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MCU22/0131 - Application For A Hospital And Health Care Service (Day Surgery And Associated Facilities) At 47 Goodchap Street, Tewantin · Attachment 1 – MCU22 0131 – Acting Coordinator Planning Report
ATTACHMENT 1 – MCU22/0131 – ACTING COORDINATOR PLANNING REPORT REPORT 1. PROPOSAL This application seeks a Development Permit for a Material Change of Use to establish a Hospital and Health Care Service (day surgery and associated medical facilities) at 47 Goodchap Street Tewantin. The applicant indicates that the day surgery will provide surgical procedures, medical treatments and consultations, an oncology ward and will generally not involve overnight stays except in specific circumstances where a day surgery patient requires additional care and cannot be discharged the same day. The proposal results in two distinct buildings on site: • A single storey infusion centre located at the front of the site • A two storey day surgery located over basement carparking to the rear of the site. The buildings include reception and waiting areas, administrative and staff amenities area, equipment and supply storage, recovery areas, waste storage and plant. Key development parameters include: • Total GFA – 1536m2 comprising: o Health care service (front building) 453m2 o Hospital (rear building) 1083m2 • Site cover – 40% • Height – 8 metres from natural ground • External building materials include brickwork, steel cladding profile, aluminium battens • Carparking – 40 spaces plus 2 motorcycle, ambulance bay and two drop off spaces • Bicycle parking • Open rear service area • Loading dock, waste compactor and generator along southern side boundary • Underground water tanks • Pad mount substation and hydrants across front of site • Existing tree in the north western corner to be retained The figures below include a locality plan, site layout plan, elevations and a render illustrating building external building materials.
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Page 2
Figure 1 – Locality
Figure 2 – Site Plan
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PARKING SCHEDULE aes ———. t | > Bf ae on 2 [Bescon omy | TTRS = {crmnairnn cons | Nes TA ; ipa : i or — i ny ' KS = pees | © rxesmm 0a nr eee) ecto | ATS Co | ESS | See r «PS CB Se” a) CSE U UO TP Saal, | Ty] Vas Lf 1 | jb ort ep Lb - \ret- bn TF ee ow 1 tan Coe - j Ve) FD) Bee Cees Vw vw a L- ff | ‘ ae _ LIT r | Nr z _— i Le a NS atc cd Ye, pt la Ae Wo NIL __d | SS be A AA lem KOT Ss 1A eee Poe SS \ een -7 7 sh 5 Ca ARE | pat \ <= (et ii : | i \ Cet | \ SEIS NSS ‘ LOADING DELIVERIES ss | | j ‘ \\ ieee | Ye = PHILLIPS (S837 ew i —— a DAt e WELL SESE ee ® Sete meen DA170. |= ee ep \ 7 a ® © < D | i —_ + | { © | © b) i —, 7 4 a ec 7 | 4 / ce teiges ea liceerrnies a | Se toe Steet \e On: i REE | SS Tee eee AE eri [CP aL a Pir peg |! | | Cae ele] ele) ste. Bal or \~ @ + | — -| fF a = a C=] a a i \is | esexca pe BE | oe | ees | a Le ET i ya TNS fei) bo eR | \ we dd —_ ear K Fi coos H | a Nbr... fe Joe (EE) Fl | @ || 1 Ey i | 1 ———— 1 1 Chon ge Sa ee ey * Voy, Oo ee | j \ Nasiaese a Tele 1 _t - \~ vo x | Nel Cees a | a aL Nee AL py | |_| | -—\. |_jn___. _-— L Seo ee ' con os KS SSS |_| | ae ap Xj a <P _| =F | 2] ene PS °, \\’ RN eS L~7 oo ToT = ! ° 4 ' ° aul AA ‘2 ee a oT jo | — | SKK | 3 | V TL sa <2 ny ig 2 h\\\i\ Wz | 2 = ti” | | ot | | <> | @ fc | 4 | - a} _ - | i 2e SAT \ ; CCS OO h—eE Le oe SE SS «, =, LOADING DELIVERIES a SgeaTen anes REFER AUS =U Wy L INFORMATION ONLY i | || =m ORAWING 2206-024-LCP-RA I — Ss. | I I i 1 t | | 5 |y Dy _ | —_ Ga |rneom PROPERTY BOUNDARY | & | es ==. <=> S| een ae CONE ESE te tae ® = == DA.130 ozPage 4
Figure 3 – Floor Plans r boyy — ener ? r iM bP Pp Ve pAO ae SIS eee aan ~.* NT pm | ol ane ES | | ae \ \\e teeta! j AN = L Lp \ ve we oe Ld warwo | ml \ \\ee sl A eer | eH \ —— HOLS | | so. ell ntl Oy Se 2 tg | oo \ eae Ny = aie. | [el oe \ Oe ree] — rg} fe — \ ie) coe l= |=] = =] | Lo Us... J-< \ . = = 7 = aa = | | ~ ¥ - . . * l, Ne Tn fel || oo oS TEE EEE come ——-—- = - Sanna nL —— | > \ iii = =I [= | L& = ell 2 \ 2 VT, il eS ee ee ‘ — I3 el — ‘2, \ | AVS l=“ a | - Ee. % \\We tet b [ _- =| | | es a | Oh co or ee — rr ne hel oy | LA LL 1 | eq 4 . a . \ eS | + | (| PL dpe] eh fo \| I (| Ot Te all: ’- Onyy iV \ AN, is | SSS SSS Te . + r | \ Fs, LOADING DELIVERIES | = » » ol | \ ——————————— ———— SE <a PHILLIPS — strases —_— ae Ramsay Surgical Centre Noosa PerPan Le a ———— omit Se TS GC | =-— DA132. | Figure 3 — Floor Plans a | I T T T | | = a | op cesuoNe _ Seem td Pr aS | Se e ar [nae iin mT | TORTS TTT a. Da a a er ____| AE be = 4 “ a 2 MM) =| fh ox = a a . IE el ee TIM se cis om |i = = = — ena _ Te mol ad ™ — sae FT: i. =—_ cTrorsuong a. TSA _ FZ I. | Paann on “ y | Poel we me *e9S0RL og Peg _ a, i Poe SE 670 RY na naan nnn nn nnn ann nnn nn nn nnn ne @esssaron PHILLIPS — stertome —_— =e eee Ramsay Surgical Centre Noosa Beaters = ova EES te a a = DA.140 F
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Figure 4 – Elevations Figure 5 – Render A 5 D (Ee F | | | sass powwow rece | ge meme | patel were re ee ee ee | 3 ~ Pye an | Bp pp at —— Tessar 7 — - a f hn del Saas - ed ig | ad : t ao —o | eee __ i ‘ = en “=e ~ | enone | | es | (4. SOUTH ELEVATION Qa | = =] = _ ar] = SRS pI i” i pe Tl | ae x 1 wesrnsons Lew § fea | Ae “wis oo ES i a —_-* et Gis | | | hy WS A | | <1 hep . ag | __o ' ———— =e rH eee LU . A J re ee = iin | | if uo | 9 A et = Mme 2750 (RD) SSS SA eon nae act (2) WEST ELEVATION . sminimias ee nee a ATO sates Sammars SETS Cat ONAN ORAM SFTR Oe eeeT eS ee a= PHILLIPS sia, = See Ramsay Surgical Centre Noosa ae a Main Seas || TE Fe ae pata |S ONWELL ene too Ta See ca Gucena tenrz Figure 4 — Elevations 1 2s f $ ¢ 2 am. ==. “| STITT. Ea | Yi — Pla : Ci oa eu / NEE” —7 “i ~~ - a = \ | Tee \ LTR i sa é i * , ee ‘i eS = a] MeN sire eee” | ~ 1 4 me 2 2 2? ¢ a BS HG mee , \ =~ Finishes Palette fo = Eement ‘Ejinish/Colour No. Element Finish/Colour | Downpipes & Gutter ‘Steel Colorkond. Colour to match asjacent wail finish & Wall Cladding Lysaght Zenith Dominion profi or similar. L Metal Roof Sheeting ‘Colorbond Surf Mist ‘Coloroond Duralloy White Matt Finish. | Metal Roof Sheeting (Awning) Coloreond Monument 40. Signage TBA L ‘Capping Colorbond to roof sheeting 12. Extemal Pavements! Landscape Refer Landscape 13. Prefinished Aluminium Battens: Powdercoat Timberimage - Light Oak. i Aluminium Window & Door Framing Dark Powdercoat Colour. 14 Architectural Aluminium Screening Dark Powdercoat Colour i crc Painted FC Cladding Dulux Redwood Forest 15. Standard Brickwork Austral Bricks Urloan One - Chiffon t ‘Steel Columns Dark Powdercoat Colour to match window and door framing 16. Feature Brickwork Austral Bricks Palm Springs - Mirador L Rendered Blockwork Dulux Monument (dark grey) or similar 7. Blade Wall Brickwork Austral Bricks La Paloma - Castellana Figure 5 — Render
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2. SITE DETAILS 2.1. Background A pre-lodgement meeting was held with Council staff in February 2022. During this meeting concerns were raised with the proposal including non-compliance with zoning and planning scheme requirements, the large scale of buildings being inconsistent with character of the area, impacts on residential amenity from noise, carparking and hours of operation as well as loss of residential land. Technical aspects relating to traffic stormwater, noise, removal of vegetation and waste management were raised. The applicant was also advised that any application would need to demonstrate why the hospital site could not be expanded to cater for the proposed facilities. Following lodgement of the application and issue of the information request, the applicant requested a further meeting with staff to discuss the application. The above concerns were again highlighted to the applicant noting that the amended plans did not fully address Councils items. 2.2. Site Description The site is an irregular parcel of land with an area of 3,967m2 and frontage of 53.5 metres to Goodchap Street. The site has a fall of 3 metres sloping down from the rear of the site to the front. The site is currently occupied by a single storey dwelling located to the centre of the site with a garage/shed located in the south-eastern corner. A number of large established trees are located on site including Eucalypt species along the front and southern boundary with a number of mature figs located to the rear. The site is connected to all urban infrastructure. 2.3. Surrounding Land Uses The site is located on the edge of a defined residential area located on the eastern side of Goodchap Street. This residential area is bound to the north by the unmade vegetated Goodchap/ Gibson Road reserve and pathway, to the east by the Wallace Park reserve and the south by the Noosa Hospital. Goodchap Street and Lake Doonella form the western boundary of this area. The site shares the boundaries with 7 house blocks and the area is characterised by a mix of one and two storey established residential dwellings located on standard lots of over 600m2 in area. As indicated above the site directly adjoins the Noosa Hospital which comprises hospital buildings located in a vegetated setting. Land opposite the hospital and 190 metres from the site contains Arcare Aged Care home which is surrounded by residential dwellings.
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Figure 6 – Locality Plan
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan 2017;
• Planning Regulation 2017;
• Noosa Plan 2020.
3.2. State and Other Statutory Instruments
State Planning Policy
State interests in the State Planning Policy (July 2017) not integrated or partly integrated:
• Natural Hazards, risk and resilience – coast hazards – in part.
The front of the site and part of Goodchap Street is mapped as being in an Erosion Prone area
which requires the proposal to be reviewed against the relevant sections of the State Planning
Policy. The bulk of the development avoids this mapped area and is considered to comply with
State requirements.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Urban Footprint. The proposal is consistent with the regional policies
of the SEQ Regional Plan 2017.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Tewantin area and is zoned Low Density Residential. The
proposed Hospital and Health Care Service is identified as an inconsistent use with this zone. The
application is required to follow an impact assessable process and be assessed against the whole
of Noosa Plan 2020 to the extent the provisions are relevant to the development.
Strategic Framework
Section 3.2.3 notes that the Noosa Hospital provides important local medical services and
specifically references that supporting specialist and complementary services are to be located in
the nearby existing Goodchap Street centre, the Mary Street/ Thomas Street precinct with
opportunities for further health services at the Noosa Business Centre. This is further reinforced
in the Strategic Outcomes which state:
(k) Development provides for additional educational and health services, particularly at the
Noosa Business Centre.
(n) The Noosa Hospital site at Goodchap Street provides for the expansion of hospital and
health-care services to meet the needs of the community.
Section 3.2.4 Strategic Intent further notes:
By 2041, development needs to cater for around 6,400 more dwellings than existed at the 2016
census. Future housing demand, particularly for smaller dwellings, is likely to be best met through
'infill' development within existing residential areas, on well-located underutilised land, and within
town centres in a mixed-use format. Residential growth in and around existing centres with
ready access to goods and services, attractive public spaces and community activities is
encouraged. High standards of residential amenity and building design is expected.
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(a) Residential development occurs on land that is suited and designed for the intended form of
housing and avoids any unnecessary removal of significant vegetation.
The proposal is not consistent with the Strategic Framework for health services and housing as it
expands health services further along Goodchap Street, extending beyond the established
vegetated buffer between the hospital and residential uses and into an area not designated for this
use. The proposal also removes a lot that is well suited for residential development, and which is
needed to cater for future housing, with the lot well-sized and located for further development with
consistent residential uses. The large size of the lot means it could potentially be developed for 6
lots which could facilitate housing for 30 people, include hospital workers, if it were developed for
rooming accommodation which is consistent with the site’s zoning. Residential lots with this kind
of potential, so close to employment, transport, community services, childcare and a
neighbourhood centre are particularly rare and should not be dismissed or developed for other
uses.
It is noted that there are significant opportunities for expansion of health services on the hospital
site and other areas, such as the Noosa Business Centre, Noosa Junction, the Mary
Street/Thomas Street precinct and Maple Street Cooroy and could be accommodated consistent
with the current zoning pattern for the Shire.
Locality Provisions
The site is located within the Tewantin local plan area on the boundary between the Tewantin and
Noosaville local plan areas. The overall outcomes for Tewantin include:
(o) Development in the Low Density Housing zone accommodates permanent residents in
detached houses and home-based businesses.
(p) The Low density residential zone maintains residential neighbourhoods of varying character
due to lot size, established vegetated character, age of development and open space
elements.
(t) Land committed or planned for community purposes is protected and managed in the
Community Facilities zone to enable the efficient and timely delivery of community services
which meet many of the administrative, health, education, social and safety needs of the
local community.
The proposal is not consistent with the local planning for Tewantin, proposing to expand health
services into an area zoned for Low Density Housing and not intended to accommodate health and
medical services.
Whilst the site is not located in the Noosaville local plan area the outcomes of this Local Plan Code
are relevant as they specifically reference the Noosa Hospital. The outcomes refer to the efficient
use of the Noosa Hospital land and maximising the co-location of hospital and allied health care
services. Again, other areas for growth of health and medical services are identified in this local
plan, including the Noosa Business Centre, the Mary-Thomas Street precinct and lands zoned
Community facilities.
The Noosaville Local Plan Code includes:
7.2.4.2(2)
(h) The Noosa Business Centre is the major focus for major employment generating
development and growth in Noosa Shire, particularly in the sectors of education, health and
wellness, digital economy, environmental industries and professional
services. Development at the Noosa Business Centre occurs in a staged manner following
the construction of the internal circulation road system, creation of an open aired activated
village green space for significant community gatherings and the provision of land for a sub-
regional transit centre that has the potential to function as an integrated public transport node,
with pedestrian and bicycle paths linking with nearby urban areas. The further development
of the transit facility will be subject to further investigation and planning with the State
Government;
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(n) Health and medical facilities develop in the Noosa Business Centre, the Community Facilities
zone in Goodchap Street and the Mary – Thomas Street Health and Wellbeing Precinct.
AO16.3
The Noosa Hospital, located at Goodchap Street:
a) is the primary medical focus for the coastal part of Noosa Shire;
b) is developed and operated to provide for maximum co-location of hospital and allied
health care services;
c) makes efficient use of the site;
d) incorporates employee and visitor parking on-site
e) is supported by additional health care services at Lot 1 on RP900855 on the corner of
Goodchap Street and Eumundi-Noosa Road.
Zone Codes
The overall outcomes of the Low density residential zone include the following:
(a) Low density residential neighbourhoods are home to permanent residents with minimal
impact of visitors.
(c) The distinct look and feel of existing residential neighbourhoods is retained, and
development makes a positive contribution to the streetscape, maintaining the low density
and low scale character.
(g) Development caters for both the current and projected demographic and socio-economic
profile of the area, including one and two-person households, households on low to moderate
incomes and residents with reduced mobility.
(j) Development maintains a high level of residential amenity having regard to traffic, noise,
dust, odour, lighting and other locally specific impacts.
The applicable performance outcomes include:
PO1
Development provides for low density, predominantly detached housing on a range of lot sizes
consistent with the character of the area, which meets the needs of current and future resident
populations including small households, older persons, people on low incomes and people with
special mobility needs.
PO2
Land uses are limited to those which are compatible with low density living in urban
neighbourhoods.
The proposed use of the low density residential zoned land for a hospital and health care service
is not consistent with the outcomes of the zone which clearly indicate this zone is to house
permanent residents with a high level of amenity and free of incompatible uses.
The proposed use does not include any permanent accommodation, is identified as a community
activity under the Noosa Plan and is of a scale and design that is incompatible with and likely to
adversely impact on nearby residents’ amenity. The proposed use is not a residential use and has
the potential to adversely impact on the amenity of surrounding residential premises in terms of
traffic and vehicle movements, noise from carparking areas, patrons and service vehicles, impacts
from waste collection as well as lighting and potential odour.
While the applicant has prepared a noise impact assessment to support their proposal, which
predicts the noise assessment criteria will be met subject to meeting certain requirements, it largely
proposes that further assessment work be undertaken during the detailed building design phase
with the only restriction being to the loading dock hours (no trucks between 10pm and 7am).
The applicant also suggests that acoustic impacts can be effectively addressed through the
provision of acoustic fencing along the property boundary with the finished ground levels also
assisting in providing an additional acoustic buffer for residents. No technical details or assessment
of the proposed fencing were provided as part of the application.
The proposal is not of a domestic design or appearance and has the appearance of a commercially
designed building with a floor area (1536m2) far exceeding the footprint of the average dwelling in
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the area. The rear building has a width of approximately 40 metres whereas a typical residential
dwelling, on a 20 metre wide lot, has a width of approximately 17 metres with the proposed large
areas of roof significantly out of character with the surrounding area. The roof form and length
walls and solid two storey brick finish is not of a domestic scale and will be highly visible to the
adjoining residents.
Figure 7 – Rear elevation - visible to residents in Hillcrest Ave
The design has not continued the unique and somewhat discreet presentation of the Noosa
Hospital buildings, designed as small individual pods within a vegetated setting. It also offers no
integration or internal connection to the existing hospital, with the only connection evident on the
site plan being via the external public pathway.
While some community uses and small-scale services and facilities may be appropriate in low
density residential neighbourhoods, such uses are only intended where they support local
residents. This proposal will service the wider community with the applicant advising it is to house
an oncology ward, by re-locating the existing oncology ward from the adjoining Noosa Hospital, to
ease the pressures on the existing hospital especially in relation to the emergency department.
Use Codes
The Overall Outcomes of the Community Activities Code are detailed below:
(a) Community activities are located in a zone and on a site suitable for the use with adequate
supporting infrastructure, services, transport and road network connectivity.
(b) Community activities are located in proximity to its population catchment and operated in a
manner that maximises community benefit.
(c) Where practicable, community activities are integrated and co-located with other community,
recreation or business activities.
(d) Community activities are designed and sited in a manner that responds to the zone and the
locality, streetscape characteristics and surrounding land uses.
(e) Community activities respect Noosa’s natural environmental values.
(f) Community activities manage potential negative impacts such as noise, privacy, lighting and
hours of operation on adjacent residential land uses.
The performance outcomes of the Code further state:
PO1
Community activities are located in a zone and on a site suitable for its intended purpose, is
accessible to its patrons and supported by adequate infrastructure and services.
PO3
Community activities are of a type, scale and intensity consistent with the zone, locality and
character of the area in which it is located.
AO3
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Community activities are consistent with the purpose and outcomes of the relevant zone and local
area in which it is located.
PO5
The scale of buildings and structures are appropriate to the intended community use, the zone in
which it is located and the scale and character of surrounding development.
AO5
In any residential zone, the community activity does not exceed a site cover of 50% or have a gross
floor area exceeding 500m2.
PO8
The use does not have a significant adverse impact on the amenity enjoyed by adjoining or nearby
residential uses.
While the applicant suggests the proposal promotes co-location of community activities consistent
with this code and is a logical expansion of the adjacent hospital, the planning scheme clearly
seeks to maximise the use of the existing hospital site by co-locating new uses and not extending
them along Goodchap Street. The proposal does not meet a number of other outcomes of the code
as the site is intended for residential purposes and is of a scale, intensity and character that is not
consistent with the low density residential neighbourhood having a gross floor area of 1536m2
instead of the 500m2 stipulated in AO5. The site also contains significant stands of native
vegetation along the Goodchap Street frontage which contribute substantially to the scenic amenity
and character of the street. The proposed pad mount transformer, driveway, and hydrant booster
locations will require the removal of this vegetation.
Figure 8 – Plan of Existing Vegetation
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Figure 9 – Footprint of Development
.
Applicant’s Submission
The applicant acknowledges that the proposed development does not comply with the Noosa Plan
Codes and has provided reasons why the proposal should be supported. These include comments
regarding the need for the use, co-location within the existing hospital site and residential land loss.
Thea applicant’s comments are summarised below:
• Need: A review of the existing hospital operations identified severe shortcomings in the
emergency department. The review further indicated a significant unmet demand and
future need for surgical care in the region.
• Co-location within hospital site: Opportunities substantially limited due to:
o Ramsay Health Care’s current lease with the State Government to provide services
at Noosa Public Hospital expires in 2030, hence it is not financially feasible to further
develop the existing Hospital site without security of tenure. This is not an issue for
the proposed 47 Goodchap site which Ramsay own and intend to operate long term.
o The extensive vegetation coverage and environmental controls over the
undeveloped part of the existing hospital.
o Services disruption to the existing Hospital Operations arising from development.
• Residential land loss:
o The loss of a single property in the Low-density residential zone (for a community
activity that would provide significant social and economic benefits) is unlikely to
have any tangible impacts to the delivery of the Noosa Housing Strategy, nor
exacerbate the existing housing crisis.
o The approximate residential yield that could potentially be achieved on site is 6
dwellings. The loss of this site, given this approximate yield, presents an
insignificant outcome that would not assist the housing supply issues.
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o There is no certainty that the land would be developed at a greater intensity or
density in the future in any event.
The applicants’ submission is not supported. As previously detailed, other areas for growth of
health and medical services are identified in Noosaville local plan including the Noosa Business
Centre, the Mary-Thomas Street precinct and lands zoned Community facilities.
The Noosa Hospital itself occupies a site of over 7.5 hectares in area and was developed in the
late 1990s. As demonstrated by Councils mapping below, there is area available on site that could
be investigated for future development.
Figure 10 – Noosa Plan - Biodiversity, Waterways and Wetlands Overlay Mapping
Whilst the State Government owns the existing hospital site with Ramsay Health Care’s current
lease to 2030 and that capital investment by the lease holder is understandably risky, matters of
tenure are not valid planning considerations and ultimately duplication of hospital functions should
be avoided. Further if it is unreasonable or impractical to accommodate the proposed use on the
hospital site, there is no sufficient evidence to suggest it cannot be located on other land already
in the Community Facilities zone or a centre zone.
The Low Density Residential Zone is intended to provide for a variety of low density dwelling types.
Uses supported by the scheme include dwelling house, community residence and rooming
accommodation. The large size of the lot means it could potentially facilitate housing for 30 people,
including hospital workers, if it were developed for rooming accommodation.
Lots with this kind of potential, so close to employment, transport, community services, childcare
and a neighbourhood centre are particularly rare and should not be dismissed.
Works Codes
The Driveways and Parking Code requires car parking to be provided at the following rates:
• Heath care service – 1 space per 20m2
• Hospital – 1 space per 3 beds, and 1 space per 2 employees including medical practitioners
and specialists and emergency vehicle parking.
The applicant advises that they estimate up to 30 patients on site at any one time based on the
number of bays and other patient areas within both buildings proposed plus 52 staff. Accordingly,
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the applicant submits that the appropriate rate of car parking is 1 parking space per 3 patients and 1 park per 2 staff which amounts to 36 parking spaces based on the hospital rate. They further submit that the rate for a Health care service is not relevant as they are proposing a hospital. The applicant proposes a total of 40 car spaces plus 2 motorcycle, ambulance bay and two drop off spaces. Councils external traffic consultant disagrees with the applicant’s submission noting that the applicant has applied for a Hospital and a Health Care Service with the proposal plans annotated – “Indicative Internal layout shown only – layout subject to change. Provided for Information Only”. Given that two uses have been applied for and the flexibility sought with the layout, Councils consultant considers a reasonable approach is to apply the higher parking rate for health care services for at least some of the proposed floor areas. Based on the health care service area of 453m2, and Hospital area of 1083 m2 a total of 59 carparking spaces would be applicable for the entire development which results in the proposal being short 19 spaces. Councils consultant has also raised concerns with the applicant methodology and concludes that that insufficient carparking will be provided for the site. Councils’ external stormwater consultant has reviewed the proposal and raises issues with the water quality impacts of the development on Lake Doonella which is a High Ecological Value (HEV) water. The proposal does not address the requirements of the Water Quality and Drainage Code that requires stormwater runoff discharging into HEV water as a result of development, cause no increase in gross pollutants, total suspended solids, total phosphorous or total nitrogen compared to a pre-development scenario. The stormwater quality impacts have not been suitably addressed with the submitted Stormwater Quality Management Plan (SWMP) incorrectly identifying the stormwater quality management targets for the development. Therefore, an updated Stormwater Management Plan is required for the development which could impact on the proposed site layout. Overlay Provisions The site is mapped by the Noosa Plan overlays as having the potential to contain acid sulfate soils and as being within a potential bushfire hazard buffer area. • Land Subject to Acid Sulfate Soils The site is mapped as having the potential to be subject to Acid Sulfate Soils (ASS). The applicant has not addressed this code in detail but nevertheless were the application to be approved a condition could be applied to undertake an ASS investigation and prepare a management plan as appropriate. • Bushfire The Bushfire Hazard Assessment and Management Plan has provided an assessment against the requirements of the SPP and Noosa Plan 2020. The assessment has been undertaken utilising the preferred methodology as described by the “Bushfire Resilient Communities (Technical reference guide for the State Planning Policy State Interest ‘Natural Hazards, Risk and Resilience – Bushfire’ The results of the assessment show that vegetation to the south-east of the site has a potential bushfire hazard class of ‘medium’. Most of the vegetation within 150m of the development site is not classified as bushfire prone. Only one vegetation community is classified as being hazardous. This vegetation is located more than 40m away from the site. Any building located on the property would need to be constructed as per the BAL 12.5 AS requirement. Bushfire management and mitigation measures to ensure the safety of the premises have been outlined as part of a BHAMP for the site. These measures include the establishment and maintenance of an Asset Protection Zone.
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The development design provides for safe and efficient access and egress via an internal road,
which allows for efficient access by fire-fighting and other emergency vehicles and safe and
efficient egress for evacuation away from the most likely direction of bushfire attack.
The proposed development complies with State Planning Policy 2017 and the Noosa Planning
Scheme Bushfire hazard overlay code 2020.
4. CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Principal Strategic Planner
• Coordinator Engineering
• Senior Environment Officer
4.3. Other Referrals
The application was forwarded to the following external experts for review and/or comment:
• Traffic Engineer – Holland Traffic Consulting
• Hydrology Specialist Engineer – Switchback Consulting
4.4. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. Three properly made submissions were received from adjoining and nearby residents
objecting and raising concerns with the proposed development. The following table provides a
summary and assessment of the issues raised by submitters.
Matters Raised Comments
This is a residential area. While the The buffers around the hospital were deliberately
hospital is on this street there is a buffer of left to buffer adjoining residential uses and provide
parkland between the hospital and for fauna, bicycle and pedestrian movements. The
residential properties. proposal would shift the commercial operation to
the residential side of this buffer and not achieve
sufficient buffering for residents.
Concerned about the hours this centre The applicant has not detailed the proposed
may operate and the impact it will have on operating hours but advises the proposal is for day
residents. surgery and associated medical facilities and will
generally not involve overnight stays.
Notwithstanding whilst the proposal is intended to
operate only during the day, the proposal is likely
to have a detrimental impact on nearby residents
in terms of noise and activities undertaken on the
site.
Goodchap Street is a high traffic area, While the proposal is not required to resolve
creating additional traffic and entrance to existing parking issues for the hospital, the
a commercial property will exacerbate applicant has not satisfactorily demonstrated that
traffic noise. Parking is already an issue the proposed on-site car parking will be sufficient
at the hospital. How will having another to meet demand, and this is critical given the
existing parking issues created by the hospital.
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medical facility on Goodchap Street The proposal has the potential to detrimentally
alleviate this. impact on the amenity of the area by overflow
parking extending further into residential streets.
A number of large trees on the property The proposed development will undesirably result
are to be removed. How does this fit with in the removal of some large native trees to the
Noosa Council’s biosphere. site’s frontage that contribute to the established
residential character and amenity of the area.
There is already a large run off from The proposed stormwater management plans are
surrounding properties across a not satisfactory as they do not address stormwater
residential property – how will the proposal quality requirements given the site discharges to
impact this drainage Lake Doonella. Therefore, an updated
Stormwater Management Plan is required for the
development which could impact on the proposed
site layout.
Further detail is required around type of Agreed - no detail is provided regarding the
fencing proposed as solid fencing is proposed fencing along the boundary, but this
required to provide privacy for residents could be addressed by appropriate conditions for
privacy.
Further detail is required of all proposed No detail has been provided around any proposed
lighting and any mitigation factors that will lighting. However, this could be addressed by
negate any impact on surrounding appropriate conditions.
residents. Residents are already
impacted by lighting from adjacent
hospital.
Further detail is required of noise levels Agreed – the location of plant and generators to
from both the generator enclosure and the rear of the site along with open parking areas
plant room as increases above existing has the ability to impact on adjoining residents.
background noise level would impact
residents.
Further details are needed on what Not applicable to the application.
measures the hospital proposes to
address invasive weeds to the northern
side of the hospital overgrown with
Singapore daisy.
A lower speed limit is suggested on The applicant has demonstrated that traffic
Goodchap Street. impacts on the broader network would be
acceptable without the need to lower the speed
limit.
Would like to see some greenery/foliage Agreed – There is limited scope for planting
planted to soften the impact and screen between the development site and the
the carpark to resident’s yards, surrounding properties, it is also noted that a
bioretention basin is located between part of the
northern boundary and an adjoining residential
property.
The proposal will impact on the value of Noted but not a relevant planning matter.
my property.
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5. CONCLUSION & REASONS FOR DECISION
It is concluded that the proposed development is contrary to the Noosa Plan 2020 as the land is
intended to be developed for low density residential uses. Further, while the proposal is located
adjacent the existing hospital, the planning scheme seeks that use of the hospital land is
maximised, and further health services co-locate on the hospital land rather than extending along
Goodchap Street. The Noosa Plan details that there are other areas, such as the Noosa Business
Centre, Noosa Junction, the Mary Street/Thomas Street precinct and Maple Street Cooroy that
could be accommodate the proposed health facilities and day surgery consistent with the current
zoning pattern for the Shire. The proposal also removes a lot that is well suited for residential
development, and which is needed to cater for future housing.
The proposed development is of scale and character that is likely to adversely impact on residents’
amenity and the streetscape, with a number of nearby residents raising concerns with the proposed
development. The applicant has also failed to demonstrate that sufficient parking will be provided
on site to meet the likely parking demand, and this is critical given the impacts from hospital car
parking overflow is having on Goodchap Street and residents.
Overall, the proposal being on a low-density residential lot, is not in the best interests of the
community particularly given there are a number of other opportunities for it to be located
consistent with the planning scheme and the lot is well suited for further housing. Whilst it is
acknowledged that the proposal will provide important medical services to the wider community
the significance of the conflicts with the Planning Scheme outweigh the benefits proposed. The
application is therefore recommended for refusal.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
x Strategic Land Use Planning x Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Waste