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PROPOSED LOTS 17 – 19, 28 EENIE CREEK ROAD, NOOSAVILLE Town Planning Report Prepared for STOCKWELL DEVELOPMENT GROUP PTY LTD 25 August 2021
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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Associate Director Trent Forrest Senior Consultant Erin Brooks Consultant Jonathan See Project Code P0027494 Report Number FINAL_R1 Urbis acknowledges the important contribution that Aboriginal and Torres Strait Islander people make in creating a strong and vibrant Australian society. We acknowledge, in each of our offices, the Traditional Owners on whose land we stand. All information supplied to Urbis in order to conduct this research has been treated in the strictest confidence. It shall only be used in this context and shall not be made available to third parties without client authorisation. Confidential information has been stored securely and data provided by respondents, as well as their identity, has been treated in the strictest confidence and all assurance given to respondents have been and shall be fulfilled. © Urbis Pty Ltd 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au
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CONTENTS
Executive Summary...........................................................................................................................................i
Site and Proposal Details ..................................................................................................................... i
Aspects of Development ...................................................................................................................... i
Applicant Details.................................................................................................................................. ii
1. Introduction .......................................................................................................................................1
2. Site and Surrounds ...........................................................................................................................1
2.1 Site Location ........................................................................................................................1
2.2 Cadastral Details ..................................................................................................................2
2.3 Land Ownership and Encumbrances ...................................................................................3
2.4 Contaminated Land..............................................................................................................3
2.5 Infrastructure Services .........................................................................................................3
2.6 Frontages .............................................................................................................................4
2.7 Topography ..........................................................................................................................4
2.8 Existing Environmental Values ............................................................................................4
2.9 Bushfire Hazards .................................................................................................................5
2.10 Existing Land Use ................................................................................................................5
2.11 Surrounding Context ............................................................................................................7
2.12 Site History ...........................................................................................................................7
12.1.1 Reconfiguration of a Lot Approval (Court Order: 765 of 2020) ............................7
12.1.2 Operational Works Approval (Council Ref: OPW20/0145) .................................10
3. Pre-Lodgement Discussions ..........................................................................................................12
4 The Proposal ....................................................................................................................................15
4.1 Overview ............................................................................................................................15
4.2 Proposal Details .................................................................................................................15
4.3 Architectural Design and Built Form Response .................................................................16
5 Specialist Information .....................................................................................................................20
5.1 Landscape Concept Plan ...................................................................................................20
5.2 Bushfire HAzard assessment ............................................................................................21
5.3 Stormwater Management Plan ..........................................................................................21
5.4 Traffic Engineering Report .................................................................................................22
5.5 Acoustic Report ..................................................................................................................23
5.6 Operational Waste Managemnt Plan .................................................................................23
6 State Planning Framework .............................................................................................................24
6.1 Legislative Framework .......................................................................................................24
6.1.1 The Planning Act ................................................................................................24
6.2 Public Notification ..............................................................................................................24
6.3 Assessment Benchmarks ..................................................................................................24
6.3.1 State Planning Policy..........................................................................................24
6.3.2 South East Queensland Regional Plan ..............................................................25
6.3.3 State Assessment and Referral Agency.............................................................26
6.3.3.1 Advice Agency ....................................................................................................28
6.3.4 State Development Assessment Provisions ......................................................29
7 Local Planning Framework ............................................................................................................30
7.1 Definition ............................................................................................................................30
7.2 Strategic Framework ..........................................................................................................30
7.3 Locality and Zoning ............................................................................................................34
7.4 Precinct ..............................................................................................................................36
7.5 Character and Framework Plan .........................................................................................37
7.6 Category of Development and Assessment ......................................................................38
7.1.1 Category of Development ...................................................................................38
7.1.2 Category of Assessment ....................................................................................38
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7.7 Overlays .............................................................................................................................38
7.8 Assessment Benchmarks ..................................................................................................38
7.9 Local Government Infrastructure Plan ...............................................................................39
8 Key Planning Considerations ........................................................................................................40
8.1 Affordable Housing ............................................................................................................40
8.2 Plot Ratio ...........................................................................................................................42
8.3 Environmental Management and Conservation Zone .......................................................44
8.4 Setbacks ............................................................................................................................45
8.5 Carparking Provision..........................................................................................................46
9. Matters Prescribed By Regulation.................................................................................................49
9.1 Schedules 9 And 10 Of The Planning Regulation 2017 ....................................................49
9.2 South East Queensland Regional Plan 2017 ....................................................................49
9.3 The State Planning Policy ..................................................................................................49
9.4 Designations ......................................................................................................................49
9.5 Temporary State Planning Policies ....................................................................................49
9.6 Local Government Infrastructure Plan ...............................................................................49
9.7 Current Approvals And Lawful Uses ..................................................................................49
9.8 Common Material...............................................................................................................50
10. Other Relevant Matters ...................................................................................................................51
11. Conclusion .......................................................................................................................................52
Disclaimer ........................................................................................................................................................53
Appendix A – Title Search
Appendix B – EMR and CLR Search Results
Appendix C – State Planning Policy (SPP) Checklist and Assessment
Appendix D – State Development ASsessment Provisions Checklist
Appendix E – Approved Subdivsion Layout (Court order 765 of 2020)
Appendix F – Noosa Council Code Responses
Appendix G – Architectural Plans
Appendix H – Landscape Concept Design
Appendix I – Bushfire Hazard Assessment
Appendix J – Civil Engineering and Site Based Stormwater Management Plan
Appendix K – Traffic Engineering Report
Appendix L – Acoustic Report
Appendix M – Operational Waste Management Plan
FIGURES
Figure 1 – Site Location ..................................................................................................................................... 1
Figure 2 – Aerial Photograph ............................................................................................................................. 2
Figure 3 – Survey Plan ...................................................................................................................................... 3
Figure 4 – Biodiversity Overlay Mapping Extract .............................................................................................. 4
Figure 5 – Bushfire Overlay Mapping Extract .................................................................................................... 5
Figure 6 – Existing Site Condition ..................................................................................................................... 6
Figure 7 – Approved Subdivision Layout ........................................................................................................... 8
Figure 8 – Proposed Survey Plan for Lots 17, 18 and 19 ................................................................................. 9
Figure 9 – Approved OPW Layout ................................................................................................................... 10
Figure 10 – Approved Clearing Plan ............................................................................................................... 11
Figure 11 – Landscape Concept ..................................................................................................................... 17
Figure 12 – Layout of Proposed Structures ..................................................................................................... 18
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Figure 13 – Southern boundary of proposed development ............................................................................. 18 Figure 14 – Visual Perspective of Greenery and Vegetation .......................................................................... 19 Figure 15 SPP Mapping Layers ....................................................................................................................... 25 Figure 16 – DAMS Mapping Extract – SEQ Regional Plan ............................................................................. 26 Figure 17 – Non-SARA Mapping Extract – Electricity Infrastructure ............................................................... 28 Figure 18 Strategic Framework Mapping ........................................................................................................ 31 Figure 19 – Zone Map Extract ......................................................................................................................... 34 Figure 20 – Shire Business Centre Map Extract ............................................................................................. 36 Figure 21 Zoning Map...................................................................................................................................... 44 Figure 22 Landscaping Buffer to Noosa Civic Shopping Centre ..................................................................... 45 Figure 23 Building Façade ............................................................................................................................... 46 URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL
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EXECUTIVE SUMMARY
SITE AND PROPOSAL DETAILS
Key Information Proposal Detail
Address of Site 28 Eenie Creek Road, Noosaville QLD
Real Property Description Lot 3 on SP246584
Development Area: Proposed Lots 17, 18 and 19
Total Site Area Total site: 290,832.73m2
Development Area (Proposed Lots 17-19):
10,109m2
Local Government Noosa Council
Planning Scheme Noosa Plan 2020
Locality Noosaville Locality
Zone Major Centre Zone and Environmental
Management Conservation Zone (limited to the
northern boundary)
Precinct Business Centre Precinct (Precinct 5E – High
Density Residential Precinct)
Purpose Development Permit for a Material Change of Use
for Multiple Dwellings (96 Units).
General Description of Proposal The proposal involves the establishment of a three
(3) storey residential apartment complex, to the
immediate south of the existing Noosa Civic
Shopping Centre, comprising 96 residential
apartments. Broadly, the proposal will deliver a
high-quality design outcome which is of a character
commensurate with that of the site’s immediate
context, as well as the wider Noosa locality,
responding to emerging market demand for greater
housing affordability, choice and diversity.
Landowner Stockwell NC Pty Ltd A.C.N. 632 359 623 as
Trustee under Instrument No. 719 594 542
Applicant Stockwell Development Group Pty Ltd
Level of Assessment Impact Assessment
ASPECTS OF DEVELOPMENT
Type of Development Type of Approval Category of Category of
Development Assessment
Material Change of Use Development Permit for Assessable Impact
a Multiple Dwelling (96 Development
Units)
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APPLICANT DETAILS Applicant Urbis Contact Details Urbis Reference Number Stockwell Development Group Pty Trent Forrest / Erin Brooks P0029683 Ltd [email protected] / 399 Montague Road, [email protected] West End (07) 3007 3800 ii ERROR! NO TEXT OF SPECIFIED STYLE IN URBIS DOCUMENT. RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL
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1. INTRODUCTION
Urbis Pty Ltd has prepared this town planning report in support of a development application by Stockwell
Development Group Pty Ltd (the ‘Applicant’) in relation to part of the land at 28 Eenie Creek Road,
Noosaville, formally described as Lot 3 on SP246584. The proposed development is located on land
identified as proposed Lots 17 – 19, which are in the process of being created, pursuant to an existing
Reconfiguring a Lot (‘ROL’) development permit, granted by way of Consent Order (Appeal No 765 of 2020).
For the purpose of this report, proposed Lots 17 -19 will be referred to as the ‘development area’ in with the
whole site being referred to as the ‘broader land parcel’.
The proposed Multiple dwelling development has been designed to have regard to the surrounding context
and responds to the housing needs for the Noosa Shire for greater affordability, choice and diversity in the
market to accommodate different lifestyle needs.
The proposed development involves the following:
• A total of 96 residential units over three storeys, with 135 basement car parks (including 127 resident
spaces and 8 visitor spaces);
• A total site cover of 40.15% and a plot ratio of 0.74:1;
• A mix of dwelling types, including 27 x 1 bedroom, 57 x 2 bedroom and 12 x 3 bedroom units. All
dwellings are proposed to be small dwellings as defined under the Noosa Plan 2020, as they are
100m2 or less in area;
• Vehicular access to the development (including service vehicles) is proposed to be obtained from a
single driveway crossover from the Hofmann Drive frontage;
• The development proposes pedestrian access to the site from Hofmann Drive;
• Each residential unit has access to sufficient private open space (via courtyards or balconies) as well
as expansive ground level communal space at the northern (rear) part of the site, sleeved by the
residential apartment buildings.
The development represents a high-quality architectural outcome and has been designed to deliver a
product that contributes towards the distinctive Noosa style, with a coastal ‘village feel’, emersed within a
natural and green landscape. The uncomplicated, yet sophisticated materiality of the design provides a
distinctive Noosa ‘look and feel’ to the Noosa Business Centre.
The proposal provides a complementary use that fits suitably within its setting, positioned to the immediate
south of the existing Noosa Civic Shopping Centre. The provision of additional residential land uses within
the Noosa Business Centre will support and sustain the growth of the centre.
To undertake the proposed works, the development application seeks Council approval for:
• Development Permit for a Material Change of Use for Multiple Dwellings (96 units).
The proposal is assessable development under the Noosa Plan 2020. The development application is
subject to Impact Assessment.
This report addresses the merits of the development with regard to the assessment benchmarks under the
Noosa Plan 2020 and the relevant sections of the Planning Act 2016. For the purposes of this report, the
Noosa Plan 2020 will be referred to as the ‘Noosa Plan’ and the Planning Act 2016 will be referred to as ‘the
Planning Act’.
The report is accompanied by and should be read in conjunction with the following material:
Appendix A – Title Searche;
Appendix B – EMR and CLR Search Results;
Appendix C – State Planning Policy (SPP) Checklist and Assessment;
Appendix D – State Development Assessment Provisions (SDAP) Checklist;
Appendix E – Approved Subdivision Layout of Reconfiguration of Lot Application (Court Order 765 of 2020);
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Appendix F – Noosa Council Codes Responses;
Appendix G – Architectural Plans;
Appendix H – Landscape Concept Design;
Appendix I – Bushfire Hazard Assessment / Management Plan;
Appendix J - Civil Engineering Report and Stormwater Management Plan;
Appendix K – Traffic Engineering Report;
Appendix L – Acoustic Report; and
Appendix M – Operational Waste Management Plan.
The assessment of the application is to be undertaken in accordance with Section 45(5) of the Planning Act
and Sections 30 and 31 of the Planning Regulation 2017. This report provides the applicant’s assessment
against these provisions and concludes that the development is appropriate, having regard to the State
legislative framework, the existing local planning scheme controls and intent for the area and is not
anticipated to impact upon the amenity of the locality. Council’s approval of the application is therefore
sought, subject to relevant and reasonable conditions.
2 INTRODUCTION URBIS
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2. SITE AND SURROUNDS
2.1 SITE LOCATION
The site is located within the suburb of Noosaville at the southern edge of the Noosa Council local
government area.
The site is referred to as 28 Eenie Creek Road, Noosaville and forms part of the Noosa Business Centre,
comprising sub-regional shopping centre, retail showroom and commercial precinct. The Noosa Business
Centre provides the core business, community and employment node for the Noosa Shire local government
area.
Within the broader context, it is situated approximately 34.8 kilometres north of Maroochydore, 59.3
kilometres north of Caloundra and 135 kilometres north of Brisbane CBD. The site’s context, location and
road frontage Eenie Creek Road and Walter Hay Drive is illustrated in Figure 1 and Figure 2. Figure 2
illustrates the location of the ‘development area’ in the context of the broader land parcel.
Figure 1 – Site Location
SITE
Source: Google
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Figure 2 – Aerial Photograph
DEVELOPMENT SITE
AREA
Source: NearMap
2.2 CADASTRAL DETAILS
The site, being the broader land parcel, is formally described as Lot 3 on SP246584, and has a total area of
290,832.73m2.
The development area, known as proposed Lots 17 19, forms part of the site and is generally rectangular in
shape, with an approximate site area of 10,109m2. For further detail, refer to Figure 2 – Aerial Photograph
and Figure 3 – Survey Plan.
Proposed lots 17 – 19 as depicted in Figure 3 below are in the process of being created. For further details
please refer to Section 2.12 of this report.
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Figure 3 – Development Area
Development
Area
Source: Bennett and Francis Pty Ltd
2.3 LAND OWNERSHIP AND ENCUMBRANCES
Stockwell NC Pty Ltd A.C.N. 632 359 623 as Trustee under Instrument No. 719 594 542 is the registered
owner of the site in fee simple.
Whilst the broader land parcel contains an array of encumbrances registered on title (including easements
and covenants) the development area is not burdened by any registered encumbrances.
A copy of the Title is included as Appendix A – Title Search to this report.
2.4 CONTAMINATED LAND
The broader land parcel is not included on the Contaminated Land Register (‘CLR’), however is included on
the Environmental Management Register (‘EMR’). The site is identified as being subdivided from a larger site
(Lot 2 on SP182880), which is affected by the following notifiable activity and hazardous contaminant.
SERVICE STATIONS – operating a commercial service station.
A copy of the EMR and CLR search extracts for the site are included in Appendix B – EMR and CLR
Search Results of this report.
The service station is located adjacent to Noosa Civic shopping centre and is not located within the
development area.
2.5 INFRASTRUCTURE SERVICES
The site is capable of achieving access to all required infrastructure services including reticulated mains
water, telecommunications, stormwater drainage, sewerage and electricity.
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2.6 FRONTAGES
The development area has direct frontage to Hofmann Drive at the south-west of Noosa Business Centre
and immediately adjoins the southern boundary of the Noosa Civic Shopping Centre. Hofmann Drive
connects to Eenie Creek Road north of the site. A road connecting Hofmann Drive and Walter Hay Drive is
currently being delivered to the south east of the site.
Eenie Creek Road and Walter Hay Drive are both identified in the Noosa Plan as major road networks that
provide scenic southern entrances to Noosa through bushland settings.
2.7 TOPOGRAPHY
The land subject to development is currently completely pervious and heavily vegetated. The area subject to
development generally slopes from the north to the south at approximately 1.5% slope. Previous earthworks
surrounding the developable area have resulted in batters located on the northern and southern boundaries
of the land creating an overland flow path across the eastern boundary for stormwater discharge in an
undeveloped scenario.
2.8 EXISTING ENVIRONMENTAL VALUES
The development area is mapped under the Noosa Plan 2020 as an Area of Biodiversity Significance in the
Biodiversity, Waterway and Wetlands Overlay of the Noosa Plan (refer to Figure 4).
At a State level, the Regulated Vegetation Management Map identifies the development area as comprising
Category X vegetation. There is no regulated vegetation or essential habitat mapped within the development
area at a State level.
Notwithstanding the mapped values under the current planning framework, clearing of protected vegetation
(as generally mapped) is authorised on the site under the existing ROL permit, associated Operational
Works (‘OPW’) approval and the executed Infrastructure Agreements between Noosa Council and the
Applicant. Accordingly, no further assessment against the values of the existing vegetation is warranted as
part of this development application.
Figure 4 – Biodiversity Overlay Mapping Extract
Development
Area
Source: Noosa Plan Interactive Mapping
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2.9 BUSHFIRE HAZARDS
As shown in Figure 5, the majority of the development area is mapped within the High Potential Bushfire
Intensity sub-category of Council’s Bushfire Hazard Overlay Mapping. A Bushfire Hazard Assessment has
been prepared by Queensland Bushfire Planning and included within Appendix I to this report. This
reporting has been prepared to assess the mapped bushfire hazard over the development area and its
associated impact.
Figure 5 – Bushfire Overlay Mapping Extract
Development
Area
Source: Noosa Council Interactive Mapping
Whilst the development area is mapped within the High Potential Bushfire Intensity sub-category of the
overlay mapping, the reporting has confirmed that the bushfire hazard present can be appropriately
managed and mitigated. The Hazard Assessment confirms:
• No hazardous vegetation will remain within the proposed development area;
• Previously identified external impacts to the site including Lots 3 and 7 to the east and Lot 21 to the
west are not considered as part of the hazard assessment as this land does not pose a bushfire
hazard source (classified vegetation);
• The resultant Bushfire Attack Level (BAL) for the development area comprises a small portion of
greater than BAL12.5, a larger portion of BAL12.5, and the balance of the development area in BAL
Low.
Overall, the report concludes that all appropriate mitigation strategies and procedures will be put in place to
reduce the bushfire hazard on the proposed development.
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2.10 EXISTING LAND USE
The development area is currently vegetated and undeveloped.
The northern boundary of the site adjoins the existing Noosa Civic Shopping Centre.
The southern boundary fronts Hofmann Drive, which is currently being extended to the south-west of the site
to provide a connection through to Walter Hay Drive.
Photos of the existing condition of the site are included in Figure 7.
Figure 6 – Existing Site Condition
Picture 1 – Hofmann Drive Picture 2 – View of existing vegetation on site
Source: NearMap
Source: NearMap
Picture 3 – View of the south-western end of Hofmann Picture 4 – Multiple Dwellings immediately opposite the
Drive area for development
Source: NearMap Source: NearMap
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2.11 SURROUNDING CONTEXT
The land immediately surrounding the development area is characterised by a mixture of land uses, which is
reflective of the evolving and changing urban form of the locality. The site provides a transition from the
industrial, commercial and retail uses to the west, expanses of conservation areas to the east and south and
Noosa Civic Shopping Centre to the north.
Specifically, nearby uses include the following:
• North – The site adjoins to Noosa Civic Shopping Centre. Land further north comprises of
commercial uses, a health club, and various residential estates. The built form character of these
residential estates are predominately detached and one to two storeys in height.
• East – The site adjoins dense vegetation to the east. Additional subdivided lots have been approved
over the current vegetation, and is yet to undergo plan sealing. All infrastructure and OPW is
currently being delivered as part of the ROL approval. Further to the east is Noosa National Park
which remains heavily vegetated and is a large conservation area. Land further east consists of the
Noosa airfield.
• South – High Density residential land improved by multiple dwellings is located to the immediate
south/ south-west of the development area with other vegetated areas forming part of Noosa
National Park extends further south.
• West – To the immediate west of the developable area is Hofmann Drive, with a range of industrial
and commercial/ retail land uses and industrial zoned land further west.
2.12 SITE HISTORY
The broader land parcel benefits from several historic approvals which facilitated the development of the
Noosa Civic Shopping Centre which comprises existing retail showrooms, commercial offices and a service
station, as well as associated car parking and an internal road network. Noosa Emporium is located to the
north of Noosa Civic and adjoins Eenie Creek Road.
The most recent approval, which is highly relevant to this proposal and associated development application,
relates to a permit for Reconfiguring a Lot, to enable 23 land parcels to be created across the broader land
parcel. This development application is described in further detail below:
12.1.1 Reconfiguration of a Lot Approval (Court Order: 765 of 2020)
On 26 November 2018, Stockwell Development Group Pty Ltd lodged a development application to Noosa
Council over the site for a Development Permit for Reconfiguration of a Lot (‘ROL’) for 1 Lot into 19 Lots
(Council Ref.: RAL18/0023). The proposal sought to subdivide the site into 19 lots, plus new road and
environmental covenants, to enable the provision of necessary infrastructure and vegetation clearing for
future development.
In response to Council’s Request for Further Information, the subdivision layout was refined and amended to
provide for 23 allotments. The current development area is identified as proposed Lots 17 -19 and is
unencumbered.
The application was ultimately approved by the Planning and Environment Court (Appeal No. 765 of 2020)
on 03 September 2020.
An extract of the proposed lot configuration of the site, which is in the process of being completed, is
illustrated in Figures 9 and 10 and included in Appendix E.
Of note, the ROL development approval permits the removal of protected vegetation on the development
area (as generally mapped), however requires the provision of a 6m vegetated screening buffer along the
Hofmann Drive frontage to act as a visual screen to the vacant land until such time it is developed (Condition
53 of the ROL permit). This requirement will be superseded upon the issue of a new development permit for
development on lots 17- 19.
Additionally, the abovementioned ROL through a subsequent Operational Works approval provides for a
road connection between Hofmann Drive and Walter Hay Drive to be created as part of the subdivision.
Further, this ROL is currently in the process of being delivered, including the establishment of the key
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internal road network within the Noosa Business Centre. It is intended that all works associated with this
ROL will be complete including the registration of lots 17-19, which will essentially create a ‘development
ready’ site to facilitate the proposed development.
Figure 7 – Approved Subdivision Layout
Source: Bennett & Francis Pty Ltd
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Figure 8 – Proposed Development Area Source: Bennett & Francis Pty Ltd URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL SITE AND SURROUNDS 9
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12.1.2 Operational Works Approval (Council Ref: OPW20/0145)
On 17 December 2020 Council approved an Operational Works Application to facilitate and carry out the
ROL approval in an orderly sequence.
The OPW provides for earthworks to be carried out to deliver all lots to be development ready for future
Material Change of Use Development Permits, as well as the implementation of relevant infrastructure
servicing, vegetation clearing in an orderly manner and the delivery of road infrastructure to facilitate the
future development of the Noosa Business Centre.
Figure 9 – Approved OPW Layout
Source: Barlow Shelly Consulting Engineers
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A Minor Change to the original OPW approval (OPW20/0145.1) was lodged and subsequently approved by Council allowing additional clearing to occur to facilitate the construction of essential service infrastructure and emergency egress facilities. Partial clearing of the site is approved pursuant to this OPW approval. Figure 10 – Approved Clearing Plan Source: Norris Clarke O’Brien Pty Ltd URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL SITE AND SURROUNDS 11
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3. PRE-LODGEMENT DISCUSSIONS
A prelodgement meeting was held between the Applicant and Noosa Council on 23 April 2021 to discuss
the development concept for the site and the key elements of the proposal.
Table 1 provides an outline of the matters discussed at the pre-lodgement meeting along with how the
proposal has addressed the matters discussed at the meeting.
Table 1 Summary of Prelodgement Meeting
Assessment Team Comments Applicant Response
Housing Choice and Affordability
During the prelodgement meeting it was The proposed development provides for 96 multiple
acknowledged that the proposal provides a significant dwellings, all of which have a gross floor area less
number of small dwelling units to assist in meeting than 100m2. The proposal provides residential units
housing affordability outcomes under the Noosa Plan which will contribute to housing diversity, choice and
2020. affordability within the Noosaville locality and the
broader Noosa region.
Site Cover and Plot Ratio
Council raised concern regarding certain elements of The proposed development currently maintains a total
the development such as the proposal exceeding the site cover of 40.15% (4,063m2), which is compliant
maximum site cover and plot ratio requirements. with the Acceptable Outcome requirement (for
development at the Noosa Business Centre – High
Density Residential Precinct), which prescribes a
maximum site cover of 45% for development which
provides for at least three small dwellings to any other
one dwelling.
The proposed development results in a slight
exceedance to the maximum plot ratio requirement
prescribed in the Acceptable Outcome. This minor
exceedance is appropriate in the context of the
development as a whole, particularly considering the
high degree of compliance with other metrics that
seek to regulate the built form on the site. This is
explained in further detail within Section 8.2 of this
report.
Landscaping
Council require more landscaping to further break up The proposal has been designed to maximise the
the built form, particularly to achieve greater incorporation of soft landscaping into the design
separation and setbacks between buildings. through greater separation of buildings and an
increased setback to Hofmann Drive. Further, the
Further, the rear portion of the site is zone for layout has been amended to ensure the required 10m
Environmental Management and Conservation (10m wide vegetation strip at the rear is achieved (depicted
wide) and provides a visual buffer between the by the Environmental and Conservation Zone.
shopping centre and any proposed residential land
use.
Car Parking
The proposed car parking area appears to intrude into The car parking arrangement has been amended to
the required front setback for the building and the 6m include a basement parking level, which reduces the
wide landscaping strip. The building should be visual impact of car parking on the Hofmann Drive
redesigned to be clear of the landscaping strip. frontage. The residential apartment building is set
back a minimum of 6m to ensure sufficient planting is
Whilst the Noosa Plan stipulates a maximum number provided along the frontage of the site with a planting
of car parking spaces for the proposal, it seems palette that complements the development.
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Assessment Team Comments Applicant Response
reasonable to provide some car parking for visitors at The development proposes additional car spaces to
a rate of 1 space per 4 dwelling units. what is prescribed in the Acceptable Outcome. An
additional 27 resident spaces are proposed. In
addition, 8 visitor car parking spaces are required.
The proposed car parking spaces are considered
sufficient to cater for the expected parking demand for
the development. Further details are provided in
Section 8.5 and in the Traffic Engineering Report
prepared by TTM (Appendix K).
Traffic, Access and Servicing
Council required further detail around vehicles A Traffic Impact Assessment has been prepared by
entering and exiting the site, this includes both private TTM and included as Appendix K to this report. The
vehicles as well as heavy vehicles which are traffic reporting, concludes the following:
proposed to service the site. Council require the
submission of vehicle and swept paths to support the • Vehicle access and egress is proposed via a
proposal. 6.2m wide Type B driveway crossover to
Hofmann Drive;
A traffic report prepared by a suitably qualified person • Swept Paths have been incorporated to the traffic
is required. engineering reporting, demonstrating that
appropriate servicing and the abovementioned
vehicle can appropriately service the site and exit
in a forward gear;
• The proposed service vehicle arrangements are
considered adequate to meet the demands of the
proposed development.
Please refer to Appendix K for the full traffic report
prepared by TTM.
Stormwater Quality and Management
Stormwater collection and treatment has to been Stormwater quantity and quality is proposed to be
indicated the proposed plans. Any application will managed on-site via on-site detention / bio-retention
require the submission of site specific stormwater basins and grassed swale drains (as a supplementary
management plan prepared by a RPEQ method to improve water quality across the site).
demonstrating a functional stormwater system can be
provided which achieves the desired outcomes for The proposed primary lawful point of discharge for the
both water quality and quantity. development is to the open drainage channel
(Covenant J) to the east of the site, in accordance
with the requirements of the existing ROL Permit
(Court Order: 765 of 2020). A small portion of the
development catchment will discharge to the kerb and
channel in Hofmann Drive, which in turn discharges
via gully pits to the eastern drainage channel adjacent
to the east of the site.
All of the on-site stormwater management systems
have been clearly identified on the proposed plans.
Please refer to Appendix J providing a copy of the
Proposed Architectural Plans prepared by Mode
Design.
Additionally, a Site Based Stormwater Management
Plan (‘SBSMP’) has been prepared by ADG
Engineers and provided within Appendix J to this
report. The SBSMP concludes that the proposed
development achieves all of the relevant Stormwater
quantity and quality objectives outlined in the relevant
policies and standards.
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Assessment Team Comments Applicant Response
Waste Collection
Council require the submission of a Waste An Operational Waste Management Plan has been
Management Plan. prepared by TTM and is included as Appendix M to
this report. The Waste Management Plan provides the
following:
• Refuse collection will occur on-site by Council
from Hofmann Drive via front loading RCV’s;
• Collections will occur twice a week;
• Waste will be stored within 2 x 1100L bulk bins for
each building within the basement refuse areas.
Each refuse area will be provided with a bin wash
down bay;
• Building Management will transfer bins from the
basement of Building A and B to the ground floor
of Building C for collection.
Please refer to the Operational Waste Management
Plan prepared by TTM and provided in Appendix M
to this report for the full Management Plan.
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4 THE PROPOSAL
4.1 OVERVIEW
The proposed development seeks to establish a three (3) storey multiple dwelling development (comprising
96 units) to the immediate south of the existing Noosa Civic Shopping Centre, fronting Hofmann Drive. The
proposal provides a design outcome that is commensurate to the site’s immediate context as well as its
locality within Noosa. The proposal provides a quintessential Noosa ‘village feel’ unit product, at a size that
assists with achieving greater housing affordability, choice and diversity in the Noosa Shire.
Formally, the development application seeks approval for:
• Development Permit for Material Change of Use for Multiple Dwellings (96 Units)
The proposal provides for an appropriate product mix of 1, 2 & 3 bedroom units which range between 55m2
100m2.
4.2 PROPOSAL DETAILS
The proposal involves the establishment of a three (3) storey residential apartment complex, across three (3)
separate buildings, and one level of basement car parking.
A substantial and consolidated communal open space area is positioned at the northern end of the site, in
the centre of the residential buildings.
The proposal seeks to gain vehicular access (including servicing) via a single access point off Hofmann
Drive.
The built form is emersed in a bushland setting, through the provision of substantial vegetation buffers
around the perimeter of the site, in particular the front (Hofmann Drive) and the rear adjoining the Noosa
Civic Shopping Centre.
The proposal provides a complementary, yet important, supporting role in the function of the Noosa Business
Centre as a major activity centre for the Noosa Shire, intended to include a mix of land uses including office,
retail, entertainment and other business uses, together with residential. The Noosa Business Centre is
intended to accommodate a significant portion of the long-term economic growth in the Noosa Shire, which is
sustained through the strategic co-location of residential uses. This also allows residents to live in close
proximity to a range of goods, services and high-frequency public transport.
Of note, the development will assist one of Noosa Council’s primary objectives provided in Noosa Plan 2020
being the delivery of accessible, diverse and affordable communities.
Key aspects of the proposed development include the following:
• A total of 96 residential units over three storeys, with 135 basement car parks (including 127 resident
spaces and 8 visitor spaces).
• A total site cover of 40.15% and a plot ratio of 0.74:1.
• A mix of dwelling types, including 27 x 1 bedroom, 57 x 2 bedroom and 12 x 3 bedroom units. All
dwellings are proposed to be small dwellings as defined under the Noosa Plan 2020, as they are
100m2 or less in size.
• Vehicular access to the development (including service vehicles) is proposed to be obtained from a
single driveway crossover from the Hofmann Drive frontage.
• Each residential unit has access to sufficient private open spaces (via courtyards or balconies) as
well as ground level communal open space and facilities situated at the northern part of the site.
An overview of the key aspects of the development proposal are summarised in Table 2 below.
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Table 2 – Development Summary
Development Parameter Proposed Development
Defined Land Uses Multiple Dwellings
Number of Units 96
Unit Mix 1 Bed 1 Bath – 27 Units
2 Bed 1 Bath – 28 Units
2 Bed 2 Bath – 29 Units
3 Bed 2 Bath – 12 Units
Developable Area 10,119m2
Site Cover 40.15% (4,063m2)
Plot Ratio 0.74:1
Gross Floor Area 7,520m2
Maximum Building Height 3 storeys and less than 12m
Landscaping 56.23% (5,690m²)
Communal Open Space 22.99% (2,327m²)
Car Parking 135 car parking spaces:
• 127 resident spaces
• 8 visitor spaces
Access and Servicing • Vehicular access to the development (including service vehicles) is
proposed to be obtained from a single driveway crossover from the
Hofmann Drive frontage
• Servicing will occur on the eastern part of the site on ground level,
directly in front of Building C.
• Multiple pedestrian accesses to the site from Hofmann Drive.
• Internal pathways are provided to connect residents to the
communal recreational area.
4.3 ARCHITECTURAL DESIGN AND BUILT FORM RESPONSE
Designed by Mode Architects, the proposal presents a high-quality, contemporary design that will provide for
increased housing supply, choice and affordability. The proposed residential development is strategically
located to provide convenient access for future residents to local employment, goods and services.
The design of the development contributes towards the ‘Noosa-style’ vernacular, comprising informal
beachside architecture including lightweight materials and features with a neutral colour palette.
The building design has been shaped to respond to site conditions, with contextual references to both its
natural and built surrounds. The residential dwellings include balconies facing Hofmann Drive, allowing for a
non-restricted view towards the south of the site.
The units which are orientated toward the rear of the site, overlook the expansive communal recreation area,
which is designed to promote social engagement and interaction, in a private and protected setting.
The development has been consciously designed and sited in order to provide a built form outcome which is
integrated into the surrounding bushland environment. The proposed development has provided for
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generous amounts of landscaping which has been woven into the built form as an extension of the surrounding natural environment. The siting and orientation of the built form, location of communal open space and provision of a vegetated buffer along the rear boundary ensures adequate separation to the adjoining Noosa Civic Shopping Centre is achieved, and maintains an appropriate level of amenity and privacy for future residents. Figure 11 – Landscape Concept Source: Mode Architects The siting and design of the units on the site maximise access to sunlight and natural breezes The three proposed structures are detached and include breaks between buildings, as shown in Figure 12. URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL THE PROPOSAL 17
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Figure 12 – Layout of Proposed Structures
Source: Mode Architects
The road frontage comprises a vegetated buffer with plant species that complement the built form and the
streetscape character, whilst maintaining casual surveillance opportunities, as shown in Figure 12 and 13.
Figure 13 – Southern boundary of proposed development
Source: Mode Architects
The bulk, scale and mass of the design has been reduced through the inclusion of physical breaks, vertical
landscaping, varied materials and projections along each building. Balconies have been suitably separated
and have included feature privacy screens to reduce overlooking and to orientate the outlook to the street.
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The varied built form frontage contributes to an articulated building line, which is further emphasised by large balconies that create deep recesses in the built form. The pedestrian accessways are located at the most significant recessions, allowing the passageway to seamlessly integrated into the building’s frontage. Each of the three levels of the development have been designed to be discernible through distinct built form elements and variation in the building materials, which is proposed to include a combination of vertical shiplap timber-look cladding, glazing, white masonry concrete and colourbond roofing. The material choice of timber-look and white concrete is an architectural expression of the site’s spatial relationship to the Noosa beaches and coast. Sustainable and climatic design is a deliberate focus for the proposed development. The landscaping and open space design reinforce the desired subtropical and coastal streetscape character the Noosa Business Centre and introduce living greenery throughout the development to enhance the visual amenity of the outdoor spaces (Figure 14). Figure 14 – Visual Perspective of Development Source: MODE Architects URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL THE PROPOSAL 19
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5 SPECIALIST INFORMATION
The following specialist reports have been undertaken in support of the proposed development:
• Landscape Concept Plan, prepared by Jeremy Ferrier Landscape Architect
• Bushfire Hazard Assessment, prepared by Queensland Bushfire Planning;
• Stormwater Management Plan prepared by ADG Engineers;
• Traffic Engineering Report prepared by TTM;
• Acoustic Report, prepared by Acoustic Logic; and
• Operational Waste Management Plan, prepared by TTM
5.1 LANDSCAPE CONCEPT PLAN
A Landscape Concept Plan for the development has been prepared by Jeremy Ferrier Landscape Architect
and is included as Appendix H to this report.
The key elements of the Landscape Concept Plan include:
• A landscape design response that involves native and locally endemic species that will thrive in the
climate of the site, whilst also integrating into the existing green landscape and backdrop of Noosa
National Park;
• Retention of existing mature vegetation at the rear of the site where practical;
• A landscaped environment which looks to integrate with the built form with the site and the broader
locality;
• Planting layouts and arrangements to maximise amenity whilst increasing pedestrian permeability
and intuitive wayfinding around the site;
• Appropriate visual screening and buffering to maximise amenity for neighbouring residents and road
traffic;
• The incorporation of Water Sensitive Urban Design (WSUD);
• Street trees are delivered as a consequence of the ROL permit and associated OPW. Any trees that
are damaged during on-site works will be replaced;
• Planting of native trees underplanted with shrubs and ground covers will from the buffers along the
north and south of the site. A 6m wide landscaped buffer provided along the Hofmann Drive frontage
which consists of forest tree planting and cluster of palms and feature trees to identify entry points;
• An emphasis on the communal open space area which forms a further buffer to the Noosa Civic
Shopping Centre to the north. The communal open space offering as part of the development is
made up of a series of inviting spaces that have been created to entice residents to interact with their
external and natural environment.
Note, the extent of any rehabilitation works (if any), as illustrated in the adjacent Covenant J area will be
resolved as part of a separate OPW permit, post approval of this development application.
Please Refer to Appendix H for a copy of the Landscape Concept Plan, prepared by Jeremy Ferrier
Landscape Architect.
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5.2 BUSHFIRE HAZARD ASSESSMENT
A Bushfire Hazard Assessment for the development has been prepared by Queensland Bushfire Planning
and is included as Appendix I to this report.
The reporting has been prepared to assess the mapped bushfire hazard and associated impacts this has on
the development area. The Bushfire Hazard Assessment has included also included a response to the
Bushfire Hazard Overlay Code confirming the bushfire hazard can be appropriately managed on the site.
More specifically, the Hazard Assessment Report demonstrates:
• No hazardous vegetation will remain within the proposed development area;
• Previously identified external impacts to the site including Lots 3 and 7 to the east and Lot 21 to the
west are not considered as part of the hazard assessment as this land does not pose a bushfire
hazard source (classified vegetation);
• Further external impacts including Lot 5 to the south of Hoffman Drive will affect the proposed
development area.
o Lot 5 is an area of non-remanent vegetation as a result of past disturbance;
o Patches of vegetation less than 3ha are said to be less likely to develop into a fully
development fire front;
o The expansion of Hofmann Drive will further reduce possible threats of bushfire from the lots
to the south and south east;
o The Noosa Civic Shopping Centre further separates any bushfire threat from the north and
north-east on the development area;
o Lots 4 to 15 to the south-east of the development area (also separated by Hofmann Drive)
will further mitigate impacts from exposure, as these lots will be further cleared in
accordance with the existing ROL and OPW approvals.
• The relevant Australian Standard (AS 3959 – 2018) requires that any classified vegetation within
100m of a proposed development is to be assessed;
o The relevant Bushfire Attack Level (BAL) for the development area has been assessed on
this basis;
o The resultant BAL is a small portion of the site toward the south-east corner fronting
Hofmann Drive is greater than BAL12.5m;
o The development area within a 100m radius of the assessed vegetation remains at a BAL
12.5m, with the remainder of the development area outside of the 100m radius with no BAL
rating, suggesting the BAL level for this area is determined to be low.
Overall, the report concludes that all appropriate mitigation strategies and procedures will be put in place to
reduce the bushfire hazard on the proposed development. Please refer to Appendix I for the full Bushfire
Hazard Assessment.
5.3 STORMWATER MANAGEMENT PLAN
A Stormwater Management Plan for the development has been prepared by ADG Engineers and is included
as Appendix J to this report.
The Stormwater Management Plan has been prepared to address stormwater quantity and quality objectives
are met in a post development scenario.
The stormwater quantity assessment is undertaken to demonstrate and confirm a non-worsening of peak
flow discharges from the site with the quality assessment undertaken to determine the required stormwater
treatment measure to be implemented on site. The reporting provides for the following:
• The stormwater quantity objective is to demonstrate there are no impacts from storm events up to
and including the 1% AEP storm event, ensuring existing infrastructure and downstream properties
are not adversely affected;
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• Hydraulic modelling has determined that 14m³ of on-site detention is required. This will occur over
two (2) bio-retention basins implemented on-site, one facing Walter Hay Drive and the other towards
the northern portion of the site;
• Currently there are no stormwater quality measures on-site, however this will be achieved through
the two bio-retention basins, along with a grass-lined swale on the northern edge of the
development.
• The two bio-retention basins hold the following capacity:
o Bioretention Basin B1 implements 9.7m³ of detention with 80m2 of bioretention; and
o Bioretention Basin B2 implements 4.3m³ of detention with 45m2 of bioretention
• The primary Lawful Point of Discharge (LPOD) for the development is via the drainage corridor
(Covenant J), as established in the existing ROL Permit (P&E Court Order 765 of 2020);
• A stormwater connection is to be provided to each of the three lots (proposed lots 17-19) which
make up the development area on-site as part of the subdivision approval. However, upon
amalgamation of these lots, the connection points will be removed and replaced with outlets which
will be suited to the proposed development;
The relevant stormwater quality objectives will be met throughout all phases of development through the
implementation of:
• Erosion and sediment control measures;
• Implementation of temporary bunds during bulk earthworks;
• Implementation of temporary diversion drains during construction;
• The implementation of SQIDS during the operational life of the development through bioretention
basins and grassed swale drains
• A MUSIC model was also created for the proposed development which demonstrated that the sites
stormwater run-off achieved the water quality objectives for South-East Queensland as specified by
the SPP
Ultimately the reporting by ADG Engineers has achieved all requirements for the preparation of Site Based
Stormwater Management Plan in accordance with the relevant polices and standards. Please refer to
Appendix J for a full copy of the relevant reporting.
5.4 TRAFFIC ENGINEERING REPORT
A Traffic Engineering Report for the development has been prepared by TTM Engineers and is included as
Appendix K to this report.
The reporting has been prepared to assess the perceived impacts the proposed development has on the
surrounding transport network, car parking and access provisions for the site. The traffic reporting concludes
the following:
• Stockwell Development Group are currently undertaking several road and infrastructure upgrades
within the immediate vicinity of the development area, including three new roads;
• The proposed development is located approximately 800m to the inbound and outbound bus stops
located at the Noosa Civic Shopping Centre;
• All external road infrastructure will be delivered in accordance with the ROL permit and associated
OPW (including footpaths and dedicated on-street cycle lanes);
• The car parking supply for both residents and visitors are adequate to service the proposed
development, having regard to existing and future public transport accessibility;
• The Traffic Impact Assessment concluded that there is approximately a traffic generation of 48
vehicles per hour (in and out) during the AM and PM peak periods, which is expected to have
minimal effect to the external road network;
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22 SPECIALIST INFORMATION RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL
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• Vehicle access and egress is proposed via a 6.2m wide Type B driveway crossover to Hofmann
Drive;
• The Noosa Plan 2020 does not stipulate specific servicing requirements for multiple dwelling,
however it is expected that the largest vehicle to enter the site is a Waste Collection Vehicle (WCV);
• Swept Paths have been incorporated to the traffic engineering reporting, demonstrating that
appropriate servicing and the abovementioned vehicle can appropriately service the site and exit in a
forward gear;
• The proposed service vehicle arrangements are considered adequate to meet the demands of the
proposed development.
Overall the Traffic Engineering Reporting concludes that there is no traffic engineering reasons as to why the
proposed development should not be approved. Please refer to Appendix K for the full Traffic Engineering
Report prepared by TTM and provided as to this report.
5.5 ACOUSTIC REPORT
An Acoustic Report for the development has been prepared by Acoustic Logic and is included as Appendix
L to this report.
The proposed development is impacted by potential road traffic noise from the local road network, as well as
the existing operation of the Noosa Civic Centre (such as mechanical plant equipment and the loading dock).
The Noise Impact Assessment provides for the following key recommendations:
• Impacts from the existing shopping centre including the loading dock has been addressed as part of
the existing ROL permit (Condition 5 of the ROL permit). This noise attenuation is required to ensure
the future dwellings on lots 17-19 achieve the required acoustic quality criteria. The acoustic
treatments deemed to be necessary in relation to the existing shopping centre include restriction on
mechanical plant operating hours and stationary plant treatments comprising acoustic barriers on top
of plant exhaust fans and Acoustimax panels in lieu of louvers.
• Minimum glazing requirements are required to achieve the minimum acoustic performances;
• Wherever external glazing is required, acoustic sealing of window frames and openings (etc) will be
implemented;
• Traffic generation and required servicing in relation to this development is not anticipated to generate
an adverse acoustic impact for residential amenity within the complex.
The reporting concludes that the development achieves and complies with the relevant adopted noise levels
through the various recommendations provided within the Noise Impact Assessment. Please refer to
Appendix L for the full Nose Impact Assessment.
5.6 OPERATIONAL WASTE MANAGEMENT PLAN
An Operational Waste Management Plan has been prepared by TTM and is included as Appendix M to this
report. The Waste Management Plan provides the following:
• Refuse collection will occur on-site by Council from Hofmann Drive via front loading WCV’s;
• Collections will occur twice a week;
• Waste will be stored within 1100L bulk bins within the basement refuse areas; each refuse area will
be provided with a bin wash down bay;
• Building Management will transfer bins from the basement of Building A and B to the ground floor of
Building C.
Please refer to the Operational Waste Management Plan prepared by TTM and provided in Appendix M to
this report for the full Management Plan.
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6 STATE PLANNING FRAMEWORK
6.1 LEGISLATIVE FRAMEWORK
6.1.1 The Planning Act
The Planning Act 2016 is the statutory instrument for the State of Queensland under which, amongst other
matters, development applications are assessed by local governments. The purpose of the Planning Act is to
facilitate the achievement of ecological sustainability by establishing an efficient, effective, transparent,
coordinated and accountable system of land use planning, development assessment and related matters.
This application includes Material Change of Use that is assessable development. A Development Permit for
the Material Change of Use is therefore required prior to the commencement of the use.
The Noosa Plan states that the proposed Material Change of Use (Multiple dwellings) development is
subject to impact assessment.
Impact assessment is to be undertaken in accordance with Section 45(5) of the Act. An impact assessment
must be carried out against the assessment benchmarks in the Planning Scheme and have regard to any
matters prescribed by regulation for paragraph 45(5)(ii) of the Act. In addition, the assessment may be
carried out against, or have regard to, any other relevant matter, other than a person’s personal
circumstances.
6.2 PUBLIC NOTIFICATION
Pursuant to Section 53 of the Planning Act, the notification stages of the development assessment process
applies to an application if either of the following applies –
(a) Any part of the application requires impact assessment; or
(b) the application includes a variation request.
As the development application requires Impact Assessment, public notification is required.
6.3 ASSESSMENT BENCHMARKS
6.3.1 State Planning Policy
The State Planning Policy (‘SPP’) was introduced on 3 July 2017 as part of a new State planning system.
The SPP defines the Queensland Government’s policies about matters of state interest in land use planning
and development and provides direction for the preparation of local planning instruments and assessment of
development applications. As prescribed in Section 26(2)(a)(ii) of the Planning Regulation, the SPP
represents an assessment benchmark and the assessment manager must have regard to the SPP, if it is not
identified as being appropriately reflected in the planning scheme.
The SPP provides supporting mapping to assist in spatially representing policies and requirements contained
within the SPP. An overlay map of the relevant state planning interests is provided in Figure 15.
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Figure 15 SPP Mapping Layers
Development
Area
Source: SPP Mapping System
The mapping above indicates that the following SPP matters apply to the development area:
• Natural Hazards Risk and Resilience State Interest – Flood Hazard Area
• Flood Hazard Area – level 1
• Transport Infrastructure State Interest
• Active Transport Corridor (Hofmann Drive)
Section 2.1 of the Noosa Plan 2020 confirms that all state interests in the SPP are appropriately integrated
into planning scheme with the exception of the following:
“State interest – Natural hazards, risk and resilience – Coastal Hazards – in part
The development area is not identified within a coastal hazard area in the SPP mapping. Accordingly, all
relevant state interests are appropriately integrated into City Plan 2014. The SPP is therefore not a relevant
assessment benchmark for the purpose of assessing this development application [1].
6.3.2 South East Queensland Regional Plan
The South-East Queensland Regional Plan 2017 (‘ShapingSEQ’ / SEQ Regional Plan’), was released in
August 2017. As prescribed in Section 26(2)(a)(i) of the Planning Regulation 2017, the SEQ Regional Plan
represents an assessment benchmark that the assessment manager must have regard to, unless suitably
integrated into the planning scheme. Section 2.2. of the Noosa Plan 2020 confirms that the planning scheme
appropriately advances the ShapingSEQ as it applies to the planning scheme area. Accordingly, further
assessment against the relevant assessment benchmarks contained in Shaping SEQ is not required for this
development.
[1]
Section 26(2)(ii) of the Planning Regulation 2017.
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Notwithstanding, it is noted that the purpose of the SEQ Regional Plan is to manage regional growth and
change in the most sustainable way to protect and enhance quality of life in the region.
In order to achieve this purpose, the SEQ Regional Plan sets forth a land use pattern. The site is located
within the Urban Footprint, which identifies land predominantly allocated to provide for the region’s urban
development needs to 2031. An extract of the Regional Plan mapping is provided in Figure 16. Further, the
broader land parcel (the Noosa Business Centre) is identified as the only Major Regional Activity Centre in
the Noosa Shire.
Major Regional Activity Centres identified in the SEQ Regional Plan are a network of regionally significant
centres that are highly accessible and contain a concertation of businesses and services, facilities for
employment, research and education as well as high density residential development. These centres are
typically located around key suburban or interurban public transport stations to provide linkages to
surrounding communities.
The proposed development is consistent with the Urban Footprint and Major Regional Activity Centre
designation of the site, as it supports the vision for SEQ’s preferred future and targets to increase the
number of missing middle forms of housing (i.e. 1 to 3 storey multiple dwellings) and support consolidation
(infill development) in Major Regional Activity Centres.
Figure 16 – DAMS Mapping Extract – SEQ Regional Plan
Development
Area
Source: DSDMIP
6.3.3 State Assessment and Referral Agency
The State Assessment and Referral Agency (‘SARA’), introduced on 1 July 2013, seeks to deliver a
coordinated, whole-of-government approach to the State’s assessment of development applications. The
State Development Assessment Provisions (‘SDAP’) is an outcome of the SARA and a statutory instrument
made under the Planning Act, which sets out matters of interest of the state for development assessment,
where the chief executive of administering the Planning Act is the assessment manager or a referral agency.
Importantly, the SDAP provide assessment benchmarks for the assessment by the chief executive or a
referral agency and provides applicants with the opportunity to address performance criteria to demonstrate
that a development appropriately manages any impacts on a matter of state interest, and/or protects a
development from impacts of matters of state interests.
An assessment of the proposed development against the State Assessment criteria for the relevant referral
agency role is included in Appendix D. This assessment revealed that the proposal requires referral to
Department of State Development, Manufacturing, Infrastructure and Planning (State Assessment and
Referral Agency (SARA)) as a Concurrence Agency for the following matters:
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Table 3 – Relevant Referrals under Planning Regulation 2017
Planning Regulation 2017 Reference Trigger
Schedule 10, Part 9, Division 4, Subdivision 1, Table State transport thresholds
1 Development application for an aspect of
development stated in schedule 20 that is
assessable development under a local categorising
instrument or section 21 if –
the development is for a purpose stated in
schedule 20, column 1 for the aspect; and
the development meets or exceeds the
threshold –
o for development in local government
area 1 – stated in schedule 20,
column 2 for the purpose; or
o for development in local
government area 2 – stated in
schedule 20, column 3 of the
purpose
for development in local government area 1 –
the development is not for an accommodation
activity or an office at premises wholly or
partly in the excluded area.
Noosa Council is located within local government
area 2. The development exceeds the 50 dwelling
threshold for multiple dwelling in local government
area 2. Therefore, the development application
requires referral to SARA for assessment of potential
impacts on state transport networks.
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6.3.3.1 Advice Agency
The site contains an existing Energex easement along the northern boundary. The extent of Energex
easement encroaching the site is illustrated in Figure 17.
Figure 17 – Non-SARA Mapping Extract – Electricity Infrastructure
Development
Area
Source: DSDMIP
Therefore, the application will require referral to Energex as the advice agency for electricity infrastructure
matters, pursuant to Schedule 10, Part 9, Division 2, Table 2:
Table 4 – Relevant Advice Agency Referrals under Planning Regulation 2017
Planning Regulation 2017 Reference Trigger
Material change of use of premises near a Schedule 10, Part 9, Division 2, Table 2
substation site or subject to an easement Development application for a material change of
use that is assessable development under a local
categorising instrument and does not relate to
reconfiguring a lot, if—
(a) all or part of the premises are within 100m
of a substation site; or
(b) both of the following apply –
(i) all or part of the premises are
subject to an easement for the
benefit of a distribution entity
or transmission entity, under
the Electricity Act;
(ii) the easement is for a
transmission grid or supply
network.
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6.3.4 State Development Assessment Provisions
As the proposed development requires referral to SARA, the State Development Assessment Provisions
(SDAP) are applicable. An assessment of the State Development Assessment Provisions (SDAP) indicates
that the development needs to be assessed against the following State Codes:
• State Code 6: Protection of state transport networks.
An assessment of the proposed development against State Code 6 has been provided as part of the Traffic
Engineering Report included as Appendix K.
Further, section 1.3 of the State Development Assessment Provisions v2.5 states the following:
“Referrals to entities other than the chief executive are not administered by SARA and do not require
assessment against the SDAP.”
The State Development Assessment Provisions are not required for the referral to Energex as the advice
agency for electricity infrastructure matters.
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7 LOCAL PLANNING FRAMEWORK
The Noosa Plan 2020 (“Planning Scheme”) is the local planning instrument that is used to assess the
proposed development.
The following sections of this report provides an assessment of the proposed development against the
assessment benchmarks under the Planning Scheme.
7.1 DEFINITION
The proposed use of the site is identified within the Noosa Plan as “Multiple Dwelling”. The Noosa Plan
defines the use as follows:
“Multiple Dwelling: means a residential use of premises involving 3 or more dwellings, whether
attached or detached, for separate households.”
7.2 STRATEGIC FRAMEWORK
The strategic framework sets the policy direction for the Planning Scheme and forms the basis for ensuring
appropriate development occurs in the Planning Scheme area for the life of the Planning Scheme. The
strategic framework outlines seven (7) strategic outcomes for development that collectively represent the
policy intent of the scheme:
• Settlement;
• Community wellbeing;
• Housing Choice;
• Biodiversity and Environment;
• Economy and Employment;
• Transport and Movement; and
• Infrastructure and Services.
The seven themes above express the strategic outcomes that Noosa Council are looking to achieve for the
local government area by 2041. Although each theme has its own section, the strategic framework in its
entirety represents the policy intent for the planning scheme.
Of note, whilst being subject to Impact Assessment by virtue of the level of assessment prescribed for
development in the Noosa Business Centre, the development represents a consistent land use within the
High density residential precinct of the Major centre zone and achieves a high level of compliance with the
relevant assessment benchmarks of the Noosa Plan 2020. The proposal provides an outcome that is
consistent with the planning scheme intent for the site.
Notwithstanding, for completeness, an assessment against the strategic framework has been provided to
further demonstrate the proposal’s compliance with the overarching objectives of the planning scheme, in
addition to the specific development parameters prescribed in the relevant use, development and overlay
codes.
The relevant strategic framework mapping extracts are included in Figure 18 below.
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Figure 18 Strategic Framework Mapping
Picture 4 Strategic Framework Map 1 - Settlement Picture 5 Strategic Framework Map 2 – Economy
and Employment
Source: Noosa Plan 2020
Source: Noosa Plan 2020
Picture 6 Strategic Framework Map 3 - Infrastructure Picture 7 Strategic Framework Map 4 - Biodiversity
Source: Noosa Plan 2020 Source: Noosa Plan 2020
Legend
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The Applicant has undertaken a review of the Strategic Framework as part of this development application,
and it is considered that the Strategic Outcomes of most relevance to this proposal is Strategic Outcome
3.3.1 - Settlement and 3.3.3 – Housing Choice. An assessment of the development against these themes of
the Strategic Framework has been provided below in Table 5.
Table 5 Assessment Against the Strategic Framework
Strategic Outcomes Assessment of Proposal
Strategic Outcome 3.3.1 Settlement
b) Urban development is consolidated and confined Complies.
to urban areas within Urban Boundaries. These
The proposal provides an urban consolidation
boundaries are defined to maintain the distinct
outcome within the Urban Boundaries, in a location
character of individual communities; avoid
with convenient access to a range of goods,
biophysical constraints and natural hazards;
services and high frequency public transport, which
protect environmental values and landscape
is planned to increase as the Noosa Business
features; protect natural resources and quality
Centre continues to develop. The existing ROL
farming land; and plan for the effective and
permit has authorised a ‘development ready’ area
efficient delivery of infrastructure and services.
to facilitate the proposed development. As part of
The boundaries also reflect the outcomes of
the ROL, all constraints, environmental values and
detailed local investigations.
landscape features were considered, assessed and
resolved.
c) Noosa Shire continues to be characterised by a Complies.
series of compact, low-rise towns and villages.
The proposed development is located within the
centre of the Noosa Business Centre and fronts
Hofmann Drive. The design maintains a low-
medium rise built form, with a identify that
represents the distinctive style of Noosa. This
outcome will enable the Shire to continue to be
categorised by compact, low-rise built forms with a
‘village feel’.
h) The majority of new growth is located in the Complies.
existing urban areas of Noosaville, Noosa
The proposed development is located within the
Heads, Tewantin and Cooroy.
Noosa Business Centre within Noosaville, which is
identified as a key activity node for the Noosa
Shire. The proposal is categorised as a ‘consistent’
land use within the High density residential precinct
and has a supporting, yet important role in the
growth of the Noosa Business Centre by providing
additional housing to sustain and strengthen the
commercial and retail offerings in the centre.
k) Attractive and diverse living opportunities are Complies.
available including for key workers, low income
The development proposes 96 units, which are
earners and the elderly. A significant proportion
designed to appeal to a diverse range of
of new developments comprise smaller
households, including key workers, lower income
dwellings located close to activity centres, with
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Strategic Outcomes Assessment of Proposal
ease of access to public and active transport earners, and persons with limited mobility including
networks. the elderly.
All proposed units have a GFA of less than 100m2
which are defined as ‘small dwellings’ under the
Noosa Plan 2020. The development, and product
mix assists in providing housing diversity, choice
and affordability, within a key area of the Noosa
Shire, with convenient access to high frequency
public transport and active transport infrastructure.
o) Development of the built environment and Complies.
infrastructure is undertaken in a distinctive
The dwellings are designed to contribute towards
'Noosa style'. This is largely contributed by
the distinctive ‘Noosa-style’ of the region, providing
skilled designers aware of the emerging styles,
a low-key village feel. The built form is suitably
as well as approaches extolled by the Noosa
integrated into its surrounding natural landscape
Design Principles.
through the retention of existing natural vegetation
at the rear of the site (providing a vegetated back-
drop) and the inclusion of complementary
landscaping along the streetscape and between
buildings. The development includes a varied
material palette in terms of texture, form and
finishes with a natural colour scheme.
Strategic Outcome 3.3.3 Housing Choice
c) Residential development only occurs where it Complies.
will not prevent or inhibit the conduct of existing
The development represents a consistent land use
land uses that are legitimately located or
within the High density residential precinct of the
planned for in that location
Major centre zone. The site is suitably located,
designed and sited to ensure that existing land
uses can continue in their current form.
e) A wide range of housing is spread throughout Complies.
the existing urban areas of Noosa Shire and
The proposed development contributes to the
responds to housing needs associated with
housing mix in Noosa by provided an array of
factors such as changing demographics,
‘small dwellings’, that will appeal to a range of
changing composition of households, and
occupants with different household compositions
lifestyle choices
and lifestyles, at a lower price point than that
provided in the reminder of Noosa by virtue of
providing smaller sized units. compared to the
remainder of Noosa.
f) Additional smaller dwellings on traditional house Complies.
sites and small dwelling units in centres are
All units proposed in the development are ‘small
provided so that the housing mix and choice
dwellings’ as they have a GFA less than 100m2.
better reflect community needs.
The development will provide an outcome which
contributes towards the housing mix and choice in
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Strategic Outcomes Assessment of Proposal
Noosa, to better reflect the needs of the existing
and future community.
i) Noosa Shire's exceptional residential character Complies.
and amenity is derived from the subtropical
The development represents a architectural style
climate, relatively low scale/low rise built
that is commensurate with the existing and desired
environment, quality building designs and the
character of the Noosa Shire, comprising a low
presence of landscaped open space around
scale built form, integrated with the surrounding
buildings. This amenity and
natural environment. The development will achieve
character is maintained owing to its significance
an outcome that aligns with Noosa’s design
in protecting the lifestyle valued by residents.
principles, to protect the distractive lifestyle
characteristics of the Noosa Shire.
7.3 LOCALITY AND ZONING
The Noosa Plan identifies the site within the Noosaville Locality Plan, and more specifically within the Major
Centre Zone as well as partially within the Environmental Management and Conservation Zone (refer to
Figure 19).
Figure 19 – Zone Map Extract
Development
Area
Source: Noosa Council
The overall outcomes of the Major Centre Zone relevant to the site are as follows:
• The major centres of Noosa Business Centre and Noosa Junction are the most significant centres
for the Noosa Shire. These major centres service subregional catchments with complementary, not
competing roles and functions thereby not compromising the viability of each centre.
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• 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.
• Higher density living in mixed use developments provide for diversity in housing choice,
reduced commuting pressures and create activated streets in a safe environment with
opportunities for both day and night time casual surveillance.
• Development creates vibrant and safe activity centres, with attractive and functional
buildings and streets with integrated high amenity landscaping, open space and public
places.
• Centres are designed and operated to avoid adverse impacts on the amenity of nearby residential
neighbourhoods and create a pleasant community feel.
• Development is well designed reflecting:
• 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.
The development contributes towards the growth and expansion of the Noosa Business Centre, by providing
a complementary and supporting residential use. The proposal contributes to providing housing diversity in
the Noosa Shire, at a scale that represents an efficient use of serviced and well-located urban land. The co-
location of residential land uses in the Noosa Business Centre will assist with reducing car dependency and
creating activated and safe streets. The siting and design of the development encourages casual
surveillance along Hofmann Drive and provides a visual connection to the drainage reserve to the east and
to future development beyond.
The Noosa-style is reflected in the identity of the development, with a distinctive façade including projected
forms along with materiality that is reflective of the coastal and landscaped character in Noosa.
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7.4 PRECINCT
Under the Noosa Plan 2020, the Noosa Business Centre is divided into 5 precincts, with the proposed
development area being located within Precinct 5E – High Density Residential Precinct of the Noosa
Business Centre, as shown in Figure 20 below. The precincts within the Noosa Business Centre provide for
finer grained town planning and land use principles for the Centre.
Figure 20 – Shire Business Centre Map Extract
Development
Source: Noosa Plan 2020
The overall outcomes of the High density residential precinct relevant to the site are as follows:
• 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.
• Development incorporates a range and mix of housing types accommodating
predominantly small dwellings and social housing.
• Dwellings are located within easy walking and cycling access to shops, businesses, public
transport and entertainment uses.
• 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.
The proposal represents a consistent land use within the High density residential precinct and contributes
towards the creation of a modern, sub-tropical neighbourhood in a natural bushland setting. The design of
the development prioritises residential amenity, protection of privacy and provides substantial landscaped
communal open space at the rear of the site.
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The development delivers a scheme that comprises solely of small dwellings (with a gross floor area less
than 100m²), with a varied unit mix comprising of a range of bedrooms to accommodate the needs of a
variety of household compositions, lifestyles and occupants.
The zoning of the site for High density residential development identifies this land as being suitable for this
land use, particularly in terms of its locational attributes in the context of the broader Noosa Business Centre.
It is positioned in a location that provides convenient access to existing and future goods, services,
employment opportunities and public transport, whilst being sufficiently separated from potential impact
generating land uses to retain an appropriate degree of privacy and level of amenity for future residents.
The design of the apartment buildings incorporates subtropical Noosa design principles to deliver an
outcome that sits suitably in its setting and future neighbourhood in the Noosa Shire. The design has
successfully balanced the need to retain a focus on affordability, whilst achieving a design that delivers a
coastal Noosa-style apartment building, emersed in the natural landscape, that is responsive to the local
subtropical climate.
7.5 CHARACTER AND FRAMEWORK PLAN
The Noosaville Local Plan further seeks to ensure the orderly development of the Noosa Business Centre,
which is guided by the Noosa Business Centre Framework and Character Plan (Figure 7.2.4.5 of Noosaville
Local Plan Code).
The Character and Framework Plan assists in guiding and determining suitable land use options and
infrastructure delivery throughout the Centre. As illustrated in Figure 21 below, the development area is
located within an area of the Centre which is earmarked for High Density Residential development.
The proposed development provides for an appropriate residential development outcome for the area and is
therefore consistent with the Noosa Business Centre Character and Framework Plan.
Figure 21 – Noosa Business Centre Framework and Character Plan
Development
Area
Source: Noosa Plan 2020
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7.6 CATEGORY OF DEVELOPMENT AND ASSESSMENT
7.1.1 Category of Development
There are three categories of development under the Act. These are Accepted Development, Assessable
Development and Prohibited Development.
The Noosa Plan, acting as the Categorising Instrument, determines that the Category of Development for the
development is Assessable Development.
7.1.2 Category of Assessment
The Noosa Plan determines the Category of Assessment for the application.
Where a Locality Code prescribes the Category of Assessment for development, these categories of
assessment prevail over the Zone Category of Assessment if it is a higher Category of Assessment. In this
instance, the Locality Code does not vary the category of development specified by the Zone. Therefore, the
Zone category of development applies.
The proposed development involves a Multiple Dwelling within the Major Centre Zone as well as partially
within the Environmental Management and Conservation Zone of the Noosa Plan 2020. The Tables of
Assessment for the Noosa Business Centre, where located in the High Density Residential Precinct, identify
the development for Multiple Dwellings to be Impact Assessment (as a consistent land use), where having a
ratio of small dwellings to other dwellings of at least 3:1.
Based on the level of assessment triggers identified above, the development application is subject to Impact
Assessment and is seeking approval for:
• Development Permit for a Material Change of Use for Multiple Dwelling (96 units)
7.7 OVERLAYS
The following overlays from the Noosa Plan have been identified as applicable to the application:
• Acid Sulphate Soils Overlay
• Bushfire Hazard Overlay
• Biodiversity, Waterways and Wetlands Overlay
7.8 ASSESSMENT BENCHMARKS
Assessment benchmarks for the application are prescribed by the category of assessment table for the
Major Centre Zone, the prescribed secondary Codes and the applicable overlays.
This Impact Assessable development application is to be assessed against the planning scheme to the
extent relevant. Table 6 identifies the following codes that are applicable to the assessment of the proposed
development.
Table 6 – Planning Scheme Assessment Benchmark Summary
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Primary Codes Prescribed Secondary Codes Overlay Codes
Major Centre Zone Code Driveways and Parking Code Acid Sulphate Soils Overlay code
Earthworks Code;
Noosaville Local Plan Code Bushfire Hazard Overlay code
Dual Occupancy and Existing Services Code;
Biodiversity, Waterways and
Multiple Dwelling Code Fire Services for Common Private Wetlands Overlay code
Title Code;
Landscaping Code;
Sustainable Building Design Code;
Transport Code;
Water Quality and Drainage Code
Waste Management Code
A comprehensive assessment of the relevant codes is included in Appendix F and in the relevant specialist
reports. The following codes are assessed separately in the specialist reports:
• Bushfire Hazard Assessment (Appendix I):
o Bushfire Hazard Overlay Code – Bushfire;
The other various specialist reporting, including Landscape Concept Design, Traffic Engineering Report,
Stormwater Management Plan, Waste Management Plan include a response to the relevant prescribed
secondary codes.
The assessment of the relevant primary and overlay codes, coupled with the relevant supporting reports
demonstrate the proposed development application complies with the assessment benchmarks applicable to
the application.
Additionally, Section 8 below includes an outline of the key performance outcomes or overall outcomes
sought for the development, grouped into key planning matters. As demonstrated, the proposal complies
with the required performance outcomes or overall outcomes and is therefore compliant with the applicable
assessment benchmarks.
7.9 LOCAL GOVERNMENT INFRASTRUCTURE PLAN
The Local Government Infrastructure Plan (LGIP) identifies trunk works to be carried out within the site,
including trunk roads and urban services. These works are in the process of being delivered as part of the
Reconfiguring a Lot Permit (RAL18/0023) authorised by way of Consent Order (Appeal No. 765 of 2020)
granted 03 September 2020. Additionally, the delivery of this trunk infrastructure is subject to an
Infrastructure Agreement (IA) executed between Stockwell Development Group and Noosa Council.
Therefore, the development proposed will not be required to provide for any trunk infrastructure as illustrated
within the current LGIP. Additionally, the development will not prejudice the delivery of this infrastructure.
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8 KEY PLANNING CONSIDERATIONS
The proposed development achieves a high level of compliance with the applicable assessment benchmarks
of the Planning Scheme. Notably, the development constitutes a consistent land use within the High Density
Residential Precinct of the Centre Zone, as the development achieves the required ratio of small dwellings 1
to other dwellings of 3:1.
In the majority of circumstances, compliance is achieved through achieving the required Acceptable
Outcomes within the applicable assessment benchmarks. Acceptable Outcomes are prescriptive measurable
criteria for development and represent one way of achieving Performance Outcomes.
In some limited instances, compliance with certain prescribed Acceptable Outcomes is not proposed and
alternative approaches to achieve the corresponding Performance Outcomes are instead proposed. In this
regard the Planning Scheme is a performance-based planning scheme and Performance Outcomes are
considered to be overarching guidelines for development.
A development is deemed to comply with the Performance Outcomes if:
• the Acceptable Outcome to the Performance Outcome is complied with; or
• sufficient information is provided to demonstrate the criterion has been met in another way.
The following sections provide a summary of the key Performance Outcomes relied upon by the
development in the circumstances where an alternative approach to the prescribed acceptable outcome is
being proposed. The key Performance Outcomes are identified below with corresponding detailed
justification demonstrating how the development achieves these Performance Outcomes.
Notably, in relation to the achievement of Performance Outcomes it is well established jurisprudence that
ultimately the test is not whether the proposal complies with the Acceptable Solution, but rather whether it
meets the applicable Performance Outcome, and that the relevant performance criteria generally ought to
not be interpreted as requiring adoption of, or to result in a solution that is akin to, the Acceptable Solution.
For further detail, please refer to the assessment against the relevant Noosa Plan 2020 Assessment
Benchmarks included herewith as Appendix F.
8.1 AFFORDABLE HOUSING
Acceptable Outcome 80 (‘AO80’) of the Major Centre Zone Code states that:
“Development:
(a) makes provision for affordable 2 and social 3 housing;
(b) provides social housing that is distributed across the development site;
(c) provides 2 in every 10 dwellings as affordable housing;
(d) provides 1 in every 10 dwellings as social housing”.
AO80 of the Major Centre Zone Code requires development to provide 2 in every 10 dwelling houses as
affordable housing and 1 in every 10 dwellings as social housing. Although the proposed development does
not include social or affordable housing (having regard to the definition in the Noosa Plan), it achieves
compliance with the Performance Outcome 80 (‘PO80’), outlined below.
1
Small dwellings means a dwelling that has no more than 100m² of gross floor area.
2
Affordable housing is housing that is appropriate to the needs of households with low to moderate incomes, if the members of the
households will spend no more than 30% of gross income on housing costs.
3
Social housing is housing made up of public and community housing, that is owned and run by the government or a not for profit
agency (as the provider) for people on low incomes or with special needs.
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The corresponding Performance Outcome states that:
“where there is development for multiple dwellings, dwellings are provided to meet the needs of different
households”.
It is well established in contemporary planning policy that it is crucial for housing supply to provide options
and diversity, which offer a choice in dwelling size, tenure type and price point. The development assists with
the broader objective across the Noosa Shire (and South-East Queensland more broadly) in providing
additional housing choice and diversity for existing and future residents of Noosa, in a compact and
consolidated urban form, at a scale appropriate for the Shire.
The Noosa Housing Needs Assessment 4, which underpins the key provisions pertaining to residential
development in the Noosa Plan 2020, found that whilst the composition of housing is not too dissimilar to
Queensland, its demographic profile is. A significant proportion of dwellings in the Noosa Shire comprise
conventional detached dwellings; approximately 75% 5, whereas the household size is relatively low in Noosa
compared to Queensland (2.4 and 2.4 persons per household, respectively).
It was concluded that:
• A significant proportion of small households are living in larger dwellings (3+ bedrooms); and
• Noosa has a higher proportion of detached dwellings, compared to other dwelling types.
• This housing study also provided a range of recommendation actions in relation to meeting housing
needs for the Shire. The proposal achieves an outcome that aligns with these recommendations,
including:
• Provide increased dwelling densities in appropriate locations to reduce the imbalance between small
and large dwellings relative to the high number of small households in Noosa Shire; and
• Provide a diversity of small dwelling types in and around Business Centres to support key workers.
The development provides a range of different product types in terms of unit sizes and number of bedrooms
to suit different households, lifestyle needs, as well as accommodating residents at different stages of their
life-course. Larger unit products comprising 3 bedrooms are accommodated within the scheme to provide
housing options to families with children, alongside smaller one and two bedroom products to accommodate
single households and couples without children. All units are less than 100m² which assist with maintaining a
comfortable price point for a range of owner occupiers and tenants, lower than much of the existing housing
stock in Noosa Shire, aiming to appeal to those in the lower and middle income brackets. In addition, the
development, whilst delivering an architectural outcome that aligns with the distinctive ‘Noosa style’, provides
a simple, yet stylish design focused on natural hues and sustainability, to assist with maintaining a
competitive price point for the units.
4
Noosa Housing Needs Assessment, Briggs & Mortar, 2017, page 115
5
Noosa Housing Needs Assessment, Briggs & Mortar, 2017
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The development includes the following mix of units, proportioned across the three (3) residential floor levels:
Table 7 Unit Type and Mix
BUILDING LEVEL 1B1B 2B1B 2B2B 3B2B TOTAL
(<54m²) (70m²) (<84m²) (<98m²)
1 GF 4 4 3 1 12
01 4 4 3 1 12
02 4 4 3 1 12
2 GF 4 2 3 1 10
01 4 2 3 1 10
02 4 2 3 1 10
3 GF 1 4 3 2 10
01 1 3 4 2 10
02 1 3 4 2 10
TOTAL 27 28 29 12 96
The proposal also includes single-level ground floor units which offer flexible and convenient occupation,
ensuring the development supports disability accommodation needs, including residents that may have
limited or restricted mobility. Whilst lifts are included in the design to provide equitable access opportunities
to all residential floor levels, the ground floor units provide an opportunity to have a product that provides
simple and easy access from the street and carparking area, minimising the path and distance of travel to
the unit. In this regard, all units (as they are all physically accessible to all potential occupants) can be
adapted to suit the needs of occupants with limited or restricted mobility through slightly wider doorways or
passageways. The on-site management also serves a basic support function for these residents that may
require assistance with some day to day living needs, including the transferring of bins to the servicing area.
Having regard to the above, the development complies with the requirements of PO80.
8.2 PLOT RATIO
The intent of plot ratio is to typically control the overall bulk and scale of development, and in some instances
the intensity of the use as it is directly linked to gross floor area provision. Other controls such as height,
setbacks and site cover also assist in regulating the built form outcome and intensity of the use on the site.
The plot ratio provision is provided as a Performance Outcome in the Planning Scheme. Performance
Outcome 18 (‘PO18’) states that:
For the Major centre zone the plot ratio of a building does not exceed:
…
(b) for the Noosa Business Centre:
…
(v) High density residential precinct:
…
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(C) where development provides a ratio of at least three small dwellings to every one other
dwelling, does not exceed:
(I) 0.75:1 for sites up to and including 7,000m²; or
(II) 0.7:1 for sites over 7,000m².
The development proposes a plot ratio of 0.74:1, which is a minor exceedance to that prescribed in PO18.
To consider the appropriateness of the plot ratio proposed, the following aspects of the development are
considered important:
• Site Cover: The proposal provides a site cover of 40.15%, which is well below the maximum site
cover prescribed of 45%.
• Building Height: The proposal does not exceed the maximum building height intended for the site,
being 3 storeys and 12m.
• Setbacks: The development complies with all required Acceptable Outcome setbacks, other than a
the third storey to Hofmann Drive where a setback of 7.5m is proposed as a Performance Outcome.
• Assumed Dwelling Density and Yield: The proposal seeks to provide a mix of small-dwellings, by
providing an array of bedroom types varying between one to three bedroom products. It is noted that
the planning scheme does not prescribe a maximum yield or density on the site (in terms of dwelling
numbers) and therefore a scenario involving a greater proportion of one-bedroom products could be
accommodated on the site, with slightly less gross floor area overall, that ultimately reduces the plot
ratio but still results in the same number of dwellings.
Performance Outcome 17 (‘PO17’) also relates to plot ratio, as well as site cover. PO17 states that 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) facilitates onsite stormwater management and vehicular access; and
(f) at the Noosa Business Centre in the High density residential precinct site cover:
(i) does not exceed 40% of the site area; or
(ii) for small dwellings or for development which provides a ratio of at least three small dwellings to any
other one dwelling, site cover does not exceed 45% of the site area.
Having regard to the above, plot ratio within the planning scheme seeks to regulate built form as opposed to
dwelling density and yield. It is noted that the development complies with the provision of PO17, which also
relates to plot ratio, for the reasons provided below. The proposed development:
• Is of a scale that is compatible with the form of development contemplated on, and within the vicinity
of the site;
• Does not present a bulky appearance to adjacent properties, roads or other areas in the vicinity of
the site through the use of varied projections in the façade, maintaining a low rise building height,
and separating the units into three (3) separate and distinct buildings;
• The design maximises the retention of existing vegetation (at the rear of the site to act as a visual
buffer to the Noosa Civic Shopping Centre) and includes additional landscaping along street
frontages and between buildings to soften the built form;
• Provides substantial communal outdoor recreation space at the rear of the unit complex, comprising
22.99% of the site area;
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• Facilitates above-ground stormwater management infrastructure and vehicular access; and
• Provides a site cover of 40.15%, which is well under the maximum site cover prescribed of 45%.
8.3 ENVIRONMENTAL MANAGEMENT AND CONSERVATION ZONE
The development site includes a 10-metre strip of land at the rear that is zoned for Environmental
Management and Conservation. It is understood that this portion of the site is intended to be vegetated, to
act as a visual buffer between residential development on the High density residential precinct portion and
the existing Noosa Civic Shopping Centre. This vegetated strip also provides a bushland backdrop for
development on the remainder of the site fronting Hofmann Drive. This is depicted in Figure 21 below.
Figure 22 Zoning Map
Source: Noosa Council
The development footprint has been designed to be located outside the Environmental Management and
Conservation Zone, with only minor low impact supporting infrastructure encroaching into this zone, which
includes a bioretention area and open swale. The earthworks associated with the development will be
minimised where practicable, to reduce the impact on the existing vegetation within this 10-metre ‘buffer
zone’, to enable as much mature vegetation to be retained as possible. Supplementary buffer planting will be
provided where existing vegetation needs to be removed as a consequence of battering associated with the
construction of the swale and bioretention infrastructure.
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Figure 23 Landscaping Buffer to Noosa Civic Shopping Centre
Source: Jeremy Ferrier Landscape Architect
8.4 SETBACKS
The Major Centre Zone Code prescribes setbacks for buildings and structures to manage the built form
outcome of the site, to provide adequate spacing from adjoining land uses, maintain a cohesive streetscape
pattern and allow for landscaping to be accommodated within the site.
Setback, for a building or structure, means “the shortest distance , measured horizontally, between the
outermost projection of the building or structure to the vertical projection of the boundary of the lot where the
building or structure is”.
Table 8 lists both the required setbacks (as prescribed in AO19.1 of the Major Centre Zone Code) and the
proposed setbacks.
Table 8 Required and Proposed Setbacks
Setback Requirement (min) Proposed (min)
Front Up to 2 storeys: 6m Level 01: 6m (to courtyard)
3rd Storey and Above: 8m Level 02: 7.391m (to balcony)
Level 03: 7.404m (to balcony)
Side Up to 4.5m in height: 1.5m Level 01: 3m (to courtyard /
balcony)
4.5 to 7.5m in height: 2m
Level 02 – 2.7m (to balcony)
For every 3m above 7.5m in
height or part thereof: 2m plus Level 3 – 2.825m (to balcony)
500mm
Rear Up to 2 storeys: 6m Level 01 – 03: 10m
3 storeys: 6m, if unit has an open
balcony with a minimum width of
2.5m, otherwise 8m
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As illustrated in Table 8 above, the development achieves compliance with the provisions of the Acceptable
Outcome, other than a minor reduction of 0.5m (maximum) to the front boundary setback for the third storey
of Building A. It is noted that this applies to only two (2) apartments, whereby the balcony encroaches
approximately 0.5m into the setback prescribed in the Acceptable Outcome.
The proposed Performance Outcome to the third storey allows the building to retain a cohesive
perpendicular form, rather than having recessed sections (stepping in the balconies) for two apartments on
the third storey. Variations to the façade are provided horizontally rather than vertically, through projected
balconies, vertical landscaping comprising climbing vines and a varied material palette, as illustrated in
Figure 23 below.
Figure 24 Building Façade
Source: Mode Architects
8.5 CARPARKING PROVISION
The Driveways and Parking Code provides the car parking requirements for specific development proposed.
Table 9.4.1.4, as called up under Acceptable Outcome 6 (‘AO6’) sets the minimum parking requirements,
which is summarised in Table 9 below, along with the proposed number of car parking spaces within the
development. For Multiple dwelling developments involving small dwellings in a centre zone, the car parking
rate prescribed is a maximum rate.
Table 9 Car Parking Provision
Component Required (Maximum Rate) Provision Additional
Resident
1 Bed (21) 1 covered space (21)
2 Bed (63) 1 covered space (63) + 27 spaces
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Component Required (Maximum Rate) Provision Additional
3 Bed (12) 2 covered spaces (24)
Total: 108 covered Total: 127 covered
Visitor - 7 uncovered spaces + 7 spaces
The corresponding Performance Outcome 6 (‘PO6’) states that:
Sufficient parking
(a) is provided having regard to the specifics of the use including –
(i) the type and intensity of land use;
(ii) any existing parking available on the site;
(iii) hours of operation;
(iv) likely numbers of users;
(v) accessibility to the site by means other than private motor vehicle;
(vi) the peak parking demand periods of uses on the site; and
(vii) the availability of alternative car parking; and
(b) is provided to accommodate the number and type of vehicles and motorcycles likely to be generated
by the development.
As highlighted in Table 9 above, the development proposes additional car spaces to what is prescribed in the
Acceptable Outcome. An additional 19 resident spaces are proposed. The additional parking spaces are
considered necessary to provide the required parking to accommodate the varied household mix likely to be
accommodated within the complex. This surplus can assist with accommodating households such as couple
families, or families with children that have specific circumstances that require two vehicles. In addition, the
surplus of residential car parking spaces serves a dual purpose, in enabling these spaces to be cross utilised
for both car parking and motorcycle parking. The Acceptable Outcome requires 48 spaces to be provided for
motorcycles and it is expected that demand for motorcycle parking will be far less and can be sufficiently
accommodated in the resident car parking spaces.
2016 Census data 6 indicates that 37.5% of occupied private dwellings had one registered motor vehicle
parked at their address, 40.8% had two registered motor vehicles and 13.6% had three or more registered
motor vehicles. This data suggests that there is a likelihood that a significant proportion of the households
within the complex would have two vehicles.
For small dwellings in a centre zone, a discount to the visitor parking requirements is applied, and
accordingly there is no requirement to provide visitor parking. The development proposes seven (7) visitor
spaces, which is considered acceptable to accommodate the anticipated parking demand within the
development, and to help to reduce overflow parking onto surrounding streets. The visitor parking rate
prescribed in the Noosa Plan 2020 for multiple dwellings (where not involving small dwellings) is 1 space per
4 units. This rate allows up to 24 spaces to support the 96 units proposed. It is considered that the additional
19 resident parking spaces also assists with accommodating visitors to the complex.
Further detail on the acceptability of the car parking provision is provided in the attached Traffic Engineering
Report prepared by TTM (Appendix J).
Whilst contemporary planning policy, including the Noosa Plan 2020, does seek to encourage alternative
transport modes, there is typically still some flexibility built into the assessment benchmarks to enable an
interim solution to be achieved that caters to existing parking demand (until such time future infrastructure is
put in place), to reduce the impact on the external road network.
The provision of additional spaces in this development is warranted as a critical element in achieving
transitional travel mode shifts for development within the Noosa Business Centre. Travel mode shifts do not
occur quickly, and during this transition period there needs to be an allowance for additional car parking in
the interim. Until such time public transport accessibility is increased within the Noosa Business Centre, as
6
Appendix K, Traffic Engineering Report prepared by TTM
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well as delivery of additional services and employment opportunities, it is likely that majority of residents will
have high reliance on the private vehicle as their primary mode of transport.
Based on the above, the proposal complies with the requirements of PO6, because the parking provision is
appropriate having regard to:
• The use (being an accommodation activity) in a centre that is in the process of being developed,
which in its ultimate form will include a range of additional services and employment opportunities to
assist with reducing car dependency;
• The development site fronts Hofmann Road, which does not provide on-street parking opportunities
for overflow parking; and
• The likely demand of residents having regard to the mix of unit types and likely occupants.
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9. MATTERS PRESCRIBED BY REGULATION
Pursuant to Section 45(5) of the PA, the assessment of Impact Assessable applications:
(a) Must be carried out –
(i) Against the assessment benchmarks in a categorising instrument for the development; and
(ii) Having regard to any matters prescribed by regulation for this subparagraph.
The matters prescribed by regulation referred to in Section 45(5)(a)(ii) are contained within Section 31 of the
Planning Regulation 2017, which are listed and discussed in further detail below.
9.1 SCHEDULES 9 AND 10 OF THE PLANNING REGULATION 2017
Schedule 9 of the Planning Regulation 2017 relates to building work. The building work is not identified as
requiring referral under Schedule 9.
Schedule 10 of the Planning Regulation 2017 applies to state matters that trigger assessment against the
State Development Assessment Provisions (‘SDAP’) and referral to the State Assessment and Referral
Agency (‘SARA’).
An assessment of the application against Schedule 10 and the SDAP has determined that the proposal does
requires referral to SARA as a Referral Agency and Energex as an Advice Agency.
9.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017
Section 2.2. of the Noosa Plan 2020 confirms that the planning scheme appropriately advances the
ShapingSEQ as it applies to the planning scheme area. Accordingly, further assessment against the relevant
assessment benchmarks contained in Shaping SEQ is not required for this development.
9.3 THE STATE PLANNING POLICY
Section 2.1 of the Noosa Plan 2020 confirms that all state interests in the SPP are appropriately integrated
into planning scheme with the exception of the following:
“State interest – Natural hazards, risk and resilience – Coastal Hazards – in part
The site is not identified within a coastal hazard area in the SPP mapping. Accordingly, all relevant state
interests are appropriately integrated into City Plan 2014. The SPP is therefore not a relevant assessment
benchmark for the purpose of assessing this development application.
9.4 DESIGNATIONS
The application does not involve a designation, nor is the site subject to a designation. Therefore, there are
no designations relevant for assessment.
9.5 TEMPORARY STATE PLANNING POLICIES
The site is not subject to any temporary State Planning Policies.
9.6 LOCAL GOVERNMENT INFRASTRUCTURE PLAN
The Noosa Local Government Infrastructure Plan (‘LGIP’) integrates and coordinates land use planning and
infrastructure planning and ensures that trunk infrastructure is planned and provided in an efficient and
orderly manner. As noted above in Section 7.8, trunk infrastructure completed within the LGIP is in the
process of being delivered pursuant to the existing ROL permit. No trunk infrastructure will be prejudiced, or
required, as a consequence of the proposed development.
9.7 CURRENT APPROVALS AND LAWFUL USES
Any development approval for, and any lawful use of, the premises or adjacent premises is to be considered
in the assessment of the application. The proposal has been designed to consider all current development
approvals and lawful uses of land surrounding the site. Accordingly, development has been designed to
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integrate with surrounding land, maintain the expected level of amenity for the area and promote a safe
environment and user experience.
9.8 COMMON MATERIAL
Brisbane City Council must have regard to any additional material provided by the applicant during the
assessment of the application that is related to the proposed development. The material attached to the
application including assessment against relevant Assessment Benchmarks, the proposed architectural
plans and supporting technical reports are also to be considered as part of the Common Material.
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10. OTHER RELEVANT MATTERS
Section 45 of the Act provides for the assessment matters for different categories of assessment. For an
application subject to Impact Assessment, these matters are:
An impact assessment is an assessment that –
o) Must be carried out –
a. against the assessment benchmarks in a categorising instrument for the development; and
b. having regard to any matters prescribed by regulation for this subparagraph; and
p) may be carried out against, or having regard to, any other relevant matter, other than a person’s
personal circumstances, financial or otherwise.
Examples of another relevant matter –
• a planning need;
• the current relevance of the assessment benchmarks in the light of changed circumstances;
• whether assessment benchmarks or other prescribed matters were based on material offers.
Other relevant matters which Noosa Council ought to have regard to in support of a decision to approve the
proposed development as per the following:
• The development proposal accords with and promotes the intent of development within the High
density residential precinct of the Major Centre Zone, as well as the Noosaville Locality Plan, and
accordingly reflects Council’s intentions for the locality. As demonstrated in Section 8 this report, the
proposal achieves a high level of compliance with the Acceptable Outcomes of the assessment
benchmarks, with only minor Performance Outcomes being sought;
• The proposal contributes to increased housing choice, affordability and diversity across Noosa Shire,
through the provision of a scheme involving entirely small dwellings, in a desirable location within the
Noosa Business Centre;
• The development reinforces the role of urban consolidation through increased height of such
housing in well-located accessible areas, near centres with access to public transport;
• The site provides a desirable, well-located and highly accessible location for future infill
development, with the ability to maximum infrastructure investment, and the efficient use of
infrastructure;
• The proposal represents an efficient form of infill development and assists in sustaining the
increased provision of employment opportunities in an identified Major Regional Activity Centre and
will bolster the local economy and increase local expenditure during design, construction and
occupation phases;
• The proposal provides contextually appropriate design through appropriate building setbacks and
separation, and orientation to address privacy;
• The development will have close and convenient access to public open space and public transport;
• The development contributes to the character of the locality by incorporating design features of
significant merit with a distinctly Noosa identity that integrates suitably within the surrounding
bushland setting;
• The development does not result in an undesirable dominance of vehicle access, parking and
manoeuvring areas that significantly reduce streetscape character and amenity.
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11. CONCLUSION
Urbis Pty Ltd has been commissioned by Stockwell Development Group Pty Ltd to prepare this town
planning report in support of its development application for the proposed development over proposed lots
17-19 over land at 28 Eenie Creek Road, Noosaville, formally described as Lot 3 on SP246584. This
application seeks Council approval for a Development Permit for a Material Change of Use for Multiple
Dwellings (96 Units).
The proposed multi-residential development has been designed to have regard to the surrounding context
and responds to the housing needs of the Noosa Shire in providing greater housing choice, diversity and
affordability.
The proposed development involves the following:
• A total of 96 residential units over three (3) storeys, in three (3) separate buildings, with 135
basement car parks (including 127 resident spaces and 8 visitor spaces).
• A total site cover of 40.15% and a plot ratio of 0.74:1.
• The development provides a mix of dwelling types, including 27 x 1 bedroom, 57 x 2 bedroom and
12 x 3 bedroom units. All dwellings are proposed to be ‘small dwellings’ as defined within the Noosa
Plan 2020, as they are 100m2 or less in size.
• Vehicular access (including service vehicles) to the development is proposed to be obtained from a
single driveway crossover from the Hofmann Drive frontage.
• Each residential unit is afforded access to suitable private open space areas (in the form of
courtyards or balconies) as well as generous level communal recreational facilities situated in the
northern portion of the site, sleeved by the residential apartment buildings.
• The development is of a high-quality architectural design and has been designed commensurate
with the laidback coastal style presented in Noosa.
The following key points are highlighted in support of the proposal:
• The proposed development, being a consistent land use within the High density residential precinct
of the Major centre zone, complies with the relevant and identified Assessment Benchmarks as
highlighted throughout this development application;
• The proposal assists with Noosa’s key housing objective of providing additional affordable housing in
the Shire; increasing choice and diversity in the Noosa housing market;
• The proposal represents the efficient use of land earmarked for urban development within a
desirable and accessible urban location that will support, sustain and complement higher-order
employment centres and services;
• The proposed development provides opportunity for the Noosa Business Centre to function key
activity centre within Noosa;
• A high quality architectural design is proposed that is consistent with the subtropical coastal
character of the surrounding locality;
• The development does not result in any impacts that will significant or undue adverse impacts on
surrounding land uses or the envisaged street environment. The design of the proposal has been
tailored to its location and is of a built form and scale appropriate to the surroundings and which is
not likely to impact adversely on surrounds.
On the basis of the assessment contained within this report, Noosa Council is requested to favourably consider
the development proposal, subject to reasonable and relevant conditions.
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DISCLAIMER This report is dated 25 August 2021 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Stockwell Development Group Pty Ltd (Instructing Party) for the purpose of Town Planning Report (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above. URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL DISCLAIMER 53
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APPENDIX A – TITLE SEARCH
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APPENDIX B – EMR AND CLR SEARCH RESULTS URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL APPENDIX B – EMR AND CLR SEARCH RESULTS 55
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APPENDIX C – STATE PLANNING POLICY (SPP) CHECKLIST
AND ASSESSMENT
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APPENDIX D – STATE DEVELOPMENT ASSESSMENT PROVISIONS CHECKLIST URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL APPENDIX D – STATE DEVELOPMENT ASSESSMENT PROVISIONS CHECKLIST 57
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APPENDIX E – APPROVED SUBDIVSION LAYOUT (COURT
ORDER 765 OF 2020)
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APPENDIX E – APPROVED SUBDIVSION LAYOUT (COURT ORDER 765 OF
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APPENDIX F – NOOSA COUNCIL CODE RESPONSES URBIS RPT-PROPOSED LOTS 17 - 19, 28 EENIE CREEK RD, NOOSAVILLE_FINAL APPENDIX F – NOOSA COUNCIL CODE RESPONSES 59
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APPENDIX G – ARCHITECTURAL PLANS
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APPENDIX I – BUSHFIRE HAZARD ASSESSMENT
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APPENDIX J – CIVIL ENGINEERING AND SITE BASED
STORMWATER MANAGEMENT PLAN
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APPENDIX K – TRAFFIC ENGINEERING REPORT
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APPENDIX M – OPERATIONAL WASTE MANAGEMENT PLAN
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