Council archive · source document
Information Request MCU23 0078 [As Published] · MCU23/0078
Officer: Nadine Gorton
Direct Telephone: 07 53296215
Our Reference: MCU23/0078
Your Reference: 21-0694P/04
17th July 2023
Stockwell Development Group Pty Ltd
PO Box 3144
SOUTH BRISBANE QLD 4101
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily
assess the proposal.
1. APPLICATION DETAILS
Application No. MCU23/0078
Street Address: 69 Hofmann Dr Noosaville Qld 4566 46 Walter Hay Dr
Noosaville Qld 456628 Eenie Creek Rd Noosaville Qld 4566
Real Property Description: Lot 1 SP 322201, Lot 3 SP 322201, Lot 7 SP 322201
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. INFORMATION REQUIRED
A number of issues are raised below with the application in its current form. The development
of the Village Mixed Use Precinct (5D) is a significant and important development within the
Noosa Business Centre (NBC). Despite this, the application was lodged without a pre-
lodgement meeting or with the proposal being discussed with the development assessment
team. While this is not a mandatory requirement, it is highly unusual for such a significant
development within the NBC to be lodged without attending a pre-lodgement meeting and
obtaining advice about the level of compliance with the planning scheme.
Some of the issues raised below are considered to be higher order issues which are
fundamental to the underlying intent of the planning scheme to limit the amount of retail
development with a key focus on diversifying the local economy and providing for employment.
It is clearly stated that the planning scheme recognises that a proportion of the Shire's higher
order needs will be fulfilled by activity centres in other areas, particularly the principal regional
activity centre of Maroochydore and to a minor extent Gympie’s major regional activity centre.
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
Page 1 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 20 pages
Page 2
It is acknowledged that the application is to be assessed on its own merit; however, the
development of the NBC is to occur in a manner that is consistent with the higher order
planning principles that underpin the planning scheme. In particular, with respect to the nature
and type of the uses expected in the various development precincts, including a limited amount
of retail development.
While a number of issues are raised below that are to be addressed, it is suggested that the
fundamental planning outcomes, which seek to limit the amount retail development, needs to
be addressed under a changed proposal before the development application could be
supported.
The information requested is set out below:
Higher Order Strategic Issues
Issue – Provision of Employment within the NBC
Part 3.2.6, under Centres hierarchy, states … the centres hierarchy also takes into
consideration Noosa Shire's role in a more regional context. It recognises that a proportion of
the Shire's higher order needs is fulfilled by activity centres in other areas, particularly the
principal regional activity centre of Maroochydore and to a minor extent Gympie’s major
regional activity centre.
The Noosa Business Centre and Noosa Junction are the next level in the hierarchy and are
the major activity centres for Noosa Shire. Both have distinct and complementary roles, with
Noosa Business Centre having a predominant role providing future long term growth and
employment for the Shire.
The Noosa Business Centre is designated in the South East Queensland Regional Plan 2017
as the only major regional activity centre in Noosa. The major centre offers the greatest
opportunity to accommodate most of the long term growth and development for key priority
sectors including knowledge based industries such as education and training, health, digital
economy, technology innovation, and research and development. This will be delivered
through a number of planning precincts to reflect the desired function and role of the centre.
Future retail development is provided for in a village mixed use precinct designed around a
vibrant open main street linked to an open air village green space and connecting with the
existing shopping centre. (emphasis added)
Under the Strategic Framework at section 3.3.5 (s)(i)(B), it is stated that the … Noosa
Business Centre – is a key higher order centre in the Noosa Shire as it is designated as a
major centre in the South East Queensland Regional Plan. It caters for the broader Noosaville,
Tewantin, and hinterland areas of the shire. Its role and function are to provide for a mixed-
use Shire-wide Business Centre, with a focus on employment growth and economic
diversification being a key employment hub for Noosa now and into the future. Innovation and
knowledge-based industries, health, research and education are present as well as higher
order sub-regional retail including a discount department store and full line supermarket. There
is a very limited increase in retail floor space, recognising the role of the regional activity centre
at Maroochydore in providing high order retail needs. (emphasis added)
Under the Strategic Framework it is expected that development within the NBC is consistent
with the outcomes sought for each planning precinct, which provide for a limited amount of
retail development. While some additional retail development is envisaged, this is limited, with
a focus on providing other forms of employment generating uses. The proposed development
is not consistent with the planning intent for the VMU Precinct (5D) and the Business Park
Precinct (5A) as shown on the Major Centre Zone Precinct Overlay. This is in terms of the
scale, intensity and type of uses expected within each of these precincts (discussed further
below).
Under the Major Centre Zone Code, overall outcome (2)(d) states:
Page 2 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 3
Development does not compromise the hierarchy of centres across the Noosa Shire, whether
as a result of the impacts from individual developments or the potential cumulative impacts of
multiple developments.
Performance outcome PO1, states:
The business use or centre activity is of a type, scale and intensity that is consistent with a
Major Centre as identified in the Noosa Shire Centre Hierarchy.
The proposed development provides for 13,700m² of retail development in circumstances
where it is intended the amount of retail development not exceed 7,500m² within the VMU
Precinct (5D), this being a performance outcome. The scale of the retail development is
excessive for the VMU Precinct (5D), with components of the proposed development also
extending into the Business Park Precinct (5A) and the Residential High Density Precinct (5E)
(in part). This will potentially compromise the key planning outcomes, which seek to maximise
employment growth within the NBC. Further, the proposed type, scale and intensity of the
retail component is not consistent with the identified Noosa Shire Centre Hierarchy under the
planning scheme.
It is noted also that the town planning report states … currently, there is a disconnect between
the actual role and function of the Noosa Business Centre within Shaping SEQ Regional Plan,
the Purpose and Overall Outcome for the site as a Major Centre and some assessment
benchmarks. The currency and relevance of the prescriptive planning scheme provisions do
not reflect the current circumstance of the area, community expectations or Ministerial
condition placed on the Noosa 2020 Plan. The above comments are not supported. Under
part 2.2, the Minister has advised planning scheme appropriately advances the SEQ Regional
Plan, including the regional activity centres network. Further, the Noosa Plan 2020 is a recent
planning scheme, which was publicly notified, and the submissions were carefully considered
by the Council prior to adoption.
Information Required:
1. Further information is required to demonstrate the proposed development meets the key
employment outcomes sought under the Strategic Framework, given the proposed
development substantially exceeds the limited amount of retail development expected
within the VMU Precinct (5D).
2. Further information is required to demonstrate the proposed development will not
compromise the hierarchy of centres across Noosa Shire, whether as a result of the
impacts from individual developments or the potential cumulative impacts of multiple
developments, given the extent of additional retail development being proposed within
the VMU Precinct (5D), while having regard to the additional retail development that is
already permitted within the Retail Precinct (5C).
3. Further information is required to demonstrate how the development is consistent with
the key planning outcome to provide for employment generating uses not associated
with a large scale retail development, given the development extends into the Business
Park Precinct (5A) to the north and south of the VMU Precinct (5D), and used for
carparking, loading and unloading of vehicles, and entertainment uses (theatre), which
inhibits other business uses in these locations, in circumstances where a limited amount
of retail development is expected.
4. Further information is required to demonstrate why there is a disconnect between the
actual role and function of the NBC within Shaping SEQ Regional Plan, the purpose and
overall outcome for the site as a major centre and some assessment benchmarks, given
part 2 of the planning scheme clearly states the Planning Minister has identified that the
Noosa Council’s planning scheme appropriately advances the SEQ Regional Plan 2017
as it applies to the planning scheme area.
Page 3 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 4
5. Provide amended proposal plans reducing the scale and intensity of the retail
development to be consistent with that intended for the VMU Precinct (5D) and to be
consistent with the planning outcomes sought for Business Park Precinct (5A) and
Residential Precinct (5E).
Issue – Extent of Retail Development
The town planning report states that … the proposed retail component at Noosa Civic Village
(13,700m2) is consistent with the Noosa Plan 2020 which allows for an additional 6,500m2 of
code assessable gross floor area (GFA) within the Retail Precinct of the NBC, as well as
7,500m2 allowable GFA as consistent, impact assessable within the Village Mixed Use
Precinct.
The economic report states that … the retail tenancies incorporate a supermarket of 3,474
sqm, two larger mini major tenancies of 1,579 sqm and 927 sqm, and a range of smaller
tenancies within both an internal mall setting (opposite the supermarket) and adjacent to the
civic plaza and open-air pedestrian connection to the existing Noosa Civic Shopping Centre.
Under the Major Centre Zone Code, performance outcome PO6 states:
The Noosa Business Centre provides for higher order retailing and entertainment facilities for
the shire including the existing discount department store and full-line supermarket
established in the centre. An additional small format supermarket is established in the Village
mixed use precinct with a maximum gross floor area of 2,500m². (emphasis added)
Performance outcome PO70 states:
Development provides the retail core of the Noosa Business Centre and shops, shopping
centre, service industry and food and drink outlets do not exceed a combined gross floor area
of 24,500m² within the Retail precinct.
Performance outcome PO72, states:
The combined gross floor area of all retail uses within the village mixed use precinct does not
exceed 7,500m² and does not include a discount department store or full-line supermarket.
(emphasis added)
Under the Major Centre Zone Code, there is a clear planning intent to limit the amount of retail
development within the VMU Precinct (5D) to 7,500m². Further, the VMU Precinct (5D)
specifically includes another supermarket having a maximum gross floor area of 2,500m².
The Retail Precinct (5C) is a separate precinct and is expected to have a maximum amount
of retail development of 24,500m², which provides for additional retail development in this
location, in the order of 6,500m². There is no suggestion under the planning scheme that the
total amount of retail development within the NBC is transferable between precincts, with the
remaining retail floor space anticipated for the Retail Precinct being permitted development,
to be located within the core retail location within the NBC. The primary planning intent of this
is to ensure that other land within the NBC is available for other employment generating uses
and diversifying the local economy consistent with a number of higher order provisions under
the Strategic Framework.
Performance outcome PO74, states:
Development provides for higher density multiple dwellings which meets the needs of a
diverse range of current and future resident populations including small households, older
persons, people on low incomes and people with special mobility needs.
Page 4 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 5
The proposal plans state about 1090m² of retail development is proposed within the High
Density Residential Precinct (5E), which is not intended to contain any retail development.
While it is accepted that the boundaries of the precincts do not align with allotment boundaries,
this does not mean the intended uses within the precincts should be compromised, in
circumstances where no certainty is provided about the nature of the future development
within this precinct. Some flexibility could be afforded with respect to the locations of the
precinct boundaries, provided the primary planning outcomes are met under the planning
scheme.
Performance outcome PO84, states:
The first stage of development in the Noosa Business Centre Village mixed use precinct, High
density residential precinct or the Business park precinct (where immediately adjoining either
the Village mixed use of High density residential precincts) includes:
a) …
b) …
c) …
d) …
e) a pedestrian link between the Noosa Civic shopping centre building and the main street
area that passes through the village green space;
f) development of the Village mixed use precinct with small floor plate retail including
shops and food and drink outlets, with primary active street frontage to the village
green space; and
g) the construction of a minimum of 3,000m² of commercial office floor space, capable of
use for commercial or professional offices, constructed in an adjacent Business park
precinct or precincts.
While the development provides for 2,800m² of commercial office space, this not within the
Business Park Precinct (5A). Further, it is noted that an office use is consistent within the VMU
Precinct (5D) in any event. As discussed below, the development also does not provide for a
village green space, which is expected under the NBC Framework and Character Plan (Figure
7.2.4.5).
Information Required:
6. Further information is required to justify the extent of retail development being proposed
within the VMU Precinct (5D), which is 13,700m², in circumstances where the maximum
gross floor area for retail uses within this precinct is expected to be 7,500m².
7. Further information is required to justify the scale of the proposed supermarket being
proposed, given the clear planning intent to limit the size of the additional supermarket
to 2,500m², with an existing full-line supermarket located within the “Noosa Civic”
development, with other mini-major tenancies also being proposed.
8. Further information is required to demonstrate how the proposed development
comprising 13,700m² of retail development within the VMU Precinct (5D) is consistent
with the planning scheme, given the table of assessment (Table 5.5.5.6) clearly states
the maximum allow retail floor space in the VMU Precinct (5D) is not consistent for any
use listed in this table and not meeting the description listed in the categories of
development and the assessment column.
Page 5 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 6
9. Further information is required to demonstrate how the proposed development is
consistent with the planning scheme in circumstances where a limited amount of the
retail development is proposed within both the Retail Precinct (5C) and the VMU Precinct
(5D), which serve different functions, with the amount of retail development within the
NBC not being transferable between precincts, and in circumstances where the
additional retail development in the Retail Precinct (5C) is code assessable and
therefore permitted.
10. Further information is required to demonstrate why it is necessary or desirable for retail
development to be provided within the High Density Residential Precinct (5E), in
circumstances where the amount of retail development substantially exceeds the
expected amount of retail development (7,500m²) within the VMU Precinct (5D).
11. The proposal plans are to be amended to provide for the expected minimum of 3,000m²
of commercial floor space within the adjacent Business Park Precinct (5A) as reasonably
expected under PO84(g).
Issue – Land Zoning
Within the VMU Precinct (5D) to the west there a finger of land excluded from the Major Centre
Zone that is included within the Environmental Management and Conservation Zone and the
Recreation and Open Space Zone, which protrudes into the Major Centre Zone. This is
deliberate to provide for a pedestrian link that passes through village green space for the
benefit of the local community in conjunction with the development of the VMU Precinct (5D)
(refer PO84, above).
Under the Recreation and Open Space Zone Code, overall outcome (2)(v), states:
Development of the Noosa Business Centre includes the provision of an open space area
located between the existing shopping centre and village main street generally in accordance
with Figure 7.2.4.5 (Noosa Business Centre framework and Character Plan). This space is to
be mostly open aired with high amenity landscaping treatments that reflect the contemporary
subtropical design of the Noosa Business Centre and provides an informal meeting and
entertainment space for the community. It also includes a portion of land to the north of Walter
Hay Drive which allows for larger sport and recreation uses as well as community uses.
For the NBC, under performance outcome PO14, it is expected that … the first stage of
development of the Noosa Business Centre Village mixed use precinct includes:
h) the creation of an open air village green space connecting the existing shopping centre
to the main street with activated frontages with a minimum area of 3000m²;
i) the village green space being turfed and landscaped including pathways and seating;
and
j) a pedestrian link between the Noosa Civic shopping centre building and the main street
area that passes through the village green space.
Limited, if any information, is provided about the level of compliance with the Recreation and
Open Space Zone Code (refer Appendix H).
Under the Environmental Management and Conservation Zone Code, the purpose is to protect
and maintain biological diversity and ecological integrity. Limited, if any information, is
provided with respect to the Environmental Management Conservation Zone Code (refer
Appendix H).
Page 6 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 7
Consequently, it is expected that this area of the VMU Precinct (5D) remain vegetated as an
entry into the recreational open space area. It is accepted that in this location an elevated
pedestrian walkway or link to “Noosa Civic” will be provided generally in this location to provide
pedestrian connectivity; however, it is not necessarily intended that this whole area would form
part of the built form development as is being proposed.
It is evident from the proposal plans where the proposed “Civic Plaza” to be provided at this
location forms part of the built form for the development, and not pavilions, and does not
provide for a village green space that is turfed and landscaped, which includes a basement
carpark beneath that extends to edge of the western easement, with limited opportunity for
deep planting.
The open space area is primarily comprised of paved surfaces with limited vegetation. The
trees will be within elevated planter boxes with limited surrounding area to enable root growth
and the development of the trees. Reference is also made to the comments below with respect
to urban design and landscaping.
Information Required:
12. Provide further information demonstrating how the proposed “Civic Plaza” achieves the
public open space outcomes sought under the planning scheme including having an
open air village greenspace comprising 3,000m² that is turfed and landscaped to be
used as Green Space/Recreation Open Space under the NBC Framework and
Character Plan.
13. Provide further information demonstrating how the proposed development is compatible
with the land included within the Environmental Management and Conservation Zone
and the Recreation and Open Space Zone.
14. Provide further information demonstrating that the scale of the pedestrian walkway and
other structures, and the use of the walkway (as shown on the Connection Plan under
the Landscape Concept Deign) within the open space area to the west is consistent with
the Environmental Management and Conservation Zone and the environmental
covenant over this part of the land.
15. Provide further information demonstrating how the native tree understorey planting,
including mature trees is to be achieved as shown on the Landscape Concept Design
given the majority of the proposed development at ground level is above the basement
with no ability for deep planting within the central area.
16. Provide further information demonstrating high amenity landscaping treatments that
reflect the contemporary sub-tropical design including:
a) Landscape elevations showing vegetation growth at 5 years;
b) Height/depth of planter boxes and design intent for roofed areas; and
c) Paving that avoids a monolithic appearance.
Issue – Detail about the nature and type of uses
The proposal plans provide limited information about the nature and extent of the uses being
proposed with overall floor areas provided. Insufficient information is provided about the extent
of the various uses within Lot 3 and Lot 7. This includes the floor areas for the extent of retail
development within each lot, which are to standalone in terms of the provision of carparking
etc. Further, the application material does not inform the floor areas of other uses being
proposed, including indoor sport and recreation and what is meant by entertainment given the
change to the uses.
The town planning report states, … the development application seeks a Development Permit
for a Material Change of Use for the following:
Page 7 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 8
• Accommodation Activities (Multiple dwelling, short-term accommodation)
• Business Activities (Food and drink outlet; office; shop; shopping centre)
• Community activities (Health care service)
• Entertainment activities (Bar; Hotel; Theatre; Indoor Sport and Recreation).
(emphasis added)
Despite the above, a number of the above uses were deleted from the Amended DA Form 1
– Application Details, with little information provided about the change. Further, some of the
comments made under the responses to the Major Centre Zone Code (PO3 & PO4 - refer
Appendix H) refer to the uses that have been deleted from the application, such as a health
care service. Further, the response to the Entertainment Activities Code refers to a range of
entertainment activities including bars and hotels, which have also been deleted from the
application (refer PO1 - Appendix H).
Under the Major Centre Zone Code, overall outcome (4)(f) states:
A small format supermarket, entertainment activities such as cinemas, hotel, bars, as well as
short-term accommodation opportunities and community uses develop in the precinct.
Performance outcome PO5, states:
The Noosa Business Centre, as a principal function provides for employment growth in key
priority employment sectors for Noosa Shire, by enabling a wide range of business,
commercial and community activities, as well as retaining development capacity in the longer
term to take advantage of potential future employment opportunities.
While a cinema (Theatre) has been applied for, a number of the uses expected in the VMU
Precinct (5D) were deleted from the application. While a shopping centre has been applied,
which means … the use of premises for an integrated shopping complex consisting mainly of
shops, this definition is broad and provides no certainty about the mix of uses reasonably
expected within the precinct. It is not accepted that the definition of a shopping centre extends
to include a hotel, bar or health care service.
Under PO4 of the Major Centre Zone Code, it is expected that … development provides for a
range of business activities that serve the highest level needs of businesses, residents and
visitors within the Shire, and offers a higher level and more diverse range of employment
opportunities than other centres in Noosa Shire.
It is evident from the application material that the primary use being applied for is for retail
development, including a shop and shopping centre, which will comprise 13,700m². This limits
other potential employment generating uses, with a limited amount (2,800m²) being provided
for purely office use. While 1,540m² of the floor area is stated to be for entertainment, it is
unclear what is meant by this use, given the above, with a cinema (Theatre) being separately
defined.
Information Required:
17. Further information is required to demonstrate the proposed development achieves the
expected mix of uses within the VMU Precinct (5D), including a limited amount of
additional retail development, hotel, bars and community uses, which are not provided
with the current proposal.
18. Further information is required about the nature and extent of the uses being proposed
including the floor areas the various uses to be shown on amended floor plans for the
development, including within the separate lots (Lot 3 and Lot 7) given that land is not
being amalgamated and each component of the development needs to stand-a-lone in
terms of the provision of carparking and other built form outcomes being sought under
the planning scheme.
Page 8 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 9
19. Provide updated responses to the relevant codes having regard to the actual uses that
are being proposed for the development, while having regard to the mix of uses
reasonably expected within the Major Centre Zone, as a whole.
Issue - Integration with the Transit Centre
Under the Major Centre Zone Code, overall outcome (3)(h), states:
Development provides an integrated built form with visual and physical connectivity across
and throughout the Noosa Business Centre including the subregional transit facility.
Further, overall outcome (4)(h) states:
Development is designed and sited to visually and physically integrate well with the
subregional transit facility.
Under the development approval for Reconfiguring a Lot, it is proposed that the transit centre
be located within Lot 24, which is subject to a further planning scheme amendment1.
Consequently, it is reasonably expected that development will be integrated with the proposed
transit centre in this location. While a pedestrian pathway is provided along the proposed
internal roadway, the proposed development does not integrate or have any real association
with the proposed development given the landscape buffer, parking and access to the
basement carpark to the north.
The proposal does not provide a high-quality pedestrian environment that connects with the
subregional transport facility at the entrance to the ’main street’.
Information Required:
20. Provide amended proposal plans demonstrating how the proposed development has
been designed and sited, both visually and physically, to be integrated with the proposed
subregional transit facility, which is now to be located within Lot 24.
21. Provide further information that demonstrates safe, convenient, and amenable
pedestrian connectivity from the proposed development to the sub-regional transit
facility.
Issue – Residential Development
It is noted that the Visitor Accommodation Code has not been addressed in the application
material, which is relevant to the assessment of the proposed short-term accommodation.
Under the Visitor Accommodation Code, overall outcome (2)(f) states …visitor
accommodation located near permanent residents does not detract from the amenity enjoyed
by residents.
Performance outcome PO22, states:
Except where in the form of a serviced apartment or hotel room the short term accommodation
use is provided with sufficient kitchen, dining, laundry and common room facilities to
accommodate the needs of visitors and resident staff.
Performance outcome PO25 states (in part):
Short term accommodation in a single dwelling is limited to formats compatible with the
character and use of the area so as not to cause unreasonable loss of residential amenity,
having regard to:
1 Judgment dated 3 September 2020, condition 58
Page 9 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 10
a) the privacy of residents on the subject property or adjoining properties;
b)…
Under the Dual Occupancy and Multiple Dwelling Code, Performance outcome PO6, states:
Where dwellings form part of a mixed use development, the development provides residents
with reasonable privacy and security.
Specifically, under acceptable outcome AO6.2, states:
Clearly marked, safe and secure parking areas are provided for residents and visitors which
are separate from parking areas provided for other site users.
Within the High Density Residential Precinct, overall outcome states:
The High Density Residential Precinct develops into a modern sub-tropically designed
neighbourhood with a high level of amenity, privacy and landscaped open spaces for
residents.
The development application provides for Multiple dwellings and Short-term accommodation
over the proposed 96 units. While both of these uses are expected within the VMU Precinct
(5D) the visitor accommodation component is not consistent within the High Density
Residential Precinct (5E).
The application material does not explain how these two uses are to operate in conjunction
with each other, within a mixed use built form. The proposed development does not articulate
whether some or all of the units will be used for visitor accommodation and permanent
residential living and if it is intended that these uses will occur concurrently in the same units.
While it is accepted that these uses are both of a residential nature, they are not necessarily
compatible where located within the same mixed use building and or side by side.
Consequently, further information is required to explain how these uses are to operate within
the same 96 units.
While the proposal provides some detail about the size of the units, number of bedrooms and
the amount of private open space, no kitchens are shown on the proposal plans, and it is
assumed that all of the dwellings will be self-contained, including laundry and common room,
facilities.
The proposal plans do not show where it is intended to provide resident and visitor parking
within Lots 3 & 7, and it is not explained how this is work in practicality.
With respect to the residential component, the proposed development does not provide any
landscaped open space for residents.
It is also noted that the proposed retail development extends into the High Density Residential
Precinct (5E), with about 1,090m² of retail proposed at ground level.
Information Required:
22. Provide an assessment against the Visitor Accommodation Code.
23. Provide amended proposal plans showing the location of the parking for both the
multiple dwelling, short-term accommodation and visitor parking that is separate from
the commercial, business and entertainment uses on the site.
24. Provide further information demonstrating that it is appropriate for the proposed short-
term accommodation and other retail uses (shop, shopping centre & food and drink
outlet) to be provided within the High Density Residential Precinct (5E), in circumstances
where none of the above uses are consistent under Table 5.5.5.7.
25. Provide amended plans showing the proposed kitchen, laundry and any common room
facilities within the proposed units.
Page 10 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 11
26. Provide further information about how the residential amenity will be maintained if some
of the units are being used for permanent residential living and visitor accommodation
together, and potentially side by side.
27. Provide amended proposal plans that show landscaped open space areas for residents
of the proposed units.
Issue – Built Form and Urban Design
Under the Strategic Framework, at part 3.3.5(s)(D), states
Development of the Noosa Business Centre is to be consistent with the Noosa-style village
character incorporating subtropical design with low-scale pavilion style buildings at human
scale with high amenity landscaping breaking up built form and linking to a village green and
an open space corridor. Large boxlike buildings are avoided. (emphasis added)
Under the Major Centre Design Code, overall outcome (2)(I) states:
Development creates vibrant and safe activity centres, with attractive and functional buildings
and streets with integrated high amenity landscaping, open space and public places.
Overall outcome (2)(p), states:
Development is well designed reflecting: a subtropical; 'Noosa' style with emphasis on indoor
and outdoor connections, variety in façade treatment through articulation and materials,
creation of shade on public spaces and landscaping around sites and on buildings in
accordance with PSP5 Sustainable Design Code; and best practice in sustainable design,
including excellence in energy and water conservation and resilience to the impacts of climate
change in accordance with 9.4.6 Sustainable Design Code and PSP5 Sustainable Building
Design.
For the Noosa Business Centre, overall outcome (3)(c), states:
Development occurs in distinct settings defined by:
i. A network of open space with distinguishable development precincts;
ii. supplementary landscaping treatments and a central community village green space;
iii. distinctive and subtropical design elements appropriate to the precinct and the setting
and which are immediately recognisable as having a ‘Noosa’ style.
Overall outcome (3)(f), states:
Buildings are distinctive in design and interspersed with attractive and low key informal spaces
that retain existing mature vegetation.
For the Village Mixed Use Precinct, overall outcome (b) states:
Limited additional retail uses concentrate in the main street which forms the core of the
precinct with continuous active street frontages and public realm with a high standard of
landscaping providing good amenity and on street parking.
Further, overall outcome (c), states:
Buildings, where not located on a site identified as having a primary active frontage, develop
in a pavilion style allowing for pedestrian permeability and landscaping between buildings to
overall create a place recognisable as having a Noosa style.
For the High Density Residential Precinct, overall outcome (a) states:
The High Density Residential Precinct develops into a modern sub-tropically designed
neighbourhood with a high level of amenity, privacy and landscaped open spaces for
residents.
Page 11 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 12
Overall outcome (d) states:
Development is designed using sub-tropical style in the Noosa Style with good pedestrian
connectivity and integration with other centre uses, a high standard of architectural design,
landscaping and private and public open spaces.
In terms of building height, performance outcome PO16 states:
Buildings and other structures:
a) are low rise and have a visual bulk and architectural scale consistent with structures
on adjoining or nearby land;
b) have the following maximum building height:
i. for Noosa Junction three storeys;
ii. for the Noosa Business Centre two storeys, except a gateway site or a mixed-
use building incorporating a residential use which may be three storeys
c) do not visually dominate the street, surrounding spaces or the existing skyline; and
d) preserve the amenity of surrounding premises including privacy, views and access to
sunlight.
In terms of site cover, performance outcome PO17, states:
The site cover and plot ratio of buildings and other roofed structures:
a) is of a scale that is compatible with surrounding development;
b) does not present an appearance of bulk to adjacent properties, roads or other areas
in the vicinity of the site;
c) maximises the retention of existing vegetation and allows for additional soft
landscaping between buildings;
d) where including residential development, allows for adequate area at ground level for
outdoor recreation and other site facilities; and
e) …
Performance outcome PO24, states:
Buildings and other structures present a high-quality streetscape with design elements and
building forms that:
a) define the street and public spaces;
b) provide a consistent building alignment fronting the street and public spaces;
c) contribute to the streetscape activity and vibrancy of the centre;
d) create pedestrian scale and visual interest;
e) contribute to their setting, including the skyline; and
f) provide areas for outdoor dining and meeting opportunities on the ground level.
Further, performance outcome PO25, states:
Buildings on corner sites define the street intersection and include interesting or decorative
features and design elements.
Overall Comments:
It is expected under the planning scheme that development is to be consistent with the Noosa-
style village character incorporating subtropical design with a low-scale pavilion-style built
form that has a human scale. Further, is to comprise a high level of amenity, with significant
Page 12 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 13
landscaping breaking up the built form and linking to a village green and an open space
corridor. It is expected that large “box-like” buildings will be avoided.
It has not been demonstrated that the buildings will result in a “pavilion style” of development
allowing for pedestrian permeability and landscaping between buildings to create an overall
place that is recognisable as having a “Noosa style”. The overall bulk, scale and form of the
development is not reflective of a low-scale pavilion-style that is expected, and the
development does not achieve high amenity landscaping, to adequately break up the built
form.
While opportunities exist for landscaping, it will be limited by the ability to include deep
planting. The integration of vegetation with the built form is a principal element of the ‘Noosa
Style’. The large contiguous forms do not provide an opportunity to provide landscaping
between buildings other than within the primary paths referred to above. Other than for the
‘civic plaza’ the development turns its back to Covenant J, which is integral to the character of
the site.
The proposed development does not adequately respond to PSP 5 Sustainable Design Code
with respect to SC7.6.3, Noosa Design Principles (3)(a)(viii), (ix), (x) and (xi). This is because
the proposed development does not adequately consider the use of natural materials, use of
light and shadow to break up building facades, buildings that sitting lightly on the landscape,
having a human scale, and working with climate.
The east and west facing elevations of the building are repetitive with no integrated
landscaping, which is an important element of the ‘Noosa Style’.
It is reasonably expected that the maximum building height will be 12m for a mixed use building
or otherwise are to be 10m. A number of the buildings being proposed are not mixed use
buildings and exceed 10m in height, in particular the cinema building which has an excessive
building height of about 18.557m, located above the under croft parking area to the northeast,
which includes a loading dock area. Further, the proposed mixed use buildings also exceed
the expected building height, being about 13.610m above ground level.
The bulk of the cinema will be highly prominent in relation to the ‘main street’ entrance. The
bulk includes no fenestration and has limited articulation. This part of the development will
dominate the street frontage and will exacerbate the potentially unacceptable visual impact of
the carpark under croft beneath it. This proposed built form is on the corner of the ‘main street’
and the deep under croft for carparking is at the site’s frontage to the roundabout and along
the main street, which is not desirable.
The under croft and carparking will be highly visible to pedestrians and persons within motor
vehicles upon immediately entering the NBC. In effect, the under croft will be the entrance
statement to the subject site, which will form part the entrance procession to the NBC from the
Walter Hay Drive ‘gateway’, which is not appropriate. The visual impact of the entrance is
diminished by the dominance of the carpark under croft and the bulk of the cinema’s form that
lacks visual articulation.
The size of lots 4, 5 and 6 adjoining the subject site to the south along Hofmann Drive will limit
the size and scale of development on the lots. Further, the proposed development will be of a
significantly greater bulk and scale than the development that can be constructed on these
lots.
The overall bulk, scale and form of the development is excessive for the VMU Precinct (5D)
and consequently the development extends into the adjoining precincts to the north and south,
which is not supported. The south facing elevation lacks any significant fenestration and has
limited articulation, which accentuates its visual bulk. The proposed development will also
locate its primary car parking access and loading areas adjacent to these lots.
Page 13 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 14
Further Information:
28. Provide further information and or design changes to demonstrate the proposed
development is well designed reflecting: a subtropical; 'Noosa' style with emphasis on
indoor and outdoor connections, variety in façade treatment through articulation and
materials, creation of shade on public spaces and landscaping around sites and on
buildings in accordance with PSP5 Sustainable Design Code, in particular PSP5 in
relation to SC7.6.3 Noosa Design Principles (3)(viii), (ix), (x) and (xi).
29. Provide revised plans and/or further information showing the buildings are proposed to
be developed in a “pavilion style” allowing for pedestrian permeability and landscaping
between buildings to overall create a place recognisable as having a Noosa style.
30. Provide further information detailing the provision of landscaped open spaces for
residents that will contribute to providing a modern sub-tropically designed
neighbourhood with a high level of amenity.
31. Provide further information to demonstrate the proposed development maintains a low
rise built form and will not visually dominate the street, and the surrounding spaces or
the skyline and will preserve the amenity of surrounding premises.
32. Provide further information, including detailed elevations and/or perspectives,
demonstrating the proposed development will be articulated to effectively mitigate the
visual impact of its bulk and that it will have an architectural scale consistent with nearby
structures.
33. Provide further information demonstrating the proposed development:
a) Will have a visual bulk and architectural scale consistent with structures on adjoining
or nearby land;
b) Will not present an appearance of bulk to adjacent properties, roads, or other areas
in the vicinity of the site;
34. Provide further information demonstrating how the proposed development in this
location will provide for a high-quality streetscape with design elements and building
forms that meet the outcomes expected under performance outcome PO24. Further,
how the proposed development with the large building effectively on a corner site
provides for an interesting and decorative features and design elements consistent with
performance outcome PO25.
35. Provide plans that clearly shown the extent the area of land affected by the proposed
development for the purpose of determining site area, site cover, plot ratio, landscaping
area and what is meant by landscaping cover.
Issue – Landscaping
Under the Major Centre Zone Code, overall outcome (2)(I) states:
Development creates vibrant and safe activity centres, with attractive and functional buildings
and streets with integrated high amenity landscaping, open space and public places.
For the VMU Precinct, overall outcome (3)(b) states:
Limited additional retail uses concentrate in the main street which forms the core of the
precinct with continuous active street frontages and public realm with a high standard of
landscaping providing good amenity and on street parking.
Further, overall outcome (d), states:
Page 14 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 15
Car parking is located to the rear of or under a building and screened from the street, or
otherwise without a presentation to the primary frontage and with good connectivity for
pedestrians to other destinations within the precinct.
Under the Noosaville Local Plan Code, overall outcome (e), states:
Development design and siting responds to the relatively flat topography of Noosaville by
creating visual interest and differentiation in built form through design and the application of:
a) a range of textures, colours, styles and finishes;
b) a range of architectural elements within the context of a sub-tropical architectural theme;
c) varied roof heights, that cumulatively make a positive contribution to an interesting
skyline;
d) varied setbacks which create opportunities for both landscaping and design variety; and
e) retention of mature trees and the provision of new landscaping which create attractive
spaces between buildings.
While the Landscape Concept Design report provides a response to the Landscape Code at
part 5.1, there are no comments provided explaining how the development as a whole meets
the overall landscaping objectives for the NBC, including being consistent with a Noosa Style.
Landscaping is to be integrated with the built form and provide for significant areas of deep
planting.
The report claims the proposal complies with all the applicable provisions; however, it is
unclear if compliance is with the acceptable outcomes (AO) and/or the performance outcomes
(PO). Further, how the landscaping will be integrated with built form and the expected with the
village green and open space is not adequately explained.
Further Information:
36. Provide a summary of landscape areas and number of canopy trees to demonstrate
compliance with AO11.1 and AO11.2 or otherwise how the development meets the
performance outcome 11.
37. Provide landscape elevations of the Main Street (including under croft frontage), Civic
Spine and eastern car park to demonstrate compliance with performance outcomes
PO2, PO3, PO5, PO6, and PO11. Landscaping should be depicted at 5 years growth.
Issue – Flooding, stormwater quality, water efficiency and reuse
Issue – Flooding
The natural drainage channel within Covenant J on Lot 1 provides conveyance for most of the
“Noosa Civic” site. Peak flood levels within this channel need to be established in order to
demonstrate that the development will achieve adequate freeboard and flood impacts will not
result from the works.
Information Required
38. Provide calculations/modelling for flow within the natural drainage channel within
Covenant J on Lot 1 in order to establish the peak flood levels in the DFE (1%AEP
including allowance for climate change at 2100). Provide sections which show the DFE
level relative to the minimum opening elevations in the basement car park and
demonstrate that a minimum freeboard of 300mm is provided.
Issue – Stormwater Quantity
The analysis of stormwater quantity impacts is required to include allowance for climate
change, and it is not clear whether this has occurred. Detention to mitigate the 63%AEP in
Page 15 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 16
order to achieve the Waterway stability design objectives is supported. Consideration should
be given to whether detention for events beyond the 63%AEP is required based on analysis
of the drainage channel in Covenant J and further downstream system.
Information Required
39. Provide an updated SWMP and stormwater detention analysis which addresses the
following:
• Clarify whether rainfall intensities have been increased to account for the effects of
climate change at year 2100, and if not provide a revised analysis for the 1%AEP
which includes allowance for climate change.
• Consider whether detention for events greater than the 63%AEP are required based
on the analysis of the capacity of the drainage channel in Covenant J on Lot 1 and
the drainage network further downstream.
Issue – Stormwater Quality
The proposed use of an underground proprietary system for achieving the required pollutant
load reduction targets does not meet the requirements of PO7 of the Water Quality and
Drainage Code, which requires the use of natural systems and process to enhance landscape
and biodiversity benefits, or PO3 of the Sustainable Building Design Code.
Information Required
40. Provide a revised SWMP and design drawings which achieve compliance with PO7 of
the Water Quality and Drainage Code and PO3 of the Sustainable Building Design
Code.
Issue – Water efficiency and stormwater reuse
PO2 of the Sustainable Building Design Code requires rainwater collection and reuse for non-
potable uses. This does not appear to have been addressed.
Information Required
41. Provide updated plans and a SWMP which incorporates rainwater/roofwater collection
and reuse at the site, sufficient to supply external non-potable fixtures such as landscape
irrigation and bin washdown and internal non-potable fixtures such as toilet flushing.
Specialist Reports
Issue – Economic Impact Assessment
A review of the Economic Impact Assessment prepared by Deep End Services has identified
several areas where additional information is required to assess the application.
Further information:
42. The following further information is required with respect to the EIA:
a) A needs assessment for the proposed cinema and indoor recreation components of
the development;
b) Update the demographic analysis such that the trade areas are benchmarked to the
Sunshine Coast SA4 (as opposed to Sunshine Coast LGA) and Queensland (and
also possibly SEQ);
c) Update the centres network assessment to reflect approved centre expansions and
note where there might be applications for centre developments or expansion within
the trade areas;
Page 16 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 17
d) Further justification in terms of specific citations and data to support the proportion
of visitor expenditure directed to retail noting that a review of National Visitor Survey
data indicates lower rates than those adopted by Deep End Services;
e) Provision of a more detailed assessment of appropriate retail floorspace and
supermarket floorspace provision benchmarks for the proposed development noting
the trade area is likely to have more in common with the Sunshine Coast rather than
Queensland as a whole;
f) Review development approval and application information for centres identified
within Deep End Services Table 7, noting that it appears to have omitted the
approved expansion of the full line Coles at Peregian Springs Shopping Centre;
g) Extend the assessment of traditional retail floorspace and supermarket floorspace
need beyond a catchment or trade area wide assessment to consider the appropriate
quantum of any notional floorspace supply shortfalls at a catchment or trade area
wide level that should be accommodated within the Noosa Business Centre (in other
words demonstrate a site specific need to accommodate future floorspace);
h) Consider the prospect that retail expenditure leakage in secondary catchments to
the south and west might be higher than in the other trade areas because of their
proximity to other centres and their respective roles in the catchment of tother centre;
i) Report the sales performance of Noosa Civic in particular the sales performance of
the Woolworths full line supermarket and Big W discount department store and
consider this performance against appropriate trading benchmarks;
j) Provide a more detailed market share analysis for the proposed development
including separate market share analysis for the proposed supermarket (that forms
the basis for Table 10 in the Deep End Services report) to facilitate validation of the
impact assessment contained at Table 12 of the Deep End Services report;
k) Address the potential ‘alternative sites’ issue associated with the 6,500 sqm of
remaining capacity within the Retail precinct of Noosa Business Centre noting that
approval of the proposed development does not necessarily extinguish the ability for
a further 6,500 sqm to be delivered within the Retail precinct of Noosa Business
Centre; and
l) Amend the assessment of ongoing employment impacts of the proposed
development to consider the potential loss of employment at other centres (or
redistribution of employment retail demand) as a result of the proposed
development.
Issue – Traffic Impact Assessment
A review of the Traffic Impact Assessment (TIA) prepared by SLR, dated May 2023, has
identified several areas where additional information is required to assess the application.
Further information:
43. Section 8 (Operational Assessment) of the TIA is to be updated to take account of the
following factors:
Page 17 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 18
a) The TIA has been undertaken on the basis that assessment of impacts on operation
of the broader road network is not required because, “the broader road network has
been considered as part of the prior infrastructure agreement process”. It is not
agreed that under the infrastructure agreement (IA) for the NBC that this provides
for unlimited development potential. The proposed retail component of the
development significantly exceeds the amount of retail development expected within
the VMU Precinct (5D), such that the scale of uses proposed is beyond that
considered under the IA. The TIA therefore needs to be updated in spatial scope to
include impacts on the broader road network as reasonably expected for any
development proposal.
b) The analysis assumes background growth of 0.8%pa across the design
horizon. While this might be appropriate for assessment of impacts on Walter Hay
Drive, Eenie Creek Road, and Eumundi Noosa Road, it is not appropriate on the
local roads that are currently included in the assessment. For example, “Main
Street” was not open to public use with the base traffic counts of the assessment
were undertaken, so the traffic counts did not indicate a background use of the street,
and as a consequence of the methodology adopted, it has been assumed that there
will not be any other use of the “Main Street” other than by the proposed
development. However, now that that “Main Street” is open, it will carry through
traffic, and in addition, there are significant areas of land within the business centre
that will develop over the design horizon and thus introduce traffic to “Main Street”.
c) The additional traffic count information that underpins the existing trip generation
identified in Table 10 of the TIA should be included.
d) The trip generation rates for the proposed development as quoted in Table 10 have
not been able to be replicated using the information in Figure 12. Using the decay
curve in Figure 12, indicates Thursday and Saturday traffic generation rates for the
proposed expended development that would be 84% and 88% respectively of the
existing development rates.
e) The existing trip generation rates used in the assessment are based on traffic counts
undertaken in May 2022, which is probably the least busy time of year at a shopping
centre in Noosa. The existing trip generation rates derived from the May 2022 traffic
surveys, should be factored to an appropriate design rate based on weekly door
count data for the existing centre across a yearly period.
f) Section 8.5.2 of the TIA quotes drop-in and diverted trip percentages that have been
adopted in the assessment. It is highlighted that the information from which the
proportions highlighted in the report were derived, also indicates, as expected, that
the proportion of drop-in and diverted trips reduces as the size of a centre increases,
and that for centres greater than 35,000m2, those proportions referenced in the TIA
should have a factor of 0.8 applied to them. Thus, the proportion of new trips should
be 70%, not the 60% proportion adopted in the analysis.
g) Assess to the proposed Lot 3 access driveway locations and configurations having
regard to the above.
44. Section 5 (Car Parking Provision) of the TIA is requested to be updated to take account
of the following factors:
a) Lots 3 and 7 are separate allotments, and car parking provisions on each of those
two allotments needs to stand alone in terms of satisfying car parking demands
associated with development proposed on each allotment. Separate car parking
assessment for each allotment needs to be undertaken.
Page 18 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 19
b) Clarify the proposed arrangements for car parking provided for the residential
components of the development. It is currently proposed that residents will need to
compete with other users for car parking spaces, in circumstances where normally
there would be separate secured resident parking areas provided within the carpark.
c) The currently supplied information regarding temporal parking demands for the
different proposed uses in order to support the proposed parking relaxation is
insufficient. At a holiday destination like Noosa, parking demands for each of the
proposed uses can reach co-incident or near co-incident peaks during school holiday
periods. There is no information supplied to be able to determine whether the
parking demand profiles derived from Google analytics as used in the TIA are
representative of design parking conditions at Noosa which will occur during school
holiday periods.
45. Section 4 (Design Consideration) of the TIA is requested to be updated to take account
of the following factors:
a) Demonstrate that the access arrangements proposed for Lot 7 are satisfactory in
accommodating future development on the balance of Lot 7.
b) The proposed southern access arrangements for Lot 3, which eliminate the raised
central median in the access driveway, and which require the design service vehicle
to drive over the kerb in “Main Street” when departing the site, are not acceptable in
an unconstrained greenfield environment. Modify the proposed access driveway to
rectify those issues and provide a detailed layout plan depicting the proposed
driveway configuration.
c) Demonstrate satisfactory sight lines at the southern Lot 3 access driveway taking
account of the fact that on-street parking in combination with the horizontal curvature
of the road will significantly impede sight lines.
d) Demonstrate satisfactory height clearance for service vehicles accessing the
northern loading dock and loading refuse bins.
e) The proposed configuration of the northern Lots 3 access driveway, having multiple
entry and exit lanes across the verge (with a resultant 18m wide driveway crossing),
and its interaction with the balance of the ground level carpark and the adjacent
basement ramp (having insufficient queuing) will be confusing for users and is not
acceptable.
f) Assess how it is proposed to service the large retail tenancy at the south-western
corner of the site.
g) The dual entry lanes on each access to the basement carpark is suggestive of an
intent to gate the basement carpark. If that is the case, then describe and assess
how this would operate, and prepare a carpark management plan detailing pricing
strategies, staff arrangements, resident arrangements, etc, so that Council can fully
understand the implications of such a proposal.
Issue – Environmental Noise Assessment (including lighting and odour)
A review of the Environmental Noise Assessment prepared by ttm has revealed that additional
information is required to assess the application. It is also requested further advice be provided
with respect to lighting and odour/air quality impacts, which should be addressed.
Noise – Information Request.
46. Provide an updated Noise Impact Assessment report which provides assessment on the
basis of:
Page 19 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 20
a) Inclusion of the approved residential unit development on the land to the immediate
south of “Noosa Civic” as noise sensitive receptors.
b) A cumulative assessment of the resultant noise from “Noosa Civic” and the proposed
Noosa Civic Village upon surrounding noise sensitive receptors, specifically with
respect to noise from sources including service vehicles, carparking, mechanical
plant and equipment.
c) Consideration of the impact upon road traffic noise levels at sensitive receptors on
nearby roadways as a result of the increase in road traffic generated by the proposed
development.
d) Consideration of road traffic noise impact upon the proposed on-site residential uses
and identify acoustic design requirements to achieve acceptable acoustic amenity.
e) Assessment is to be conducted using a suitable computer noise model for all sources
which appropriately represents the spatial extents of all noise sources and provides
a cumulative impact assessment of all noise sources at off and on-site noise
sensitive receptors.
f) Consideration of noise from service vehicles to include vehicle movements, loading
dock activities, reversing alarms, refuse collection and waste compactor operation
and collection. Assessment to consider time varying noise for all periods and sleep
disturbance criteria for nighttime periods.
g) Provide assessment of the acoustic impact of noise from internal activities at the
development upon on and off site residential uses ie Cinema noise, amplified sound
within the site buildings. Demonstrate that appropriate noise levels can be achieved
at noise sensitive receptors and the required building acoustic properties and noise
control measures required to achieve compliance with appropriate noise criteria.
h) Justify the proposed operating hours specifically 24/7 deliveries and trading hours of
entertainment uses and outdoor plaza area to 2am noting that these hours are not
in keeping with Noosa Plan acceptable outcomes.
i) Assess the proposal to locate on-site residential uses in close proximity to the
Cinema and potential indoor entertainment uses with respect to acoustic design
measures to achieve acceptable acoustic amenity for residential uses.
Light – Information Request
47. The applicant is requested to provide a Lighting Impact Assessment report prepared by
a suitably qualified consultant which provides a lighting design for the development,
primarily with respect to outdoor lighting and signage. An assessment of the lighting
impacts in respect of AS4282:2019 on surrounding land uses and an assessment of
potential lighting impacts/disturbance upon fauna is to be provided having regard to the
Planning Scheme requirements.
Air quality/odour – Information Request
48. Provide a technical assessment prepared by a suitably qualified consultant of potential
air quality/odour impacts of the development (including food and drink outlet cooking
activities) upon sensitive receivers, specifically the proposed on-site residential uses.
The study should identify necessary design measures for cooking exhaust systems to
ensure that acceptable air quality/odour is achieved at the proposed on-site residential
uses.
Page 20 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Page 21
3. DUE DATE FOR RESPONSE TO INFORMATION REQUEST
The due date for providing the requested information is 17th October 2023. Email your
response to [email protected]. Please advise Council of your response to this
information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided
not to respond to the information request and Council will continue with the assessment of
your application.
4. OTHER DETAILS
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.
Yours faithfully,
Nadine Gorton
Acting Coordinator Planning
Page 21 of 21
Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023
Used in these records
Information Request MCU23 0078 [As Published].pdfRelated documentApplication case desk ↗
About this file
- File size
- 187 KB (small file)
- File type
No other editions are linked here.