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

(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