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Delegated Report - Code - Planning MCU26 0008 (As Published)
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. MCU26/0008
Applicant Ralph Lauren 55 P/L TTE
Proposal Material Change of Use - Food and Drink Outlet & Service
Industry
Properly Made Date 19 June 2026
Information Request Date 3 July 2026
Information Response Date 23 July 2026
Decision Due Date 31 August 2026
Report Reviewed & Ben Micallef – 31 August 2026
Finalised By
PROPERTY DETAILS
Property Address 168 Eumundi Noosa Rd Noosaville Qld 4566
RP Description Lot 2 RP 222164
Land Area 6,761m²
Existing Use of Land Industrial
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Medium Impact Industry
Precinct Not applicable
Local Plan Area Noosaville
Overlays Acid Sulfate Soils
Landslide Hazard
Assessment Type Code
Document Set ID: 24549751
Version: 7, Version Date: 03/09/2026
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1. PROPOSAL
The application seeks approval for a Material Change of Use - Food and Drink Outlet and Service
Industry.
The proposed Food and Drink Outlet is subordinate and ancillary to the onsite operations of an
industry activity on the site. The industry activity being a Medium Impact Industry use for the
purpose of coffee roasting.
The Medium Impact Industry use (coffee roastery) does not form part of this development
application as it is accepted development. Details in regard to the scale of the roastery were
required in support of the application to assist in determining that the Food and Drink Outlet
remains ancillary to the industry use.
The applicant has provided the following information in support of the ancillary nature of the Food
and Drink Outlet.
Coffee Roasting Operations
The tenancy will contain two commercial coffee roasters comprising:
• 1 x 22kg coffee roaster (primary roaster); and
• 1 x 12kg coffee roaster (backup roaster).
The following facilities and infrastructure are required within the tenancy to support the
roasting operations:
• Coffee roasting equipment;
• Green coffee bean storage area;
• Roasted coffee packing area;
• Destoner and vacuum loader associated with roasting operations;
• Associated ducting and ventilation infrastructure;
• Storage space for green and roasted coffee;
• Bench space for quality control, weighing and packing activities; and
• Ancillary staff amenities and storage areas.
The estimated quantity of coffee beans to be processed onsite is approximately 600kg per
week initially, equating to approximately 2–3 roasting days per week. It is anticipated that
operations may progressively increase over time to approximately 1,000kg per week across
4–5 roasting days per week. Deliveries of green coffee beans are anticipated to occur
approximately twice per month.
Food Preparation Component
The proposed food preparation component forms part of the overall Medium Impact Industry
use operating from the tenancy, together with the coffee roasting activities. The kitchen
component will be used to prepare food products associated with Sunshine Social’s café
operations, including items such as sandwiches, salads, muffins, banana breads and other
light café-style offerings. Food prepared onsite will primarily be distributed offsite to Sunshine
Social’s existing café venues located at Cotton Tree and Sunshine Beach. In addition, food
prepared onsite will also be provided to customers of the proposed 60m² Food and Drink
Outlet operating from the tenancy. The proposed Food and Drink Outlet therefore functions
as an ancillary component to, and operates in conjunction with, the primary industrial
(roasting and food production) activities within the building.
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The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Site Plan
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Figure 2 – Building 1 Plan
Figure 3 – Building 1 Render
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Figure 4 – Floor Plan Building 4
2. APPLICATION BACKGROUND
A superseded planning scheme request was agreed to on 12 February 2026 for the purpose of a
Food and Drink Outlet (associated with and subordinate to an industry activity on site, limited to
60m2 of gross floor area) and Service Industry (Council ref. SPS25/0004).
The applicant then proceeded to lodge a development application in February 2026, the application
was not taken to be properly made until June due to the application material not suitably
demonstrating that the Food and Drink Outlet was associated with and subordinate to an industry
activity on the site.
3. SITE DETAILS
3.1. Site History
There are a series of land use and building approvals over the site for industrial buildings. The
development footprints as it presents today, generally remains the same since 1996.
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Figure 5 – Aerial Imagery 1996
3.2. Site Description
The subject site is located within the Medium Impact Industry Zone on the north-western side of
Eumundi Noosa.
3.3. Surrounding Land Uses
Land adjoining the site to the north and east is car sales showroom (Mazda and Hyundai) and land
to the west houses a series of industrial tenancies.
4. ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (Amendment 1 - 25 September 2020).
4.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Medium Impact Industry Zone Code;
• Noosaville Local Plan Code;
• Industry Activities Use Code;
• Business Activities Use Code;
• Works Codes.
The subject site is located in Noosaville and is zoned Medium Impact Industry. The proposed use
is identified as a consistent use within the zone and is required to follow a code assessable
application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Criteria Planning Scheme Proposal Complies
Building height
• storeys 2 storeys max 1 storeys
• metres 8 metres 7.1 metres
Boundary setbacks
Frontage 10 metres min metres (no change)
Side (north/east) 0 metres min metres (no change)
Side (south/west) 0 metres min metres (no change)
Landscaping
Landscaping Setbacks 10 metres to Eumundi No change X
Noosa Road
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Criteria Planning Scheme Proposal Complies
Carparking 13 spaces for Tenancy 1B In excess – conditioned
and Building 4
Articulation, materials and finishes
Acceptable Outcomes AO11 of the Medium Impact Industry Zone Code seeks: AO11.1
Development provides interest to the street with a well-articulated facade, a mix of
external building materials and a varied roof form.
AO11.2 Buildings visible from the street are articulated and use a mix of materials and appropriate
design techniques to soften the bulk and scale of the building.
The applicant seeks to utilise the existing buildings-built form and therefore does not seek to amend
the existing structures roof form.
PO11 Buildings are designed and sited to provide visual interest and amenity by—
a. providing well-articulated buildings with strong horizontal and vertical design; elements to
provide interest to the street;
b. using a variety of external building materials for external walls where such walls are visible
from the street; and
c. providing an interesting and varied site layout and roof design;
d. articulating the roof with a, pitched or skillion design and complements the low rise
character of the area and surrounding development; and
e. incorporate materials, finishes and colours that complement the natural environment
The proposal utilises the existing built form, with modifications limited to external screening
treatments and finishes. In particular, variation is introduced to the Eumundi Noosa Road elevation
through the incorporation of mesh screening, as illustrated in Figure 3. The screening treatment
also supports a green wall, with climbing vegetation proposed to soften the building's appearance
and enhance the streetscape presentation.
To further improve the building's presentation and provide additional architectural articulation, a
condition is recommended requiring the main entrance to be clearly defined by a lightweight
awning. This treatment will reinforce the entry point and contribute to a more legible and attractive
street frontage.
The development upholds the Performance Outcome objectives.
Car Parking Arrangement
The existing site has the availability of 40 car parking spaces across the 4 respective buildings. In
accordance with Table 9.4.1.4 this would incur the demand of 24 car parking spaces. The existing
development layout meets the needs for the proposed Service Industry and Food and Drink Outlet.
For clarity, the Service Industry incurs a demand of 11 spaces, and the Food and Drink Outlet
requires 1 space per 20m2 of use area. Use area excluding kitchen and food preparation area
equates to 40m2, therefore 2 spaces are required.
A total of 13 car parking spaces is to be readily accessible within the existing car parking layout.
Landscaping
A 10-metre landscape buffer along the Eumundi Noosa Road frontage is not a reasonable option
in this instance as the development is utilising the existing building footprint and internal circulation
areas. The existing car parking areas and internal driveways limit the ability of a landscape buffer
to Eumundi Noosa as sought by the Performance Outcome. Streetscape embellishments and
street trees have been conditioned and bonded accordingly.
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General
The vehicle turn paths provided suggest changes to the parking arrangement including works
within Council’s road reserve. This does not form part of this development application and is not
endorsed part of this approval.
5. CONSULTATION
5.1. Referral Agencies
Not Applicable
5.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Senior Development Engineer, Development Assessment
• Senior Environment Officer, Development Assessment – as conditioned.
The application material, including Architectural plan set (Twohill & James) indicatively
shows proposed landscaping, including street trees and, demonstrating the proposal
generally meets the requirements of the Landscape code and compliance with PO15 of the
Medium Impact Industry Zone Code.
Twelve street trees within the verge (Eumundi Noosa Rd) are shown on the Master Plan
(Twohill & James, drawing no. MP-101, revision F).
Council requested (IR, 3 July 2026) a conceptual landscape plan to be provided. However,
the applicant did not provide a conceptual landscape plan, stating in a response to the IR
(Project Urban, 22 July 2026, ref:25423):
“…The existing frontage landscape areas, site layout and relationship to Eumundi-
Noosa Road are adequately identified on the previously submitted site plan. On this basis, a
separate conceptual landscape plan is not considered necessary or proportionate to the
scope of the application, noting the proposal does not involve new building work or external
works that would alter or reduce the existing landscaped areas…”
Giving due consideration to the application material and assessment in accordance with the
Noosa Plan, it is considered warranted to require the provision of street trees along the road
frontage to provide screening and reduce the bulk and scale of the development when viewed
from Eumundi Noosa Rd, to adequately address PO15 of the Medium Impact Industry Zone
Code.
The site is not identified as containing areas of biodiversity significance.
Standard conditions are recommended.
6. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU26/0008 for a Material Change of Use - Food and Drink Outlet
and Service Industry situated at 168 Eumundi Noosa Rd Noosaville Qld 4566 and described as
Lot 2 RP 222164, it is recommended the application be approved in accordance with the following
details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU26/0008
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Street address: 168 Eumundi Noosa Rd Noosaville Qld 4566
Real property description: Lot 2 RP 222164
Planning Scheme: Noosa Plan 2020 (Amendment 1 - 25 September 2020)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for a Material Change of Use - Food and Drink Outlet & Service
Industry
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
4. ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. This development approval lapses if the use has not happened by 1 September 2031, unless
an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
MP-101 F Mater Plan prepared by Twohill & James 01.12.25
MP-102 G Building Plan 1 prepared by Twohill & 24.08.26
James
Annotated by Council
MP-104 A Building Plan 4 prepared by Twohill & 01.12.25
James
MP-301 - (No Title) prepared by Twohill & James 24.08.26
MP-302 - (No Title) prepared by Twohill & James 24.08.26
MP-303 - (No Title) prepared by Twohill & James 24.08.26
MP-304 - (No Title) prepared by Twohill & James 24.08.26
MP-305 - (No Title) prepared by Twohill & James 24.08.26
MP-306 - (No Title) prepared by Twohill & James 24.08.26
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Nature and Extent of Approved Use
4. This development approval permits the use of Building 1 as a Food and Drink Outlet and is
limited to 60m2 of gross floor area and to the extent shown on the approved plans; no outdoor
dining is approved in association with this development permit.
5. This development approval permits the use of Building 4 as a Service Industry. No outdoor
storage or sales is approved in association with this development permit.
6. Any display and retail sale of goods must remain an ancillary component to the approved
use, have a direct relationship with the industrial use (i.e. result from the industrial business
activity) and must not exceed 30% of the total gross floor area of each tenancy.
7. Any food and drink outlet must remain an ancillary component to the approved use, have a
direct relationship with the industrial use (i.e. result from the industrial business activity) and
must not exceed 60m2 of the tenancy.
Building Height
8. The maximum height of the development must not exceed 10 metres above the ground level.
Performance Bond
9. Security in the form of a cash bond or trading bank guarantee to the sum of $5,000 must be
submitted to Council, to secure performance of all conditions of this approval, prior to the
Building Work. The cash bond or trading bank guarantee will be returned on performance of
the conditions of approval less any costs incurred by Council in respect of enforcing
performance of this permit. Council reserves the right to call upon the bond or guaranteed
sum to effect compliance with conditions.
Street Identification
10. The street address of the development must be clearly visible and discernible from the
primary frontage of the site by the provision of a street number and, where appropriate, the
building name.
Building Appearance
11. External design features, materials and finishes must be as shown on the Approved Plans,
with no inclusions or alterations made without approval in writing by Council.
12. External colours and finishes must be of muted environmental tones, with broad expanses
of a single colour not permitted. Walls must be broken up by varying tones or design
elements.
13. Waste storage areas, external approved storage areas, and mechanical equipment are
screened from the street.
14. No part of the site may be used for outdoor storage of materials unless specified on the
Approved Plans or the conditions of this Decision Notice.
15. All mechanical equipment and other service infrastructure located on the site must be:
a. located not less than 2 metres from a property boundary
b. fully enclosed or screened such that they are not visible from the street frontages nor
adjoining properties. Where screened by landscaping, landscaping beds must be at
least 1.5 metres wide.
Car Parking
16. A minimum of 13 car parking spaces must be provided on site and made available and
accessible at all times for users of Tenancy 1B and Building 4. Vehicle manoeuvring areas
are provided on site in accordance with the Australian Standards for Off-street car parking
so vehicles enter and leave the site in a forward gear.
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Staff Amenities
17. On site amenities, including seating, tables and rubbish bins, must be provided for staff
protected from weather and removed from any noisy or odorous activities.
Landscaping Works
18. The development site must be landscaped. The works must be undertaken in accordance
with the Noosa Plan, PSP2 Landscaping, for that specific area and must include in particular:
a. Provision of 1 street tree within the road reserve for every 8 metres of road frontage or
otherwise approved by Council.
b. Street trees must be minimum 45 litres.
c. Street tree species are to include the following:
• Cupaniopsis anacardioides
• Cupaniopsis parvifolia
• Banksia integrilfolia
• Callistemon viminalis
Alternative species selected from the Noosa Plan PSP2 may be considered, subject to
Council approval.
19. Landscape works must be supervised, undertaken and certified by qualified persons*. All
works must be completed in accordance with this Decision Notice.
*(Refer to Advisory Note)
20. Public amenity/street trees* must:
a. Meet AS2303 Tree stock for landscape use
b. Be located in accordance with engineering requirements for safe vehicle and
pedestrian sight lines.
21. Turfed areas must be free of pest, diseases and weeds and level with adjoining surfaces.
Supervision/Certification
22. Prior to commencement of use the following (prepared by respective qualified persons* and
certifying compliance with approvals) must be submitted to Council:
a. Landscaping certification confirming all works have been constructed in accordance
with conditions of approval.
b. Certification that street trees meet AS2303 Tree stock for landscape use
*(Refer to Advisory Note)
23. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
Waste Management
24. A waste storage area must be designed and maintained in accordance with Planning
Scheme Policy PSP9 Waste Management and the Noosa Plan’s Waste Management Code.
The waste storage area must be:
a. imperviously paved and correctly sized for all refuse and recycling containers;
b. bunded and graded so that wastewater and bin leakage drain to the sewer;
c. provided with a conveniently located hosecock and backflow prevention device,
connected to a water supply to service the area; and
d. roofed or otherwise covered.
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25. A Waste Management Plan must be prepared that details the type and quantity of waste
material that is likely to be generated by the development; where and how the waste will be
stored, disposed of and procedures for handling the waste. The Waste Management Plan
must be submitted and approved by Council prior to the issue of a Development Permit for
Operational Works.
Water & Sewer Connections
26. An underground connection to reticulated water and sewerage must be provided to the
premises in accordance with the standards and requirements of Northern SEQ Distributor–
Retailer Authority (Unitywater).
27. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater)
must be submitted to Council that certifies an underground connection to reticulated water
and sewerage has been provided to the premises.
Community Management Statement
28. Any proposed Community Management Statement required for the development pursuant to
the Body Corporate and Community Management Act 1997 must be submitted to Council for
endorsement at the same time as submission of the Building Format Plan (or similar) to
Council for compliance assessment.
5. REFERENCE DOCUMENTS
Not applicable.
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Aboriginal Cultural Heritage Act 2003
1. There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who
carries out an activity must take all reasonable and practicable measures to ensure the
activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the
duty of care. Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity
that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value
of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
Equitable Access and Facilities
2. The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
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Food Business Licences
3. Applications for food business licences under the Food Act 2006 are to be submitted to
Council prior to the commencement and construction of the Food and Drink
Outlet. Applications for Design Approval and Approval to Operate (including applications for
licences under the Food Act 2006) are to be submitted to and approved by Council for the
food premises, prior to the issue of a Development Permit for Building Work.
Development Compliance Inspection
4. Prior to the commencement of the use, please contact Council's Development Assessment
Branch to arrange a Development Compliance Inspection.
Advertising Devices
5. All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1
(Administration) 2015 including both temporary and permanent signage. All freestanding,
pylon or pole signs or signage that is illuminated requires approval from Council prior to being
installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is
prohibited from being erected in the Shire.
Infrastructure Charges
6. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
Performance Bond Agreement
7. An applicant for a development application may make an agreement with an assessment
manager, referral agency or other person to establish the responsibilities, or secure the
performance, of a party to the agreement about a development condition.
Qualified Person
8. Qualified Person, for the purpose of:
a. Undertaking landscape works, supervising landscape works and preparing a
landscape certification, is considered to be a landscape architect, landscape designer
or horticulturist with a minimum of three years current experience in the field of
landscape design.
9. Public amenity trees are defined as any tree located within public streets, parks or areas that
will become publicly owned as a result of this development.
10. The applicant must pay the re-inspection fee in accordance with Council's Fees and Charges
Register where:
a. An inspection revealed that any constructed rehabilitation/landscape works do not
comply with the conditions of the Decision Notice, Approved Plans and or Approved
Documents
b. Certification is submitted to Council falsely stating that works comply with the approved
plans, documents and or conditions of the Decision Notice.
Biosecurity Act 2014 – Fire Ant Control
11. Developers must remain vigilant for the presence of fire ants. Under the Biosecurity Act 2014,
individuals and businesses are responsible for ensuring that they follow the movement
controls for specific organic materials to help prevent the spread of fire ants within South
East Queensland’s fire ant biosecurity zones. Movement of a fire ant carrier from within a fire
ant biosecurity zone may need a biosecurity instrument permit. More information is available
on https://www.fireants.org.au/treat/business-andindustry/movement-controls
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8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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