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2016-12-06 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 6 December 2016
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Ingrid Jackson, Brian Stockwell, Tony Wellington
“Engagement with our community to protect and enhance our lifestyle”
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Full text of sections 2 to 81 (of 83)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 MCU6/0066 & OPW16/0133 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR A SERVICE STATION, CONVENIENCE SHOP AND
FOOD OUTLET AND OPERATIONAL WORKS FOR SIGNAGE AT 6 TAYLOR
COURT, COOROY 3
2 OPW16/0177 - APPLICATION FOR DEVELOPMENT PERMIT FOR
OPERATIONAL WORKS - JETTY AND BOATLIFTING DEVICE AT 1/17
SUNSEEKER CLOSE, NOOSAVILLE 26
3 OPW16/0016 - APPLICATION FOR DEVELOPMENT PERMIT FOR
OPERATIONAL WORKS - PRESCRIBED TIDAL WORKS (DECK) AT 2 PARKYN
COURT, TEWANTIN 32
4 132005.1133.5 - REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL
FOR NOOSA SPRINGS RESORT (155 MULTIPLE DWELLINGS & ASSOCIATED
FACILITIES) AT LESLIE DRIVE, NOOSA HEADS 38
5 LOCAL GOVERNMENT INFRASTRUCTURE PLAN (PLANNING ASSUMPTIONS) 58
6 MEMORANDUM OF UNDERSTANDING - ZERO EMISSIONS NOOSA
COLLABORATIVE COMMUNITY PARTNERSHIP 77
CLOSED SESSION -
Page 2 of 83
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 MCU6/0066 & OPW16/0133 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR A SERVICE STATION, CONVENIENCE SHOP AND FOOD
OUTLET AND OPERATIONAL WORKS FOR SIGNAGE AT 6 TAYLOR COURT,
COOROY
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU16/0066 & OPW16/0133
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Hass Holdings Pty Ltd Tte
Proposal Development Permit for Material Change of Use of Premises - Retail
Business Type 2 Shop & Type 5 Vehicle Uses, Entertainment & Dining
Business Type 1 - Food & Beverages and Operational Works for
Signage
Properly Made Date 17 June 2016
Information Request Date 26 July 2016
Information Response Date 19 October 2016
Decision Due Date 15 December 2016
Number of Submissions 2 Properly Made
PROPERTY DETAILS
Property Address 6 Taylor Court, Cooroy
RP Description Lot 3 SP 197517
Land Area 8243m²
Existing Use of Land Temporary construction site office and parking for the Cooroy to Curra
Bruce Highway upgrade.
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Cooroy and Lake Macdonald
Zone Industry (subject to a Plan of Development)
Overlays Natural Resources Overlay – Resource Separation Area
Natural Resources Overlay – Water Supply Catchment
Assessment Type Impact
Page 3 of 83
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 6 December 2016 and refuse Application No. MCU16/0066 &
OPW16/0133 for a Development Permit for Material Change of Use of Premises - Retail
Business Type 2 Shop & Type 5 Vehicle Uses, Entertainment & Dining Business Type 1 - Food &
Beverages and Operational Works for Signage, situated at 6 Taylor Court, Cooroy for the
following reasons:
1. The development raises conflicts with The Noosa Plan and its current and future land use
intent for the subject site and water supply catchment area.
2. The proposal is not conveniently located or readily accessible for the local community and
will not provide a significant benefit to that community.
3. The development will adversely impact on the local villages and towns by reducing
patronage to these centres and therefore will not improve community wellbeing.
4. The proposal is contrary to the SEQ Regional Plan’s Regional Policy 11.5.1 to identify and
protect existing and potential drinking water catchments from inappropriate land use as the
development would pose an unacceptable risk to water quality.
5. The proposal is contrary to the Environmental Protection (Water) Policy for Mary River
Environmental Values and Water Quality Objectives as the proposed surface water quality
exceeds these objectives in relation to Total Nitrogen and Total Phosphorous and the
applicant has not addressed the impact the in-ground storage of fuel will have on ground
water.
6. The proposal fails to meet the Plan of Development for the site, including the provision of a
10 metre landscape buffer to visually screen the development from the Bruce Highway.
7. The proposed illumination of the advertising devices is contrary to the Advertising Devices
Code and the intent of the Plan of Development for the site.
REPORT
1. PROPOSAL
1.1. Development Details
The application seeks approval for a Material Change of Use of Premises comprising Retail
Business Type 5 - Vehicle Uses (Service Station), Entertainment & Dining Business Type 1 -
Food & Beverages (Fast Food Outlet), Retail Business Type 2 – Shop (Convenience Retail) and
Operational Works for signage on vacant industrial land on the corner of Taylor Court and Holts
Road, Cooroy. The 605m² building and development includes:
195m² service station and convenience shop
330m² fast food tenancy plus 75m² outdoor dining (total use area 255m²)
Kids play area
33 car parks, 4 motorcycle, 9 bicycle parking plus 1 waiting bay near the exit to the fast food
drive through
8 fuel bowsers and 4 underground storage tanks
24 hour operating hours
The pay point, convenience shop and fast food outlet building faces Taylor Court with the outdoor
dining area facing Holts Road to the north east. The building is setback approximately 31m from
Holts Road, 45m from Taylor Court and the fuel canopy setback approximately 15m from Taylor
Court.
Page 4 of 83
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Access is a right in/left out arrangement from Taylor Court and traffic is directed clockwise
through the site as seen in Figure 1 below. Overflow parking is located to the north western part
of the site, behind the drive through.
Some excavation is required to a portion of the site associated with car parking areas but
generally the buildings are at grade.
A 5m wide landscaped garden is proposed along all boundaries except for areas for access from
Taylor Court and some services along the south western boundary. Gardens are also proposed
throughout the car parking areas.
Figures 1, 2 and 3 below show the layout and elevations.
Figure 1 – Proposed Layout
Figure 2 – Elevation facing Holts Road
Page 5 of 83
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Figure 3 – Elevation facing Taylor Court.
The application material includes specialist reports and supporting documents, comprising:
Town Planning Report
Economic Impact Assessment
Engineering Services Report
Stormwater Management Plan
Traffic Engineering Report
Noise Report
Lighting Plan
Visual Assessment
The application is before Council as the proposed uses are indicated on the approved Plan of
Development for the site as inconsistent.
1.2. Signage
The proposed signage consists of the following:
1 x 5m high illuminated pylon sign, 4.16m² total sign face area; Holts Road frontage
1x 5m high illuminated pylon sign (for pricing), 2.16m² sign face area; Taylor Court frontage
2 x 4m² illuminated awning face signs (8m² total sign face area (fast food outlet)
2 x 2.4m² illuminated canopy signs, (total 4.8m²)
The proposed total combined sign face area is 19.28m² as seen in Figure 4 below.
Figure 4 – Proposed signage
Page 6 of 83
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
2. SITE DETAILS
2.1. Background
On 30 November 2006 Council approved a Preliminary Approval to Override the Planning
Scheme for Material Change of Use and Reconfiguration for 6 industrial lots and parkland on the
former sawmill site. The approved Plan of Development (POD) has since been incorporated into
The Noosa Plan. The POD includes a Supplementary Table of Development and provisions for
setbacks, height, water quality, acoustic treatment, landscaping and water supply requirements.
The POD permits an office where associated with a forestry use and Industrial Business Type 2 ,
Production, alteration, repackaging and repairing and Retail Business Type 3 - Landscape and
rural (landscape/garden supply). The POD excludes a number of industrial uses typically found in
the industrial zones in other localities including noxious, offensive or hazardous industries, being
located in the water catchment area for Lake Macdonald.
Development in the industrial estate was not intended to be visible from the Bruce Highway
which is reflected in a 10m wide Open Space Conservation zone buffer along Holts Road and
provisions for a 10m wide landscape buffer on the POD. A state land acquisition for the Holts
Road realignment/upgrade removed most of this protected vegetation in the Open Space
Conservation zone with a small portion of the zoning remaining in the south east corner of the
subject site, which is currently void of vegetation. Refer to Figure 5 below.
The approval of Industrial uses on site was based on the industrial use rights of a sawmill, being
the historical use of the site.
Figure 5 - Industry zone in mauve and Open Space Conservation zone in green.
Page 7 of 83
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
2.2. Site Description
The site is a corner lot, with Holts Road to the east and Taylor Court to the south. The south
western boundary adjoins an industrial lot’s access handle.
The site slopes approximately 3.5m from the Holts Road boundary to the south western
boundary having an approximate 2.5 degree slope. The lot is void of vegetation as seen in Figure
6 below. The Department of Transport and Main Roads (DTMR) currently occupy the site on a
temporary basis with sheds and extensive hardstand areas. Figures 6 & 7 show the site location,
zoning and aerial.
Figure 6 – Zone and Locality Plan
Page 8 of 83
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Figure 7- Aerial
2.3. Surrounding Land Uses
To the east the lot adjoins the recently realigned Holts Road (as part of the Cooroy to Curra
Bruce Highway upgrade). Further to the east is the Bruce Highway, rural residential lots and the
Cooroy Golf Club.
To the north is an industrial lot also occupied by DTMR and the new Cooroy south road
interchange network which is near completion.
Adjoining to the south and west are 3 industrial lots with small rural holdings and a currently
unused extractive resource facility beyond. Further along Holts Road are some rural residential
lots and an RV Stop.
Page 9 of 83
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 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;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
any Structure Plan or Master Plan in place for declared areas;
any Preliminary Approval Overriding the Planning Scheme for the land;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
State Planning Policy
State Planning Policy mapping identifies the following applicable layers:
Water quality – Water Supply Buffer
Water quality – Climatic Regions – stormwater design objectives
Natural hazards – Flood hazard Area – Local Government flood mapping area.
The applicant has provided a Stormwater Management Plan that demonstrates compliance with
the State Planning Policy Water Quality Objectives.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the urban footprint of the SEQ Regional Plan. The proposal raises some
concern with the Plan’s Desired Regional Outcome for Water Management - specifically Regional
Policy 11.5.1 regarding drinking water catchment protection. The stated policy is to:
Identify and protect existing and potential drinking water catchments from inappropriate land use.
The notes relating to the policy state:
Catchment management is a core element of managing the quality of drinking water, and is
achieved by managing existing uses, planning new development to manage risks, and
rehabilitating catchments. Local government planning schemes must identify drinking water
catchment areas and include appropriate development controls. Planning studies in these areas
must consider how to avoid future types or scales of development that would pose an
unacceptable risk to water quality. Where development is permitted, strict controls may be
required to protect the natural water cycle. Infrastructure should also be located and designed
with regard to water quality risks.
Seqwater has prepared guidelines on how to address development in drinking water catchments.
These guidelines should be considered in planning and development assessment decisions for
all land from which water flows to drinking water supplies.
Seqwater, being the owner of the drinking water supply, is a third party advice agency for this
application who recommended the proposal be assessed against the Environmental Protection
(Water) Policy for Mary River Environmental Values and Water Quality Objectives. The site is
within the water catchment to Lake Macdonald and mapped as required to meet the water quality
objectives for Lowland Freshwater under the policy. The proposed surface water quality exceeds
these objectives in relation to Total Nitrogen and Total Phosphorous. The applicant has not
addressed the impact that the in-ground storage of fuel will have on ground water. Water quality
is discussed further in this report.
Page 10 of 83
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions
3.3. Statutory Instruments – Planning Scheme
3.3.1. Material change of Use
The subject site is located in the Cooroy & Lake Macdonald Locality and is zoned Industry and
Open Space Conservation. The site is within a 6 industrial lot subdivision subject to a Plan of
Development (POD). The proposed uses are identified as inconsistent within the zone and are
required to follow an impact assessable application process.
It is pertinent to note third party advice was sought from the Department of Transport and Main
Roads (DTMR) who state the proposal ‘is not considered to be a ‘service centre’’ but ‘a service
station on a local road visible from the Bruce Highway.’ DTMR’s advice goes on to say that the
Service Centre Policy is under review and acknowledges the facilities such as the proposal ‘can
provide a better customer experience through the provision of services and facilities for the
comfort and convenience of road users. The revised policy may relax some of the restrictions in
place under the current policy, including allowing accommodation, fast food drive-thru facilities
and local road access.’
Cooroy & Lake Macdonald Locality Code Provisions
The applicant has provided a number of specialist reports to support the proposal which are
discussed further in this report.
The most relevant Overall Outcomes for assessment of the proposed inconsistent uses include:
6.8.2 a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native
habitat removal, fragmentation and attrition;
b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural
settlement of permanent residents;
c) Development is consistent with the Priority Infrastructure Plan in Part 15.
d) Cooroy retains its role as the major business centre for Noosa’s hinterland area;
e) The relaxed country town atmosphere of Cooroy is protected for the enjoyment of
future generations;
h) Outside the town of Cooroy, development is characterised by—
i conservation of good quality agricultural land for agricultural purposes;
ii conservation of open space for biodiversity and water quality purposes; and
iii rural settlement at varying densities consistent with the available levels of
convenience and accessibility, environmental constraints and proximity to the
Lake Macdonald water supply catchment;
i) Economic activities are focused on—
i Cooroy’s role as the principal business and service centre for the hinterland;
ii Cooroy’s industrial estate;
Page 11 of 83
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
iii technology based businesses reliant on broadband communication;
iv timber industry initiatives and product manufacturing at the Nandroya Mill site;
v Cooroy’s support role in the locality for surrounding agricultural activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business enterprises; and
viii agricultural industries and associated rural enterprises;
j) Business opportunities in Cooroy are enhanced by its access to the Bruce Highway
and the North Coast Rail line;
k) The town of Cooroy provides a range of community services, schools, medical
facilities, sporting and recreational facilities, which service the hinterland and beyond;
l) New areas of urban and rural settlement development are precluded from the part of
the locality within the catchment area of Lake Macdonald where the dominant goal is
the protection of water quality within the primary water supply source;
m) The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, parts of Myall
Street and Diamond Street, Cooroy-Belli Road, Maple Street, Mary River Road, Lake
Macdonald Drive and Sunrise Road are protected as parts of the Noosa’s major road
network;
n) A public transport node is located within Cooroy and links public transport services to
other centres in Noosa, including railway stations;
o) The vistas offered from the major road corridors are protected and add to the
attraction of the locality for visitors and residents;
p) Environmental and aesthetic values associated with the hillslopes, including iconic
mountains and the watercourses of Lake Macdonald, Ringtail, Six Mile and Cooroy
Creeks, are protected;
q) Water quality standards in the watercourses of this locality are maintained or
improved through land management practices;
y) For the Industry Zone—land in this zone—
i accommodates the principal industrial centre of the hinterland including
businesses associated with manufacturing, production, storage, repairs and the
like to the exclusion of inconsistent uses such as residential or community uses;
ii has good access to the major road network including the Bruce Highway; and
iii accommodates uses and works that are designed and managed to contribute
positively to the character of the locality without adverse impacts on the
environment including excessive noise, odour, dust and other waste;
Given the service station is a consistent use within other Industry zones in Cooroy, the Outcomes
provide some support for the use, but no real support for a 330m² fast-food outlet and a
convenience shop. However, the service station is inconsistent with the POD for the site and the
applicant must therefore demonstrate a need for the whole proposal within the subject zone.
Need for a development is commonly recognised as relating to community wellbeing. A
development may be said to be needed if, on balance, it improves community wellbeing.
Wellbeing may be improved by access to new services or facilities or a range of other ways. In
addition, new uses must be compatible with surrounding uses in terms of amenity, the
environment and economics.
Need and benefit
The applicant’s Economic Impact Assessment prepared by Urban Economics provided extensive
analysis including the demand for, impact of and the need for the proposal. The economic
assessment identifies that up to 80% of custom for the proposal would be from passing motorists
on the Bruce Highway. Furthermore, it suggests the proposal will not have a significant impact on
surrounding convenience centres and a minor impact on existing service stations in Cooroy.
Page 12 of 83
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Overall, the applicant’s economic assessment suggests a strong and compelling need for the
proposal based broadly on the distance between existing highway based service centres
(60km’s), passing traffic, the high level of vehicle ownership in the trade area, limited brand
choice in fuel and fast-food retailing in Cooroy, no existing bio-fuel choice, and a conveniently
located facility to service surrounding hinterland residents/villages.
The applicant’s original economic assessment and response to Council’s information request
was reviewed externally on behalf of Council by Location IQ.
Location IQ suggests the submitted economic assessment indicates there is no need for a
service station in Cooroy but the need is largely based on the premise of serving passing traffic
on the Bruce Highway. The applicant’s economic assessment demonstrates there is a significant
gap (around 60km) north bound between highway based service stations/facilities along the
Bruce Highway. Analysis provided shows the distance between the Gold Coast and Curra
highway based service facilities range from 1km to 35km, except for the 60km between Forest
Glen and Kybong where the subject site is generally centrally located. Location IQ agrees there
is a gap between highway based service stations and that some demand exists.
The applicant’s economic assessment suggests the proposal would have around an 11% impact
on the existing service stations within Cooroy but Location IQ suggests the economic impact
could be as high as 30%. In response, the applicant’s economic assessment outlines that a
portion of their (being Cooroy service stations) trade would be attracted from beyond the trade
area and that not all local residents’ fuel spend would be directed to the local service stations.
There remains an inconsistency on the level of impact the proposal would have on existing
service stations in Cooroy. The proposal has the potential to reduce the number of motorists that
enter Cooroy and Pomona villages for fuel, food and amenities if they are available at the side of
the highway.
In terms of community need; accessibility, convenience, choice and price can indicate if a
community will benefit from a proposal. It is acknowledged some benefit may result for the local
community in terms of choice and price. However, the location is neither convenient nor readily
accessible for the local community as Holts Road is a no through road and the new interchange
only services Cooroy, the Bruce Highway and Holts Road, offering no advantage to hinterland
residents living west of the highway.
Visibility
The viability of the proposal is somewhat reliant on being visible from the Bruce Highway. The
applicant has provided a visual analysis which demonstrated the proposed pylon sign would be
visible from the highway. However, the POD requires a 10m wide landscape buffer to the Holts
Road frontage to screen any industrial development from the highway. The proposal plans
indicate only a 5m wide landscaped buffer with a pylon sign near the Holts Road frontage.
Relying on visibility conflicts with the intent of the POD which indicates a 10m landscape buffer,
and the Open Space Conservation zoning which applies to a portion of the site where the pylon
sign is proposed.
Employment
The proposal will likely employee from the local community but is not considered of any great
benefit as any permitted use on site could employee similar number of employees.
Page 13 of 83
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Industrial land impact
The applicant’s economic assessment indicates there has been little take up of industrial land in
Noosa Shire since 2011 and suggests the following:
‘If this trend continued, there is estimated to be approximately 45years of available industrial
land supply throughout the Noosa Shire of which the subject site represents less than 4% or
22 months of supply. Even at a higher take-up rate of 3ha per annum, it is estimated that
vacant industry land within the Noosa Shire would represent some 7years supply of industry
land and therefore that the subject site would represent approximately 3 months’ supply of
industry land.’
Location IQ assessment indicates:
‘A more detailed analysis of population, jobs growth and therefore demand for industrial land
is required. Our research would tend to indicate that on a long term average, around 1.5
hectares of industrial land is required throughout Noosa Shire each year… A typical market
would require 15 – 20 years supply to represent a healthy functioning market. It would appear
at a high level that Noosa Shire subject site at 0.8 hectares would represent around 1 years
supply.’
The POD seeks only manufacturing, processing, alteration and production type uses and
landscaping bulk supplies. Currently, there may not be the demand for these permitted uses but
they are consistent with future land use planning for Noosa. Noosa’s Local Economic Plan has
recognised rural enterprises such as food manufacturing and processing industries to drive
change and help diversify the economy. Regardless of the rate of uptake of the subject site and
the associated industrial estate land, Location IQ suggest a service station is not a real catalyst
use and is unlikely to attract the permitted uses under the POD.
Land Use & Works Provisions
The following planning scheme codes are most applicable to this application:
Business Uses Code
Advertising Devices Code
Landscaping Code
Engineering Works Codes
Natural Resources Overlay Code
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:
Water Quality
The subject site is within the Lake Macdonald water catchment area. The development is
required to meet the Water Sensitive Design Code, the water quality objectives set out by the
POD and the Natural Resources Overlay Code. Furthermore, third party advice agency,
SEQwater recommended the development be assessed against the Environmental Protection
(Water) Policy for Mary River Environmental Values and Water Quality Objectives.
The proposal meets the provisions of the Water Sensitive Design Code but exceeds the
maximum permitted levels of Total Nitrogen and Total Phosphorous leaving the site required by
the POD and the similar requirements of the Environmental Protection (Water) Policy 2009 for
Mary River Environmental Values and Water Quality Objectives. SEQwater advises, if approved,
that conditions should be imposed to ensure minimum in ground tank design criteria and
detection measures are met. Council’s water quality officer advises that conditions could be
imposed to meet the POD provisions but these may have a significant impact on the proposed
layout.
Page 14 of 83
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
It is pertinent to note water quality addresses surface run off but does not consider the risk
associated with below ground fuel storage and its potential impact on Noosa’s drinking water
quality.
The Natural Resources Overlay Code Specific Outcome O11 states:
Water quality and quantity
O11 Development does not have adverse effects on the quality or quantity of water entering
Lake Macdonald, Cedar Pocket dam or their tributaries or on the Mary River drinking
water intake, including effects on—
a) nutrient or other chemical levels; and
b) sediment loads; and
c) turbidity
In the current version of the Noosa Plan an additional Specific Outcome is included which states:
O12 Development in water supply buffer areas is undertaken in a manner which contributes to
maintaining and improving the water quality in those catchments.
Given the unknown effect of below ground fuel storage on water quality in the future, there is no
certainty the proposal will not have adverse effects on or contribute to maintaining and improving
water quality in the catchment.
Light
The applicant has provided a Lighting Plan that suggests development can meet relevant
standards and would not adversely affect surrounding rural amenity.
Noise
The applicant has provided a noise report which demonstrated that noise emanating from the
premises could meet the relevant noise criteria.
Traffic
The applicant’s traffic consultant, Councils external traffic consultant and DTMR engaged to
ensure the Cooroy south interchange with Holts Road was sufficient to ensure safe vehicle
access to the subject site with the additional traffic generated by the development.
The applicant demonstrated compliance with the relevant standards for vehicle access, egress,
parking and vehicle movements throughout the site.
3.3.2. Assessment of Applicant’s grounds for Approval
Applicant’s grounds
There is a recognised need for a service station that services a highway catchment in this
location. The nearest service stations that are adjacent to the Bruce Highway are approximately
30 kilometres to the north and south of the subject site. The site is elevated above, and is clearly
visible from, the Bruce Highway. While not a highway service centre, the proposed service
station and other uses are orientated towards and are clearly visible from the Bruce Highway and
will service highway needs.
Assessment
It is agreed there is a gap between highway based service stations and the proposal may meet
that demand. However, it is likely to divert custom from Noosa’s hinterland villages and is also
not conveniently located or accessible from those villages. The proposals location is opportunistic
as the site is elevated and currently may be seen from the highway. This is not the intent of the
POD (which requires a 10m buffer) or the Open Space Conservation zone to the southern portion
of the subject. The intention is to retain vegetation and provide a landscape buffer to screen any
development from the highway.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Applicant’s grounds
The plan of development for the estate is now 10 years old and the industrial estate remains
vacant (except for temporary uses). The plan of development is arguably out of date given the
age of the approval and the slow take up of sites.
Even if Council considers the plan of development to remain relevant, the proposal occupies one
(1) lot in this estate. The 0.8 hectare site equates to approximately 12% of the available
developable area in the Nandroya industrial estate (total - 6.5 hectares). The plan of
development’s intent for the estate (which has not been acted on in 10 years) can still be
achieved given that 88% of the Nandroya industrial estate would remain available for land uses
that are envisaged by the plan of development.
Assessment
Allowing inconsistent land uses on the site because of current demand of Bruce Highway traffic
and a slow land uptake is premature, as Noosa’s long term planning is consistent with and is
supportive of the land uses the POD seeks to attract.
Applicant’s grounds
The underlying zoning of the site is Industry. The Noosa Plan identifies the Retail Business Type
5 Vehicle Use (e.g. a service station) as being a consistent use in the Industry zone in numerous
localities across the Shire, including in other industrial zoned sites in the Cooroy & Lake
Macdonald locality.
Assessment
This is irrelevant as applications are assessed on their merit and site specific.
Applicant’s grounds
The proposal is likely to act as a catalyst for the development of other sites in the Nandroya
industrial estate which has lain vacant since the estate was developed. This is a significant
community benefit.
Assessment
Location IQ suggests a service station is not a real catalyst and would be unlikely to attract
permitted industrial uses establishing.
Applicant’s grounds
Access to and the visibility of the site from the Bruce Highway has been improved as part of the
Bruce Highway (Cooroy to Curra) upgrade.
Assessment
Agree, access to the site from the Bruce Highway has improved with the upgrade. The site is
currently more visible than prior to the upgrade though the intent of POD is for the industrial
estate to be screened from the Highway.
Applicant’s grounds
Proposed advertising signage is consistent with the requirements of the Department of Transport
and Main Roads’ Roadside Advertising Guideline.
Assessment
This has no relevance to the assessment of the proposal.
Page 16 of 83
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Applicant’s grounds
The Retail Business Type 2 – Shop & Salon use is associated with the service station
component. Whilst Council considers this component to comprise its own specific use, it should
be noted that the operation, use and function of this part of the building will be primarily related to
the service station. The sale of retail goods is considered to be complimentary to and typical of a
modern service station.
Fast food drive-through facilities and shops are typical components of such service stations and
will address the needs of highway travellers.
Assessment
Agree. A contemporary service station includes convenience retailing and food outlet.
Applicant’s grounds
The site is adjacent to the Bruce Highway and otherwise adjoins Industry zoned land. The site is
well separated from residential uses, with the nearest house being located approximately 330m
to the east.
Assessment
Agree.
Applicant’s grounds
The site is within the Lake Macdonald water supply catchment but is on land that is already
committed for urban development purposes.
Assessment
The site is committed for development but the POD acknowledges the site is within the water
catchment by including stringent water quality provisions which the development has not
demonstrated compliance with; and excluding noxious and offensive type industries. The service
station use is considered a higher risk industrial use and also represents a greater risk to water
quality. The precautionary principle should be applied to maintain water quality into the future.
Applicant’s grounds
The site is already serviced by all typical urban infrastructure including sewer and reticulated
water.
Assessment
Agree, though this does not represent a ground to justify the conflict with the planning scheme.
Applicant’s grounds
The proposal satisfies all higher order provisions of the planning scheme.
Assessment
This report provides assessment against the Planning Scheme, POD and need for the
development.
Page 17 of 83
Section 18
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
3.3.3. Signage
The signage generally complies with the Advertising Devices Code except for the quantity of
illuminated signs and 1 of the proposed pylon sign is sited within the Open Space Conservation
zone. A lighting report has been provided supporting the quantity of illuminated signs and
suggests it can meet the Planning Scheme provisions. However, a service station is typically well
illuminated and in this case it is imperative for the proposals viability (to be visible from the Bruce
Highway). However, it is considered the additional illumination is unwarranted and does not meet
the intent of the Advertising Devices Code, would create a halo and is not supported.
Furthermore, siting the pylon sign where it is intended for vegetation to screen any development
on-site is not supported.
4. CONSULTATION
Third Party Advice
Written and verbal third party advice was sought from Seqwater and DTMR during the
application. Their advice forms part of this report.
4.1. Other Referrals
The application was forwarded to the following internal Council specialists:
Engineering Officer
Environmental Health Officer
Environment Officers
Principal Strategic Planner
4.2. Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable
Planning Act 2009. Two (2) properly made submissions were received. The following table
provides a summary and assessment of the issues raised by submitters.
Issues Comments
The proposal would operate 24 hours when a Disagree, A permitted use could operate 24 hours and
permitted use would likely operate 6am to 5pm attract additional vehicle movements providing there is
five days per week and impact on the nearby no adverse amenity impact on the surrounding area.
small rural holdings.
There is a big difference between the
permitted light industry uses and a high traffic
establishment open 24 hours, 7 days per week
close to rural residential uses.
Cooroy is well serviced by 2 existing service Agree
stations and the proposal is not needed
At the time the owner purchased the land, the Agree
Planning Scheme zoning was in place and is
now trying to change the zoning to accept a
land use which elected representatives have
agreed to (meaning the community).
Service stations along the highway are within a Agree. Closer off highway service stations are located
short 30 minute drive. in Pomona and Cooroy.
A service station was recently refused by Agree. Some of the issues associated with the recently
Council on a different parcel of land in Cooroy refused mixed use service station application are
applicable to this application which are discussed in this
report.
Page 18 of 83
Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Issues Comments
The development offers no benefit to the Agree.
township of Cooroy as travellers will bypass
the township itself instead of spending money
at shops and restaurants in town
The proposal would bring to an end our It is unlikely the development would negatively affect
peaceful and private existence amenity of Holts Road residents. It is agreed that it is
likely to attract a high traffic volume but the site is
located prior to residences and therefore it is unlikely to
generate increased traffic movements in proximity to
residents.
The final Cooroy south exit configuration will Disagree. DTMR, the applicant’s and Council’s traffic
not be conducive to accessing a 24 hour consultants have determined the access is acceptable
service station. for the proposed use.
5. CONCLUSION
The application is for a service station, convenience retail and food outlet visible from the Bruce
Highway on industrial land in the water supply catchment. The proposed uses are inconsistent
with the planning scheme and therefore any decision should be based on whether its’ benefits
sufficiently improves community wellbeing to outweigh planning conflicts and impacts.
The development offers some local community benefit in terms of providing additional choice and
price, but its’ greatest need is to service the demand created by a gap in highway based service
stations/centres.
The development is not conveniently located or readily accessible from the village centres or for
the majority of the local community. It has the potential to negatively impact on hinterland villages
by directing passing motorists to the proposal rather than using existing facilities in the village
centres. Both Cooroy and Pomona have existing fuel, dining and retail options, and opportunities
also exist to locate the retail, industrial, and dining uses within these village centres. The level of
impact on the local service stations remains unresolved but may be as high as 30%.
Furthermore, the proposals viability somewhat relies on visibility from the Bruce Highway which,
is not the intent of The Noosa Plan which seeks for the industrial estate to be screened by
vegetation.
On balance, it is considered the proposal would greatly benefit passing motorists to the detriment
of Noosa hinterlands village centres.
The development is also a higher risk industrial use proposed within the water supply catchment
for Lake Macdonald. Seqwater has raised no objection to the application but the in ground fuel
storage has unknown risks to water quality. The development does not provide certainty of water
quality into the future and a precautionary approach should be taken to avoid inappropriate
development within the Lake Macdonald catchment.
The proposal is unlikely to improve community wellbeing sufficiently to override the Planning
Scheme and approve the development. Therefore, the application is recommended for refusal,
with detailed reasons listed in the recommendation.
Page 19 of 83
Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Departments/Sections Consulted:
Chief Executive Officer X Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
X Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance x Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 20 of 83
Section 21
ATTACHMENT 1
Page 21 of 83
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Page 21 of 83Section 22
Page 22 of 83
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Page 23 of 83
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Page 23 of 83Section 24
Page 24 of 83
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Page 25 of 83Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
2 OPW16/0177 - APPLICATION FOR DEVELOPMENT PERMIT FOR OPERATIONAL
WORKS - JETTY AND BOATLIFTING DEVICE AT 1/17 SUNSEEKER CLOSE,
NOOSAVILLE
DOCUMENT INFORM AT ION
Author Coordinator Engineering, Mark Lewis
Planning & Infrastructure Department
Index ECM / Application OPW16/0177
Attachments 1. Current aerial photo with proposal overlaid
APPLICATION DETAILS
Applicant Pile-It Pty Ltd
Proposal Development Permit for Operational Works – Jetty and Boatlifting
Device
Properly Made Date 25 August 2016
Information Request Date 2 September 2016
Information Response Date 3 November 2016
Decision Due Date 8 December 2016
Number of Submissions Nil
PROPERTY DETAILS
Property Address Noosa Waterfront 1/17 Sunseeker Close, Noosaville
RP Description Lot 1 GTP 101111
Land Area 230m²
Existing Use of Land Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Attached Housing
Overlays Flood Hazard Area, Potential Acid Sulfate Soils Area
Assessment Type Code
Page 26 of 83
Section 27
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Environment
Committee Meeting dated 6 December 2016 regarding Application No. OPW16/0177 for a
Development Permit for Operational Works – Jetty and Boatlift situated at 1/17 Sunseeker Close,
Noosaville and approve the application in accordance with the following conditions:
Approved Plans
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
26231-J1 C Jetty Plan and Details prepared by SCG 12 October 2016
Consulting Engineers as annotated by
Council
D15 Typical 1.5 Tonne Drive On Pontoon 29 May 2003
prepared by Superior Jetty Constructions
2. Boats moored at the structure must not extend beyond the prolongation of the side
boundaries of the subject site.
3. All structures must be designed and constructed such that they are free standing within the
waterway and are not connected to or behind the revetment wall
4. All structures must have no detrimental effects on stormwater drains and/or easements.
5. Jetties must have a level-walking surface of R.L 1.000 A.H.D or be level with the top of the
revetment wall.
6. A rigid handrail must be fitted on one side of the walkway.
7. No posts or vertical supports of the proposed jetty are to extend vertically from the structure
unless they provide support for the handrail.
8. There must be no electrical reticulation system carrying electricity in excess of 24 volts
beyond the revetment wall unless all switches and power outlets are positioned above the
1%AEP flood level.
9. Lighting associated with the use must be designed, installed, operated, and maintained in
accordance with Section 3 of AS4282 Control of the Obtrusive Effects of Outdoor Lighting.
10. Rock scour protection, wrapped in geotextile, extends from 750mm up to approximately
5000mm from the face of the revetment wall in Noosa Waters. Piles are to be:
10.1. Located clear of this rock protection where applicable, or alternatively
10.2. Where the scour protection extends beyond 750mm:
10.2.1. Prior to driving piles, the rocks are to be removed to expose the geotextile
and the geotextile cut neatly to allow it to be turned back. During pile driving,
care is to be taken to ensure the geotextile is not damaged. At the
completion of pile driving, the fabric is to be turned down around the pile and
the rocks replaced around the piles
11. The jetty and boat lifting device are to be used for private purposes only with no
commercial operations to be undertaken.
12. Boat repair activities are not permitted on site.
13. Wastewater and sullage must only be disposed of at approved pump out facilities.
14. The mooring facility must not be utilised for live-aboard purposes.
Page 27 of 83
Section 28
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
15. Any construction and post construction activity is not to impact on the condition of the
waterway, and is to be conducted so as not to breach the Environmental Protection Act
EPA (1994) and the Environmental Protection (Water) Policy 2009.
16. Certification by a Registered Professional Engineer of Queensland that states that the jetty
and boatlift are constructed in accordance with best practice methods and are structurally
sound must be submitted to Council. This certification must be submitted to Council within
three (3) months of the completion of the works. A final inspection and approval of the
structure by Council’s Inspector is also required. Please contact Council’s Planning
Assessment Section (Development Audit & Response Officer 0428738563) to arrange the
inspection.
17. This approval lapses where the construction of the jetty has not commenced within two (2)
years of the date of issue of the approval, unless application is made and approved by
Council for an extension.
18. After completion, the proposed works must be maintained in a sound state of repair in
accordance with the approved plans
REPORT
1. PROPOSAL
The application is for a new jetty and the installation of a boat lifting device (drive on pontoon).
The jetty will replace an existing jetty.
The new jetty is significantly different to the existing jetty in regard to size and shape and extends
further into the canal.
2. SITE DETAILS
2.1. Background
The subject site is part of a Group Title development in which each property has a direct frontage
to the canal.
The subject site is unique in that it has an approval for the jetty in a group title development that
does not share the jetty with an adjoining property.
Council addresses the potential for issues created by multiple jetties in the canal frontages of
group title developments by the use of Codes and Planning Scheme Policies.
Historically there have been a number of approvals for jetties across the frontages of the subject
group title development:
May 1997 - Council approved 2 jetties, one exclusively for Lot 1 and another between the
boundaries of Lots 5 & 6 to be shared by those unit owners
February 2005 – Council approved a joint application for Lots 3 & 4
The current applicable documents within The Noosa Plan are:
Watercourses Works Code – (Specific Outcome O12 and Probable Solution S12.7), and
Planning Scheme Policy 25 – Domestic Marine Uses in Noosa Waters Estate. (section
1.20)
These documents have not significantly changed from the previous policies. The intent of the
code and the planning scheme policy is to ensure that jetties are designed and constructed for
the sole purpose of providing access to vessels and are sited and designed to avoid cluttering of
watercourses, excessive traffic and unacceptable risks to personal and public safety.
Page 28 of 83
Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
In regard to the subject application Council sent a request for further information on 2 September
2016. The information request:
described the non-compliant components of the proposal (setback distance for the boat
lifting device) and
requested the owner to investigate the potential for a shared jetty with the adjoining
property (Lot 2) and provide an agreement if possible
In responding to the information request the applicant provided an amended plan and a letter
describing the financial reasons why they are not willing to enter into an agreement with the
adjoining owner. The amended plans indicate:
the boat lifting device setback 1m from the prolongation of the boundary.
a finger jetty that is:
o setback 2.63m from the side boundary at the corner,
o setback 1.97m from the prolongation of the boundary at the end,
o 1.2m wide and extends 10m into the canal (quay line)
The setback and dimensions of the boatlifting device comply with the probable solutions of the
code.
The width and quay line of the jetty comply with the probable solutions of the code. The setbacks
for the jetty do not comply with the minimum requirement of 3m. It is not possible to comply with
the minimum setbacks for both the boatlift and jetty due to the limited width of the lot. The
proposed jetty and boatlifting device are setback a greater distance than the existing jetty and will
have a lesser impact on the adjoining property.
In regard to view lines from adjoining properties consideration needs to be given to the likely
mooring of a boat on the head of the existing jetty. Compared to the existing jetty (and moored
boat) the proposed jetty and boat lifting device will have a lesser impact on the view lines from
the adjoining 2/17 Sunseeker Close and a minor impact on the view lines for the adjoining 2/21
Sunseeker Close. Refer to Attachment 1.
While it is acknowledged that the subject property has an approval for a private jetty within its
frontage there are some concerns with approving a new jetty and boatlift that does not comply
with the current requirements. The Watercourses Works Code probable solution requires for unit
developments where each unit has its own individual canal frontage that a joint application be
made for a shared jetty located on the common boundary of the two units. There is potential that
such an approval may create expectations for other property owners in group title developments
desiring similar facilities. These expectations could result in an additional 12 jetties along the
Sunseeker Close/Skipper Place section of the canal and an additional 5 jetties along the
Laburnum Crescent section. As these properties all have frontages that are less than a traditional
lot the additional jetties would create visual cluttering of the canal frontage.
3. CONCLUSION
The proposed jetty and boatlift will not have any greater impact on the amenity of the immediate
area or the views from the adjoining properties compared to that created by the existing jetty and
a boat moored at the existing jetty.
There is the potential that other property owners may expect similar facilities but the subject site
is unique in that an approval for a jetty for their sole use currently exists.
Page 29 of 83
Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance x Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 30 of 83
Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
ATTACHMENT 1
Page 31 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
ATTACHMENT 1
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Page 31 of 83Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
3 OPW16/0016 - APPLICATION FOR DEVELOPMENT PERMIT FOR OPERATIONAL
WORKS - PRESCRIBED TIDAL WORKS (DECK) AT 2 PARKYN COURT, TEWANTIN
DOCUMENT INFORM AT ION
Author Coordinator Engineering, Mark Lewis
Planning & Infrastructure Department
Index ECM/ Application/ OPW16/0016
Attachments 1. Additional information from the applicant dated 31 October 2016
APPLICATION DETAILS
Applicant Quadrant Holdings Pty Ltd C/- Project Urban
Proposal Operational Works – Prescribed Tidal Works (Deck)
Properly Made Date 18 May 2016
Information Request Date 3 June 2016
Information Response Date 27 July 2016
Decision Due Date 19 September 2016
Number of Submissions Not applicable
PROPERTY DETAILS
Property Address 2 Parkyn Court, Tewantin
RP Description Lots 388 & 400 MCH 839039, Lot 178 MCH 5169
Land Area 1.451 Ha
Existing Use of Land Noosa Marina
STATUTORY DETAILS
SEQRP Designation N/A
Locality Tewantin
Zone Open Space Recreation
Overlays Acid Sulfate Soils, Flood Hazard
Assessment Type Code
Page 32 of 83
Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Environment
Committee Meeting dated 6 December 2016 regarding application OPW16/0016 for a
Development Permit for Operational Works – Prescribed Tidal Works (Deck) at 2 Parkyn Court,
Tewantin and refuse the application for the following reasons:
1. The proposed deck does not comply with Overall Outcome and Specific Outcomes of the
Noosa Plan’s Watercourses Works Code,
2. The proposed deck is contrary to the “Purpose of Code” of the IDAS Code of the Coastal
Protection and Management Regulation 2003 and does not comply with Specific Outcomes
of the IDAS Code of the Coastal Protection and Regulation 2003,
3. The proposed development will create the potential to intensify the commercial uses by
increasing the available deck areas within the marina,
4. The proposed deck adds a substantial area and additional built form on the Noosa River, is
likely to increase traffic volumes on adjoining lands and there are insufficient parking
facilities available in the area.
REPORT
A report on this application was presented to the Planning and Environment Committee meeting
on 6 September 2016. The application was subsequently deferred at the Ordinary Meeting on 20
September 2016 to allow staff to hold further discussions with the applicant on their future plans
for the facility.
The application seeks approval to construct a deck at the Noosa Marina. The proposed works
consist of removing the existing floating structure adjacent to the northern side of Noosa Marina
and replacing it with a deck structure that extends from the existing buildings across to the
boundary of the lease area. The existing floating structure is approximately 2m wide x 45m long
and its purpose is to provide access to moored vessels (refer Attachment 1). The proposed
structure ranges from 6m up to 7.8m in width and is 58.87m long overall.
Staff concerns with the application are that the proposed deck area will create the potential for an
expansion of the commercial uses on the site without due consideration being given to the off-
site impacts of the expansion. The current development of the site extends across a large portion
of the site and there is no opportunity to reconfigure the development to cater for any additional
demands created by an expansion of the commercial uses.
Council staff met with the applicant and requested further information regarding the intended use
of the proposed deck area and a number of other issues. The applicant provided this additional
information on the 31 October 2016.
Deck Use
The additional information includes the statement “It is confirmed that the intent of the new deck
is not to provide for expanded commercial use area” and a description of the uses and other
reasons for the deck.
Although the applicant has stated that it is not their intent to expand the commercial use area
there remains the potential for the deck to be used for commercial purposes and there is no
ability to limit the use of the deck under this permit.
Reduction in Marine Area
The additional information provided describes further reasons why the mooring area has not
been consistently used in recent times and describes how public moorings have been provided
within the reconfigured main marina area. It is considered that the reconfigured main marina area
addresses officer’s concerns.
Page 33 of 83
Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Beach area access
The additional information acknowledges that the public does use the beach area but also
reinforces the fact that part of the beach (approximately 50%) is located within the lease area. A
review of the available historical aerial photos indicates that the beach area is not heavily utilised
for boats and the remaining area will most likely be sufficient to address public access demands.
Ferry usage
The additional information provided includes data about the general usage of the ferry service
along the river but it does not include specific data about trips to the marina. It is acknowledged
that the marina does represent a destination for visitors and locals using the ferry service but
without definitive data, it is not possible to conclude the extent that the ferry usage may have on
parking demands for commercial operations at the marina.
CONCLUSION
The proposed development appears to be not well considered, in that it includes the construction
of a substantial structure that has the potential to provide for an expansion of the commercial
uses on the site, without giving due consideration to the impacts of the structure and any
potential expanded use.
The additional information submitted by the applicant has addressed some staff concerns but as
Council does not have the ability to limit the use of the deck with this permit it is recommended
that the application be refused.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 34 of 83
Section 35
Page 35 of 83
PROJECT 6
URBAN NZ
Monday, 31 October 2016
Our Ref: 15253 / Office: Sunshine Coast
Council Ref: OPW16/0016
NOOSA COUNCIL
PO BOX 141
TEWANTIN QLD 4565
ATTENTION: Kerri Coyle
Dear Kerri
NOOSA MARINA DECK EXTENSION
NOOSA MARINA 2 PARKYN COURT, TEWANTIN
LOT 388 ON MCH839039
Further to our recent meeting we are pleased to provide the following clarification and information in
support of the proposed deck extension.
1. Deck Use
It is confirmed that the intent of the new deck is not to provide for expanded commercial use area. The
idea for the new deck expansion on the northern side of the Marina initially came about from Noosa
Marinas plan to modernise and rejuvenate the common areas. The proposed deck is seen as a
significant improvement to Noosa Marina complementing the existing site use and improving public
access. It will invigorate the existing use and further Noosa Marina’s contribution to tourism and the
local economy.
The potential for expanded commercial use, particularly outdoor dining, has been carefully considered
and is not a practical option. Summer climatic conditions on the river, with strong winds and high
temperatures are simply not conducive to outdoor dining. The cooler winter months do however
present some dining opportunities subject to prevailing climatic conditions, for the two existing
restaurants that face the northern side. Rather than use of existing southern facing outdoor dining
areas, the new deck with northern facing conditions provides enhanced outdoor dining amenity for
winter conditions. The proposed new deck will have a delineated area for each of the two restaurants,
for which they will be allowed to rotate seating from the southern side. No additional use area or
seating will be permitted. This arrangement would be strictly enforced by the Marina owners and
lease conditions. Use of new deck in these situations would be considered generally in accordance
with the existing use rights with no further planning approval required.
The Marina restaurants are popular for wedding receptions, with occasional use of the Marina deck
areas for wedding ceremonies ancillary to the restaurant use. The wedding ceremonies are largely
conducted on the South East Jetty area, however this causes some inconveniences due to the
separation of this area from the two northern restaurants and need to transverse close to use areas of
other Marina businesses. The new deck would also provide an opportunity to alleviate this problem,
by enabling the northern restaurants to use the deck area outside their restaurant for wedding
ceremonies. Wedding ceremonies are only permitted at Noosa Marina where they are ancillary to the
use of a restaurant for a reception purpose.
SUNSHINE COAST BRISBANE - GB
Suite 1, Corner Surf Road & Gardak Street 1/34 Commercial Road E [email protected] & SS oy
Alexandra Headland Qld 4572 Newstead Qld 4006 W projecturban.com.au = > a
PO Box 6380 Maroochydore BC Qld 4558 PO Box 266 Albion Qld 4010 proyect URBAN Pry UD 9 ht ko
P 07 5443 2844 P 07 3257 4371 ACN 608 895 923 ABN 97 608 895 923 ens
Page 35 of 83Section 36
Page 36 of 83
2. Reduction of marine use
While the existing pontoon may have occasional day time use, it is not viable as an overnight berth
due to security and exposure reasons. Boats that are moored here for more than a day or so are
subject to ransacking theft, despite security camera's and extra lighting. Boats are also subjected to a
continuous barrage of wash from passing boats as the speed limit is excessive for this area, and thus
causes damage.
The Marina currently provides a public mooring area, which is located on the river front adjacent to the
Pier 11 restaurant Jetty. Up to 3 boats are able to moor here at any one time. This is also the most
convenient place to moor for those skippers that do not have the experience of navigating inside a
marina thus preventing any possible collisions with moored boats. The marina does also have many
locals that moor inside the marina in vacant berths with prior arrangement.
Given the limited use of the existing pontoon the new deck will not have a practical impact on the
marine function of Noosa Marina.
3. Access to Jetty beach area
It is acknowledged that the beach area between the Marina and the public jetty to the north is used by
the public. The proposed deck will reduce the available use of this area, however only to the extent of
the lease area entitlements. As shown by the aerial photo with cadastral boundary overlay, included in
Attachment 1, approximately 50% of the beach area is included within the lease area. Access to the
beach is still available outside the lease area/proposed deck extension.
4. Ferry usage
It is also important that ferry usage is not overlooked. Approximately 78 to 80 thousand visitors use
the ferry service annually. The ferry operates 6 return trips per day, with 2 boats servicing Sundays and
school holidays increasing to 13 return trips per day. Operating times are typically from 9:15am to
6pm, increasing in holiday periods to 8:30am to 10pm. There are 6 stops from Noosa Marina to
Hastings Street, being the Yacht club, Pelican boat hire, OBoat hire, T Boats, Quamby Place and
Hastings Street. Many locals along with visitors use the service both as a relaxed tour and as a means
of transport, between Noosa Heads and Noosaville to Noosa Marina.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
PROJECT URBAN
NG
yt AY
Scott Sobey
DIRECTOR
Email: scott.sobg gjecturban.com.au
Page 36 of 83Section 37
Page 37 of 83
ATTACHMENT 1
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Page 37 of 83Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
4 132005.1133.5 - REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR
NOOSA SPRINGS RESORT (155 MULTIPLE DWELLINGS & ASSOCIATED
FACILITIES) AT LESLIE DRIVE, NOOSA HEADS
DOCUMENT INFORM AT ION
Author Manager Planning & Environment, Kerri Coyle
(draft report prepared by Consultant Planner)
Planning & Infrastructure Department
Index ECM/Application/132005.1133.5
Attachments 1. Current Approved Plans
2. Proposed Amended Plans
(24 pg attachments provided separately to this agenda)
APPLICATION DETAILS
Applicant Altum Constructions
Proposal Change to Existing Development Approval
Properly Made Date 12 September 2016
Number of Submissions to Nil
original Application
PROPERTY DETAILS
Property Address Resort Drive, Noosa Heads
RP Description Lot 7 SP 178340 (formerly Lot 3 SP 221524 & Lot 3 SP 178323)
Land Area 4.262ha
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Semi-Attached Housing
Overlays Environmental Enhancement Area
Low Potential Acid Sulphate Soils
Landslide Hazard Area
Medium Bushfire Hazard Area
Assessment Type Change to Approval
Page 38 of 83
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
RECOMMENDATION
That Council note the report by the Manager Planning & Environment to the Planning &
Environment Committee Meeting dated 6 December 2016 regarding Application No.
132005.1133.5 for a request to change an existing Development Permit for a Material Change of
Use for a Resort of 155 Multiple Dwelling Units and Associated Facilities situated at Leslie Drive
Noosa Heads and approve the request in accordance with the following:
A. Agree to amend the approved description of the use to read as follows:
Material Change of Use for a Resort of 155 Multiple Dwelling Units and Associated
Facilities – Shop, Restaurant, Multi- Function Room and Gym
B. Change Conditions 1, 2, 4, 8, 12, 20, 33, 62, 72 and 73 to read:
1. Prior to the issue of an operational works approval for civil works for the
development, fully detailed architectural proposal plans must be submitted for Council
approval. Detailed plans must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with
the development’s 8m/12m building height limits above natural and finished
ground levels;
Landscaping areas demonstrating compliance with Condition 5 herein;
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed below and
are as amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
7038-DA01 08 Project summary 22/07/16
7038-DA03 07 Carparking/Basement prepared by Blackburne 22/07/16
Jackson Design
7038-DA04 07 Ground Floor prepared by Blackburne Jackson 22/07/16
Design
7038-DA05 06 First Floor prepared by Blackburne Jackson Design 22/07/16
7038-DA06 05 Second Floor prepared by Blackburne Jackson 22/07/16
Design
7038-DA07 05 Site Section prepared by Blackburne Jackson 22/07/16
Design
7038-DA08 06 Site Section prepared by Blackburne Jackson 22/07/16
Design
7038-DA09 09 Indicative Apartment Layouts prepared by 22/07/16
Blackburne Jackson Design
7038-DA010 08 Indicative Apartment Layouts prepared by 22/07/16
Blackburne Jackson Design
Page 39 of 83
Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
7038-DA011 05 Perspective sketches by Blackburne Jackson 22/07/16
Design
7038-DA012 05 Perspective sketches by Blackburne Jackson 22/07/16
Design
7038-DA037 01 Overall staging plan by Blackburne Jackson Design 20/10/16
7038-DA014 03 Finishes Palette by Blackburne Jackson Design 22/07/16
7038-DA015 02 Resort Facilities Floor Plan by Blackburne Jackson 22/07/16
Design
7038-DA019 03 Building A Elevations by Blackburne Jackson 22/07/16
Design
7038-DA020 03 Building D Elevations by Blackburne Jackson 22/07/16
Design
7038-DA021 03 Building D Elevations by Blackburne Jackson 22/07/16
Design
7038-DA022 03 Building R Elevations by Blackburne Jackson 22/07/16
Design
7038-DA023 03 Building S Elevations by Blackburne Jackson 22/07/16
Design
4. The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary
facilities shall be operated and maintained as a Resort. A letting pool service
promoting and managing short term accommodation must also be established on site
and made available to all owners of multiple dwelling units. The community
management statement for any or all bodies corporate having control of the Resort or
any part thereof shall incorporate this condition. Where the development is staged,
the common resort facilities must be completed and operational as part of the first
stage or after construction of the 64th Unit.
8. The development’s external colour scheme shall use muted environmental tones of
browns, greens and greys to integrate the development with its landscape setting and
ensure the development does not visually impact on the vegetated skyline. All
buildings shall utilise the finishes palette detailed on Plan 7038- DA14 Issue 03 Dated
22.07.2016. The use of paint finish Taubmans Tahira White is to be minimised.
12. The development must comply with the Bushfire Hazard Assessment and
Management Plan AC1345BFIRE Rev.1, Duke Environmental Letter dated
25/10/2016 and Fire and Evacuation Management Plan 7043/DA28 contained in the
Parc Noosa Bushfire Management Plan and Evacuation Plan for Owners and
Tenants. Certification of compliance with this condition must be provided to Council
prior to occupation of each and any stage of the development.
20. Pursuant to s342 of the Sustainable Planning Act 2009, the uncompleted aspects of
this development approval lapses if the whole of the approved use has not happened
by 15 December 2026.
33. Carparking shall be provided within the site generally as shown on the approved
plans. Carparking shall include 261 carpark spaces with 205 of these to be covered
carpark spaces, and include 10 clearly defined disabled carpark spaces for the unit
component of the development. Five carparking spaces for staff in addition to
resident and visitor spaces are to be provided on site. Motorcycle/scooter parking
spaces may be incorporated at a rate of 4 spaces equivalent to 1 car space.
Page 40 of 83
Section 41
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
62. Where excavations of non-imported soils below the elevation of 5m AHD are
necessary for construction, the application for Operational Works for Bulk
Earthworks, Stormwater and /or Landscaping must demonstrate and include
certification from a suitably experienced and qualified geotechnical engineer of
methods necessary to ensure construction and operation of the development:
a. is consistent with Queensland Acid Sulfate Soil Technical Manual: Soil
Management Guidelines; and
b. will not result in the release of acid or associated metals; and
c. will not cause localised lowering of groundwater.
72. The development must provide waste storage and disposal facilities in accordance
with Planning Scheme Policy 9, Waste Management, including:
a. an external imperviously paved area correctly sized for all refuse and recycling
containers and suitably screened from public places and neighbouring
properties.
b. a bin wash area with a cold-water tap, hose and drain outlet connected to
sewer, via a bucket trap. The drain outlet is to be designed to prevent storm
water entry to the sewerage system which can be achieved by a bunded area,
with a nib wall height of 100mm maximum, enclosing a wash area of 700mm x
700mm minimum (max 0.7m²). Alternatively, the waste area can be roofed, or
another appropriate design approved by Council.
73. A Waste Management Plan (Operational) in accordance with Planning Scheme
Policy No. 9 Waste Management and Planning Scheme Policy 11, Waste
Management Plans* must be submitted for the day-to-day operation of the
development and approved by Council’s Waste and Environmental Health Section,
prior to issue of development permit for operational works.
The Plan must include the following information: -
a. types of wastes that will be generated from the activities approved within the
development.
b. estimated volumes or tonnage of both recyclables and waste generated.
c. methods to be used for dealing with garden waste.
d. initiatives to minimize waste either by waste prevention, reduction, re-use or
recycling.
e. description of procedures for getting all waste to the bins; the storage of bins
and the collection of bins by the contractor.
f. description of the design details of waste storage and recycling areas including
size, location, elevation and floor plan, methods of bin washing and system to
prevent storm water getting into sewer via the bin wash.
g. description of types and volume of waste storage containers to be used.
h. waste and recycling storage area shall include the provision of containers for all
waste and recycling materials including putrescible matter, non-recycling waste,
paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc,
and bin washing facilities connected to sewer.
i. detailed description of vehicular access routes to collect waste. Where
collection is off street, access must allow vehicles to enter and leave the site in
a forward direction.
C. Refuse to change conditions 52 & 55 as Unitywater has advised that the conditions are
appropriate at this stage.
Page 41 of 83
Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
REPORT
1. PROPOSAL
The applicant seeks to change an existing development permit for a Material Change of Use for a
Resort of 155 Multiple Dwelling Units & Associated Facilities (Theatre, Restaurant, Shops &
Function Rooms) on the site. This approval was recently modified by Council on March 2016
with changes including a general redesign of building layouts to increase efficiency and
consolidate non residential components and remove theatre and function room components of
the approval.
The applicant is now seeking approval to further change the development permit with the
alterations to include a change to the description of the development, changes to the approved
plans and changes to the conditions of approval.
As a result of discussions with Council staff on 21 October 2016 concerning the proposed
changes, the applicant submitted amendments to the staging plan, bushfire management plan,
engineering stabilisation works and carparking. The changes sought to the approval now include:
Change the description of the development to reflect the amended approval of March 2016
which approved removal of the Theatre use from the description of development. The
change suggested by the applicant also removes reference to the term ‘Resort’. The new
description of the development proposed is:
Material Change of use – 151 Multiple Dwelling Units and Associated Facilities –
Shop, Restaurant, Multi- Function Room and Gym
Reduce the overall number of dwelling units from 155 to 151.
Reduce the number of persons from 421.4 to 404.
Increase GFA from 17,571m2 to 18,610m2 (original approval noted as 21,950m2).
Alter the provision of carparking on site.
Remove H & I Blocks as a result of redesign of Blocks D-G and associated driveway and
carparking areas.
Minor redesign of central communal facilities.
Introduce staging to the approval as follows:
Page 42 of 83
Section 43
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
The current approved development plans are included as Attachment 1 and the proposed new
plans as Attachment 2. A comparison of key layout and perspective plans from the existing and
proposed developments are shown in Figures 1 – 4 below.
The application is before Council due to the scale and significance of the development.
Page 43 of 83
Section 44
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Figure 1 –Original Approved Layout
Figure 2 – Layout Modified March 2016
Page 44 of 83
Section 45
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Figure 3 – Proposed Layout – Current Change (Revised staging plan submitted 26.10.2016)
2. SITE DETAILS
2.1. Background
The site is located within Precinct F of the Noosa Springs development at Leslie Drive, Noosa
Heads. Noosa Springs is a master planned residential golf resort, with most development on the
site completed. The subject resort site and an adjoining multiple dwelling site (Precinct E2) have
remained undeveloped and were recently purchased by the applicant.
On the 30 August 2007 Council approved the application for a Material Change of Use - Resort
of 155 Multiple Dwelling Units & Associated Facilities (Theatre, Restaurant, Shops & Function
Rooms), which was assessed under the Superseded Planning Scheme.
Representations were then made, and on the 5 November 2007 Council agreed to amend or
delete 18 of the 102 total conditions pertaining to the development.
On 6 April 2011 an extension to the currency period of the approval for 4 years to 1 November
2015 was agreed.
On 10 September 2015 an extension to the currency period of the approval for 2 years to 1
November 2017 was agreed.
On 10 March 2016 a modification to the approval was granted which altered the general redesign
of building layouts to increase efficiency and consolidate non residential components and remove
theatre and function room components of the approval.
The current application to change conditions and proposal plans was lodged on 9 August 2016.
Following review of the proposal a meeting was held with the applicant to further discuss aspects
such as staging, bushfire management, construction and carparking. The applicant submitted
further information on 26 October 2016
Page 45 of 83
Section 46
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
2.2. Site Description
The site is a 4.262ha irregularly shaped allotment located on the western slopes of a high dune
on the eastern side of the Noosa Springs development and has a frontage to Resort Drive of
approximately 315 metres. Most of the site was used as a sand quarry in the past and the terrain
varies from gentle slopes on the quarry floor to very steep slopes on the excavated batters.
Undisturbed ground surrounding the quarry slopes moderately, averaging roughly 12-15%.
A band of mature open forest is present around the extremities of the quarry area, varying in
width from 10 to 30m along Resort Drive and containing some mature trees. An area of 0.8ha of
remnant vegetation exists in the north of the site. Native vegetation is also found along the
ridgeline of the escarpment to the eastern boundary, adjacent the car park and Resort Drive to
the north. Species present include koala feed trees and koalas have been observed in the area
by Noosa Springs residents, though the site is excluded from the State’s koala habitat mapping.
The site is bounded by Council land to the east, the Noosa Springs clubhouse to the northwest
and Residential Precincts E1 to the west and Residential Precinct E2 to the south. Precinct E1
has been developed for 42 multiple dwelling units, with Precinct E2 subject to a current
development application for 44 units (MCU15/0109). The Noosa Heads sewerage treatment
plant is located to the north of the site, with land further to the south of the site being National
Park adjacent to Lake Weyba. A 3 metre wide pathway reserve runs along the eastern boundary
and is the subject of a current Operational Works application to complete a new pathway
required by the Council subdivision approval that created the subject lot.
Aerial photographs of the site and its surrounds are shown in Figures 5 & 6 below.
Figure 5 – Aerial Photograph of Locality
Page 46 of 83
Section 47
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Figure 6 – Aerial Photograph
3. STATUTORY PROCESS
The proposed change to the development approval requested by the applicant is determined to
constitute a permissible change in accordance with S367 of the Sustainable Planning Act 2009
on the grounds that:
The change would not result in a substantially different development as the use remains
the same as that approved. The changes reduce the overall number of units on the site and
slightly increase gross floor area from 17,571 m2 to 18,610m2, though it is noted that the
original approval was approved with a floor area of 21,950m2.
The changes do not trigger a new referral to the State Assessment and Referral Agency.
The original development application was impact assessable and did not attract any public
submissions. The changes do not introduce significant new aspects (such as increases in
height or scale, changes in development footprint or different uses) likely to cause persons
to make submissions on reasonable grounds; and
The changes do not involve prohibited development.
The application was referred to the Department of Infrastructure, Local Government & Planning
to seek its views in relation to the State concurrence agency requirements applying to the
existing approval. The Department responded on 8 September 2016 advising it has no objection
to the changes.
The previous change application was referred to Unitywater because the approval included water
and sewer conditions. Unitywater advised on 20 January 2016 it had no objection to the
proposed changes and that the existing water and sewer conditions could be maintained.
Page 47 of 83
Section 48
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
4. ASSESSMENT
4.1. Applicant’s Requested Changes
The applicant has requested changes to the approved plans as well as specific conditions. An
assessment of the applicant’s requested changes is provided below.
Changes to Approved Plans
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed below and are as amended
by the conditions herein.
Plan No. Rev. Plan/Document Name Date
7038-DA01 02 Masterplan Noosa Springs Resort prepared by 14/12/15
Blackburne Jackson Design
…. [continues]
Applicant’s Request
The applicant requests endorsement of 19 amended proposal plans for the development. Copies
of the current approved plans and new proposal plans are included as Attachments 1 & 2. In
relation to the test under the Sustainable Planning Act as to whether the change is permissible,
the applicant submitted:
… The overall development is retained as an integrated multiple dwelling development
comprising 151 dwelling units, 4 less than originally approved together with minor ancillary
activities... There are no new uses proposed that would create different or additional impacts.
... request applies to the same parcel of land as the current development approval, albeit the
legal description of the property has changed...
The proposed changes seek to retain the general building layout, with some minor redesign and
re-siting of buildings to ensure efficiency and viability of construction. The overall built form and
scale will remain the same...
The proposed changes will not affect the ability of the proposal to operate as intended ie as an
integrated residential/ resort community.
The proposed changes do not seek to remove any components from the previous permissible
change approval. Instead, the changes seek to reduce the overall number of units and number of
persons on the site, whilst resulting in a minor increase in overall gross floor area from the
previous permissible change approval. However, the proposed GFA increase in GFA to
18,610m2 remains less than the original approved GFA of 21,950m2.
The proposal is for 151 dwelling units which is 4 less than the number of dwelling units originally
approved. An overall increase of 13 carparking spaces is proposed, however this is not
anticipated to generate significant impacts on traffic flow or the existing road network beyond
what was already anticipated under the existing development approval.
The changes do not introduce any new impacts or increase any known impact in relation to
environmental values, bushfire hazard or landslide risk nor visual impact beyond that which was
already anticipated and addressed under the existing development approval.
The proposed changes do not remove any incentive or offset component…
The proposed change result in a reduced density compared with the existing approval and will
therefore note create any increased demand on infrastructure.
It is generally agreed that the changes to the development shown on the proposed plans do not
significantly differ from the approved development. A comparison of key built form elements of
both developments are provided in the table below:
Page 48 of 83
Section 49
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Criteria Original Approval Approved Modified Proposal
Approval
Population density 356.4 persons 421.4 persons 404 persons
(48 x 1bd units (16 x 1bd units (10 x 1bd units
87 x 2 bd units 68 x 2 bd units 87 x 2 bd units
20 x 3bd units 70 x 3 bd units 48 x 3 bd units
6 x 4 bd units
Total: 155 Units) Total 155 units) Total 151 Units
Gross floor area 21,950 m² max 17,571m² 18,610m2
Building height
storeys 3 storeys max 3 storeys 3 storeys
metres 12 metres 12 metres 12 metres
Carparking 309 spaces 324 spaces 337 spaces
(50 uncovered & (94 uncovered &
274 covered) 243 covered)
The primary changes to the development are the reduction in the number of units, the slight
increase in GFA and the introduction of staging of the development. The scale of the multiple
dwelling component of the development has not significantly altered, though 6 x 4 bedroom units
have been introduced to the proposal. Population density and GFA are still below that originally
approved over the site.
The amended proposal still retains common resort-type facilities of a simpler, rationalised nature
and it is noted that the planning provisions for the site do not mandate any minimum or specific
facilities. It is considered the development can still remain within the intent of the approved
development.
The amendments to the plans are supported and condition 1 is recommended to be amended to
read:
Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed below and are as amended by the
conditions herein.
Plan No. Rev. Plan/Document Name Date
7038-DA01 08 Project summary 22/07/16
7038-DA03 07 Carparking/Basement prepared by Blackburne Jackson Design 22/07/16
7038-DA04 07 Ground Floor prepared by Blackburne Jackson Design 22/07/16
7038-DA05 06 First Floor prepared by Blackburne Jackson Design 22/07/16
7038-DA06 05 Second Floor prepared by Blackburne Jackson Design 22/07/16
7038-DA07 05 Site Section prepared by Blackburne Jackson Design 22/07/16
7038-DA08 06 Site Section prepared by Blackburne Jackson Design 22/07/16
7038-DA09 09 Indicative Apartment Layouts prepared by Blackburne Jackson 22/07/16
Design
7038-DA010 08 Indicative Apartment Layouts prepared by Blackburne Jackson 22/07/16
Design
7038-DA011 05 Perspective sketches 22/07/16
7038-DA012 05 Perspective sketches 22/07/16
7038-DA037 01 Overall staging plan 20/10/16
7038-DA014 03 Finishes Palette 22/07/16
Page 49 of 83
Section 50
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Plan No. Rev. Plan/Document Name Date
7038-DA015 02 Resort Facilities Floor Plan 22/07/16
7038-DA019 03 Building A Elevations 22/07/16
7038-DA020 03 Building D Elevations 22/07/16
7038-DA021 03 Building D Elevations 22/07/16
7038-DA022 03 Building R Elevations 22/07/16
7038-DA023 03 Building S Elevations 22/07/16
4.2. Consequential Amendments to Conditions
Given the changes to the development plans, a number of further conditions of the approval
require amendment, as detailed below.
Condition 1 – Approved Plans
1. Prior to the issue of an operational works approval for the development, fully detailed
architectural proposal plans must be submitted for Council approval. Detailed plans must
provide the following details as a minimum:
1.1. Full architectural building elevations;
1.2. Detailed roof plans and ground level contours demonstrating compliance with the
development’s 8m/12m building height limits above natural and finished ground
levels;
1.3. Landscaping areas demonstrating compliance with Condition 5 herein;
1.4. The location of proposed stormwater management/treatment devices;
1.5. Consistency with all management plans for the development;
1.6. Building colour schemes demonstrating compliance with Condition 8 herein; &
1.7 Vehicle manoeuvring areas and temporary turning provisions.
Applicant’s Request
The applicant requests that condition 1 be amended to allow for full building elevations, including
detailed roof plans and ground level contours to be provided prior to civil operational works. The
applicant advises that the client is seeking to obtain upfront operational works approvals for
vegetation clearing and bulk earthworks prior to finalising detailed architectural drawings and
ground level contours.
Assessment
The original condition was imposed as the proposal plans submitted were indicative only and
further information was required to address building height, architectural elements and building
profiles, location of stormwater devices and the like. Approval of fully detailed plans was required
prior to proceeding with an operational works application.
Additional selected elevations have been provided, however fully detailed plans for the
development are still required.
The applicant now intends to stage the development and it is considered reasonable that fully
detailed plans be provided for approval for each of the relevant stages of development to ensure
that building construction can commence shortly after operational works are approved.
Page 50 of 83
Section 51
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
It is recommended the condition be replaced with the following:
1. Fully detailed architectural proposal plans must be submitted for Council approval prior to
the issue of an operational works approval for each stage of the development. Detailed
plans must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with the
development’s 8m/12m building height limits above natural and finished ground
levels;
Landscaping areas demonstrating compliance with Condition 5 herein;
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
Condition 4 – Resort Requirements
4. The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary facilities
shall be operated and maintained as a Resort. A letting pool service promoting and
managing short term accommodation must also be established on site and made available
to all owners of multiple dwelling units. The community management statement for any or
all bodies corporate having control of the Resort or any part thereof shall incorporate this
condition.
Where the development is staged, the common resort facilities must be completed and
operational with the first stage.
Applicant’s request
The applicant details that the condition requires the communal resort facilities to be built as part
of Stage 1 of the development with the amended proposal staging the development with the
resort facilities to be constructed as Stage 1F. The applicant indicates that this is due to the need
to establish a critical mass of population on the site to ensure viability of the communal facilities.
We note that the development approval is for a Multiple Dwelling and not a Resort and as such
the requirement for resort facilities to be constructed upfront prior to anyone residing on the site
would be unreasonable and cost prohibitive. The applicant requests that the condition be
amended to enable the common resort facilities to be completed and operational prior to
commencement of the use of the 64th dwelling unit.
Assessment
The nature and extent of the resort facilities has been reduced since the original approval issued
in 2007. This original approval was for a Resort of 155 units and associated facilities (including a
Theatre, Restaurant, Shops & Function Rooms) however, the associated facilities were
significantly reduced as part of the 2016 changes application with the theatre and function rooms
components removed. This changes application also reduced the size of the remaining common
facilities including pool with the reference to resort limited to conditions of approval.
The applicant submits that the approved use is not of a resort with the approved use relating to a
multiple dwelling. The previous and current changes application further reinforces this aspect
with a reduction in the number of one bedroom units and an increase in the number of two and
three bedroom units on site. It is noted also that the Noosa Plan does not seek to limit the site’s
use to only a resort, with allowance for a multiple dwelling on the site. Many of the resorts
facilities such as the golf course, club house and spa, tennis courts as intended by the original
plan of development are also located opposite the site under separate ownership.
Page 51 of 83
Section 52
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
The current condition requires the common facilities to be completed and operational as part of
the first stage. The request to change to the 64th unit is considered reasonable and ensures that
the facilities will be constructed almost halfway through the development. The condition is
recommended to be changed to:
4. The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary facilities
shall be operated and maintained as a Resort. A letting pool service promoting and
managing short term accommodation must also be established on site and made available
to all owners of multiple dwelling units. The community management statement for any or
all bodies corporate having control of the Resort or any part thereof shall incorporate this
condition.
Where the development is staged, the common resort facilities must be completed and
operational as part of the first stage or after construction of the 64th Unit.
Condition 8 – Colour scheme
8. The development’s external colour scheme shall use muted environmental tones of
browns, greens and greys to integrate the development with its landscape setting and
ensure the development does not visually impact on the vegetated skyline. Detailed plans
shall be submitted and written Council approval obtained prior to commencement of the
development.
Applicant’s request
The applicant has provided a colour scheme as part of this changes application and seeks that
the condition be amended to reflect the submitted plans and not require further approval.
Assessment
The proposed colour palette is considered appropriate, however the plans do not clearly detail
the use of the colours on the buildings and still provide extensive use of the lighter /white colour
on the buildings. The condition is recommended to reflect the submitted palette with reference to
minimising the use of the white.
8. The development’s external colour scheme shall use muted environmental tones of
browns, greens and greys to integrate the development with its landscape setting and
ensure the development does not visually impact on the vegetated skyline. All buildings
shall utilise the finishes palette detailed on Plan 7038- DA14 Issue 03 Dated 22.07.2016.
The use of paint finish Taubmans Tahira White is to be minimized. .
Condition 12 – Bushfire Management Plan
The applicant must submit a revised Bushfire Management Plan for the development which
reflects the approved plans and demonstrates compliance with The Noosa Plan’s requirements
for bushfire and the provisions of the State Planning Policy July 2014 in regard to hazard level.
Applicant’s request
The applicant has submitted a revised Bushfire Management Plan prepared by Duke
Environmental and the applicant requests that the condition be deleted or amended to reference
the new report.
Assessment
The applicant has submitted a new Bushfire Management Plan and associated evacuation plan
to support their request to amend the condition. The development is proposed to be undertaken
in stages and the supplied Bushfire Management Plan addresses risk associated with the site
when fully developed. Subsequent correspondence with the applicant has resulted in a staged
approach to bushfire management on the site. The new Bushfire Management Plan addresses
the bushfire risk associated with the site and the development can be conditioned to comply with
the requirements of the plan.
Page 52 of 83
Section 53
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Condition 20 – Lapsing
The Development Permit for the material change of use of premises lapses if the use has not
happened by 1 November 2017, unless an application to extend the currency is approved by
Council.
Applicant’s request
The applicant requests that as the development is to be staged that the sunset clause be
amended to allow for a construction time frame of 10 years. The original approval is noted as
having a 10 year time frame.
Assessment
Based on the size of the proposal and the proposed staging the applicant’s request is considered
reasonable. The condition is recommended to be modified as follows:
20 Pursuant to s342 of the Sustainable Planning Act 2009, the uncompleted aspects of this
development approval lapses if the whole off the approved use has not happened by 15
December 2026.
Condition 33 - Carparking
33. Carparking shall be provided within the site generally as shown on the approved plans.
Carparking shall include 324 carpark spaces with 274 of these to be covered carpark
spaces, and include 10 clearly defined disabled carpark spaces. Motorcycle/scooter
parking spaces may be incorporated at a rate of 4 spaces equivalent to 1 car space.
Applicant’s request
The applicant requests that the condition be amended as per the revised architectural plans. The
applicant notes that the proposed carparking numbers are in excess of the minimum
requirements for both resident and visitor parking under the Noosa Plan and that some visitor
spaces may be removed to accommodate site works and stormwater management infrastructure.
However the number of visitor spaces will not drop below the minimum required under the Noosa
Plan being 38 spaces (1 per 4 units).
The applicant requests the following wording to reflect the amended plans and allow ‘some
flexibility’ (changes indicated in shaded area):
“Carparking shall be provided within the site generally as shown on the approved plans.
Carparking shall include a minimum of 151 covered resident carpark spaces and a minimum
of 38 visitor carpark spaces, including 10 clearly defined disabled carpark spaces.
Motorcycle/scooter parking spaces may be incorporated at a rate of 4 spaces equivalent to 1 car
space.”
Assessment
A breakdown of carparking is detailed in the table below.
It is noted that the applicants proposed condition is not consistent with their cover submission
which states that carparking will be increased and does not give any weight to the current
planning scheme requirements for multiple dwellings. In accordance with the Sustainable
Planning Act, Council must have regard to the provisions in place when the original application
was made, but may give weight it considers appropriate to the planning current provisions.
The application was originally assessed in 2009 when carparking rates of 1 covered
space/dwelling unit and 1 space/2 dwelling units (which could be provided in tandem) were
applicable. The Noosa Plan has since been amended and requires dwelling units with 3 or more
bedrooms to provide 2 covered spaces per dwelling unit.
The revised proposal reduces the overall number of units from 155 unit to 151 units however has
increased the number of 3 and 4 bedrooms than that originally approved.
Page 53 of 83
Section 54
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Criteria Original Approval Approved Modified Proposal
Approval
Population density 356.4 persons 421.4 persons 404 persons
(48 x 1bd units (16 x 1bd units (10 x 1bd units
87 x 2 bd units 68 x 2 bd units 87 x 2 bd units
20 x 3bd units 70 x 3 bd units 48 x 3 bd units
6 x 4 bd units
Total: 155 Units) Total 155 units) Total 151 Units
The current proposal plans submitted by the applicant provide sufficient carparking in accordance
with current Noosa Plan requirements, however the changes requested to the condition are less
than that approved as part of the change, less than that detailed on the submitted plans and less
than current requirements. Due to the incorporation of the additional 3 and 4 bedroom units it is
considered appropriate to provide carparking in accordance with current standards. As detailed,
the proposal plans actually comply with current requirements for the units and there is sufficient
room on site to provide the required carparking.
Covered Uncovered TOTAL
Existing approval 274 50 324
Changes Application – carparking detailed on plans 243 94 337
Changes Application - requested condition 151 38 189
2016 Noosa Plan requirements 205 56 261
Following Councils meeting on 21 October 2016, the applicant acknowledged that carparking
would be based on the current Noosa Plan rates and that 10 staff were likely to be employed and
additional parking would be required for these staff. The condition is recommended to be
modified as follows:
33. Carparking shall be provided within the site generally as shown on the approved plans.
Carparking shall include 324 261 carpark spaces with 274 205 of these to be covered
carpark spaces, and include 10 clearly defined disabled carpark spaces for the unit
component of the development. Five carparking spaces for staff in addition to resident
and visitor spaces are to be provided on site. Motorcycle/scooter parking spaces may be
incorporated at a rate of 4 spaces equivalent to 1 car space.
Condition 52 & 55 – Sewer Mains
52. All internal reticulation sewers as indicated on Tate Professional Engineers Dwg
C1732/05/F-PO5 Revision G dated 07/06/07 are to be designed and constructed in
accordance with Planning Scheme Policy 6, Engineering Design Standards – Water &
Sewerage.
55. All internal private water reticulation mains as indicated on Tate Professional Engineers
Drawing C1732/05/F-PO5 Revision G dated 07/06/07 are to be designed and constructed
in accordance with Planning Scheme Policy 6, Engineering Design Standards – Water &
Sewerage.
Applicant’s request
The applicant requests that these conditions be reworded to reference Council’s design
standards.
Assessment
Unitywater has advised that they do not require the conditions altered and that the changes will
be assessed against Unitywater’s standards and condition as part of the operational works
application.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Condition 62 – Earthworks and Site Stability
62. As the site is located below the 20m AHD and above the 5m AHD, any excavation works
consisting of 100m3 or greater which extends below 5m AHD will need to be carried out in
accordance with State Planning Policy 2/02 Planning and Managing Development
Involving Acid Sulfate Soils. In this regard appropriate testing and supporting
documentation prepared by a suitably qualified specialist shall be submitted to Council for
approval prior to obtaining a Development Permit for Operational Works.
Applicant’s request
The applicant requests that the condition be updated to reflect the new State Planning Policy.
Assessment
It is agreed that the condition should be updated to reflect today’s requirements and therefore the
condition should be amended as follows:
62. Where excavations of non-imported soils below the elevation of 5m AHD are necessary for
construction, the application for Operational Works for Bulk Earthworks, Stormwater and/or
Landscaping must demonstrate and include certification from a suitably experienced and
qualified geotechnical engineer of methods necessary to ensure construction and operation
of the development:
a. is consistent with Queensland Acid Sulfate Soil Technical Manual: Soil Management
Guidelines; and
b. will not result in the release of acid or associated metals; and
c. will not cause localised lowering of groundwater.
Conditions 72 & 73 – Environmental Health
72. Adequate and safe access shall be provided to all waste and recycling collection areas for
Council’s Waste Contractors as per Tate Professional Engineers drawing C1732 / F/
SK137-3 Revised G.
73 Adequate storage areas shall be provided for all waste and recycling containers for the
commercial component of the site as per drawings by Starco Developments Pty Ltd dated
August 2006, No 433 – WMO3.
Applicant’s request
The applicant has requested that the condition be amended to remove reference to the
superseded Tate Engineer drawings and refer to the amended plans.
Assessment
Request considered reasonable however, the revised plans do not provide significant detail
about waste or recycling areas for the resort with minimal detail provided for the central facilities.
The condition is recommended to delete reference to the superseded drawings and provide a
waste management plan for the site in accordance with Councils Policy:
72. The development must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9, Waste Management, including:
a. an external imperviously paved area correctly sized for all refuse and recycling
containers and suitably screened from public places and neighbouring properties.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
b. a bin wash area with a cold-water tap, hose and drain outlet connected to sewer, via
a bucket trap. The drain outlet is to be designed to prevent storm water entry to the
sewerage system which can be achieved by a bunded area, with a nib wall height of
100mm maximum, enclosing a wash area of 700mm x 700mm minimum (max 0.7m²).
Alternatively, the waste area can be roofed, or another appropriate design approved
by Council.
73. A Waste Management Plan (Operational) in accordance with Planning Scheme Policy No.
9 Waste Management and Planning Scheme Policy 11, Waste Management Plans* must
be submitted for the day-to-day operation of the development and approved by Council’s
Waste and Environmental Health Section, prior to issue of development permit for
operational works.
The Plan must include the following information: -
a. types of wastes that will be generated from the activities approved within the
development.
b. estimated volumes or tonnage of both recyclables and waste generated.
c. methods to be used for dealing with garden waste.
d. initiatives to minimize waste either by waste prevention, reduction, re-use or
recycling.
e. description of procedures for getting all waste to the bins; the storage of bins and the
collection of bins by the contractor.
f. description of the design details of waste storage and recycling areas including size,
location, elevation and floor plan, methods of bin washing and system to prevent
storm water getting into sewer via the bin wash.
g. description of types and volume of waste storage containers to be used.
h. waste and recycling storage area shall include the provision of containers for all
waste and recycling materials including putrescible matter, non-recycling waste,
paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc, and
bin washing facilities connected to sewer.
i. detailed description of vehicular access routes to collect waste. Where collection is
off street, access must allow vehicles to enter and leave the site in a forward
direction.
5. CONCLUSION
The application seeks to change the existing development approval for a resort of 155 multiple
dwellings and associated facilities within Precinct F of the Noosa Springs master planned estate.
The changes seek to reduce the number of dwelling units to 151, introduce staging of the
development and update several conditions. The proposed changes are consistent with the
original development parameters of the approval and the changes are considered to be
supportable under the Sustainable Planning Act provisions.
The intent of the existing approval was for multiple dwellings with integrated resort components
and booking/management functions. The amended development will remain subject to the
approved use type and still retains common resort-type facilities of a simpler, rationalised nature.
The revised Bushfire Management Plan and staging plans have been reviewed and the
development can be conditioned to comply with the requirements of the plans.
The previously approved development plans are relatively schematic and the proposed new
plans are also limited in their number and level of detail. Conditions are recommended requiring
fully detailed plans and updated management plans for the site prior to each application for
Operational Works approval.
The application is recommended for approval, subject to amended conditions.
Page 56 of 83
Section 57
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 57 of 83
Section 58
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
5 LOCAL GOVERNMENT INFRASTRUCTURE PLAN (PLANNING ASSUMPTIONS)
DOCUMENT INFORM AT ION
Author Infrastructure Assessment Coordinator, Oddbjorn Ludvigsen
Planning & Infrastructure Department
Index ECM/Subject/Local Government Infrastructure Plan (LGIP)
Attachments 1. LGIP Development Types and Uses
2. LGIP Planned Density for Future Development
3. LGIP Population, Employment, Dwellings & Non-Residential Floor
Space Projections
EXECUTIVE SUMMARY
Under the current Sustainable Planning Act 2009 (SPA) and future Planning Act, Council is
required to have a new Local Government Infrastructure Plan (LGIP) in place by 1 July 2018 to
replace its current Priority Infrastructure Plan (PIP being a LGIP under the transitional provisions
of the legislation) in order to continue issuing infrastructure charges and apply conditions about
“trunk” infrastructure on development.
At the Ordinary Meeting of 28 August 2014, Council resolved to amend its current Priority
Infrastructure Plan (PIP) to a Local Government Infrastructure Plan (LGIP) to comply with the
July 2014 amendments to the Sustainable Planning Act 1997 and Statutory Guideline 03/14.
At the Planning & Environment Committee Meeting of 12 July 2016, Council was provided with
background information of the legislative changes that have occurred since 1997 governing the
infrastructure planning and charging framework for Queensland local governments together with
the Local Government Infrastructure Plan purpose, structure and requirements to replace the
current Priority Infrastructure Plan (PIP) of the current Noosa Plan planning scheme. This report
also identified the Priority Infrastructure Area (PIA) for the new LGIP and Council endorsed this
PIA at the Ordinary Meeting of 21 July 2016.
Separate reports are intended to be presented to Council for individual endorsement as each
LGIP section is progressively completed. This will be followed by a final report for Council’s
endorsement for the complete LGIP document for progressing to the State reviews.
This report presents the staff review and proposal for the next section of the new LGIP regarding
the Planning Assumptions for Council’s consideration.
RECOMMENDATION
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 6 December 2016 and:
A. Approve the Planning Assumptions contained in the report and provided in Attachments 1,
2 and 3 for proceeding with the new Local Government Infrastructure Plan (LGIP) under
The Noosa Plan 2006;
B. Note a future report to Council may be presented to adjust population and development
projections in Attachment 3 if any major discrepancies are identified following completion of
the staff final review of the supporting Demand Modeller and Tracking Tool (DMaTT)
Geographic Information System (GIS) output data; and
C. Request the CEO to write to Unitywater thanking their staff in providing the DMaTT
population and development data for use in Council’s LGIP and to commit Council’s
ongoing support and assistance in future DMaTT updates.
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Section 59
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
REPORT
This second LGIP report presents the staff review and proposal of the Planning Assumptions for
the new LGIP for Council’s review and endorsement which will guide the “trunk” infrastructure
planning of the new LGIP up to the PIA time horizon to 2031.
The LGIP must state assumptions about population and employment growth and the type, scale,
location and timing of development. Collectively, these are termed as the planning assumptions
whereby the details required must be provided in the format contained in the Statutory Guideline
03/14 Appendix A (LGIP template).
Together with the Desired Standards of Service (DSS), the planning assumptions provide the
basis for “trunk” infrastructure planning as well as providing important considerations for local
governments when determining whether to impose a condition for the payment of additional trunk
infrastructure costs. The DSS for each individual “trunk” network will be reported separately
following Council’s endorsement of this report on the planning assumptions.
1. Unitywater’s Demand Modeller and Tracking Tool (DMaTT)
In the report to the Planning and Organisation Committee Meeting of 20 May 2014, Council was
provided with an update on the Utility Model and review of Unitywater’s Interim Connection Policy
for consistency with the planning assumptions for Noosa Shire as required by the legislation.
A subsequent report to the Planning and Organisation Committee Meeting of 31 March 2015
outlined the Demand Modeller and Tracking Tool (DMaTT) developed by Unitywater to inform the
Water Netserve Plan. Council was also provided with background, details and benefits of DMaTT
to deliver the necessary information to provide the required LGIP sections regarding projections
on “Population and employment growth” and “Residential dwellings and non-residential floor
space”.
Since 2014, Council and Unitywater staff have worked together to improve the accuracy of the
property base line development data contained in DMaTT and this work is a continuous/live
process as approvals and developments occur.
Unitywater have provided Council with a number of “DMaTT Briefing Notes” which details and
explains the whole process/s involved behind DMaTT and the resulting outputs for the LGIP
Planning Assumption items. These follow the same rationale previously used in Council’s
“Priority Infrastructure Plan, Preparation Methodology Report (Parts 1 & 2)” supporting document
for the current PIP, however DMaTT analyses the data down to the individual property level and
hence will be more accurate.
The following three technical documents will form the extrinsic material supporting this section of
the LGIP. However due to their large size, will only be provided electronically directly to
Councillors if requested:
i. Demand Projections for the Next Revision of the Netserv Plan, Briefing Note on DMaTT
Growth Forecasts for Noosa Shire, March 2015;
ii Demand Projections for the Next Revision of the Netserv Plan, Briefing Note on DMaTT
Information Inputs for Noosa Shire, March 2015; and
iii Noosa Plan Local Government Infrastructure Plan Planning Assumptions, Briefing Note
on DMaTT Local Government, Infrastructure Plan Planning Assumptions, April 2016.
The third briefing note document, along with the DMaTT GIS outputs, was received on 8th April
2016 for initial review. The GIS output of the DMaTT model is an excel spreadsheet containing
some 30,000 rows of individual and grouped properties with data provided across 203 columns. It
provides individual property development data at a base date of June 2014 through to the
ultimate development potential under the current planning scheme. It also allocates the data into
the respective LGIP residential and non-residential development categories and quantities
located inside or outside the PIA for each of the planning scheme localities.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
The initial staff review of the draft third Briefing Note and GIS output took over three months to
complete, resulting in a revised final document being agreed with Unitywater in August 2016. The
revisions made only related to minor corrections and to ensure consistency with the model’s
exported excel spreadsheet LGIP classification totals.
It is important the actual “Base” and “Ultimate” potential data be accurate since this forms the
basis for all discussions within Council and with the State regarding the remaining potential future
development growth of the planning scheme. The in-between 2016, 2021, 2026 and 2031
forecasts are simply estimates that can be adjusted to meet the required State’s projected
(census resident) growth forecasts.
The initial review revealed that a small number of properties did have some incorrect base
development data and, while not significant in the overall totals, it is proposed to be accounted
for and corrected in the final review and assessment for determining the final LGIP tables. The
discrepancies would then be provided to Unitywater for correcting their DMaTT model property
data for updating to the next version and new base date.
The final staff review of GIS outputs primarily relating to ultimate capacities and associated
adjustments to the property LGIP details is taking much longer than anticipated. This is due to
the sheer volume of the individual property data, limited availability of specialised staff time to
dedicate solely to this task and the computing speed of the IT systems necessary to undertake
the review. It is anticipated that this final review and any associated adjustments may take a
further 4 months plus to complete.
In order to progress the LGIP to meet the desired project plan timeline for submitting a draft LGIP
to the first State review, it is recommended the Council proceed with the LGIP Planning
Assumptions per the DMaTT Briefing Notes and adjust to align with the “residential” population
and dwelling forecasts prepared by the Queensland Government Statistician. This is further
discussed in section 2.4.
Should there be any significant discrepancies discovered following the staff final review of the
DMaTT GIS output data, then this can be reported to Council for adjustment prior to the second
State review. If any significant discrepancy arises, is anticipated that this will relate
predominantly to ultimate capacities, it will therefore not impact the ensuing infrastructure
network planning projects to cater for projected development growth within the required 10 to 15
year horizon (i.e. to the year 2031).
2. Planning Assumptions for the new LGIP
The Planning Assumptions proposed for the new LGIP must comply with the Statutory Guideline
03/14 which comprises the following items:
2.1. Base Date and Projection Years
The LGIP is required to be prepared for a designated “Base Date” and projection years to accord
with future Australian Bureau of Statistics census years for at least a period of 15 years and the
estimated ultimate capacity of the planning scheme.
As preparation of the LGIP first commenced with the Unitywater DMaTT model base data at June
2014, it is suitable that the LGIP “Base Date” also be set at mid 2014 with the future projection
years for mid 2016, 2021, 2026, 2031 and estimated ultimate capacity of the planning scheme.
2.2. Development Types and Uses
The planning assumptions must be prepared for a limited number of development types where
uses under the planning scheme must be grouped into broader types of development that
adequately reflect differences in infrastructure demand for the trunk infrastructure networks.
For the new LGIP, it is proposed that the planning assumptions be grouped and stated in
accordance with the required minimum statutory guideline development types and this is
provided in Attachment 1.
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Section 61
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
2.3. Planned Density for Future Development
The planned densities used to prepare the planning assumptions must be clearly identified in the
planning assumptions section of the LGIP in terms of dwellings per developable hectare for
residential development and a plot ratio and developable hectare for non-residential and mixed
development.
The planned densities stated in the LGIP may be identified for the planning scheme zone or local
plan precinct, or any other defined area that is clearly identified in the LGIP maps.
The planning assumptions must be prepared at a level of disaggregation that facilitates their use
in the planning of each trunk infrastructure network. That is, the planning assumptions must be
able to be allocated to the various service catchments of the respective infrastructure networks
and must also be aggregated and reported in the LGIP at an appropriate spatial level (projection
area). Similarly, the developable area must also be identified in a map for which the planned
densities apply.
Both of these areas have already been identified in the PIA Maps approved earlier by Council on
21 July 2016 where the:
projection area (service catchments) equates to the planning scheme locality; and
developable area equates to inside the PIA.
The Planned Density for Future Development based on the existing planning scheme provisions
has been prepared in unison with Unitywater as detailed in the DMaTT Briefing Notes extrinsic
material and checked by Council staff and is provided in Attachment 2.
2.4. Population, Employment, Dwellings & Non-Residential Floor Space Projections
As discussed in section 1 of this report, the population and development projections have been
undertaken in unison with Unitywater through the DMaTT. This has provided the necessary
populations, dwellings, employment and non-residential floor space projections according to the
development types for each planning scheme locality (being the projection areas and
infrastructure service catchments) and for the developable area inside the PIA and outside the
PIA.
In discussions with the Manager Infrastructure Planning and Charges from the State Department
of Infrastructure, Local Government and Planning, verbal advice was provided that in order to
gain State signoff, the populations should also generally lie within the Queensland Government
statistician’s range of low, medium to high series Census projections.
A major difference between the DMaTT versus the Census and Queensland Statistician’s
projected data is that the DMaTT is based on the number of observed dwellings on each property
categorised by QPP land use (i.e. dwelling house, dual occupancy, multiple dwelling, short-term
accommodation) whereas many of these dwellings are not captured in the Census because they
relate to visitor accommodation or don’t relate to the principal place of residence. In other words,
DMaTT relates to total dwellings and associated population potential whereas the Census relates
to “resident” only allocated dwellings and populations.
A significant proportion of residential type development in the Noosa Shire relates to visitor type
accommodation and uses. Whilst DMaTT has accounted for visitor use for “attached” dwellings, it
has not made any assumptions regarding “resident” versus “visitor” status for “detached”
dwellings and has therefore allocated all detached houses as “resident”.
The 2011 Census reported that 19% of Noosa dwellings were stated as unoccupied and from
analysing Council’s property data, non-resident ownership of detached houses in Noosa is
currently estimated to be approximately 22.4%. A significant proportion of these houses are
therefore believed to be holiday homes that are not necessarily made available for the long term
rental market.
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Section 62
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
It is therefore appropriate to proportionally adjust the DMaTT “detached” populations and
dwellings into “resident” and “visitor” (non-resident) classifications in order to align within the
Census and most recent 2015 edition Queensland Statistician’s “resident” projections.
The population and development projection tables proposed for the LGIP and prepared in
accordance with sections 2.1 to 2.4 of this report is provided in Attachment 3.
2.5. Infrastructure Demand Projections
The projections of infrastructure demand for each trunk infrastructure network is also required to
be prepared using the assumptions about the type, scale, location and timing of future
development. This section will be completed following Council’s endorsement of the preceding
planning assumptions contained in sections 2.1 to 2.4 and included in future reports regarding
the planning of each individual “trunk” infrastructure network.
Previous Council Consideration
Ordinary Meeting Minutes, 29 May 2014, Page 15 Item 4
That Council note the Coordinator Development Assessment’s report to the Planning and
Organisation Committee Meeting dated 20 May 2014 regarding the Utility Model and
Unitywater’s Interim Connection Policy and
A. Agree to endorse the Interim Connection Policy subject to the following amendments:
1. The future development assumptions for Noosa as identified in Part 2 of Noosa’s
Priority Infrastructure Plan shall be incorporated into the Interim Connection Policy;
2. All conservation lands in public ownership, including National Parks, foreshores and
the like shall be excluded from the Connection, Future Connection and Restricted
Connection Areas given these lands are located outside the identified Priority
Infrastructure Area for Noosa and are not planned for development;
3. Private properties that have an existing connection but which are located outside
the Priority Infrastructure Area shall be limited to property connection for a single
residential dwelling only;
4. The Sewer Utility Model maps are to exclude Lots 14 & 44 RP59216 (Map 3 –
Boreen Point) and Lot 101 SP254354 (Maps 4 & 5 – Cooran) from the Connection
Area;
5. The Sewer Utility Model and Water Utility Model Maps are to include Lot 366
MCH 958 at 119 Moorindil Street, Tewantin as a Restricted Sewer Area as
Water & Sewerage PSP contributions have been paid for a single residential
dwelling;
6. The Water Utility Model Maps are to exclude Lot 101 SP254354 (Maps 4 & 5 –
Cooran) from the Connection Area;
7. The Water Utility Model Maps are to identify Lake Macdonald (Map 11) consistent
with Lake Cooroibah, lake Cootharaba, Lake Weyba, Noosa River; and
B. Request that Unitywater provide an amended copy of the Interim Connections Policy
incorporating the required amendments to Council prior to 1 July 2014.
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Section 63
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Ordinary Meeting Minutes, 28 August 2014, Page 9 Item 5
That Council note the report by the Infrastructure Assessment Officer to the Planning &
Organisation Committee Meeting dated 19 August 2014 and:
A. Resolve to undertake an amendment to the Priority Infrastructure Plan in accordance
with the recent amendments to the Sustainable Planning Act 2009 and corresponding new
Statutory Guideline 03/14;
Ordinary Meeting Minutes, 9 April 2015, Page 5 Item 2
That Council note the report by the Principal Strategic Planner to the Planning & Organisation
Committee meeting dated 31 March 2015 and endorse the planning assumptions contained
within the Water Netserv Plan as generated through the development and continual improvement
of Unitywater’s Demand Modelling and Tracking Tool.
Ordinary Meeting Minutes, 17 December 2015, Page 7 Item 3
That Council note the report by the Special Projects Officer and Director, Planning &
Infrastructure to the Planning & Organisation Committee Meeting dated 8 December 2015 and:
A. Note the draft project brief for the new planning scheme project; and
B. Authorise the CEO to make an application to the Minister for an extension of time to
amend Council’s Priority Infrastructure Plan in accordance with the Local Government
and Other Legislation Amendment Act (No. 2) 2015 amendments to the Sustainable
Planning Act (2009) (SPA) sections 997, 979, 983 and 996.
Ordinary Meeting Minutes, 21 July 2016, Page 8 Item 9
That Council note the report by the Infrastructure Assessment Coordinator to the Planning &
Environment Committee Meeting dated 12 July 2016 and approve the Priority Infrastructure Area
(PIA) Maps provided at Attachment 1 for the proposed Local Government Infrastructure Plan
(LGIP) to replace the current Priority Infrastructure Plan (PIP) of the current Noosa Plan planning
scheme.
Finance & Risk
Council needs to have amended its current Priority Infrastructure Plan (PIP) to a Local
Government Infrastructure Plan (LGIP) by 30 June 2018 in order to continue issuing
infrastructure charges and impose conditions about trunk infrastructure on development.
Since January 2014 to October 2016, $7,060,586 has been collected in infrastructure charges
equating to a current average of $207,664 per month or $2,491,971 per annum. The 2016/2017
budget has conservatively estimated the next twelve months of infrastructure charges revenue at
$1,687,329.
A long term risk of LGIPs is the commitment ultimately made to provide future infrastructure at
the desired standards of service to meet development growth.
The next State Government election is set to occur sometime in 2018 which could impede the
ability to gain final approval through the required statutory process.
Page 63 of 83
Section 64
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Consultation
External Consultation - Community & Stakeholder
Unitywater, Strategic Planning Officer (DMaTT), Infrastructure Planning & Development Branch
Internal Consultation
Director, Planning & Infrastructure
Manager, Planning & Environment
Planning Scheme Project Manager
Principal Strategic Planners
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance x Infrastructure Planning & Design
Human Resources x Planning & Environment
Sustainability x Strategic Land Use Planning
Page 64 of 83
Section 65
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Page 65 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
LGIP Development Types and Uses ATTACHMENT 1
Column 1 Column 2 Column 3
LGIP development LGIP development Uses (relevant planning scheme uses)
category type
Residential Attached dwelling Ancillary dwelling unit
development Multiple housing
* Type 2 Duplex
« Type 3 Retirement and special needs
(retirement village)
* Type 4 Conventional
« Type 5 Relocatable
Visitor accommodation
* Type 1 Home hosted
« Type 2 Caravan park
* Type 3 Rural
* Type 4 Conventional
Open space
* Type 2 Camp ground
Detached dwelling Detached house
Secondary dwelling to a detached house
Community Residence
Non-residential Commercial Commercial business
development * Type 1 Office
Retail business
« Type 3 Landscape and rural
* Type 4 Showroom
* Type 5 Vehicle uses (a. standard)
« Type 6 Hardware Store
* Type 7 Garden
Community purpose * Type 3 Retirement and special needs
(aged care facility)
Education
* Type 1 Childcare
« Type 2 School
* Type 3 Adult
* Type 4 Information
Emergency service
* Type 1 Station
* Type 2 Shed
Entertainment and dining business
* Type 2 Recreation, amusement and fitness
Open space
« Type 1 Sport and recreation
Commercial business
* Type 2 Medical
« Type 3 Veterinary
Wellbeing
* Type 1 Health (hospital, hospice etc)
* Type 2 Social (arts and crafts, community
meeting hall CWA etc)
* Type 3 Worship
* Type 4 Funeral
Page 65 of 83Section 66
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Page 66 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Column 1 Column 2 Column 3
LGIP development LGIP development Uses (relevant planning scheme uses)
category type
Industry Industrial business
* Type 1 Warehouse
* Type 2 Production, alteration, repackaging
and repairing
* Type 3 Extractive
Service & utility
* Type 1 Depot
* Type 2 Installation
¢ Type 4 Treatment, recycling & disposal;
Transport
¢ Type 1 Passenger terminal
* Type 2 Carpark
* Type 3 Depot
¢ Type 4 Aeronautical
Cultivation
* Type 2 Intensive
Animal husbandry
* Type 2 Intensive
Other Cultivation
¢ Type 1 Traditional
Animal husbandry
* Type 1 Traditional
Forestry
¢ Type 1 Native
* Type 2 Plantation
Home-based business
* Type 1 Limited visibility
* Type 2 Evident
* Type 3 Significant scale
Service & utility
* Type 3 Tower
Retail Entertainment and dining business
¢ Type 1 Food & beverages
* Type 3 Bar
Retail business
* Type 1 Local
* Type 2 Shop & salon
* Type 5 Vehicle uses (b. Service Station)
Page 66 of 83Section 67
Page 67 of 83
LGIP Planned Density for Future Development ATTACHMENT 2
Greenfield Greenfield Residential density Attached Non-resident Non-residential Number o M2 GFA per
fiel I h -resi f
Description dev ha minimum (dwellings/ dev ha)? Dwelling population t 2 Non-residential Emplovee
reduction % lot size . Ratio ratio site cover floors ove
Attached Housing Zone (not min frontage) 0% 0 0 0% 0% 0% 0 0
Attached Housing Zone - Cooroy & Lake Macdonald Locality 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Eastern Beaches Locality in Sunshine Beach 0% 0 67 100% 20% 0% 0 0
Attached Housing Zone - Eastern Beaches Locality other than Sunshine Beach 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Eastern Beaches Locality (visitor hostel) (Lot 65 on RP130983) 0% 0 133 100% 100% 0% 0 0
Attached Housing Zone - Noosaville Locality (2 - storeys) 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Noosaville Locality (3 - storeys) (frontage to nominated
streets) 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Noosaville Locality (visitor hostel) (lot 21 on RP815864) 0% 0 133 100% 100% 0% 0 0
Attached Housing Zone - Noosa Heads Locality 0% 0 67 100% 10% 0% 0 0
Attached Housing Zone - Tewantin & Doonan Locality 0% 0 42 100% 10% 0% 0 0
Attached Housing Zone - Tewantin & Doonan Locality (64, 66 and 68 Poinciana Avenue) 0% 0 0 0% 0% 40% 2 25
Business Centre Zone - Cooroy & Lake Macdonald Locality 0% 0 42 100% 50% 40% 1 27.5
Business Centre Zone - Cooroy & Lake Macdonald Locality 0% 0 42 100% 50% 40% 1 27.5
Business Centre Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 42 100% 50% 40% 1 27.5
Business Centre Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 42 100% 50% 40% 1 27.5
Business Centre Zone - Noosaville Locality General 0% 0 0 0% 0% 40% 2 40
Business Centre Zone - Noosaville Locality (visitor hostel) (Lots 3 & 4 on RP122928) 0% 0 133 100% 100% 40% 1 25
Business Centre Zone - Noosaville Locality (visitor hostel) (Lots 3 & 4 on RP122928) 0% 0 133 100% 100% 40% 1 25
Business Centre Zone - Noosaville Locality (Mary / Thomas St precinct) 0% 0 42 100% 0% 40% 1 25
Business Centre Zone - Noosaville Locality (Mary / Thomas St precinct) 0% 0 42 100% 0% 40% 1 25
Business Centre Zone - Noosa Heads Locality 0% 0 42 100% 0% 27% 1 25
Business Centre Zone - Noosa Heads Locality 0% 0 42 100% 0% 27% 1 25
Business Centre Zone - Tewantin & Doonan Locality 0% 0 42 100% 50% 40% 1 30
Business Centre Zone - Tewantin & Doonan Locality 0% 0 42 100% 50% 40% 1 30
Business Centre Zone - Tewantin & Doonan Locality (visitor hostel) (Lot 1 on RP845244
& Lot 3 on RP40197) 0% 0 133 100% 50% 40% 1 25
Business Centre Zone - Tewantin & Doonan Locality (visitor hostel) (Lot 1 on RP845244
& Lot 3 on RP40197) 0% 0 133 100% 50% 40% 1 25
Residential densities are applied to the developable area (i.e. excluding development constraints). If the developable area is equal to or greater than the greenfield minimum lot size, the developable area must be
reduced by the greenfield dev ha reduction % before applying the residential density (ie. Detached housing, developable area 3000m2. Density is 3000m2 x 0.7 x 17 dwellings per dev ha = 3.6 detached dwellings). The
greenfield dev ha reduction % is the internal land area allowance for roads, park and drainage for greenfield lots.
2 Allowable GFA is calculated by multiplying the non-residential site cover by the number of non-residential floors (i.e. 1000m? dev area x 0.4 x 2 = 800m? GFA)
Page 67 of 83Section 68
Page 68 of 83
Description “ee he Sina Residential density Oclng vee ation ‘ Non-residential Now resenta NP GFA per
reduction % lot size (dwellings/ dev ha)? Ratio ratio site cover? floors Employee
Community Services Zone 0% 0 0 0% 0% 50% 1 50
Community Services Zone - No development 0% 0 0 0% 0% 0% 1 0
Detached Housing Zone (not min frontage) 0% 0 0 0% 0% 0% 0 0
Detached Housing Zone - Boreen Point, Kin Kin and Cootharaba Locality 30% 10000 5 0% 0% 0% 0 0
Detached Housing Zone - Cooroibah Locality 30% 5000 10 0% 0% 0% 0 0
Detached Housing Zone - Cooroy & Lake Macdonald Locality 30% 3000 17 0% 0% 0% 0 0
Detached Housing Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 0 0% 0% 0% 0 0
Detached Housing Zone - Eastern Beaches Locality 30% 3000 17 0% 0% 0% 0 0
Detached Housing Zone - Eastern Beaches Locality (visitor hostel) (Lot 163 on
RP897370) 0% 3000 133 100% 100% 0% 0 0
Detached Housing Zone - Mary River Catchment Locality 30% 10000 5 0% 0% 0% 0 0
Detached Housing Zone - Mary River Catchment Locality (if connected to Council
sewerage reticulation) 30% 5000 10 0% 0% 0% 0 0
Detached Housing Zone - Noosaville Locality 30% 3000 17 0% 0% 0% 0 0
Detached Housing Zone - Noosaville Locality (111, 135 & 143 Lake Weyba Drive; 10-30
Sail St (even nos.) and 29 Sail St, Noosaville) 30% 5000 10 0% 0% 0% 0 0
Detached Housing Zone - Noosa Heads Locality 30% 3000 17 0% 0% 0% 0 0
Detached Housing Zone - Noosa North Shore Locality 0% 0 0 0% 0% 0% 0 0
Detached Housing Zone - Tewantin & Doonan Locality 30% 3000 17 0% 0% 0% 0 0
Detached Housing Zone - Tewantin & Doonan Locality (lots gaining access via Noosa
Banks Drive) 30% 7500 7 0% 0% 0% 0 0
Industry Zone - Boreen Point, Kin Kin and Cootharaba Locality 25% 5000 0 0% 0% 60% 1 62.5
Industry Zone - Cooroy & Lake Macdonald Locality 25% 5000 0 0% 0% 60% 1 62.5
Industry Zone - Mary River Catchment Locality 25% 5000 0 0% 0% 60% 1 62.5
Industry Zone - Noosaville Locality 25% 5000 0 0% 0% 60% 1 62.5
Industry Zone - Noosaville Locality (any lot with frontage to Lionel Donovan Drive) 25% 5000 0 0% 0% 60% 1 60
Neighbourhood Centre Zone - Cooroibah Locality 0% 0 0 0% 0% 28% 2 32
Neighbourhood Centre Zone - Eastern Beaches Locality 0% 0 0 0% 0% 28% 2 32
Neighbourhood Centre Zone - Noosaville Locality 0% 0 0 0% 0% 40% 2 31.5
Neighbourhood Centre Zone - Noosa Heads Locality 0% 0 0 0% 0% 32% 2 32
Neighbourhood Centre Zone - Tewantin & Doonan Locality 0% 0 0 0% 0% 40% 2 32
No zone 0% 0 0 0% 0% 0% 0 0
Open Space Conservation 0% it} 0 0% 0% 0% i 0
Open Space Recreation Zone 0% 0 0 0% 0% 0% 1 0
Rural Zone - Boreen Point, Kin Kin and Cootharaba Locality 0% 0 0 0% 0% 0% 0 0
Rural Zone - Cooroibah Locality 0% 0 0.1 0% 0% 0% 0 0
Rural Zone - Cooroy & Lake Macdonald Locality 0% 0 0.1 0% 0% 0% 0 0
Page 68 of 83Section 69
Page 69 of 83
Description oven he ° Sens Residential density Scie ee tation ‘ Non-residential Now-resuhential REGPA per
reduction % lot size (dwellings/ dev ha)? Ratio ratio site cover? floors Employee
Rural Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald Water Supply
Catchment) 0% 0 0 0% 0% 0% 0 0
Rural Zone - Mary River Catchment Locality 0% 0 0.1 0% 0% 0% 0 0
Rural Zone - Noosaville Locality 0% 0 0.1 0% 0% 0% 0 0
Rural Settlement Zone (not min frontage) 30% 20000 0 0% 0% 0% 0 0
Rural Settlement Zone - Boreen Point, Kin Kin and Cootharaba Locality 15% 50000 1 0% 0% 0% 0 0
Rural Settlement Zone - Cooroibah Locality 15% 100000 0.5 0% 0% 0% 0 0
Rural Settlement Zone - Cooroy & Lake Macdonald Locality 15% 100000 0.5 O% 0% 0% 0 0
Rural Settlement Zone - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 0 0% 0% 0% 0 0
Rural Settlement Zone - Eastern Beaches Locality 15% 100000 05 0% 0% 0% 0 0
Rural Settlement Zone - Mary River Catchment Locality 15% 100000 0.5 0% 0% 0% 0 0
Rural Settlement Zone - Noosa North Shore Locality 0% 0 0 0% 0% 0% 0 0
Rural Settlement Zone - Tewantin & Doonan Locality 15% 75000 0.66 0% 0% 0% 0 0
Rural Zone - Tewantin & Doonan Locality 0% it} 01 0% 0% 0% 0 0
Semi-Attached Housing Zone (not min frontage) 30% 3000 0 0% 0% 0% 0 0
Semi-Attached Housing - Cooroy & Lake Macdonald Locality 0% 0 42 100% 0% 0% 0 0
Semi-Attached Housing - Cooroy & Lake Macdonald Locality (within Lake MacDonald
Water Supply Catchment) 0% 0 42 100% 0% 0% 0 0
Semi-Attached Housing - Eastern Beaches Locality 500m2 - 599m2 0% 0 33 100% 0% 0% 0 0
Semi-Attached Housing - Eastern Beaches Locality >600m2 0% 0 42 100% 0% 0% 0 0
Semi-Attached Housing - Eastern Beaches Locality Lot 295 on RP883860, Lots 339-341
on RP48111, Lots 92-94 on RP94566, Lots 8, 9 & 10 on P9315 and Lot 76 on MCH2969 0% 0 133 100% 30% 0% 0 0
Semi-Attached Housing - Eastern Beaches Locality (215 David Low Way) 0% 0 42 100% 0% 40% 1 25
Semi-Attached Housing - Eastern Beaches Locality (215 David Low Way) 0% 0 42 100% 0% 40% 1 25
Semi-Attached Housing - Mary River Catchment Locality 0% 0 20 100% 0% 0% 0 0
Semi-Attached Housing - Mary River Catchment Locality (if connected to Council's
sewerage reticulation) 0% 0 20 100% 0% 0% 0 0
Semi-Attached Housing - Noosaville Locality >600m2 0% 0 42 100% 0% 0% 0 0
Semi-Attached Housing - Noosa Heads Locality 500m2 - 599m2 0% 0 33 100% 20% 0% 0 0
Semi-Attached Housing - Noosa Heads Locality >600m2 0% 0 42 100% 20% 0% 0 0
Semi-Attached Housing - Tewantin & Doonan Locality 0% 0 42 100% 0% 0% 0 0
Shire Business Centre Zone - Noosaville Locality (Precinct B1-B2) (Development GFA
limited by Planning Scheme Division 24, Section 11.43, 0105-0107 and 0109) 0% 0 0 0% 0% 50% 1 25
Shire Business Centre Zone - Noosaville Locality (Precinct B3) (Development GFA limited
by Planning Scheme Division 24, Section 11.43, 0117-0118) 0% 0 0 0% 0% 80% 1 50
Shire Business Centre Zone - Noosaville Locality (Precinct E1) 0% 0 oO 0% 0% 60% 1 35
Shire Business Centre Zone - Noosaville Locality (Precinct E2) 0% 0 0 0% 0% 60% 1 25
Shire Business Centre Zone - Noosaville Locality (Precinct E3) 0% 0 0 0% 0% 60% 1 25
Page 69 of 83Section 70
Page 70 of 83
Description ee he sain Residential density Owclng i ation ‘ Non-residential Nowresaienta MGFA por
reduction % lot size (dwellings/ dev ha)? Ratio ratio site cover? floors Employee
Shire Business Centre Zone - Noosaville Locality (Precinct E4-ES) 0% 0 0 0% 0% 60% 1 56.3
Shire Business Centre Zone - Noosaville Locality (Precinct E6) 0% 0 0 0% 0% 60% 1 45
Shire Business Centre Zone - Noosaville Locality (Precinct E7) 0% 0 0 0% 0% 60% 1 25
Shire Business Centre Zone - Noosaville Locality (precinct REC/MU) 0% 0 0 0% 0% 0% 0 0
Shire Business Centre Zone - Noosaville Locality (Precinct RES) 0% 0 67 100% 50% 0% 0 0
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality 0% 0 10 0% 0% 50% 1 25
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality 0% 0 10 0% 0% 50% 1 25
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality (Lot 2 RP839106 or Lot
1 RP40395) 0% 0 10 0% 100% 5% 1 15
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality (Lot 2 RP839106 or Lot
1 RP40395) 0% 0 10 0% 100% 5% 1 15
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality (Lot 18 RP59216) 0% 0 10 0% 80% 0% 0 0
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality (Lot 22 RP839106
(Laguna St Boreen Point) 0% 0 1.4 0% 100% 50% 1 37.5
Village Mix Zone - Boreen Point, Kin Kin and Cootharaba Locality (Lot 22 RP839106
(Laguna St Boreen Point) 0% 0 1.4 0% 100% 50% 1 37.5
Village Mix Zone - Mary River Catchment Locality 0% 0 25 0% 0% 50% 1 58.8
Village Mix Zone - Mary River Catchment Locality 0% 0 25 0% 0% 50% 1 58.8
Village Mix Zone - Mary River Catchment Locality (Lot 1 RP68598) 0% 0 25 0% 100% 50% 1 23
Village Mix Zone - Mary River Catchment Locality (Lot 1 RP68598) 0% 0 25 0% 100% 50% 1 23
Visitor Mixed Use (not min frontage) 30% 3000 0 0% 0% 0% 0 0
Visitor Mixed Use - Eastern Beaches Locality 0% 0 67 100% 100% 35% 1 27
Visitor Mixed Use - Eastern Beaches Locality 0% 0 67 100% 100% 35% 1 27
Visitor Mixed Use - Eastern Beaches Locality (75-77 P9311) 0% 0 67 100% 60% 35% 1 27
Visitor Mixed Use - Eastern Beaches Locality (75-77 P9311) 0% 0 67 100% 60% 35% 1 27
Visitor Mixed Use - Noosaville Locality 0% 0 67 100% 60% 40% 1 27
Visitor Mixed Use - Noosaville Locality 0% 0 67 100% 60% 40% 1 27
Visitor Mixed Use - Noosa Heads Locality (nth side of Hastings St) 0% 0 117 100% 100% 45% 1 27
Visitor Mixed Use - Noosa Heads Locality (nth side of Hastings St) 0% 0 117 100% 100% 45% 1 27
Visitor Mixed Use - Noosa Heads Locality (sth side of Hastings St) 0% 0 117 100% 100% 45% 1 27
Visitor Mixed Use - Noosa Heads Locality (sth side of Hastings St) 0% 0 117 100% 100% 45% 1 27
Visitor Mixed Use - Noosa North Shore Locality 0% 0 0 0% 0% 0% 0 0
Visitor Mixed Use - Noosa North Shore Locality 0% 0 0 0% 0% 0% 0 0
Visitor Mixed Use - Noosa North Shore Locality (Lot 2 RP135678) 0% 0 0 0% 0% 0% 0 0
Visitor Mixed Use - Noosa North Shore Locality (Lot 2 RP135678) 0% 0 0 0% 0% 0% 0 0
Page 70 of 83Section 71
Page 71 of 83
ATTACHMENT 3
Table .1—Existing and projected population
Column 4 Column 2 Cot
- development type] 2014 ——s«i?Y are. SCOdSSCSC~CS A SSCSCCCSC~C~dCCSC“‘;*;~tO!S;~C~*~*SCSS~*~*~‘“~*~*OS:SC*‘“‘C#S’CUiiNimato development _|
dL
[Detached 725] zfs ez] 855] ret 857] oft 7] east sons]
[Total OT 730] 7] aa te] 7] 49} seo] af 7] ez] as] tt ez] 53a] at 95]
|Detached 287] 2708720] 95] cat 295fesof205f9285
ly —————E—E————
Total _287| 270] 17 287 270] 17] 205] 260] 27] 208] oso] of 205] 02] a] 208] _2es]
[Detached 2.287 2 taf 37] 2.350 2.215f si soo] 2.630 260 2.94afasesf Sof gaat 2.954 03.088] 3.057] 3]
a
fTotal T2612] 2475] 137] 2,728] 2572] 56] 3.4ea]3t70f 3143.56] 3.535] 12if ogo] 3.976] 134.279] 4157] 122
[Detached | 10.433] 7,950[ aaeaf_ 10.501] 6002] 200 10,602] 6,190] 2502] 10.684] 6,195] _24s0f 10,300] 8.167 222s] 10,478] _6.236| 2,240
Eastern Beaches Attached 3.804] 2.936] seat a.sa6] ova] seat a.si] 2.o83f seat a. 2a4{3.36afo20f 5.414 a 4a o7of, 5.413] 4. 425f a8
[Total | 14237] 10,886] 3.051] 14,47] 10,080] _se7] 14543] 11,173] avo] 14908] 11,550] _saoaf 1550s] tas11] 3,103] 15,801] 12601] 3,230
[Detached T1902] treat taf 1.922f sor] 152.290] 2.084f 206f 2.300] 2.254] ef 2479f 2.45425 2.815] 2.787] 28
ee eC
fTotal T1943] 20 tia] g66] esi] 15] 2.358] 2.152{ 206] 2.368] 2.322] ae] 2.588] 2.563] 25 2,963] 2.935] 28
[Detached | 4177] 3.183 04 4,300] 3,322] _tos7] 4608] sve] 10s2] 4667] 3.580] _10a7| 4513] _s.547[ see] 4,833| __a,790] 1,004
fesmneee Ps Yel el sal “ae art eh sot cr] cael seal ard ch ari ast cl
fTotal T8280] 4338] 4.942] ese] 4539] 5.119] 10,258] 4,923] 5,335] 10,355] 5,053] 5,302] 10,220] 5,045] 5.184] 10,623] 5,363] 5,260]
eG a a ee ee ee
[Detached Ts t97| 5,949] 24a 37ef is 12if 255] 5a] 6.259] 320.591] 6.393] taf 591] 6 525[ a 6,920] 6.851]
fTotal 14129] 8.272| 2857] 14.2e6] aaa] 2ge7] 14.48] 8. 537|_ 2,944] 41,510] 8.671] 2.839] 11,540] 8.803] 2.707] 12,623] 9.913] 2,710]
[Detached 10.141] 9,735] 40a] to.or1] 9.668] 403] 10,187] 97a] 509] 10,190] 9.884] soe] 10.190] 10.088] 102] _10.607[ 10.609] 108
reveinscomen Paes fel of sl rat nf al rf al — ao rt fel ra el a
[Total 14,726] 10,982] 744f 14814] 11,030] 772 12140] 11,255] 8 12.253] 1157if 8212296] 1eis] 47st 13,400] 12.912] 488]
31,701 32,166 33,462 34,320 34,876 36,613
8,038) 8,270 8,798 9,525 10,786 12,517
39,739 40,436 42,260 43,845 45,662 49,130
eed
[Detached T2427] tea7 saat Of ta7]4oof taf tea7] cia ft te47f sai] tof e556] teas] 17
fTotal T1673] 153439] te96] 1.555] ai 1696] 1.506] 90} t.696] 162i] 751696] 1.638] Saf t,704] 1,645] 59
[Detached | 1.663] 1,563] too] 1716] 1.612] tos] 1,639] tora] 1eo] 1.630] 1.802] sr 1.849] 1,631] to] 1,963] 1.943] 20
Cooroibah Attached SE
jTotal tees] 1563} 051,720} 1612] tet 1.844] e737 east 1802] af 1854] test] af tga] 943] 25
[Detached YT 4.403{ a t39f 26a 4.473f 4. 205[ ease] 4 tae 104.556] 44st 56] 4 St0f ae 4639] 4 593f 4
Se eee ee
fTotal T4403] i390] 26a] 4.473] 4205] ea] 4.556] 4 tae] 104.556] 4465] i556] 4510] e639] 4.593] 6
pDetached et a
ee
prota Pte a1
[Detached T4390] 4 127] 2634 aes] a t97] af 459] 4240] icf 459] 4 S66] 383] ase] 474882] 4.833] 4
pe eee
fTotal T4390] 427] 263] 4473] 4200] 273] 467] 4.243 2467] 4.569] af 91] 4639] 524.890] 4.836] 54
BE
Noosa Heads CE ) ) ) | I) 7) |) |) ) |] ) |) |) 7) |) I)
pTotal T8728
pomanonre a ff ll ltt tft at at fra fr
[Detached Tt] as7f taf as7] zara a saat tz Stef 526] 52]
fTotal 47] tif ae] a7] tof wa] asaf 05] aaa S2if taf saa] 526] tea wat 53] 183
pDetached TO
Noosaville pAttached TO
pTotal
[Detached OT t.097| 03s ef tte] oof Of] 97] 8.315]. 28of 6.3 15f 1302] 3327] taf 13]
a
jTotal | tog7] tsi ef tteof topo 1315] tor] tf 1315] 1 2e0f ef tf 302f tf 327] taf 13)
Outside priority infrastructure area Pooeched _[—tart7[12.e00[ 27 t4.000[ ta.tes[ seal tasse[ 13.240] Tara t4s80[ 426a[ oof tasea[ t4aas[ Tool 15.038 Ta.s7e[ 760
total) JAttached tea] ttt at sa] asf 302] Se] asf 302] Se] sf 302] SG] af 302] SG] 28
[Total 13,885] 12,907] 978 14,293] 13,203] 1. 090f 14,861] 13,302] 559] 14.861] 14319] 542] 14,895] 14.499] 396] 15,341] 14.935] 406)
ecensnnecouncn ——_[ainsied | fea] — asl Taig tal — aouel va —vranl ent] sco} anil sant eal tar eal eeu —atsal zen
[Detached [|_ 49,860] 44,591] 5,269] 50,692] 45,330] 5.362] 53,024] 46,708] 6.316] 53,087] 48.583] 4.504] 52,892] 49.318] 3.574] 55,177] 51,492] 3,685]
[Total 5820] 52646] 13,183] 67,192] 53.638] 13,554] 70,280] 55,562{ 14718] 71,128] 5aie4] 12064] 72,268] 60,160 12,108] 76,322] 64,065] 12,257]Section 72
Page 72 of 83
Table .2—Existing and projected residential dwellings
development type] 2018+‘. 2016 ——Ss<daYC SSCS SSCS SSCS? SSCS SSCS OT ———SCSC*drSCS SSC mato development
Planning Scheme Locality - — - — rs — rs — rs — = —
CTC CCC TTC TTC TTC TCC TCC TCC
pTotal E00] taf oof tf 305f of ef zt ef af 50] a7
pf
Total ————sid——tra| tos] ta toa’ of aaa toal cof aval ara] af aval anal) tf ta
a -—— asf 673] 20]
[Total tora] tot Sa tzaf toss] af taes] 33013358] taa7] st tetef 754] 2 g9a] 1823]
|Total 074] tes] Atif 6113] 99] ata tea] 4773] 1415] 6425] 4.985] 1,440) | 6,909] 5.541] 1,398]
| eat af
Pf fe et tt tt rt CC] CC
pTotal ator feof zat ze] eaef sof 30 tat ta tozaf orate tto7] 0)
[reer] tara] aaa
Noosa Heads | 2,909 sas] 2.243]
a Te [sora] 2226| _27e0] 5,065] 2206] 270s] 5,080] 240] 2734) _5,a12| _2,a55| 2.957]
[Detached P2465] 2.366 9
Sc Be) | 560s] 3.903] t.70ef 5651 3.976] 675] 5651] 4,030] 1,621]
PTotal 07] 4724] 83f 5196] 791] 405 5392] dif 5 A7o] 5.100] 370 5500] 5271] 289 109] 5769] 340)
Inside priority infrastructure area [_141e9] 12,450] 1,730] 14,403] 12,639 trod 15,104] 13,157] 1947 15,133] 13,497] _1,es6] 1,107] 13,766] 1a4iJ 15517] 14,156] 1,361]
bars [eases] 4.922 sae] 9,935] 5.270| 4605] 10,416] 5,710] _47oe] 11,156] 6,408] ayaa] 12,835| 7.543 5.200]
[Total 23,350] t7ta7] 6172 23.e7if 17.561] 6.310 25,030] 18.427[ 6 612] 25,549] 19,207] 6342] 26,263] 20,174] soso] 28,352] 21699] 6.653]
Pe cof sof cf
Pela SC StS SC
fTotal 7] 593 caf wea] oz] 7at asf sofa waft zfs 77] so] 38
[rol 6a oaf 710] 096] 14 a a)
Cooroibah jAttached | ff
Total | eae] 60a] 2] 665] 6a| aa] 71a] eae] e773] eae] 17{ rav] vor] to] vei] 70] 11
pO
[Total Yt 03] cot 102f a 720fte25] taf, .7ei] te03] tse zea] 726] fet tas] taf t792]t774t 18
[Detached
po
pTotal tt
pao erences Pind —— a ee) ee) |S | | | Sg | | |S | | |S | | |S | |
[Detached Tt 96] 594f 102] | troof rest
|Total tee] 1 504{t02f 4720] t623] toe goa] eso test goat tres] 30 tet] 7o2f if g9o] ses] 22]
Noosa Heads pAttached Ett
pTotal toto
[Detached 207 tof otto
po Pts tos tos tos tos Gf
[Total 60] tf ats] tof oat tof sf soa] 203] tonsa 05] of 06] 207] 89
a pT
Noosaville jAttached POD
pTotal PO
po
pTotal af 99f fates ssf tof tof S00 tf tof ff] tof
Outside priority infrastructure area Poo=ched |, .302|_4.ee2] S20] a2] 5,086] 226] 5.625] tia] S07 S625] 11] ta] 638] 5.580] Sa 5800] a7]
(totan pAttached T9224 tf tof atte At teat a 185)
[Total 5394] 4.992] 40245563] 5108] as] 57oa] 5152] a2 7oa] 5545] of 5B07] 5614] 193
[Detached | 19,491] 17,433 2.058f 19,815] 17,725] 2,090] 20,729] 18,275| 2.454) |__20,745] 19,346] 1.390f 21,326] 19,903] 1,423]
[——9262| 4747] 4.515] 9,610] 4944 47s] 10,104] 5,304] 4,00] _10,586| 5,744] __4aaif 11,325] 6,442] 4.aaa]_ 13,004] rar] 5.427
[Total 28,753] 22,180 6 573f 20,434] 22eco] ses] 30,233] 23.57af7.254f 34343] 2a 752] soi] 32,070] 25,7as] 6.282]Section 73
Page 73 of 83
Table .3—Existing and projected employees
Column totum 2 Column SB
pao [ae [oon [oe [oon |
LGIP development type -
development
Real COCdCCSYC“‘“RY;C*ésY’COC*‘ésAGY!'C*C*‘ésSyY—SCSCSCSC*=«
CC) 7) ] |
Boreen Point , Kin Kin & Cootharaba industry
[Community Purpose | 62] 2] att tC
Fores TSC~dSCCtTSC~éiiSCS~tYtSCSC~iidYsC‘(CSCS~tYtSCSCS*~CS~C~SY
Total SSSCSCS~wCSCSC~«sSB|_~C‘t77|_——03s|_—as|’_—=Ciwa|SSCSCSC*C«T
Real —SSCSCSC~C~dCS~iYsC~C~sYtsC*~‘“C*‘ésYtC*~‘*‘éiY;C*‘“CSQY’CON’“’SC#C‘éa
[Commercial ft
coorsibah Findusty +o of gq of qi
[Community Purposes | Ott} to}
Foner SSC~sSC‘“‘~sSC“té‘“ SC‘ YC YSC‘iOYSC;‘;~S
Total SOSCS~—~SSSCSC~=<YC*‘“‘“AG|CW#*#G#’COC*éi’_—SC*~*~‘é?SCOS*~“‘“‘*C‘é
Retail SSSCSCSC~dCSSCS SCC] SSC
Cooroy & Lake Macdonald
oer TSC«dTCSCSYSSCSC*C«CYCSCSC*«tYC*C‘“‘é‘tY;C*‘“‘tSY’COCi‘“C(N’CNC#C‘#US
[Total = | 205] 2,572] 2,603] 2,661] 2,734] 4,316
Retail ————*iY aout 40ad——aso]_——as7|——iaeo] SSC
astern Beaches industry SSC~SsCSSSC~iYSSCSCt SSC SSC SSC SSSCSCSC~S
[Total =| 1,833] 2,004] 2,229] 2,433] 2,739] 4,054
Retail —SSSCSCS~S~S S| Cie] st] =] ta? ——SSCSC~*=«
Maty River Catchment [Community Purposes | 455] 456] 500] 500] 534] 3.472
Total ——S~S~SSSCt| =i] Ct] —t08| sta ——~CSC*«
Real So] ta] arr] 2.52] 2.556] _—_—2. 849
Noosa Heads
Foner TC~sSC(t‘ !SCUCTTCOCUTTCUTC TCS
[Total =| 8864] 8477] 8.537] 3.581] 3616] 3,702
Retail ——————+| 2.640] 2,756] 2,885] 2,044] 2.967] 3,364
Noosaville -
|
[Total = | 7,533] 8,354] 9,900] 10,655] 17,133] 15,384
Retail ——SSCSC~S~SSSCG]_—=CiQ]—2]__—oS72>]__—sB3~C*«i
vewantin & Doonan industry ——SC~iC SSC TC STC SSC STCSC~S
[Community Purposes | 883] 903] 06] tt] tT, 144
Foner TCSSCTSSCSCé<iTsSCSC*é‘iTSC~CS~S'SCSC‘C*éSTSC<CS~*éC~SY
[Total 1840] 194] 1,933] 1,938] 1,947] 3,227
Real S ORT] 940] 7ia2a] ~~ 7.455] 7.840] «8,190
[Commercial | 2,863] 3,570] 4,822] 5,329] 5,656] 6,081
Inside priority infrastructure area (total) industry | 2222] 256] 2,793] 2,907] 3,044] 4,702
[Community Purposes | _6.237| 6,426] 6,649] 6,913 7,306] ‘16,363
[Other 105] 105] 105] 105] 105] 109
[Total 18,048) 19,496] 21,693] 22,709] 23,651] 35,445
Page 73 of 83Section 74
Page 74 of 83
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Page 75 of 83
Table .4—Existing and projected non-residential floor space
Column) Column tm
pa [ee [me [me [os eT
LGIP development type -
development
fRetal Sa] 858] 3.957] 436] 4.804] 7,026
[Commercial Os] et soot 653] 3.875)
Boren Point, Kin Kin & Cootharaba industry
fom COCdSC~tSC‘~;*séiYSC“‘;SSCSTCCCCCTTTCCSC~CidYSC‘“CSC*~‘C;*~™*CSS
[Total = 99] 7550] 8.270] 270792] 14,286
Sc ) I :) 7) 7) 2) ZZ)
coorcinah finawsty PCTS
|Community Purposes TO} ta]
pother
Total SSSCSC~CSC“‘~‘ GYCOC*C*‘éDTGY’COWC*C*‘éa|’_~—=SC~*«é S| ——~=«Cw Bs] CSC
Real ———SCSC~—~—C~sYCSSCSS aD] ~~ t3w| i700] 17.009] 16,069] 16,0609
Coorey & Lake Macdonald
Total ——SSCSC~S~*s~CSC«* 01] —ta,2a7| 89.140] _—142,008| —145,251| ~——220,268
castesn Beaches fingusty PS Sf
[Total 88,199] 92,268] 100,906] 110,900] 125,860] 193, 161
Retail ott 8,128] 10,409] 10,109] 10,185] 10,944
Mary River Catchment
[Total C8278] 56,628] 62,102] 2,402] 63,937] 217,910)
Real ——SSSC~—CS~sCSCt HG] —~=CéS OB] ——8SGBT|__—gT.BHH|___—98,205/ —_—98,020
Noosa Heads
Total —SSS~CSC«tSG|__—_—tSTST| —15:7_80B| _—109,226| __—140,096| _—*151,276
Noosavile
Total ——=—=SC~s~C*«éi SS UD]|_—A, BT] —G.790] __—400,420| 620,645] _—726,75d
Retail 28.636] 25,725] 25,725] 25,725] 25,901] 26,060
tewantin & Doonan findvsty Tt
pOther
fTotal 79,552] 84,451] 85,016] 85,280] 85,491] 150,452
Retail «C27 at] 253,56] 265,668] 260,810] 272,973] ——«293,005
[commercial ——=—=«dt;~SC*«ét 59] 126,854] —67,873| __185,537| 197,804] 282,782
Inside priority infrastructure area (total) findustry «i 185.097| 203,076 a260sa{ 208,200) aae,es0_——— 20,107
|Community Purposes 311,520| 321,854] 333,063] 346,238] 365,867] 821,752]
JOther Cd t894] 10.801] toi] t0,go1] 10,891] 10,89
[Total 849,137] 916,627] 1,003,547] 1,050,776] 1,093,625] 1,676,627
Page 75 of 83Section 76
Page 76 of 83
Column totum 2 ot
poe [oe [os Tm [|e
LGIP development type -
development
[commerit CSC SSC SSC
Boreen Point Village, Kin Kin Village & Cootharaba
Foner CSC SSC SCCSCTR|C*‘“‘*C‘#SAGS
Protal—SOSC~S~sSSCSrms|—SCSCit a] Cae] Cw] stat] —=~=i't
Cooroibah -
| community Purposes —of Ss —S—iY SSC STTSCt TSC
Foner CC CSC—CiYSCC:~‘—étidYC“(C<‘;C~CStYSSS™SC~<éC idYSC“‘CSCSS
Total SSSSCSC~*dSCé‘“‘AOS*SCOC*C*‘*STOB#;CO™*C*‘éS,es#i«~C—CC~*«éSTe@s|_——=C=Cies|_—=CSCSC« TR
Retail SSS ——~Ci a ——Cso]—=i ASO] ——=Ci SO] _—~C~C=*t
cooroy & Lake Macdonald
Total ——SSSCSC~C~*~*idSC*é‘“‘ OSG! ~=~C*C«OBG|—=C«OS|__—=Z,BOT| __—00,07| _—8,072
pRetail
[Commercial
astern Beaches findusty CSCC
[Community Purposes Of
pother
prota
2) =) ) 0) ZC)
Mary River Catohment
a 7)
[Total 7] 5304] 579] S79] S679] 5,679)
pRetail
[Commercial
Noosa Heads
Fcommeral ———SSC~isY SSCtYSSSSC~CSYSCSCSC~—C~SiYSSCsé~iiYt(C(<CS~S~S*é—éiYYSCSCS~SCSC~SY
Noosa North Shove
Foner CP SCSC—C<iYSCtC‘~;~é‘ii~tC“CSC<“<~;C;CSYTTSC~C~—‘iiYYSC“<C;C‘;*;*C‘SY
Total SSSSCSC~C~dSCté‘“‘ AY ~«CtS 08a —t001] —t3.00| _—«t081] —=i8, 08
Retail ———SSSCSC~S~SYSSC~C~SS SSC SSCS SCSCS*C«] SSCS] SCSC~*~«
Noosaville .
.
Foner CSC~sYSCSC—~s‘“‘iiYSC<iYSC~C~—‘ié‘ii~YSC<CS~S*é‘itirTS<CS*éidYtSC<CS~CS~CSC*C~SY
Total SSC*dYCSC*C |S ata Sav] Sata] San CC
Real tz] 22.203] _——22,208| 22.208] —.a6o] = 8
Tewantin & Doonan ,
.
Foner CCS CYS CSC SSC
[Total 80,026] 30,942] 30,942] 0,942] 31,208] 31,277
Reta CdS 8,490] ~—«6,00] 0,068] «0,000 6.002] 6,40
[commercial | 2502] 1,890 2,90] 3,084] —-,aal_—=C*«
Outside priority infrastructure area (tota findustry SYS aaaea] acs] 9.360] ——oa,tte| —e7.see|_—~=~=«76,084
other SCiSSSit ara] =| =i 7] =| _——= TT
[Total got] 119,267] 119,155] 128,597| 138,863] 148,974)
pRetail——=—=S=S~S*~*~*i~C*é‘iWOTTY|~—~«C«82|—=sw, 74] —« 95,876, —318,705| —300,408
NOOSA SHIRE COUNCIL findustry SY t9,824| 246.243] 2rs.az0[208.ate| 314,086] — 94,001
other Cd) CSC pes] ——it3.aa]——it3,aes| —ts.4ea| —«ta4ea| —C—13, 488
Page 76 of 83Section 77
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
6 MEMORANDUM OF UNDERSTANDING - ZERO EMISSIONS NOOSA
COLLABORATIVE COMMUNITY PARTNERSHIP
Author Executive Officer, Narelle Reid
Executive Office
Index ECM/ Subject/ Carbon Emission Reduction - Community
Attachments 1. MOU Zero Emissions Noosa Collaborative Community Partnership
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Executive Officer to the Planning & Environment Committee
Meeting dated 6 December 2016 and endorse Council being a signatory to the Memorandum
Understanding - Zero Emissions Noosa Collaborative Community Partnership dated 9 November
2016 (provided at Attachment 1 to the report).
REPORT
A number of community organisations have commenced working together with the goal to
achieve zero net emissions in the Noosa Shire by 2026 through effective engagement with the
community, industry and government. The impetus for the groups getting together came from
the visit to Noosa on 26 May 2016 by Beyond Zero Emissions (BZE) a not-for-profit
internationally recognised climate solutions think tank.
The aim is to develop a joint understanding of the current sources and level of emissions in the
Noosa community and potential responses to reduce them. The intent is that within the scope of
each partner organisation they will develop joint plans, policies and projects to reduce
greenhouse gas emissions. The focus is community generated emissions (residents, business &
industry) as opposed to the emissions generated by Council through its operations.
In lieu of forming a separate incorporated community organisation it was felt that the various
groups could work together taking a collaborative approach through a Memorandum of
Understanding (MOU). The partnering groups include Noosa Country Inc., Central Queensland
University, Noosa and District Landcare Inc., Noosa Community Biosphere Association Inc.,
Noosa Biosphere Reserve Foundation, Noosa Chamber of Commerce & Industry; Noosa
Integrated Catchment Association Inc., Noosa Junction Traders Association Inc., Noosa Shire
Residents and Ratepayers Association Inc., Sunshine Coast Environment Council, Tourism
Noosa, University of the Sunshine Coast and Noosa Shire Council.
Due to the timing of the launch of the community partnership initiative and signing of the MOU
falling between Council’s scheduled meetings it was not possible to obtain a prior Council
resolution to authorise the signing of the document. Informal feedback was obtained from
Councillors who supported the Mayor being a signatory on behalf of Council in advance of a
formal resolution. It is appropriate that the MOU now be formally endorsed by Council.
Page 77 of 83
Section 78
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
The work being done by the community partnership complements Council’s recently adopted
Zero Emissions Noosa Organisational Strategy to reduce CO2 and other greenhouse emissions
generated by Council’s operations. The Strategy indicates that Council may provide advice and
will endeavour to work closely with community organisations that are working with the community
to a zero net emissions future.
While the MOU places no obligations on Council, the community alliance has some expectations
of Council providing hands on support to its various working groups. The scope and nature of
this involvement is yet to be determined by the Chief Executive Officer. Work has commenced
on development of the organisational Action Plan and part of the brief is to identify resources
required to deliver the organisational Zero Net Emissions Strategy and Action Plan.
Previous Council Consideration
Nil.
Finance & Risk
The Memorandum of Understanding is not a formal undertaking and does not commit Council to
any obligations other than to strive to reach the objectives stated in the MOU to the best of its
ability.
Consultation
External Consultation - Community & Stakeholder
Not applicable.
Internal Consultation
Nil.
Departments/Sections Consulted:
X Chief Executive Officer Community Services Corporate Services
X Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
X Executive Office Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance Infrastructure Planning & Design
Human Resources Planning & Environment
Sustainability Strategic Land Use Planning
Page 78 of 83
Section 79
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Page 79 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Attachment 1
ZERO
EMISSIONS
A COLLABORATIVE COMMUNITY PARTNERSHIP
Page 79 of 83Section 80
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Page 80 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
RATIONALE
The Noosa Shire community has long been a leader in demonstrating the strong links
that have occurred between its outstanding environmental values and its economic
performance.
Zero Emissions Noosa (ZEN) represents a continuation of that journey by which key
Noosa community organisations commit to an innovative collaboration to deliver on
an ambitious goal to reduce greenhouse emissions in the Noosa Shire.
This Memorandum of Understanding (MOU) establishes the shared goals, objectives
and ways for working in partnership towards achieving these objectives as part of the
Zero Emissions Noosa (ZEN) initiative.
GOALS AND GBIECTIVES
The goal of ZEN is to achieve zero net greenhouse gas emissions in the Noosa Shire
by 2026 through effective engagement with the community, industry and
government.
OB SECT iW Es
Develop a joint understanding of the current sources and level of emissions in Noosa
community and potential responses to reduce them.
| Within the scope of each partner organisation, develop joint plans, policies and
projects to reduce greenhouse gas emissions.
Engage with all levels of government and other community and industry groups to
achieve shared commitment to, and delivery of, the goal of ZEN.
$5. PARTNER ORGANISATIONS
The Memorandum of Understanding is between the partner organisations which are
signatories to this MOU.
This MOU acknowledges the partner organisations’ commitment to the shared goals
and objectives and indicates their preparedness to engage in this collaborative
network. ,
Each partner organisation will identify its representative(s) and preferred method for
participating in ZEN, including communicating back to their organisation.
2
eee er dee ee ee ee TT Sa I
Page 80 of 83Section 81
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
Page 81 of 83
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 DECEMBER 2016
4. ROLES AND RESPONSIBILITIES
ZEN will have 3 levels of interaction. They are:
e Sector based working groups;
e Convenors’ group
e Community forum
SECTOR BASED WORKING GROUPS
Working groups will be formed to achieve the ZEN target across the following sectors
(tourism and industry will be addressed within the relevant working group):
e Electricity
e Transport
e Buildings
e« Waste
e Land use.
Working groups will be self-managing and report back through the Convenors’ group
and community forum.
CONVENORS’ FORUM
Each sector group will nominate a convenor for the group, and convenors will meet
monthly to share progress and ideas.
COMMUNITY FORUM
A community forum will meet every 3 months and may be attended by any interested
individual or group. The forum will be a collaborative space to review progress,
provide support and suggest new initiatives.
3
a a TSE
Page 81 of 83The text continues on section 82.