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0 CDA Planning Report · 131999.982622.7
ALAN HOLLIDAY PTY LTD
Consulting Town Planners I Delivering Your Vision ABN 80 106 061 929
Our Ref: 568-22
The Chief Executive Officer Your Ref: 131999.982622
Noosa Shire Council
PO Box 141
Tewantin 15 September 2022
QLD 4565
Via Email to: [email protected]
MINOR CHANGE APPLICATION – SECTION 78 – PLANNING ACT 2016
DEVELOPMENT APPROVAL 131999.982622
SHOPPING CENTRE – ADDITION OF DIRECT TO BOOT PICK-UP FACILITY
4-24 GIBSON ROAD - NOOSAVILLE
LOT 1 ON SP115778
We act as agent for Woolworths Group (the applicant) who wishes to conduct minor changes to the approved
development plans and Condition 14 of the approval associated with the Noosa Village Shopping Centre on land
at 4-24 Gibson Road, Noosaville. The land is more particularly described as Lot 1 on SP115778.
The requested minor change:
a) concerns Development Approval 131999.982622 (the Development Approval);
b) is made pursuant to Section 78 of the Planning Act 2016 (the Act); and
c) seeks approval to install a Direct To Boot Pick-up facility associated with the Woolworths Supermarket
(the supermarket) that is located within the Noosa Village Shopping Centre (the shopping centre).
Please refer to Section 6 of this report for a detailed explanation of the requested change.
The Assessment Manager is the responsible entity and will assess the application pursuant to Section 81 of the
Act.
1 BACKGROUND
a) The shopping centre was built in 1994 and underwent major additions in 1999 under the authority of
Development Approval 131999.982622;
b) The shopping centre:
• has since been the subject of numerous fit-outs, renovations and additions, where it now
occupies a total gross floor area of 4,568 m2; and
• provides for 278 off-street car parking spaces (including 31 spaces on the adjoining hotel site –
Lot 2 on RP842280).
c) On 20 March 2018, the Assessment Manager issued minor change approval 131999.982622.05 to
facilitate additions to the shopping centre. The approved minor change plans proposed (among other
things) a 153 m2 increase in the gross floor area of the supermarket to 2,552 m2 (refer Attachment 6);
Suite 10, 1 Newspaper Place, Maroochydore, QLD 4558
PO Box 6191, Maroochydore BC, QLD 4558
Phone: 07 5451 1011 I Fax: 07 5451 1762
www.alanholliday.com I [email protected]
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Condition 14 of the minor change approval required the provision of “At least 278 off-street car parking spaces,
(including 31 spaces on the adjoining hotel; site – Lot 2 on RP842280) …… with at least 6 of the spaces
suitable for use by persons with disabilities within close proximity to the main access to the retail areas and
signed appropriately. …...”
2 APPLICATION DOCUMENTS
The following items are provided in support of this request:
a) Application fee - payment of the prescribed minor change application fee of $3,588.00 GST free in
respect of a minor change for more substantial matters. The applicant will pay the application upon
receipt of the Council’s Tax Invoice;
b) Planning Act Form 5 - Change Application Form (refer to Attachment 1);
c) Landowner’s Consent (Attachment 2);
d) Development Proposal Plans re: the minor change (Attachment 3);
e) Traffic Statement re car parking demand assessment; (Attachment 4);
f) Prelodgement Meeting Notes PLM22/0015 (Attachment 5);
g) Minor Change Approval 131999.982622.05 (Attachment 6);
h) Smartmap (Attachment 7);
i) Registered Survey Plan SP115778 (Attachment 8);
j) Aerial Photograph (Attachment 9); and
k) Site Photographs (Attachment 10).
2.1 Supporting Development Plans & Reports
The application is supported by the following proposal plans and reports, which are appended in Attachments
3 and 4 respectively:
Table 1 – Submitted Development Plans & Reports
Document Source Document/Plan No. & Revision
Direct To Boot Drive Up Parking i2C Architects Drg. No. WA381 – Rev A
Cover Sheet – Direct To Boot Signs JVC Media & Signage Drg. No. 1 – Rev 6
Colour Matrix JVC Media & Signage Drg. No. 2 – Rev 6
Site Map JVC Media & Signage Drg. No. 3 – Rev 6
Sign Layouts - 1 to 3 - Directional Totems JVC Media & Signage Drg. No. 4 – Rev 6
Sign Layouts – 4 - Line Ground Marking JVC Media & Signage Drg. No. 5 – Rev 6
Sign Layouts – Elevations & Sections JVC Media & Signage Drg. No. 6 – Rev 6
Sign Layouts – Perspective View JVC Media & Signage Drg. No. 7 – Rev 6
Sign Layouts – 5 – Direct To Boot Bays JVC Media & Signage Drg. No. 8 – Rev 6
Sign Layouts – 5 - Canopy Signs JVC Media & Signage Drg. No. 9 – Rev 6
Sign Layouts – 6 - Mounted Car Park Signs JVC Media & Signage Drg. No. 10 – Rev 6
Traffic Statement – Parking Demand Stantec Australia Pty Ltd 14 April 2022
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3 OWNER’S CONSENT
Section 79(1A)(a) of the Act requires a change application to be supported by written landowner’s consent.
The written consent of the landowner by signed power of attorney is appended in Attachment 2.
4 PRE-LODGEMENT MEETING
Representatives of the applicant conducted Pre-Lodgement Meeting PLM 22/0015 with Council’s planning
and engineering officers on 24 March 2022.
A copy of the Pre-Lodgement Meeting Notes is appended in Attachment 5.
The pre-lodgement meeting was predicated upon the conversion of six (6) existing car parking spaces to four
(4) direct to boot car parking spaces, together with an overhead canopy and associated signage.
The applicant has since elected to increase the number of direct to boot car parking spaces from four (4) to
five (5). Nevertheless, the underlying urban design and traffic engineering principles remain the same, as
does the associated rationale and justification for the minor change.
5 NOTICE TO AFFECTED ENTITIES
Decision Notice 131999.982622 confirms that the application was not referred to the chief executive or any
other State agency.
Section 80(1)(a) of the Act does not require the applicant to give notice of the minor change to an affected
entity.
6 THE REQUESTED MINOR CHANGE
6.1 Reason For The Requested Change
The advent of new technologies coupled with factors such as consumer demand, flexible work practices,
population growth, increased traffic congestion and events such as Covid 19, are driving the pursuit of more
efficient and innovative methods of service delivery, convenience and competitiveness through online
shopping.
6.2 Proposed Plan Changes
The proposed changes to the existing car parking layout primarily involve the conversion of six (6) existing
off-street car parking spaces to five (5) dedicated Direct To Boot car parking spaces, together with the
addition of an all-weather protection overhead canopy, pedestrian pathways and directional signage, viz:
Figure 1 – Location of Proposed Direct To Boot Parking Bays
Proposed Direct
To Boot Parking
Bays
Woolworths
Supermarket
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The parking spaces will be “rear in” to facilitate safe deliveries for both customers and Woolworths delivery
staff. The layout and design of the parking bays and their associated pedestrian walkways and signage will
conform with required workplace health and safety and public safety considerations.
The overhead canopy:
a) will provide all-weather protection to the direct to boot pick-up activities;
b) is designed to integrate with and complement the existing built form of the existing shopping
centre. The canopy will offer an aesthetic and functional urban design outcome to what is currently
an uninspiring section of the shopping centre car park, viz
Figure 2 – Existing Car Parking Bays
Figure 3 – Proposed Direct To Boot Parking Bays & Overhead Canopy That Complements The Existing
Built Form Of The Shopping Centre
The open, unenclosed nature of the canopy structure will facilitate the maintenance of existing view lines
through the structure.
6.3 Key Minor Change Elements
The proposed minor plan changes involve four (4) key elements:
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a) the conversion of six (6) general customer car parking spaces to five (5) dedicated “rear in” Direct
To Boot pick up spaces dedicated to supermarket customers;
b) the nett loss of one (1) car parking space;
c) the addition of an overhead all-weather protection canopy; and
d) the addition of directional and safety signs.
6.4 Key Design Elements
The pick up facility will service on-line shopping customers:
• vehicles will approach the pick up area via the north/south internal traffic aisles. They will then
reverse into the pick up bays;
• Woolworths team members will retrieve the customer order and deliver the goods to the vehicle
that is parked in the designated space. Once the loading process is complete, the vehicle will
exit the collection point in a forward direction generally via the same north/south traffic aisles
through which they entered;
• a 1.5 m wide pedestrian path depicted by yellow zebra crossing line marking, together with
additional 220 mm clearances on each side will be provided to enable safe staff access to the
luggage compartment of the parked vehicle;
• pick-up bays will be 2.8 m wide and provide sufficient width for safe pedestrian and trolley
access;
• each pick-up bay will be 5.4 m long, exclusive of 220 mm overhang, consistent with Woolworths
design standards;
• each two (2) pick-up bays will be separated by an 800 mm wide pedestrian access depicted by
yellow zebra crossing line marking;
• directional signage from the car park entry to the proposed pick-up bays will be installed to give
advance warning to motorists wishing to navigate the area;
• linemarking and hatching will be implemented to provide advance warning to motorists.
6.5 Parking Demand Outcomes
The accompanying Traffic Statement prepared by Stantec Australia Pty Ltd provides a detailed
explanation and analysis of the proposed Direct To Boot pick up facility (Attachment 4)
In summary:
• In 2020, Stantec conducted a study on existing Woolworth’s Drive-Thru and Pick-Up facilities in
Queensland. The study sought to quantify the reduction of car parking demand as a result of the
introduction and operation of these types of facilities for its supermarket premises;
• The study revealed an average processing time for a Drive-Up facility of 3.6 minutes per customer
vehicle. At peak capacity, the estimated number of car parking spaces ‘saved’ by the Drive-Up
facility arising from the pick-up facility equated to a net improvement of 8 car parking spaces per
hour per Drive-Up bay or in this case, a combined estimated 40 car parking spaces per hour;
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• By applying the research to this case, the proposed 5 bay Direct To Boot pick- up facility will result
in a benefit or reduction in peak car parking demand in the order of 20 to 40 car parking spaces,
depending on take-up and processing efficiencies, based on a minimum 50% occupancy rate/bay;
• The net impact to parking availability will be minimal; and
• The Direct To Boot pick-up facility will reduce peak car parking demands associated with the
supermarket and the shopping centre generally.
Please note that the accompanying traffic report refers to four (4) direct to boot spaces while the applicant
has since elected to increase the number of direct to boot car parking spaces from four (4) to five (5).
Nevertheless, the underlying urban design and traffic engineering principles remain unchanged, as does
the associated rationale and justification for the minor change.
6.6 Proposed Changes to Conditions
The request seeks consequential changes to Condition 14 of the Decision Notice generally as follows:
1. Change Condition 14 of the approval concerning car parking allocations by rewording the condition
generally as follows:
At least 278 277 off-street car parking spaces (including 31 spaces on the
adjoining hotel site - Lot 2 on RP84228 and 5 Direct To Boot car parking
spaces for supermarket use) shall be provided with at least 6 of the spaces
suitable for use by persons with disabilities within close proximity to the main
access to the retail areas and signed appropriately. Some of these spaces must
be converted to provide for 8 motorcycle/scooter spaces. Access thereto shall
be via a bitumen sealed or concrete pavement.
The car parking spaces and associated manoeuvring areas shall be in
accordance with Australian Standard AS2890.1-1993 with respect to dimension
and gradient for User Class 3 and User Class 4 for the disabled spaces.
7 REQUESTED MINOR CHANGE NOT AN ASSESSABLE MATERIAL CHANGE OF USE
The proposed minor change does not constitute an assessable material change of use because the existing
use of the supermarket within the shopping centre is a lawful pre-existing use that:
a) is approved under Decision Notice 131999.982622 and does not commence a new use of the
premises;
b) does not involve the recommencement of a previous use that was ceased or abandoned; and
c) does not intensify the existing approved use.
8 STATUTORY MINOR CHANGE CRITERIA
The proposed changes are consistent with the Act definition of minor change for a development approval.
Schedule 2 of the Act prescribes the meaning of a minor change for a development approval, viz:
(i) would not result in substantially different development; and
(ii) if a development application for the development, including the change, were made when
the change application is made would not cause -
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A. the inclusion of prohibited development in the application; or
B. referral to a referral agency, other than to the chief executive, if there were no
referral agencies for the development application; or
C. referral to extras referral agencies, other than to the chief executive; or
D. a referral agency to assess the application against, or have regard to, matters
prescribed by regulation under section 55(2), other than matters the referral
agency must have assess the application against, or have had regard to, when
the application was made; or
E. public notification if public notification was not required for the development
application.
An assessment of the proposed change against the criteria set out in Schedule 2 of the Act is included in
Table 2:
Table 2 - Minor Change Assessment
Statutory Minor Change Criteria Assessment
The proposed change will not result in substantially Complies - The use, scale and built form of the approved
different development. development will remain substantially unchanged, albeit
visually enhanced by the integration and complementary
built form associated with the proposed overhead
canopy. (Refer to Table 2 on pages 4 and 5 of Schedule
1 of the Development Assessment Rules re:
substantially different development)
If a development application for the development, Complies - The proposed minor change does not
including the change, were made when the change introduce prohibited development.
application is made, the change will not cause the
inclusion of prohibited development in the application
If a development application for the development, Complies - The proposed minor change is not required
including the change, were made when the change to be referred to the Chief Executive because of its minor
application is made, the change will not require referral to nature and the change will not require referral to any
additional concurrence agencies additional concurrence agencies. Planning Act -
s.80(1)(a)
If a development application for the development, Complies - No extra referral agencies are relevant to the
including the change, were made when the change proposed minor change.
application is made, the change will not require referral to
extra referral agencies
If a development application for the development, Complies - No matters prescribed by s.55(2) of the
including the change, were made when the change regulation will cause a referral agency to assess the
application is made, the change will not cause a referral change.
agency to assess the application or have regard to any
matters prescribed by regulation under section 55(2)
If a development application for the development, Complies - The proposed minor change does not require
including the change, were made when the change public notification or raise the level of assessment to
application is made, the change will not trigger public impact assessment.
notification
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9 DOES THE CHANGE CONSTITUTE A SUBSTANTIALLY DIFFERENT DEVELOPMENT?
Schedule 1 of the Development Assessment Rules assists assessment managers to determine the meaning
of substantially different development. Table 3 below provides an assessment of the Schedule 1 criteria:
Table 3 - Substantially Different Development Assessment
Substantially Different Development Criteria Assessment
Involves a new use. Complies -The proposed minor change does not involve
a new use of the premises.
Results in the application applying to a new parcel of land. Complies - No new or additional land applies to the
minor change.
Dramatically changes the built form in terms of scale, bulk Complies - The proposed minor change does not
and appearance. dramatically affect the form, scale or bulk of the existing
development. Indeed, the integration of the proposed
overhead canopy will enhance the visual aesthetics of
the existing development, by creating visual interest to
an otherwise uninspiring area of the existing car park.
The open, unenclosed nature of the canopy structure
will facilitate the maintenance of existing view lines
through the structure.
Changes the ability of the proposal to operate as intended. Complies - The proposed minor change will enhance
For example, reducing the size of a retail complex may rather than prejudice the ability of the development to
reduce the capacity of the complex to service the intended operate for the purpose for which it is approved as a
catchment. supermarket within the Noosa Village Shopping Centre
Removes a component that is integral to the operation of Complies - The proposed minor change will not remove
the development. any component that is integral to the operation of the
approved development.
Significantly impacts on traffic flow and the transport Complies - The proposed minor change will not
network, such as increasing traffic to the site. significantly impact on traffic generation or flows to the
approved development. Indeed, the amended car
parking arrangement will increase car parking efficiency
and utilisation.
Introduces new impacts or increases the severity of known Complies - The proposed minor change will not
impacts. introduce new impacts or increase the severity of known
impacts generated by the approved development.
Removes an incentive or offset component that would Complies - No incentives or offsets are involved or will
have balanced the negative impact of the development. be removed as a consequence of the minor change.
Impacts on infrastructure provisions. Complies - The proposed minor change will not impact
on the provision of infrastructure to the approved
development, nor will it require any additional
infrastructure or place additional demand on
infrastructure services.
10 JUSTIFICATION FOR THE REQUESTED CHANGE
The request is justified on planning grounds because the proposed minor change:
a) satisfies all relevant statutory assessment criteria relevant to a minor change;
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b) will provide a positive community benefit by offering a higher level of amenity, service, choice and
convenience to the Noosa sub-regional population in respect of supermarket service delivery;
c) will enhance rather that detract from the design and built form of the existing approved development;
d) will not cause inconvenience or risk to adjoining property owners.
There are no substantive planning, design, aesthetic, or statutory reasons why the requested minor change
should not be approved.
11 CONCLUSION
The requested minor change is justified on town planning grounds.
Thank you for your consideration of this request. Your early attention to the request would be appreciated.
Please refer any queries to the undersigned by telephone on 0413 625 071 during business hours.
Yours sincerely
Alan Holliday
Consulting Town Planner
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ATTACHMENT 1 PLANNING ACT FORM 5 - MINOR CHANGE APPLICATION [OCR of page images] ATTACHMENT 1 PLANNING ACT FORM 5 - MINOR CHANGE APPLICATION
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ATTACHMENT 2 LANDOWNER’S CONSENT [OCR of page images] ATTACHMENT 2 LANDOWNER’S CONSENT
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ATTACHMENT 3
DEVELOPMENT PROPOSAL PLANS
FOR MINOR CHANGE
[OCR of page images]
ATTACHMENT 3
DEVELOPMENT PROPOSAL PLANS
FOR MINOR CHANGE
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ATTACHMENT 4 CAR PARKING DEMAND TRAFFIC STATEMENT [OCR of page images] ATTACHMENT 4 CAR PARKING DEMAND TRAFFIC STATEMENT
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ATTACHMENT 5 PRELODGEMENT MEETING NOTES – PLM22/0015 [OCR of page images] ATTACHMENT 5 PRELODGEMENT MEETING NOTES —- PLM22/0015
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ATTACHMENT 6 MINOR CHANGE APPROVAL 131999.982622.05 [OCR of page images] ATTACHMENT 6 MINOR CHANGE APPROVAL 131999.982622.05
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ATTACHMENT 7 SMARTMAP [OCR of page images] ATTACHMENT 7 SMARTMAP
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ATTACHMENT 8 REGISTERED SURVEY PLAN SP115778 [OCR of page images] ATTACHMENT 8 REGISTERED SURVEY PLAN SP115778
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ATTACHMENT 9 AERIAL PHOTOGRAPH [OCR of page images] ATTACHMENT 9 AERIAL PHOTOGRAPH
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ATTACHMENT 10 SITE PHOTOGRAPHS [OCR of page images] ATTACHMENT 10 SITE PHOTOGRAPHS
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