integrate to provide a workable
locality for Noosa Head’s tourists and residents. These existing uses are characterized by a mixture of visitor
residential uses, retail and business uses, and food-related activities.
More specifically those lots that actually abut the subject site are currently used the following purposes:
• to the north - Car hire business, Ocean Breeze Resort, Laguna Jacks
• to the east - Halse Lodge, Mantra French Quarter
• to the south - Car Park, Noosa Drive walkway connecting Noosa Heads with Noosa Junction
• to the west - Car Park, Hastings Street bus station, Lions Park
The aerial photograph below illustrates the sites location and surrounding uses.
Laguna Jacks
Ocean Breeze
Resort
Mantra French
Car Quarter
hire
Bus stop
Car park
Halse Lodge
Subject site
Figure 2 – Aerial Photograph of site and surrounds Source: Google maps
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
4.2 Surrounding Road Network
The site has a primary road frontage on to Noosa Drive, approximately at the roundabout where Noosa Drive
intersects with Noosa Parade. To the north Noosa Drive connects with Hastings Street, First Point and the
main entrance to the Noosa National Park, and to the south with Sunshine Beach Road and the Noosa Junction
locality. A road known as Halse Lane, which provides access from Noosa Drive to Halse Lodge Backpackers
Hostel, runs along the southern boundary of the subject site.
5.0 Background
A Negotiated Decision Notice (DA ref: 2008/890) is understood to be the existing approval over the site, issued by
Noosa Council on 13 October 2008, for a Material Change of Use approving ‘Retail Business - Type 2 – Shop
and salon - (a) standard (excluding food preparation)’. The Negotiated Decision Notice contains a plan of lease
for the approved change of use, attached as Page 6 in the Decision Notice, showing a gross floor area of 85m2
and Condition 1 in the existing development approval nominated a total use area of 77m2. This total use area
was equated to what is understood to be the net lettable area within the then existing building.
The existing development approval has nominated approved use is a Retail Business - Type 2 – Shop and
salon - (a) standard (excluding food preparation)) which is defined in the 2006 Noosa Plan as:
‘Type 2 Shop & Salon - The use of premises for an activity that is generally found in a shopping
complex, strip or centre. The use includes a shop, hairdressing salon, appliance repairs, alterations, dry
cleaning and a café with dining facilities for up to 10 people.’
It should be noted that the defined use being Retail Business - Type 2 – Shop and salon allows for ‘a café with
dining facilities for up to 10 people’, though the use description approved limits the use to exclude food
preparation.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
6.0 The Proposal
The approved premise functions as a shop selling surf clothing, accessories and surfboards and other surfing
gear as well as the hiring of surfboards to the general public. The landowner proposes to seek approval to
utilise additional areas wholly within the subject site for activities associated with the approved shop, for the
purpose of display and storage for surfboards and surfing gear, as well as an ancillary workshop for the repair
and detailing of surfboards and surfing gear. No surfboard shaping or intensive manufacturing activity is
proposed as part of these detailing works, with this aspect of the use to be ancillary to the dominant continued
use of the site for surf wear and surfboard sales. Accordingly, as the activity is to be low intensity and largely
for minor aesthetic/detailing purposes and small repairs, in supporting the sales of surfboards associated with
the existing use, no significant off-site or on-site impacts are anticipated with the proposed use of the rear
internal workshop and storage area within the site.
There is no intention to change any operational aspects of the approved use other than increase the use area
as shown on the proposal plan.
Proposal plan
The building footprint indicated on the attached Proposal Plan (D-C01548-01-A) shows the boundaries of the
existing internal shop area, and the proposed surfboard display and storage area.
The use classification for the proposed change to the use is considered to still be Retail – Type 2, due to the
following:
• The proposed additional use of the site for extra surfboard storage and display areas, is considered to
be consistent with The 2006 Noosa Plan, and is subordinate and complimentary to the current use and
purpose of the retail space;
• The proposed use of the site is not dissimilar in nature or intensity when compared with other allowable
example uses within the current approved use of Type 2 – Retail; and
• The proposed extra surfboard storage and display area, are not considered to present any significant
on-site or off-site impacts, upon any relevant aspects of the site or the neighbourhood’s functions.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
7 Development Assessment
7.1 Statutory Instruments
The provisions of the State Planning Policies have been incorporated into The 2006 Noosa Plan with the
exception of the State Planning Policy 2/10: Koala Conservation in South East, State Planning Policy
5/10: Air, Noise and Hazardous Materials 2010 and State Planning Policy 4/2010: Healthy Waters; and
State Planning Policy 1/12: Protection of Queensland’s strategic cropping land.
The site does not trigger assessment against these Policies as the site is not mapped as containing
relevant vegetation or cropping land. A small portion of the corner of the site is mapped, however as the
site is less than five (5) hectares in size, the application is not referable to the State.
In terms of the State Planning Policy 4/2010 Healthy Waters may be required to be considered as part of
the assessment of the application. The applicant intends to collect stormwater from the roof areas of the
new building and discharge to lawful points. Appropriate conditions in this regard can be imposed if
required.
The South East Queensland Regional Plan includes the site in urban footprint and the proposal is
consistent with this designation.
7.2 Noosa Plan 2006
7 . 2 .1 N o osa H ea ds Lo ca l it y
T he Noosa Plan includes the site in Noosa Heads Locality and provides the site with a Visitor Mixed Use
zone. An extract of the zoning map for the Planning Area is detailed below.
Zone Map 6- Noosa Heads Locality
The Noosa Plan defines a Retail Business -Type 2 Shop & Salon as follows:
‘Type 2 Shop & Salon - The use of premises for an activity that is generally found in a shopping
complex, strip or centre. The use includes a shop, hairdressing salon, appliance repairs, alterations, dry
cleaning and a café with dining facilities for up to 10 people.’
The proposed use of the site for the continued existing surf shop area, and additional display, storage and
surfboard detailing area is consistent with the above definition and the existing uses on the site.
The assessment table for the Visitor Mixed Use zone indicates that a Retail business - Type 2 Shop &
Salon use is consistent impact assessable development. It is noted that the proposed use is consistent
with the existing approved Type 2 Shop & Salon surf shop on the site, with the proposal representing a
continuation of the use, and an expansion with the additional floor and use area proposed.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
7 . 2 .2 A p p l ic ab l e C ode s
The proposed use is indicated as being impact assessable and is required to be assessed against the
provisions of The 2006 Noosa Plan. The Codes that are most relevant with regard to this proposal
include the:
• Noosa Heads Locality Code
• Business Uses Code
• Engineering works Codes
• Landscaping Code
7.2.2.1 Noosa Heads Locality Code
Division 15 – Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
Effects of use
Amenity Complies – The proposal, being for
O1 Uses are located, designed and operated No solution provided. additional use area, is located on the
to avoid significant adverse changes to the side and rear of the existing approved
light, air quality, noise, accessibility, or other use area. Access to the use, and visual
conditions enjoyed by users of associated, amenity from streetscape vantage
adjoining or nearby uses. points, are not altered because of the
proposal.
Major road network
O2 The visual amenity and character No solution provided. Complies – As above, the
surrounding the major road network, proposal, being for additional use
including Sunshine Beach Road (David Low area, is located on the side and
Way), Eenie Creek Road, Noosa Drive and rear of the existing approved use
Noosa Parade, is protected and enhances area. Access to the use, and visual
the entrances to Noosa Heads through— amenity from streetscape vantage
a) retaining and enhancing the visual points, are not altered because of
and physical separation of Noosa the proposal.
Heads from neighbouring localities;
b) ensuring future development does not Due to the existing streetscape and
encroach upon existing vegetation pedestrian access being retained, no
within the road reserve; and encroachment upon the road (reserve)
c) utilising dense landscaping and earth or visual or physical separation is
mounding (rather than fencing and proposed.
walls) for visual screening and noise
attenuation;
AND
O3 Development generates traffic demands Complies – The additional use area is
that are consistent with the future capacity of primarily for storage, and a small
the road network.\ amount of additional retail space. As
such, the additional area is for increased
operability of the site for retail purposes,
not just an enlargement of the retail
space. It is not considered that such a
low increase in floor area will have a
detrimental effect on traffic demand.
Scenic vistas
O4 Aesthetic and cultural values of the No solution provided. Complies – No clearing or earthworks are
natural landscape are maintained through proposed as part of the use. It follows that
protecting important scenic vistas— no change to the natural landscape or
a) from the streets, beaches and other scenic vistas will eventuate because of the
public spaces; proposal.
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of Noosa
Hill;
c) within Little Cove– vistas over Laguna
Bay and to the Noosa National Park
and the vegetation stands, part of the
hills and sand dunes;
d) within Cooloola and Weyba Park
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
Mobile business uses
O5 Business Uses located within the road No solution provided. Complies – Not applicable.
reserve or on the beach (particularly in the
vicinity of Hastings Street, Noosa Main Beach
and Noosa National Park) offer goods and
services that directly benefit visitors and
complement the range of visitor experiences
available in the locality, such as mobile food
vendors and learn to surf classes.
Built form
Density
O6 The density of development within the site No solution provided Complies – Population density is not
area— relevant to the proposed Retail business
a) is compatible with surrounding Type 2 use.
development;
b) does not exceed—
i. for the Semi-Attached Housing
Zone:
2
1. for sites between 500m and
2
599m inclusive — 4.8 persons
per hectare;
2
2. for sites 600m or more — 6.6
persons or 100 persons per
hectare;
ii. for the Attached Housing Zone—a
maximum population density of 160
persons per hectare, with the following
exceptions:-
A. Lots 55-61 on RP90598 and Lots
81-85 on RP92518 at the corner of
Noosa Drive and Grant Street where the
allowable population density is 320
persons per hectare exclusively for the
use of a visitor hostel; and
B. Lot 4 on SP 100064 in
Serenity Close, where the
allowable population density is
250 persons per hectare
C. Lot 110 on Plan
98016L19.DGW-RevA being the
Viridian Noosa Resort in
Viewland Drive where the
allowable population density is
100 persons per hectare
exclusively for the use of Visitor
accommodation Type 4
iii. Business Centre Zone—a
maximum population density of
100 persons per hectare; and
iv. Visitor Mixed Use Zone—a
maximum population density of
280 persons per hectare; and
c) has a low site impact to enhance
the opportunity to maintain
natural site characteristics,
including native vegetation and
natural landforms.
Height
O7 Buildings and other structures— S7.1 Buildings and other structures do Complies – No increase in height
a) present a building height consistent not exceed a maximum building height is proposed, with the building to be
with structures on adjoining and of— less than in S7.1b(ii)
surrounding land; a) for the Business Centre Zone–
12m; or
b) do not exceed a maximum building b) for the Visitor Mixed Use Zone—
height of— i. Northern side of Hastings
i For the Business Centre Zone– 3 Street—
storeys; or A. within 7m of the Hastings St
ii For the Visitor Mixed Use alignment – 6m;
Zone— B. balance area of site – 15m
A. Northern side of Hastings with a 12m presentation to
Street— the beach; or
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
• within 7m of the ii.Southern side of Hastings
Hastings St alignment – Street—
2 storeys; or A. within 10m of the Hastings
• balance area of site – 4 St or Noosa Drive
storeys with a 3 storey alignments – 6m;
presentation to the B. balance area of site – 15m;
beach; or or
B. Southern side of Hastings c) for Attached Housing Zone—12m
Street— with the exception of Lot 4 on SP
• within 10m of the Hastings St 100064 in Serenity Close, where a
or Noosa Drive alignments– 2 maximum height of 15m is permitted;
storeys; or or
• balance area of site – 4 d) for any other zone— 8m;
storeys; or
iii For Attached Housing Zone —
3 storeys with the exception of
Lot 4 on SP 100064 in Serenity
Close, where a maximum
height of 4 storeys is permitted;
or
iv For any other zone— 2
storeys;
c) do not visually dominate the
street or surrounding spaces;
d) preserve the amenity of
surrounding land;
e) respect the scale of
surrounding vegetation;
f) respond to the topography of
the site by minimising cut and
fill (eg. stepping down the site
or using a suspended pole
construction); and
g) maintain a mature vegetated
skyline.
Setbacks
O8 Buildings and other structures are S8.1 Buildings and structures comply with Complies – According to the relevant
appropriately designed and sited to— the minimum setbacks identified in section of Schedule 1 (copied in the middle
a) provide amenity for users of the Schedule 1 - Minimum Boundary Setbacks. column), the following is relevant in
premises as well as preserve the showing compliance:
visual and acoustic amenity of In the Noosa Heads Locality for the
adjoining and nearby properties; southern side of Hastings Street, east of
b) preserve any existing Noosa Drive—
vegetation that will buffer the a) 2m, average 4m from the front boundary a) The existing approved shop is
proposed building; to Hastings Street and Noosa Drive for the within 2 metres of the front
ground floor and 2nd storey; boundary. Proposed additions are
c) allow for landscaping to be provided greater than 4 metres
between buildings;
d) maintain the visual continuity and b) 10m from the front boundary to Hastings b) No second storey proposed
pattern of buildings and landscape Street and Noosa Drive above the 2nd
elements within the street; storey; and
e) protect public safety and property
within erosion prone areas by c) 6m from the front boundary to Morwong c) Site not fronting Morwong Drive
ensuring such areas are maintained Drive.
largely free of development; and
f) protect the natural character and
visual amenity of coastal areas and
watercourses.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot No solution provided Complies –
ratio of buildings and other roofed
structures— Responding to a) to e)
a) results in a building scale that is The proposed building additions to the
compatible with surrounding east of the site are obscured by a
development; retaining wall and vegetation, and will be
b) does not present an appearance of constructed largely out of view. To the
excessive bulk to adjacent properties, north of the existing building, the
roads or other areas in the vicinity of building addition can be accommodated
the site; and blended into the form of the existing
building on site, without creating a block
c) maximises the retention of existing or bulky form. No increase in storeys,
vegetation and allows for additional no clearing of vegetation, and no
soft landscaping between buildings; vehicular access considerations, are
d) allows for adequate area at ground part of the proposal. The increased roof
level for outdoor recreation, area will catch stormwater and drain to a
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Page 14
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
entertainment, clothes drying and lawful point of discharge.
other site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
Site cover
Site cover does not exceed— Site cover is proposed to change from
a) for the Detached Housing Zone—50% abt.30% to abt. 65%. It is considered
for a single storey building and 40% for that this is due to the narrow and
2
a double storey building; relatively small 286 m site . The site is
buffered on the south by a sizeable
b) for the Semi-attached Housing Zone– garden bed within the road (reserve),
40%; which acts to supplement open space
c) for the Attached Housing Zone–40%; or not provided on site due to the small lot.
d) for the Visitor Mixed Use Zone–45%; Further, the neighbouring site cover in
absolute terms is similar, though less in
For Multiple Housing Type 2, buildings have relative (%) terms due to the larger
a maximum plot ratio of 0.45:1. neighbouring lot (approx 40% from
aerial photograph).
For Multiple housing Type 3 or 4, Visitor
accommodation Type 4 and the
accommodation unit component of an
Entertainment and dining business Type
3—the maximum a gross floor area is
equivalent to the maximum allowable
2
population in persons multiplied by 40m .
For the Attached Housing Zone buildings
have a bulk and architectural scale that has a
maximum plot ratio of 0.5:1 up to 1.0ha of
site area and 0.3:1 for that part of the site
area above 1.0ha.
For the Visitor Mixed Use Zone the maximum
a gross floor area is equivalent to the
maximum allowable population in persons
2
multiplied by 40m , provided that gross floor
2
area does not exceed a total of 13,600m .
For the Neighbourhood Centre Zone and the
Business Centre Zone, the maximum plot
ratio does not exceed –
a) 0.8:1 for the first 2,000m2 of site area;
plus
b) 0.3:1 for the balance of the site area in
2
excess of 2,000m .
For the Detached house Zone and Semi-
attached Housing Zone—soft landscaping is
provided and retained over a minimum of
20% of the site area.
Roof form
Roof forms— S17.1 The main roof of the building Complies – Roof pitches for the
a) contribute positively to the local has a roof pitch no less than 5 additional buildings typically are not less
skyline; degrees and has roof forms a than 5 degrees, roof forms are in excess
b) complement the character of the minimum of 600mm wide; of 600mm wide. No roof top terraces
locality; AND are proposed.
S17.2 Buildings and structures do
c) use soft and articulated, pitched, not include roof top terraces.
skillion or curved roof forms;
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets; and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring
properties.
1
Flooding and drainage
Buildings and other works are designed and S18.1 Floor levels for habitable rooms Complies – drainage to flow into
sited to— are not less than the specified minimum Council infrastructure and it is assumed
a) provide flood free access to premises floor levels; that infrastructure has sufficient capacity
and flood free habitable areas; AND for additional loading.
b) allow only minor, short term and S18.2 Where Council infrastructure is
1
Council has mapping of minimum floor levels and flood levels for some parts of the Shire. Contact the Land Development Section of
Noosa Shire Council.
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Page 15
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
infrequent flooding of non-habitable available—
areas; a) any drainage (from buildings and
c) ensure drainage does not adversely land) flows to that infrastructure;
impact upon other premises; and and
d) ensure filling or excavation does not b) the infrastructure has the capacity
adversely impact upon other premises to accept any additional loading.
by—
i. causing ponding of water on
the site or nearby land;
ii. increasing flooding, which
adversely affects the safety
or use of any land upstream
and downstream; and
iii. adversely affecting the flow
of water in any overland flow
path.
Sloping sites and ridgelines
Development on sloping sites— S19.1 Buildings and associated Complies – No access ways are
a) is responsive to the natural accessways are not constructed on land proposed
topography of the site and minimises with a slope greater than 25% (1 in 4);
cut and fill; AND
b) does not visually dominate the hill S19.2 Buildings are of split level design No split level proposed.
slope or interrupt the skyline; that step down the slope or have
c) is integrated with the natural site suspended floor construction;
characteristics including vegetation; AND
and S19.3 Cut or fill is less than 1.2m in No cut or fill proposed.
d) for Multiple housing, takes the form depth;
of small separate buildings; AND
S19.4 The distance between the ground Distance between ground and floor
and the lowest part of the floor of the does not exceed 3m.
building does not exceed 3m;
AND AND
S19.5 Buildings present no more than 2 Only one storey proposed.
or 3 storeys at any one point.
On steep slopes or ridgelines
which are visible from the major road S20.1 No solution provided
network, areas of public open space, the
Noosa River or the beaches—
a) new buildings and structures including
outbuildings, are designed so as not to
dominate or detract from the scenic and
environmental qualities of the site and
its setting; and
b) the external colour scheme of buildings
is designed to blend with the natural
elements of its surroundings.
Public transport node
An accessible and safe public transport node S21.1 A public transport node is located
is established and operated within Noosa within Noosa Heads as identified in
Heads that— Schedule 5 — Map 1.
a) links public transport services to
other centres in the Shire and to key
destinations outside the Shire; and
b) forms part of an integrated transport
network that is accessible via
pedestrian and bicycle pathways.
Environment, conservation and recreation
Environmental and cultural heritage
values No solution provided
There are no significant adverse effects on
biodiversity, native vegetation, habitats,
landscape quality, water quality or cultural
heritage values, including those related to—
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 13
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
Open space network
The integrated open space network is S23.1 Open space corridors and existing Complies – No corridor mapped
established, enhanced and protected native vegetation in areas indicated in over subject site.
throughout the locality to— Schedule 5 – Map 4 are protected from
a) provide for both passive and active fragmentation and encroachment by
recreational pursuits; development.
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
Safe and convenient pedestrian and bicycle S24.1 Pedestrian and bicycle pathways Complies – No mapped pathway
pathways are provided and retained between are provided and retained where through/along subject site.
and around key destinations. indicated in Schedule 5 – Map 2;
AND
S24.2 Contributions toward a Pathways
Network are provided in accordance with
PSP20.
Recreational opportunities
Key recreation focal points, including Noosa No solution provided Complies – No change to landscape
National Park, Noosa River foreshore and character considered to occur at Lions
mouth, Noosa Main Beach and Lion’s Park Park.
are maintained without significant changes to
their landscape character, including as a
result of increased infrastructure.
Division 19 – Visitor Mixed Use Zone (Sections 9.23 and 9.24)
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
Consistent uses
The following defined uses and use classes Complies – use is consistent - Retail
are consistent uses and are located in the No solution provided business Types 2;
Visitor Mixed Use Zone—
a) Commercial business;
b) Entertainment and dining business
Types 1 or 2;
c) Home-based business Type 1;
d) Retail business Types 1 or 2;
e) Education Type;
f) Wellbeing Type 2;
g) Transport Types 1 or 5;
h) Ancillary dwelling unit;
i) Multiple housing Types 2, 3, 4 or 5;
and
j) Visitor accommodation Types 2 or
4.
Inconsistent uses
The following defined uses and use classes Complies – Proposed addition to
are inconsistent uses and are not located in No solution provided the existing use is not adding to an
the Visitor Mixed Use Zone— already inconsistent use.
a) All Agricultural Uses;
b) Entertainment and dining business
Type 3;
c) Home-based business Types 2 or 3;
d) Industrial business;
e) Retail business Types 3, 4 or 5;
f) Education Types 1, 2 or 3;
g) Emergency service;
h) Open space;
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 14
Page 17
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
i) Wellbeing Types 1, 3 or 4;
j) Service and utility;
k) Transport Types 2, 3, 4, 5 or 6;
l) Detached house;
m) Multiple housing Type 1; and
n) Visitor accommodation Types 1 or 3
Effects of use
Character and amenity S49.1 The number of non residential Complies (SO) – the proposal, a non-
Hastings Street is predominantly residential tenancies developed on a site does not residential use, is limited to the ground
in nature with non-residential uses limited to exceed the rate of 1 per 20 floor. Due to the small and narrow block, a
the ground floor. accommodation units or dwelling units; mixed use is not considered feasible, nor
provided that non-Residential Uses with a desirable. A multi-storey development on
2
use area over 100m are calculated as 2 the site may dominate the streetscape
tenancies. unfavourably.
Mixed-use development, incorporating S50.1 No development has a non- Complies (SO) – the proposal is not a
Visitor accommodation, is designed and Residential Use component of more than mixed-use development incorporating
operated to ensure Business Uses and 20% of the gross floor area on the site; Visitor Accommodation noting that the site
2
Community Uses do not have any adverse AND is only 286 m . None the less, the
impact on the amenity enjoyed by residents S50.2 No single Business Use has a use operation of the site is such that
2
and visitors, including impacts associated area in excess of 300m ; surrounding business, visitor
with— AND accommodation, and community uses are
a) visual and acoustic privacy; S50.3 Business deliveries are undertaken not impacted adversely due to any change
b) safety and security; and only between the hours of 6am to 7pm; in visual and acoustic privacy, safety or
c) lighting; AND security, or lighting. As such, it is not
S50.4 Business Uses operate only considered that the proposed development
between the hours of 7am and 9pm with will be any sort of encumbrance or pose
the exception of Entertainment and any impact upon the surrounding uses.
dining business, which may operate until
2am.
AND AND
The character and amenity of the street is S51.1 Residential Uses are located above Complies – The character and amenity is
protected through— the ground floor level. protected as:
a) a single access point to the a) there is only one access point to the
development; development;
b) dense street planting and a variety of b) no dining or sitting areas proposed,
alfresco dining and sitting areas aside from potentially the use of the front
serving as local meeting places; deck as an entry, waiting, or “chill out”
space for customers
c) small separate buildings, rather than c) the development is a relatively small,
large single bulking buildings; and single storey building with a distinctive and
coastal character. The built form is not
large and bulky, rather broken and small,
with wooden panelling and earthy tones
adding to the coastally-themed aesthetic,
and hence it’s appropriate character and
amenity.
d) uses on the ground floor level being d) The building is only a single storey, and
Business Uses such as shops, cafes, the ground floor use is a business use.
restaurants that create active building
fronts, with accommodation units
located above.
Entertainment and dining business uses
Entertainment and dining business uses S52.1 Entertainment and dining Complies – Not an entertainment
are designed to avoid:- business uses do not include drive- or dining business.
a) creating excessive traffic or amenity through facilities for purchasing food or
impacts on Hastings Street; or alcohol.
b) interrupting the pedestrian flow along
footpaths.
Pedestrian connectivity and scenic
amenity S53.1 No solution provided Complies – Vistas from Hastings
Vistas from Hastings Street to the beach are street to the beach are not affected
protected and enhanced; by the proposal.
AND
Pedestrian links from Hastings Street to the S54.1 No solution provided Complies - Pedestrian links are not
beach, adjacent parkland, national park, affected, with the existing building’s
foreshores, reserves and residential street access to be retained, and no
neighbourhoods are enhanced; development proposed that would affect
AND the pedestrian linkages.
Fences between buildings and the beach are
designed and sited to be sympathetic with the S55.1 Fences between buildings and Complies - No fences between the
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 15
Page 18
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
scenic amenity of the beachfront and do not the beach— building and the beach.
degrade the beachfront character. b) are no more than 1.2m in height;
c) are of open construction (at least
50% transparent);
d) incorporate lightweight materials;
and
e) incorporate dark colours to blend
with the natural landscape.
Visitor accommodation Type 4
Lot 7 on RP802632 being the Noosa No solution provided. Complies – not applicable
Sheraton Resort in Hastings Street is
developed and maintained for Visitor
accommodation Type 4 and offers
associated Business Uses.
Built form
Streetscape character
Development— S57.1 Ground floor uses have at least Complies – existing shop front to be
a) respects and complements the 50% transparent glazing to shopfronts to retained; this shop front is transparent
existing neighbourhood character; create active street fronts. with the installation of glass-panelled
b) addresses the street and contributes doors.
positively to the streetscape;
c) incorporates attractive and
contemporary designs;
d) contributes positively to the skyline
with pitched roofs;
e) provides variation and vitality in
setback alignment;
f) incorporates outdoor dining or
landscaped areas;
g) includes covered pedestrian
entrances to premises;
h) varies in line and plane;
i) employs landscape designs in front
building setback areas and footpath
areas that are in character with
existing streetscape themes;
j) provides for a variety of balconies,
verandas, railing treatment and
awnings but with limited covering of
pedestrian areas;
k) uses a variety of building materials to
add to the diversity and visual interest
within the streetscape; and
l) provides separate entrances for
Business Uses and Residential
Uses within the one building.
Carparking and access
On-site covered and open carpark areas are S58.1 and S59.1 and S60.1 Meets Overall Outcome – No on-site
generally screened from the street to avoid Parking spaces are located such that— parking spaces are proposed.
visually dominating the streetscape and a) open carparking spaces are
detracting from the pedestrian orientated concealed from the Hastings Combining the considerations of the
character of Hastings Street; Street and Noosa Drive frontages; uses’ type and patronage, relative size
AND b) a single ingress or egress point is and location, and the particular intent of
Hastings Street is maintained as a narrow provided for all carparking; the additional area to potentially
traffic way, whilst allowing for parking and decrease use-related traffic, it is
loading of vehicles on the street; c) a 6m landscaped setback is considered that the provision of on-site
AND provided between the parking parking is not an essential or practical
On site covered carparking areas are spaces and the road reserve; and requirement of the proposal.
accessible to residents, customers, staff and d) they are accessible to patrons
visitors during business hours. and staff during business hours The building is appropriately sited within
with security gating only activated perhaps the most ideal nexus of public
for Commercial Uses outside of transport and pedestrian networks within
business hours. Noosa Shire, and as expressed above,
receives significant amounts of
patronage from these alternate transport
networks, as well as visitors utilising
their accommodations’ on-site parking
and facility-provided transport. As
stated above the applicant is prepared
to make an appropriate contribution to
community parking facilities as a result
of any shortfall in onsite parking for the
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Page 19
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Specific Outcomes Probable solutions Response to SO/PS
(if code assessable)
proposed shop additions and that is
considered to be reasonable and
relevant.
Refer to grounds provided in Section
7.2.2.3 of this report. It should be noted
that the applicant is prepared to make an
appropriate contribution to community
parking facilities as a result of any shortfall
in onsite parking for the proposed shop
additions that is considered to be
reasonable and relevant.
7.2.2.2 Business Uses Code
The proposal has been reviewed against the provisions of the Code and is considered to comply
with the relevant requirements as detailed in the table below. Whilst it is noted that site does not
fall within a designated centre under the hierarchy of centres of the Noosa Plan, an examination
of the criteria is considered relevant to the proposal:
Table 14-8 For all Business Uses
Electricity infrastructure
O18 The development does not S18.1 No solution provided Existing supply adequate for
adversely impact on existing or future development on site.
electricity supply infrastructure; AND
O19 All uses and works maintain an S19.1 Development for uses adjacent Not applicable
adequate safe distance from to or within 50m of an existing
electrical infrastructure including electricity substation incorporates
substations, overhead powerlines, noise attenuation measures to
power poles and transformers. mitigate noise impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds,
tennis courts and outbuildings) are
not constructed under overhead
electricity transmission lines, or within
electricity easements.
Noise
O20 Development is designed and No solution provided Noise emissions not considered to
sited to avoid noise emissions that unreasonably diminish the amenity of
unreasonably diminish the amenity of the area. Operation of retail business
the area or surrounding uses. is indoors, with normal retail hours
being 8am-6pm.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
Mechanical plant and equipment
and storage S21.1 Mechanical plant and Complies - Proposal will
areas equipment are— largely reuse existing
O21 Mechanical plant and equipment a) located more than 2m from any plant/equipment. Where
(including air conditioning equipment) property boundary; additional plant/equipment is
and storage areas are designed and needed, it is suggested that
located to— b) where located at ground level, the design and location of
a) avoid adverse visual impacts when screened by fencing 1.5m in height or mechanical plant and
viewed from the street and adjoining dense vegetation of at least 1.5m in equipment, and outdoor
properties; and width incorporating grouped trees and storage areas, will be able to:
b) visually integrate with the building shrubs with maximum separation
design. distance of 1m measured from the a) avoid adverse visual impacts when
centre of the tree or scrub; and viewed from the street and adjoining
properties; and
c) are visually integrated into the line b) visually integrate with the
and plane of the building and roof building design.
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties; AND
S21.2 For Industrial business and Not applicable
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the
height of the on-site buildings
whichever is the greater.
Safety and security
O22 All property boundaries are S22.1 Boundaries are identified by Complies - Existing boundaries
clearly identifiable with public and such means as - identified by landscaping
private spaces clearly defined. a) fencing; or
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas are Complies - Proposal able to comply
well lit or can be locked after hours.
O23 All premises and access routes S23.1 All premises are identified by Complies – Premise identified by
are clearly identifiable to all persons, the provision of the street number in a prominent signage of use (“Golden
particularly emergency services prominent location, preferably near Breed”)
personnel. the site entry, (i.e. on the kerb or
letterbox or by signage on the
building or site).
O24 All building entries are designed S24.1 The number of entrances and Complies – Entrance at street
to be obvious and easily identifiable. exits are limited and main building frontage.
entrances/exits are located at the front
of the site, in view of the street. Where
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to buildings, Complies – Entrance is well lit and
are well lit and signed, and signage signed
includes hours of operation;
AND
S24.3 Entrances/exits are located to Complies – Entrance is to footpath.
provide a direct link to driveways and
carparking areas;
AND
S24.4 Recessed doorways are Complies – no recessed doorways
avoided where the recess is of
sufficient size to conceal a person.
Where recessed doorways are
unavoidable, measures are used to
enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided; or
d) gates which restrict access
provided.
O25 Uses are arranged within S25.1 Windows and main entrances Complies
buildings and on sites to enable are positioned to allow for casual
external areas to be monitored. surveillance.
O26 Communal open space, including S26.1 Communal open spaces, Not applicable
congregation and seating areas, is including congregation and seating
located where it can be monitored. areas are situated where they are in
the line of sight of windows, doors
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
and/or balconies of buildings, or can
be seen from a street or other public
space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies – building is sited in an
designed to minimise opportunities for visible from a public street or area and landscaped in such a
vandalism. laneway— fashion which inherently minimises
a) avoid the use of solid fences and the opportunities for vandalism.
blank walls which attract graffiti.
Where solid blank surfaces are
unavoidable, measures in the form of
landscaping, creepers, murals, vandal
resistant paint, etc are used;
b) use toughened glass, security
screens and other measures (but not
including security shutters that
obscure the view of shopfronts) are
used in windows which are provided
at ground level, to deter break and
enters; and
c) use hardy vandal proof materials
and anti-graffiti paint are used in the
construction of buildings.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate Complies – proposal considered
is provided to maximise safety. intensities is provided which satisfies able to comply with AS1158
the requirements of Australian
Standard AS1158: Public Lighting
Code, unless otherwise specified in
this Code;
AND
S28.2 External lighting of a graduated Not applicable – site is not of a
intensity is provided which starts at a layout or size which would require
lower level of brightness at the graduated intensity.
perimeter of the site and rises to a
higher level at the entrance to
buildings or at the centre of the site;
AND
S28.3 Lighting is directed onto the site Complies - proposal considered able
and away from neighbouring to comply
properties;
AND
S28.4 Vandal-resistant lighting is used Complies - proposal considered able
in public and publicly accessible to comply
areas.
O29 Public toilets are designed and S29.1 Public toilets are located in high Complies - Toilets for the single use
constructed to— traffic areas; on site are located within building.
a) ensure the safety of all people AND
using them; and S29.2 Features that may legitimise
b) take advantage of informal loitering, such as seating or public
surveillance from adjoining uses and telephones are not located within 20m
activities, discouraging non- of toilet entrances;
legitimate uses. AND
S29.3 Entrances to public toilets are
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies – site fronts the
public transport. access is provided from the site to link pedestrian pathway which
to existing pathway networks that lines Noosa Road, and
services public transport facilities; connects to the Hastings
OR Street Bus Stop across the
S30.2 Direct pathway access is road.
provided to the public transport facility
if the facility is contained on site or
within 50m from the property
boundary
O31 Business Uses are designed S31.1 Safe and convenient cycle Complies – The site is
and constructed to encourage users access to and from the site from the located in an area with both
of the development to access the site existing road and bicycle network, and pedestrian walkways and line-
by means of foot or bicycle through safe bicycle movement within the site marked road cycle ways.
provision of appropriate end-of-trip is provided;
facilities including bicycle parking AND
and shower/change rooms S31.2 Secure and convenient parking Complies – the proposal is
space for bicycles is provided on site considered able to comply (2
in accordance with AS2890.3 Bicycle spaces)
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle Not applicable
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
parking spaces are required in
accordance with Figure 14-1 Minimum
Requirements for Bicycle Parking,
end-of-trip cycle facilities are provided
at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces
or part thereof;
AND
S31.4 Bicycle parking spaces and Complies - Proposal able to
cyclist facilities are designed in comply with scheme
accordance with AUSTROADS Guide requirements.
to Traffic Engineering Practice, Part
14 – Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities Complies – existing building
such as seating and shade structures has permanent awning and
are provided in developments for the deck constructed, allowing
convenience of persons walking to the seating and shade.
site.
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies – existing approved
storage areas and loading docks do storage areas and loading docks are refuse areas to be utilised.
not detract from the visual amenity of situated to the rear of the building or
the streetscape or cause nuisance to under the ground;
adjoining properties. OR
S32.2 With the exception of the
access way, waste storage areas,
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values
O33 There are no significant adverse No solution provided Complies – no changes to
effects on the biodiversity, natural natural vegetation.
vegetation, native wildlife, habitats,
landscape quality, water quality or
heritage values, including those
related to—
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of heritage significance.
2
Table 14-10 Entertainment and Dining Business or Retail Business Types 1 or 2
Noise and visual amenity
O35 Uses maintain a satisfactory S35.1 For uses involving outdoor Complies – proposal
level of acoustic and visual amenity courts including tennis courts, half considered able to comply
for surrounding uses. courts and netball courts—the use
complies with the requirements in
Section 2 of PSP8 Tennis and other
Courts.
Outdoor dining areas
O36 Outdoor dining areas are S36.1 Walls to outdoor dining Not applicable – no dining proposed
designed and located so that— areas are—
a) structures are aesthetically a) if facing a roadway or other
pleasing and in keeping with the public area, transparent;
existing character of the area, b) not made of flexible, roll-up
including the architecture of the or drop plastic sheeting;
associated building; c) separated from the floor
b) outdoor dining adds to the and any roof by a minimum
landscaped streetscape without vertical gap of 500mm;
increasing perceived building bulk; and
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
c) temporary walls or roofs are stored d) if detachable or collapsible,
when not in use and secured at all are only used during inclement
times; weather;
d) adequate air movement is AND
available; and S36.2 Roof, walls or other
e) structures do not impede the structures do not extend
movement of pedestrians or vehicles; beyond the boundaries of the
AND premises;
AND
S36.3 The outdoor dining area
complies with Planning
Scheme Policy PSP14
Outdoor Dining.
O37 Adequate clearways and head S37.1 Roof structures over Not applicable – no dining proposed
clearance are outdoor dining areas have a
provided to allow safe movement of minimum clearance height of
users of the 2.1m.
premises.
Acceptable solutions (if self-assessable)
7.2.2.3 Engineering Works Code
Car parking
The planning scheme nominates the following minimum provision of car parking on the site:
The consideration of this minimum provision is given in the table below for the proposed
development:
Use area GFA/Use area Parking consideration
Existing approved use 85m2 Nil
area
Proposed use area +100m2 15m2 at 1 space per 20m2
and
85m2 at 1 space per 15m2
= 6.41 spaces
It is not considered that car parking is essential for the proper functioning of the proposed addition
to the existing use for the following reasons;
1. The proposal is to add onto the existing development on the site and the existing use does
not provide any on-site car parking.
2. The site has a total area of 286 m2 with an existing use occupying 85 m2 of the western part
of the site. The existing development on the site does not physically allow car parking to be
provided within the site and to be able to enter and leave the site in forward gear.
3. The 286 m2 site is positioned on a busy round-a-bout being the only entrance into Hastings
Street and the main entrance into the Noosa National Park and First Point areas. The site is
a corner site with public road also to the south which is used both for an active public carpark
and for pedestrian and vehicle access into adjoining developments to the east. The provision
of an access into the site through the existing garden bed in the road to the south is not
considered desirable from a pedestrian, vehicular or even a visual amenity perspective.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
4. The site is in close proximity to existing public transport facilities with the main local covered
bus stop being within 30 metres.
5. The is close proximity to sizeable existing public parking areas such as that area starting
within 20 metres to the south-west at Lions Park and that other nearby area 25 metres to the
north-west.
6. Unlike some other dominant uses in the immediate area, for dining or tourist-accommodation
purposes, the proposed additions to the existing shop use are not considered to generate a
large amount specific customer car journeys. The use is frequented by pedestrians who
largely either park on-site at their accommodation, use public transport, or patron the
proposed use as an aside to their journey to Hastings Street. Another large portion of the
use’s patronage is backpackers, who do not commonly utilise car transport, rather public
transport, accommodation facility-provided transport, or pedestrian networks. As such, the
provision of car parking is not considered to be an essential requirement on the basis of the
proposed use in the context of the surrounding commercial/tourism area.
7. The proposal is for additional area for display, storage, workshop elements of the existing
use, which would otherwise need to be carried out off-site. The workshop and storage
components are considered to generate minimum additional carparking requirements
especially when appreciating the additions will reduce staff trips to off-site workshops and
storage.
8. The applicant is prepared to make an appropriate contribution to community parking facilities
as a result of any shortfall in onsite parking for the proposed shop additions that is considered
to be reasonable and relevant.
Combining the considerations of the uses’ type and patronage, relative size and location, and the
particular intent of the additional area to potentially decrease use-related traffic, it is considered
that the provision of on-site parking is not an essential or practical requirement of the proposal.
The building is appropriately sited within perhaps the most ideal nexus of public transport and
pedestrian networks within Noosa Shire, and as expressed above, receives significant amounts
of patronage from these alternate transport networks, as well as visitors utilising their
accommodations’ on-site parking and facility-provided transport. As stated above the applicant is
prepared to make an appropriate contribution to community parking facilities as a result of any
shortfall in onsite parking for the proposed shop additions and that is considered to be reasonable
and relevant.
7.2.2.4 Landscaping Code
The existing site is already well landscaped, and the applicant is proposing to enhance the facility
where required, to provide an attractive aesthetic, as discussed in the Noosa Heads Locality
Code tabled in 7.2.2.1.
7 . 2 .3 O ve r l a ys
The site is mapped as being affected by two overlays relating to;
- flooding (minimum floor height); and
- acid sulfate soils (high potential acid sulfate soils 0-5m AHD) and
- medium bushfire hazard.
Appropriate conditions are able to be imposed if relevant.
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 22
Page 25
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
8 Conclusion
The above development application has been submitted to the Noosa Shire Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for Retail Business- Type 2 Shop &
Salon on the site which is consistent impact assessable development under the Noosa Plan 2006.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
y The proposed addition to the existing building is located on a site that is already approved for
a Retail Business – Type 2 Shop and Salon;
y The proposal seeks permission to extend an approved building on site to provide additional
area primarily for stock storage and retail space, and also to conduct minor detailing and
repair of surfboards in relation to the sale and hire of surfboards on site;
y The design of the development respects the streetscape of the locality by incorporating
substantial landscape screening, with the design and position of the building additions to
reduce any likelihood of adverse visual impacts; and
y The site is well serviced by functional and convenient public transport and pedestrian
networks.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 23
Page 26
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
_______________________________Annexures
Annexure A: Existing Approved Plans
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 24
Page 27
a Tracy Jones
Owrect Telephone: (017)8449 5228
Response Address: PO Bax 141, Tewantin QLD 4565
Ena: ik
cages: __20ea00
3 Ociober 2008 —
Cammeray Investments PlyLid =~
CARE Ken Hicks & Associates Ply Ltd -
PO-Box6390
MAROOCHYDORE BC OLD 4558
Seer SifMadanr
Negotiated Decision Notice
smegrared Planning Act 1997
(refer to your application and the representations you made in respect to the Decision Notice. On 73
‘October 2008 Council decided your representations.
Delails of the negotiated decision are as follows
ii” ApPuC
Application No: 2008290
Street address: 15 Noosa Drive, Noosa Heads
irr emt Lat 8 21627
, Planning Scheme:
‘The Noosa Pian
. Tae
0 August 2008 decided te isaue the following type of approvat-
s Development Permit for Material Change of Use - Retail Business Type 2 - Shop & Salon
In refation to representations, Council on 13 October 2008 decided to:
SS EF TRIE OT NSE Condition & & infrastructure Charge Nolice for the following reasons:
Condition &
There wif be no mechaniem to ensure compliance with contribution Payment should altemative
options be provided.
| Ch Notic:
The Infrastructure Charge has been comecily calculated, as one charge rate apples fo a
Imespective of whether or not the tee Involves food preperation & dining, Shep
8 __ Amani Condition 8 and Adviee- Condition t
C. — Inckwe an additional condition .
D. issue a Negotiated Decision Notice
Couneh on 2
Page 28
200Bigen
des IPRS ETE we
The relevant period for this Development Approval is ideniified in the Assessment Manager
Development undertaken in accord generally comply with the
approved plans of development. The approved plans are listed in the following table and as may
be amended by these conditions.
Biiegi Teac wien Boemmenit Naas oe oe
» Document Yio. ~
effect upon the amenity of the neighbourhood by reason of the creation of excessive noise,
lighting nuisance or other emissions.
3. Any advertising sign or device is to comply with Council's policies on advertising.
approved for the use.
5. Any new hot water systems insialied shall be either solar sysiams; electric heat pump systems;
of gas systems (LPG or nstural).
ith fh S2A SErvatkn
Rating System as defined by the AS/NZS 6400 (Water Efficient Products - Rating and Labeling
2003) and AS/NZS 3500 (National Plumbing and Drainage Standard Part 1.2}, with toilets to
comply with the AAAA Water Conservation Rating System. All tap ware and shower roses shall
not excaed a maximum flow of 9 litres per min. Dishwashers and washing machines ere
oo 1 econ from thia requirement
7. The Development Pernst for a materia) change of use of premises lapses if the use has not
happened by 20 August 2012, unless an application to extend the currency is approved by
Council.
rr TONS Foro dS Gourrcil inircetrctuive.
8 ‘Monetary contributions shall be paid to Noosa Council towards the cost of providing and/or
upgrading various infrastructure at the rates applicable at ihe time of payment An estimate only
of the contribution amounts under the current Council policies and requirements is oullined in
the table below:
Cont = Required Fon — — 5
PSP12— Public Open Space Contributions {Park} $154
| PS P46 — Sewermpe Headworks Contributions 30
PSP17 — Water Supply Headworks Contributions 90
PSP20 - Pathway Trunk Network Contributions $185
TOFAL Contribution Amount = $369
Please note, that these amounts are all subject to variations in the Consumer Price index, Alt
Groups Brisbane from March 2008 until the date of payment.
2087
Page 29
laone_and-/-o) ‘Manager's conditions. to this development approval have been based on the fol lowing Uses Classi Uses and applicable quantities. Existing Use Class / . Approved Use | Approved Use : Existing Quantity Class / Use charge notices issued separately. aboriginal Cultural Heritage Act 2003 Thers may be a requirement to establish 9 Cuftural Heritage Management Plan andor obtain approvals pursuant to the Aboriginal Cujturat Hentage Act 2003. saT
Page 30
evans
—" oI + 8 neron whe carrie
out an Sealy must tate all reasonadie and practicable ineasures To ensure the activity does not harrn
Aboriginal cultural heritage”. it is an offence fo fail io comply with the duty of care. Substanfial
monetary penailies may apply to individuals or corporations breaching this duty of care. Injunctions
may also be issued | by the Land and Resources Tabunal, and the Minister administering the Act can
a 0 : al re!
the cuftural hertage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Co-rdination Unit on 07 3236 3838 to discuss any
Obligations under the ACH Act.
Typ a Davelopmont Perit Sj oft eed Deipment em
The developer must Sa OE
development approved under this Decision Notice:
Advertising Devices Cade
peerman, gnre
‘You w have continuing appeal rights in respect of Council's decision on your applicaiion. Refer Section
ct 1997
OTHER DETAILS
Should you wish to obtain more > ivormation 3 about Councit's ‘decision, @lectronic copies of Councifs
decision are available on line of waw.sunshinecoast.gid .qov.au, or at Council Offices.
DECISION NOTICE HISTORY
* Otginal Decision Nolice issued 26 August
« Negotatiad Decision Nolce issued 13 October
2008 with ameniment to Condition -& ana”
Advice Condition 1.
fare
Page 31
2008ac0 Yours faithfully, Tracy Jones OR PLANNING OFFICER
Page 32
PLAN OF AN AREA TO BE LEASED
SUNSHINE GOAST
Existing GFA: Bowe | BeameaceeN
wt signature, rat ond
4
©
|
Date: Fb Lal 2006
RPGII7E
, &P
pr
SUP
1O3EF
\ Black walt weather boord —
ta Y 6
2\ VA
: N 21827
2S a Aj
—
Ky) 06
AP Block wait
ROAD
0 _— 9 20 aves SOME
Original Seale 200 ,
t Kan Hicks & ars S76 823),
F A BUILDING
COUNTY OF MARCH gsi
TITLE REF:14800262 Bight L0G
; P.c.A. $97, GROSS LETTABLE AREA - RETAIL (GLAR) CONSULTING SURVEYORS
4 TOON
i guite T Dalton centre,
:
a » PO Box 4380)
SURVEYORS REF: O80517S/LA ken hi , Sergaterpoms bo Gia 4556
DATE: 14/05/06 sa aetaieres Peet aes ries
Page 33
Proposal Report Proposed Material Change of Use of Premises for Retail Business - Type 2 Shop and Salon over Land situated at 15 Noosa Drive, Noosa Heads
described as Lot 6 on N21827
Applicant: Cammeray Investments Pty Ltd
_______________________________Annexures
Annexure B: Proposal Plans
martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 25