Annexure 5 Master Plan 2 (003)

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FINAL ~ 10]/4|2003.

 

Shire Business Centre
Master Plan: Stage 2

 

NOOSA COUNCIL
APRIL 2003

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 2

This Plan (MP2) is the second stage of the master planning process for the Noosa Shire Business Centre and follows on
from the Shire Business Centre Master Plan: Stage 1 - Concepts (MP1). This document together with MP1 comprises a
Planning Study prepared as part of the supporting documentation for The Noosa Plan: Choosing Futures process. It is
intended to support a planning scheme that is consistent with the requirements of the Integrated Planning Act. MP2 is
also consistent with the master plan process nominated by the 1997 Strategic Plan.

Project: Shire Business Centre Master Plan
Project Type: Master Plan Stage 2
Report Author/s: Raul Weychardt plus material from MP1 prepared by Pau! Summers

Completion Date: April 2003

Status of Report: Final - Adopted by Council 10 April 2003

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 3

EXECUTIVE SUMMARY

This Stage 2 of the Master Plan (MP2) is:

>

A response to provisions of the 1997 Shire of Noosa Strategic Plan;
A guide to preparing and assessing development applications; and

Together with Stage 1 of the Master Plan (MP1), a Planning study intended to support a planning scheme that is
consistent with the Integrated Planning Act.

It provides the second stage of a two-stage process that will lead to the adoption of a master plan for the Shire
Business Centre site.

Stage 1 provided an overall concept plan defining precincts for business, employment and open space. It also
provided concepts for dealing with traffic.

The proposed development outcomes contained in MP2 are consistent with the 1997 Strategic Plan's aim to:

Encourage the development of the principal business, retail and administrative centre on Eenie Creek
Road at Noosaville, in stages consistent with the needs of the population of the Shire.

Stage 2 of the Master Plan provides another step along the way to achieving the aim of the Strategic Plan and in
informing the development of Noosa's next planning scheme. It does this by providing a plan that will assist in:

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Attracting appropriate employment generating businesses to the Shire;

Catering for the expanded retail needs of the community;

Preparing development applications;

Informing the Council and the community in the assessment of development applications;
Attracting new knowledge business;

Creating sustainable employment;

Introducing higher order education opportunities;

‘

Environment protection and preservation of open space; and
Creating a Centre that is well designed, sustainable and is appropriate to its Noosa setting.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 4

CONTENTS

9.0 INTRODUCTION... cssssssscsssscsesssssnvssssvsssssossssssseesesetsessess 5

2.0 BACKGROUND...

2.1. STRATEGIC PLAN

2.2 ECOLOGICAL VALUES..

2.3 CONSTRAINT MAPPING

3.0 PLANNING & DESIGN GUIDELINES AND PRINCIPLES.. see ese 10

3.1. GENERAL PRINCIPLES. + 10

3.2 URBAN DESIGN............. 14
3.2.1 Design Workshop ... 14

3.3 RETAIL DEVELOPMENT.

3.4. DEVELOPMENT SEQUENCING .

3.5 TRANSPORT ....sessssssssssssseceesee .

3.6 ECOLOGICALLY SUSTAINABLE DEVELOPMENT... 17

3.7. OPEN SPACE AND LANDSCAPING. ......s.sssssssssssseee 17

4.0 MASTER PLAN OUTCOMES: STAGE 2

44

42

43

5.0

6.0

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 , 5

1.0 INTRODUCTION

MP2 comprises a second response to the requirement at Section 19.3.1.5 of the 1997 Strategic Plan for the
preparation of a master plan to guide the overall development of the Shire Business Centre site indicated in Map
1, It also serves as a planning study intended to support a planning scheme that is consistent with the Integrated
Planning Act. :

MP2 includes a more detailed version of the concept plan. Itis intended to guide the development of the site, until
the IPA Planning Scheme for Noosa Shire is implemented. The Master Plan will also be used to inform the
preparation of the new IPA Scheme. The new IPA Scheme will establish codes for development of the site.

MP2 addresses the objective of the 1997 Strategic Plan to provide for a multifunction employment node serving
Shire-wide needs and including provision for business, retail, administrative, community and industrial functions.
The model contained in this document:

> Complies with the Strategic Plan;

> Can be used to determine whether a development proposal meets the needs of the Noosa Shire
community

The Master Plan and the area indicated in Map 1.1 address three lots: 1RP21 5933, 3RP215933 and
2SP110885. It also gives consideration to roads, both existing and proposed and including relevant
" intersections, which lie adjacent to or within the lots.

In this document, the term MP1 refers to Shire Business Centre Master Plan: Stage 1- Concepts. The
term MP2 refers to this second stage document.

Itis intended that MP2 complement the initial work undertaken by MP1. However where any conflicts arise
between the documents MP1 and MP2, this document Noosa Shire Business Centre Master Plan - Stage
2 shall take precedence.

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| CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 6

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 7

2.0 BACKGROUND
MP2 draws from a number of sources including:

>
>

>
>

The 1997 Strategic Plan;

MP1 (Shire Business Centre Master Plan: Stage 1 - Concepts dated May 2001) which included
consultation with the Noosa Shire community,

State agencies and representatives of a proponent conducted as part of the initial phase of developing
Stage 1 of the master plan (Council decision 15/04/1999) refers);

Comments from reference groups; and
Design workshop held on 5 September 2002

2.4 STRATEGIC PLAN ©

The 1997 Strategic Plan provides the foundation from which the Master Plan was developed. The Strategic Plan
has an important influence on decision-making associated with any development application and also provides a
significant indication of the way in which the site should be developed. For these reasons, a number of extracts
from the Strategic Plan were included in the text of MP1 at Section 2.1.

The preparation of the master plan (MP1 and MP2) is consistent with the procedural requirements of Sections
19.3.1.4 to 19.3.1.5 of the Strategic Plan.

2.2 ECOLOGICAL VALUES

The Site has a range of significant ecological values that need to be carefully considered and incorporated into
the planning, development and operation of the Site. These values are summarised below:

The Site provides habitat for endemic species and the southern half also functions as an important link
between the significant habitats of the National Park to the east and the Wooroi State Forest to the west
(the ‘Doonan Link’).

Eenie Creek and its associated wetlands, which include the wetlands and drainage lines of the Site, are an
integral part of the Noosa River system hydrology and ecology.

The Site supports two plant communities of conservation significance whose conservation status has been
classified as being ‘Of Concer’ by the Environmental Protection Agency. These are:

@ Regional Ecosystem 12.3.5  Paperbark tall open forest with various eucalypt species located
adjacent to Eenie Creek, and

e Regional Ecosystem 12.3.11 Tall eucalytus woodland with paperbarks in the drainage lines located
throughout the lower and poorly-drained parts of the Site.

Four wildlife species of conservation significance under the Nature Conservation (Wildlife) Regulation
1994 have been recorded at the Site. These are:

© Elf Skink (listed as Rare): Recorded in the flooded gum open forest regrowth in the north-western
part of the Site and in the low-lying paperbark/swamp messmate regrowth in the southem part of the
Site.

© — Sylvia's Blind Snake (listed as Rare): Recorded in the southern part of the Site below RL 3.0 metres.
¢ Wallum Froglets (listed as Vulnerable): Recorded in the paperbark wetlands and the farm dam.

* Koala (listed as Common but a ‘special cultural’ species): Recorded in the dry open forest adjacent to
the disused quarry in the north-western part of the Site.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 8

2.3

CONSTRAINT MAPPING

Preparation of MP1 drew from an extensive range of documents that accompanied an application lodged by
Montbar Pty Ltd on 30/09/2000. In consultation with the then Department of Communication, Information, Local
Government, Planning & Sport and other agencies, the review of the documents led to a request for further
information. The information request had not been satisfied at the time the initial Master Plan was prepared.

Montbar provided further information; however there was little additional constraint mapping that would assist in
the development of this Master Plan.

The constraint mapping for Stage 1 indicated that parts of the site intended for development were habitat for the
elf skink, which is classified as a rare species under the Nafure Conservation (Wildlife) Regulations. The skink is
understood to be associated with the Eucalyptus grandis (Flooded Gum) unit of vegetation on the site. The extent
and viability of the skink habitat over the site was not well understood at the time of preparation of MP1. However
MP2 has benefited from additional studies carried out into the extent and viability of the elf skink on the site and
the broader Noosa area. It is now also believed to inhabit the southem part of the site that is to be protected for
environmental purposes. These additional studies have lead to a conclusion that -

"There are grounds to reconsider the appropriateness of continuing to class E.graciloides (Elf Skink) as a
‘rare’ species. This new work shows E.graciloides is more common and widespread than has been
inferred from museum records and one field study.(Jeanette Covacevich, Senior Curator (vertebrates)
Queensland Museum, 6 March 2002).

As a result of this study, the Elf Skink is no longer a significant constraint in terms of the master planning of the
site. See Council's Minutes dated 11 April 2002. Nevertheless the Elf Skink remains a fauna of significance as
does the culturally significant species Koala which has been recorded at the site. Special measures are to be
applied to operations that removes habitat of these species to relocate fauna present to a suitable altemative
habitat. ‘

Drainage fines through the site were identified in MP1 as key definitional items providing edges to major
functions. Therefore the location of the drainage lines has been refined by further field survey of the site and this
additional field survey is a consideration of MP2. se

Council has named the road proposed in the Strategic Plan to connéct Emu Mountain Road and Eenie Creek
Road, as Walter Hay Drive. The alignment of this road across Eenie Creek and through the site has been refined
following extensive engineering and environmental assessments. The plan with MP2 reflects a design
recommended by Council's traffic consultants and staff. However Council is yet to finally determine the route for
Walter Hay Drive and it may vary slightly from the MP2 plan. The size of roundabouts drawn is indicative and will
be the subject of more detailed assessment by Council.

The major constraints influencing the preparation of the Master Plan are summarised in Table 2.3

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 9

TABLE 2.3: CONSTRAINTS INFLUENCING THE MASTERPLAN

 

ISSUE

CONSTRAINT

 

Flooding

No development below RL 3.0 metres

 

Potential Acid Sulphate Soils

Avoid exposure of PASS if possible. Otherwise development in accordance
with the State Planning Policy on Planning and Managing Development
Involving Acid Sulfate Soils

 

Habitat links

No development that would place at risk the functioning of the Doonan Link
and provision of habitat links for movement of native fauna throughout the
Site

 

Eenie Creek and associated wetlands
and drainage tines ~

No change in hydrological regimes and water quality of Eenie Creek and its
associated wetlands and major drainage lines

 

Vegetation of Conservation
Significance - ‘Of Concern’ Regional
Ecosystems

No development that would place at risk the long term viability and
sustainability of ‘Of Concer’ Regional Ecosystems on the Site

 

Fauna of conservation significance

No development that would place local populations of these species at risk

 

Proximity of Noosa Airport

Types of land use that are able to sustain possible future aircraft noise

 

Values of adjacent Noosa National
Park

 

 

Provision of vegetated buffers adjacent to the national park and provision of
habitat links to and from the national park.

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 10

3.0 PLANNING & DESIGN GUIDELINES AND PRINCIPLES

34 GENERAL PRINCIPLES

Apart from the planning and design principles flowing from the Strategic Plan (refer to Section 2.1of MP1) and the
constraints over the site, there is a range of other principles, opportunities and constraints that have been
considered in the development of both MP1 and MP2:

a.

The site should be developed as a centre of urban design and environmental excellence in both built and
natural environments, showcasing the aitributes of the site, the environmental capabilities of the Shire and
best practice environmental technologies.

Key design elements should include an integrated public transport system including bike and pedestrian
pathways; energy-efficient design; the generation of renewable energy; integration between the built form
and the landscape fabric; low key informal places; a visual relationship between indoor and outdoor
spaces; waste minimisation; and recycling.

Open space areas should be located and managed so as to protect the ecological values of the Site and
Eenie Creek. They should also provide visual screening, soften the built environment, provide habitat for
local fauna and provide a buffer to the Noosa National Park. They should be of a size and shape that

facilitates the survival of native vegetation and habitat.

Presentation of the site as viewed from Walter Hay Drive in the area of Eenie Creek is of importance.
From land to the south at around RL10, the road would drop to a bridge deck level of around RL4 or 5,
providing visible sight lines across the Shire Business Centre site.

Designations adjacent to Walter Hay Drive provide the opportunity for the character of the adjacent areas
to be maintained, thereby providing an open space feel on this entry to Noosa Shire. This character can
be reinforced by the frontage treatments along the Shire Business Centre site, with natural vegetation
being retained in 5 metre strips near the entry intersections, together with occasional wider areas.
Vegetation intended to offer light screening may be in road reserve or park tenure to assist in its retention
in a natural state.

Development design should incorporate water sensitive urban design principles, including offline and ‘at
the source’ treatment, comprising, for example, bio-retention, infiltration, grass swales, vegetated filtration
strips and gross pollutant trap devices. The principal measures to address retention of stormwater and
water quality from development areas are to be contained within the development sites clear of drainage
corridors and open space sub-precincts. The existing drainage corridors proposed to be protected through
the site should only be used for final polishing or runoff. There should be no significant change to the
existing hydrologic and ecologic regimes across the site.

Drainage lines and associated open space through the site should be used as key definitional items
providing habitat linkages and edges to major land uses. These drainage lines will need ecologically
sensitive enhancement in some places to ensure that the water quality polishing function of the drainage
lines is maintained to a high standard.

Capacity should be retained on the site in the longer term to take advantage of potential new employment
opportunities, as the identification of altemative land for additional employment opportunities in the coastal
part of Noosa Shire is already difficult and will become more so in the future.

While it is desirable to identify nodes for particular forms of development, it is also desirable to maintain
the opportunity for a dynamic mix of development. Development precincts are a convenient way of
describing and labelling mapping and associated controls, however some care needs to be exercised to
ensure that such precincts are not only read as discrete areas preventing appropriate mix of land uses and
integration of functions. it is intended the precincts may include a mix of uses provided there is general
compliance with the outcomes sought for the precinct. (This provision is not intended to offer support to
any expansion of shops beyond Precinct B1.)

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 il

j.

The relationship between the main retail areas and open space areas is of importance. In addition, some
key employment nodes would benefit from strong relationships with Open space areas.

The relationship between the main retail areas and key employment nodes is of importance.

The site will be developed at a human scale in keeping with the character of Noosa. The buildings on site
will generally be of a low rise form comprising one and two storeys, creating spaces for people that are
integrated with the natural environment.

The design outcomes for the site should recognize the character of Noosa. Buildings should be of a
design recognized as being appropriate to a Noosa location.

The western sector of the Shire Business will have uses that are car-oriented and parking areas need a
degree of visibility and may be in front of buildings. The eastern sector offers more opportunity for
buildings to be the dominant visual feature from the loop road with carparking at the side or rear of
buildings.

Based on all the considerations above, the following broad concepts have been devised for Stage 2:

>

>

Asimple function layout depicting open space and development precincts and key connectivity - Figure
3.1; and

" Asimple traffic layout showing key connectivity and circulation - Figure 3.2.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2

FIGURE 3.1 SIMPLE FUNCTION LAYOUT (STAGE 2)

12

 

   
 
    
    

DEVELOPMENT

Industrie! Extoche

DEVELOPMENT

SOUTHERN

VN ACCESS ROAD
a

FUNCTIONAL USE

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2

FIGURE 3.2 SIMPLE TRAFFIC LAYOUT (STAGE 2)

13

 

SOUTHERN
ACCESS ROAD

    

TX
keds) SOUTHERN
ACCESS AND CIRCULATION

 

 

 

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 14

3.2 URBAN DESIGN
3.2.1 Design Workshop

A principle purpose of MP2 is to present a refined fayout plan for the Shire Business Centre. To facilitate the
preparation of such a plan, Council held a day long workshop on 5 September 2002. A fange of participants were
present at the workshop including -
> Councillors

Council staff

> Representatives of property owners and Stockwell (a company proposing to develop part of the Shire
Business Centre)

> Consultant architects/urban designers
> Consultant traffic engineers
> Local architects

Key outcomes of the workshop were-

Apreferred master plan of layout for the various land use elements

‘Identification of preferred locations for a civic precinct and an inter-regional transit facility
Some preferred urban design themes

Refinement of open space strategies

Identification of access issues

Improved pedestrian focus

More utility to the intemal loop road

Better integration of future development and use of the two properties that comprise the Shire Business
Centre site '

> Resolution of a connection to the adjoining industrial area

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The workshop has been followed by further discussion between the architects and traffic engineers to
determine whether preferred access arrangements could be resolved. While complete agreement was not
reached, access was largely resolved in principle with Council being called upon to determine the
placement of the two roundabouts in Walter Hay Drive and the additional access from Eenie Creek Road,
which offer access into the site.

3.3 RETAIL DEVELOPMENT
Section 19.3.1.2 of the Strategic Plan nominates retail development outcomes for the site of

> Retail shops of the order of 15,000m? of floorspace with a discount department store to be in the first stage
> Homemaker and showrooms of the order of 10,000m?
Council engaged Urban Economics in 1999/2000 to conduct independent investigations on the economic
impacts of a development proposal by. Conclusions from those investigations were-

> — An 18,300m? sub-regional shopping center has market support for an opening by 2004.

> The impact of the sub-regional center can be contained within manageable levels provided the
future expansion of the retail network is contained. It is expected the sub-regional center will create
an impact upon the retail network [that] falls just short of being significant. During 2004 it can be
expected there will be some closures and relocations to the Shire Business Centre. It is expected

that all existing retail nodes will continue to perform at their designated function in the retail
network.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 15

> The Premium Outlet Centre as proposed in the earlier Montbar application, would compete strongly

: with Hastings Street retailers, which target tourists, offering mainly premium brands at low prices.
The impact [of the proposed Premium Outlet Centre] upon the Hastings Street retail node is likely
to be significant in both dollar values and its ultimate composition.

From the above conclusions and in consequence of the Montbar application, the following revised
development parameters are concluded as acceptable outcomes for the site-

> Retail shops of the order of 18,300m? of floor space with a discount department store to be in the
first stage

> Homemaker and showrooms of the order of 7,000m? floor space

> No Premium Outlet Centre or other significant retail development.
3.4 DEVELOPMENT SEQUENCING ,

Section 19.3.1.5 of the Strategic Plan calls for the Master Plan to include sequencing guidelines for the overall
development, designed to co-ordinate with the construction of roads servicing the site and other relevant issues.

The first stage of development will contain a shopping center with a Discount Department Store as called for by
the Strategic Plan. That will bring a requirement for a suitable extemal road network and access arrangements
into the site. The Strategic Plan nominates that the first stage of development will only proceed after-

> The construction of Eenie Creek Road between Eumundi Road and Reef Street [completed 2002]

> Commitments being made for the construction of Walter Hay Drive. [This road is the subject of an
agreement between Council and Main Roads Department]

The internal road system will need to be sufficiently advanced to service a Shopping center, as it is a high
generator of traffic. With the first stage there will need to be additional development outcomes as follows-

>  Anestablished landscape theme for the developed precincts
A suitable stormwater management system ‘
Entry treatments

Appropriate signage

Commencement of the associated pedestrian and bikeway network and related extemal links

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interim transport circulation strategies in the absence of the loop road being complete [The loop
road may be completed in stages]

> Two accesses into the site are preferred unless Council is satisfied that a single access is
acceptable .

> Dedication of the lower part of the land as public open space.

Community consuttation has indicated a concern that the Shire Business Centre should demonstrate at an
early stage that it is to be developed for more employment opportunities than through retailing alone. It
would be reasonable for Council to acknowledge those concems and to require that a substantive amount
of non-retailing development should take place in the first stage. The minimum standards applicable to
this non-retail development are:- :

> Anarea of floor space equivalent to 20% of any retail floor space, is fo be constructed prior to such
retail development operating; and

> 40% of the non-tetail development floor space is to be contracted for sale or lease, prior to the
retail development operating.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 16

Subsequent development stages will address-

Completion of the access intersections leading into the site

Completion of further stages of the internal loop road

Completion of further stages of development within the sub-precincts
Completion of the pedestrian and bikeway network

Construction of the link road to Rene Street/Production Avenue industrial area
Completion of the stormwater management systems .

Completion of landscaping design elements

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Further dedication of land to public open space.

3.5 TRANSPORT
The following principles should apply to the development of transport infrastructure at the site-

a.

’ The functioning of Eenie Creek Road and Walter Hay Drive are of key importance to traffic flows across

the coastal area of the Shire. The Shire Business Centre site should be designed such that peak traffic
flows to the site do not impact on the wider functions of those roads.

The proposed point for Walter Hay Drive to cross Eenie Creek has been relocated from that shown for
MP1 to a place to the east approximately 140 metres.

There should be deliberate planning for pedestrian and bikeway networks within the site and for
appropriate extemal connections. ‘End of trip’ facilities such as racks, showers and lockers should also be
provided.

The development should be designed on the principle of equity in access opportunities.

Intersections, both internal and external to the Shire Business Centre site should be designed to operate
without the need for traffic lights.

Thete are traffic and economic imperatives that necessitate connectivity between the existing Neosaville
industrial estate and the Shire Business Centre; however the potential for conflict between heavy vehicles
and both other traffic and certain land uses, requires control.

Traffic distribution through the site will benefit from provision of a loop road providing for circulation and
distribution of traffic. . :

Key parking areas need to be located immediately adjacent to key generators. In this respect, the key
generators will be the main retail areas and the key employment nodes.

Pedestrian movements and many bicycle movements between key nodes within the site should be
designated to minimise the need to cross over roads. If road crossovers are necessary, central refuges
should be provided.

Carparking should be designed to avoid the appearance of large carparks. This can be achieved through
landscape and preferably retention of existing established vegetation in key areas to frame the car parking
into almost discrete areas. It is acknowledged that the car parks need to be visible with clear accesses.
Carparking is preferred underground or under buildings for reason of efficiency of land use, weather
protection and an opportunity for more open space to be provided. However it is acknowledged the high
cost of such parking can be prohibitive for the uses proposed, without some other means of
encouragement. Covered parking at ground level can also be considered for the purpose of offering
weather protection. For non-retail development Council is prepared to re-consider the maximum plot ratio
for development if underground or under building parking constructed provided there is also a significant
increase in open space on the site. Retention of existing vegetation is preferred to landscaping treatment
should the circumstances allow.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 17

3.6

3.7

k. Access intersections off Walter Hay Drive are to be via roundabouts in the locations identified onMP2
Plan. The form of the access intersection from Eenie Creek Road is yet to be determined by Council.

ECOLOGICALLY SUSTAINABLE DEVELOPMENT

Development and operation of the Site shall be undertaken in a manner that works within the ecological
constraints and does not place ecological values at risk. This approach is reflected in the objectives, intents and
performance standards for individual sub-precincts (see Table 4.3).

Additionally, the first 2 design principles of Section 3.1 nominate -

> The site should be developed as a centre of urban design and environmental excellence in both built and
natural environments, showcasing the attributes of the site, the environmental capabilities of the Shire and
best practice environmental technologies.

> Key design elements should include an integrated public transport system including bike and pedestrian
pathways; energy-efficient design; the generation of renewable energy; integration between the built form
and the landscape fabric; low key informal places: a visual relationship between indoor and outdoor
spaces; waste minimisation; and recycling.

These general principles are to be extended into the design approaches for buildings and sites and also
_ into the management phases after operations commence. Development applications will be assessed for

attention to these principles and appropriate conditions will be imposed on approvals fo achieve these /

outcomes. Environmental management plans will be prepared for all stages of development.

Additional development concepts supportive of ESD principles are to be adopted by developers wherever
practicable and shall include-

> Apreference for energy efficient building material, including choice of glass

> Installation of energy efficient hot water systems, preferably solar for small scale water usage or
heat pump

Use of grid-connected photovoltaic devices and associated community education

Use of low energy lighting systems and maximized use of natural light

Passive solar designs and best practice low consumption power needs

Cross ventilation techniques to minimize air-conditioning requirements

Window openings to be optimize natural light and to be screened for balance of light and heat

Solar panels to be located to cause no reflective glare nuisance

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Installation of water re-use tanks for landscaping
> Use of appliances having the most favourable energy rating.

OPEN SPACE AND LANDSCAPING

Open space has important functions for the site. In the southem part the land is constrained for development due
to flood potential and environmental reasons. This area should be retained in its natural state and dedicated for

public open space. It will form an important character element for the site and eniry to the Shire along Walter Hay
Drive.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 18

Walter Hay Drive and Eenie Creek Road are the principal frontage roads to the site. They also serve high order
functions in the transport network. No development is to have direct access to those roads. In addition it is
desirable to screen development from those roads so as fo ensure development has an intemal focus. (See
Strategic Plan 19.3.1.8) The design workshop of 5 September 2002 discussed the extent of this landscape and
concluded a complete screening of all development was not desirable, as it is important that the site be
identifiable because of its prominent role. Nevertheless a minimum width of 5 metres of existing vegetation is to
be retained near the entry roads and this width may expand to 10 metres in between those access points.

To maintain the vegetation in a natural state in the long term, Council requires that part of OS3 containing
vegetation to be protected is to be contained in a park reserve or otherwise secured for open space purposes in
the long term (eg. environmental covenant).

Sub-precincts B1-3, E1-7 and RES are required to provide a minimum area of open space. The intent of those
open space areas is to provide a vegetated setting for development but also to give consideration to potential
habitat and fauna corridor functions linking to Open Space Precincts and the open space areas within each of the
adjacent development sub-precincts. It is acknowledged that substantial parts of the open space within the sub-
precincts will be re-planted for landscaping effect.

The location of Walter Hay Drive creates a small precinct in the northeastem sector of the site. This land is
constrained by -

>  - Shape

> — Access

> Proximity to National Park (buffering on site will be required)

> Separation from other development precincts . /

This area has been determined to have limited development potential and would most usefully serve as an

addition to the National Park. It can alternatively be considered for a small-scale recreation use or mixed use
development, upon Council being satisfied the above constraints are satisfactorily accommodated and the values

’ of the National Park are not impacted to any measurable degree. A recreation use could be beneficial to the

functions of the balance of the Shire Business Centre. In reflection of this the land has been designated
Recreation/Mixed Use, but with buffer areas adjacent to the national park included in Sub-Precinct OS1.

This master plan also carries forward the intent of MP1 concerning the retention of existing defined drainage
paths. Additional survey work has demonstrated the open space area shown as Precincts OS5 and OS6 on MP1
do not contain a well defined drainage corridor. MP2 proposes a different approach in this area and seeks the
retention of a lesser extent of open space land that is to perform a role of a character element - separating
differing land use types. Landscaping treatment of the drainage corridors and other parts are to be designed with

water quality objectives in mind. Landscape treatments in the more urbanised parts of the site may include water
elements. - :

The three entry roads into the site are to be distinguished by landscape treatment. This treatment as with all
landscaped areas shall be consistent with the adopted landscaping policies of Council. Landscaping should retain
existing vegetation where practicable.

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CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 19

4.0 MASTER PLAN OUTCOMES: STAGE 2

44

4.2

In this section, the master planning outcomes for Stage 2 are described. These outcomes have been derived
from the master planning outcomes for Stage 1 and then further refined by Stage 2.

MP2 PLAN

MP2 Stage 2 plan is derived from the simple concepts provided in Figure 3.1 and Figure 3.2. It provides a more
detailed plan for the site and the roads about the site. An A3 version is found at the end of this document.

MP2 Stage 2 plan contains considerably more design detail than MP1. This plan together with MP1 meet the
requirements of the Strategic Plan and the development principles established in Section 3. Boundaries between
precincts, areas of precincts and the location of proposed roads and intersections have been refined from the
Stage 1 Master Plan but they are still conceptual to a degree. Final boundaries will be determined in conjunction
with decision-making on appropriate development applications.

COMPONENTS OF THE MP2 PLAN

Table 4.1 shows the elements indicated on MP2 Plan including their map object number, primary function,
secondary function and area. The primary and secondary functions are intended to indicate the dominant
activities within precincts and sub-precincts. The precincts and sub-precincts are not intended to define discrete
boundaries for the various functions, however the control of the scale of some of these functions will be of
importance,

MP2 Plan and Table 4.1 contain the following elements:

a. A Business Precinct comprising a total of 3 sub-precincts totalling 12.1 hectares and allocated for future
business growth areas of Noosa Shire. The Business Precinct would include the highest order of retail
development in the Shire and significant vehicle parking.

b. An Employment Precinct comprising a total of 7 sub-precincts totalling 20.0 hectares and allocated for
future employment growth. The Employment Precinct includes 3 sub-precincts with preferred themes. The
themes are not mandatory and the intent is to allow these sub-precincts to take advantage of new
employment opportunities, as and when they arise.

.¢. An Open Space Precinct comprising a total of 7 sub-precincts- totalling 29.6 hectares and allocated for a

Tange of open space functions. Some of these functions would see the land left in its natural state with
little human use, whilst others would see significant modification to the natural form and significant human
use. The Open Space Precinct includes an extensive area that would continue to serve as an ecological
corridor along and buffer to Eenie Creek. The open space precinct acknowledges that it is part of a wider
open space resource which includes the National Park and Lake Weyba.

d. A Residential Precinct comprising 0.7 hectares. The precinct is intended to provide support
accommodation fo the other key sub-precincts.

e. A Civic designation located between the principal retailing precinct and the northem entry road from
Walter Hay Drive. Council established a Civic Precinct Working Group fo investigate the type of function
that Council would consider on the'site. The Group reported its findings to Council and nominated the
following activities for further assessment -

Central library

Art gallery

Performing arts center

Community radio and sound studio
Council one-stop shop

Tourist information center

Heritage interpretative center
Inter-regional transit center

Park and ride facilities

Community meeting and gathering spaces
Public art, sculptures and murals
Outdoor street entertainment

VVVVVVVVV VV Vv

GADEP\Projects\SBC\Masterplan-FinalA pr04.doc

 

Page 23

 

 

CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 20

f.

A Recreation/Mixed Use Precinct comprising 1.5 hectares in the north east of the site. This site has

constraints and any development must satisfactorily address those failing which the land should remain
open space.

. The site has potential for an inter-regional transit facility. MP2 recognises this by including a Transit

designation for such a facility near the northem entry road from Walter Hay Drive.

Key extemal roads are Eenie Creek Road and Walter Hay Drive, respectively. Intersections with these
roads will be by way of roundabout, where this can be achieved to meet acceptable traffic management
practices. Access from Eenie Creek Road in the north west sector has not been resolved. [See section
3.5.k]

Key Vehicular Access Points

Key intemal Loop Road

Key Pedestrian and Bikeway Linkages.

G:ADEP\Projects\SBC\Masterplan-FinalApr04.doc

Page 24

CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 21

TABLE 4.1 PRECINCTS BY PRIMARY FUNCTION, SECONDARY FUNCTION & AREA _

 

GADEP'Projects\SBC\Masterplan-FinalApr04.doc

Page 25

 

CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 22

43

KEY DEVELOPMENT CHARACTERISTICS BY SUB-PRECINCT & TRAFFIC TYPE —

For the purposes of this Master Plan, a range of land uses defined within the Schedule fo the Planning Scheme,
have been condensed to a nested series of definitions relating to the primary and secondary functions defined by
MP2 Plan and Table 4.1.

These are indicated in Table 4.2. Note that the land uses indicated in the final column are the principal definitions
only. Other land uses that are not listed in Table 4.2 may occur, though these functions would not be dominant in
the precincts in which they occur.

The discussion in this Master Plan provides a guide to the use intentions associated with the defined precincts
and the scale of development intended for each of the sub-precincts. Final outcomes will be determined by
decisions on any relevant development application and by the new Planning Scheme.

Table 4.3 defines the key development characteristics anticipated for the various sub-precincis and includes the
following components:

vVvvvVv wv

Sub-Precinct: The sub-precinct number on MP2 Plan.
Primary Function: The primary function from Table 4.2.
Secondary Function: The secondary function from Table 4.2.

‘Objective: The objective for the particular sub-precinct.

Process Principles: Initial Integrated Development Assessment System processes under the Integrated —
Planning Act for key forms of development (material changes of use and reconfiguration). Material
changes of use based on land uses indicated in Table 4.2 and reconfiguration only are considered. For
changes of use to functions not consistent.with Table 4.2, the impact assessment process is fo be
followed. Note that the provisions focus on the principles for each sub-precinct and more detail on the
exact process for all development will be a necessary consideration of any relevant development
application. It is possible that as part of the new planning scheme, the assessment levels of some forms of
preferred development (ie business uses) will be changed from impact assessment to code assessment.

Strategic Plan Provisions: The Strategic Plan provisions that have direct influence on issues associated
with the sub-precinct. There will be many other provisions of the Strategic Plan that apply, however these
will have generic application over thie whole of the Shire Business Centre site.

Intent & Performance Standards: An intent statement or description for the particular sub-precinct,
followed by a series of performance standards. The performance standards are generally structured on the
basis of:

Development scale, using floor space, site cover and plot ratio techniques,

> Connectivity in visual and pedestrian/bikeway terms;

> Parking; [Car parking will be assessed against the provisions of the Planning Scheme]
> Timing; and

> Use relationships.

G:\DEP\Projects\SBC\Masterplan-FinalApr04.doc

Page 26

CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2

TABLE 4.2 PRIMARY & SECONDARY FUNCTIONS & PLANNING SCHEME DEFINITIONS

GADEP\Projects\SBC\Masterplan-FinalApr04.doc

23

 

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Page 34

CHOOSING FUTURES: Shire Business Centre Master Plan - Stage 2 31 to

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Page 36