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DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
FOR AGED CARE FACILITY
Part 28 Eenie Creek Road, Noosaville
Part of Lot 3 SP246584
File Number: 15104 July 2016
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PROJECT URBAN – 15104 July 2016
DOCUMENT INFORMATION
Project number: 15104
Report prepared for: J & G Knowles and Associates Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 22/03/2016 Terry Frey Scott Sobey
Final 17/06/16 Scott Sobey Scott Sobey Scott Sobey
Updated 04/07/16 Scott Sobey Scott Sobey Scott Sobey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Fax:
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
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PROJECT URBAN – 15104 July 2016
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 5
2.0 INTRODUCTION ....................................................................................................................................... 7
3.0 SITE DESCRIPTION .................................................................................................................................. 8
3.1 SUBJECT SITE ....................................................................................................................................................................... 8
3.2 SURROUNDING LAND USES.......................................................................................................................................... 8
4.0 PROPOSAL ............................................................................................................................................. 10
5.0 SUPPORTING DOCUMENTATION ...................................................................................................... 12
5.1 SURVEY................................................................................................................................................................................. 12
5.2 ARCHITECTURAL .............................................................................................................................................................. 12
5.3 BUSHFIRE............................................................................................................................................................................. 12
5.4 ECOLOGICAL ...................................................................................................................................................................... 12
5.5 GEOTECHNICAL ................................................................................................................................................................ 12
5.6 LANDSCAPE ........................................................................................................................................................................ 12
5.7 NEED ..................................................................................................................................................................................... 13
5.8 STORMWATER ................................................................................................................................................................... 13
5.9 TRAFFIC ................................................................................................................................................................................ 13
6.0 STATE PLANNING INTERESTS ............................................................................................................ 14
6.1 STATE PLANNING REGULATORY PROVISIONS .................................................................................................... 14
6.2 STATE PLANNING POLICY ............................................................................................................................................ 14
6.3 REFERRAL ............................................................................................................................................................................ 15
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................................................................... 16
7.0 PLANNING SCHEME ............................................................................................................................. 17
7.1 DEFINITION ........................................................................................................................................................................ 17
7.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 17
7.3 DESIRED ENVIRONMENTAL OUTCOMES (DEO’S) .............................................................................................. 17
7.3.1 AGRICULTURAL USES ................................................................................................................................................ 17
7.3.2 COMMERCIAL AND RETAIL USES ......................................................................................................................... 17
7.3.3 COMMUNITY USES AND FACILITIES ................................................................................................................... 17
7.3.4 HERITAGE ....................................................................................................................................................................... 17
7.3.5 INDUSTRIAL BUSINESS USES ................................................................................................................................. 18
7.3.6 NATURAL RESOURCES .............................................................................................................................................. 18
7.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS ............................................................. 18
7.3.8 SPORT AND RECREATION USES ........................................................................................................................... 18
7.3.9 RESIDENTIAL USES ..................................................................................................................................................... 18
7.3.10 TOURISM ................................................................................................................................................................... 20
7.3.11 TRANSPORT AND MOBILITY FUNCTIONS ................................................................................................... 20
7.3.12 INFRASTRUCTURE AND SERVICES .................................................................................................................. 21
7.4 OVERLAYS ........................................................................................................................................................................... 21
7.5 LOCALITY PLAN ................................................................................................................................................................ 22
7.6 ZONING ............................................................................................................................................................................... 24
7.7 DEVELOPMENT CODES .................................................................................................................................................. 26
7.8 PLANNING SCHEME CONFLICTS ............................................................................................................................... 27
7.8.1 NEED ASSESSMENT.................................................................................................................................................... 27
8.0 CONCLUSION ........................................................................................................................................ 32
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PROJECT URBAN – 15104 July 2016 SUPPORTING DOCUMENTATION Contour & Detail Survey prepared by Project Urban Architectural Plans prepared by Oksio Designs Bushfire Assessment Report prepared by Covey Associates Ecological Assessment Report prepared by Core Consultants Geotechnical Report prepared by Core Consultants Landscape Concept Plan prepared by Anembo Stormwater Management Plan prepared by Empire Engineering Traffic Impact Assessment prepared by Empire Engineering Development Assessment Report Page 4 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016
1.0 APPLICATION SUMMARY
SITE DETAILS
Address Part 28 Eenie Creek Road, Noosaville QLD 4566
Real Properly Description Part of Lot 3 SP246584
Land Area 26,104m2 approx.
Local Authority Noosa Shire Council
Registered Landowner QIC Noosa Civic Pty Ltd
Current Use Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan
Locality Noosaville Locality Plan
Zone Part Shire Business Centre and Part Open Space Conservation
Overlays Biodiversity Overlay (Environmental Enhancement Area,
Koala Habitat Area)
Natural Hazard Overlay: Bushfire and Acid Sulfate Soils
(Potential Acid Sulfate Soils, Bushfire Hazard Area)
APPLICATION DETAILS
Applicant J & G Knowles and Associates Pty Ltd C/ Project Urban
Application Type Development Permit for Material Change of Use
Proposal Multiple Housing Type 3 – Retirement and Special Needs
(Aged Care Facility)
Level of Assessment Impact
Referrals SARA – Concurrence Agency
Schedule 7 Table 3 Item 2 – exceeding threshold for
residential care facility in LGA population 2.
Energex – Advice Agency
Schedule 7 Table 3 Item 7 - Electricity Infrastructure
(premises is subject to an easement for a supply
network)
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PROJECT URBAN – 15104 July 2016 PROJECT TEAM Town Planning & Project Urban Surveying Architecture Oksio Designs Bushfire Covey Associates Civil Engineering Empire Engineering Ecological Core Consultants Geotechnical Core Consultants Landscape Anembo Traffic Engineering Empire Engineering Development Assessment Report Page 6 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Multiple Housing Type 3 – Retirement and Special Needs (Aged Care Facility) on behalf of J & G Knowles and Associates Pty Ltd. The subject site is situated at Walter Hay Drive, Noosaville and is described as Part of Lot 3 SP246584. Under the Noosa Plan the site is included within the Noosaville Locality and partly the Shire Business Centre Zone and partly the Open Space Conservation Zone. The proposal is subject to impact assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, proposal plans and supporting documentation. Development Assessment Report Page 7 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The site is situated along Walter Hay Drive. The site forms part of the larger Noosa Civic
landholding and is described as Part of Lot 3 on SP246584. The subject area is approximately
26,104m2 and currently vacant. The site is presently vegetated.
The sites location and context are illustrated in the figures below and over page.
Subject Site
Figure 1: Location of Subject Site (State Government mapping)
3.2 SURROUNDING LAND USES
To the north the site adjoins Noosa National Park, further north is Noosa Domain Village, a
residential retirement village. To the east the site adjoins an easement containing electricity
infrastructure, further east is Noosa National Park.
To the south is Walter Hay Drive, which is the primary entry road to Noosa from the south.
Further south on the balance of the lot is Noosa Civic and the Shire Business Centre, the principle
activity centre for Noosa.
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PROJECT URBAN – 15104 July 2016
Subject Site
Figure 2: Aerial Photograph of Subject Site, State mapping, accessed February 2016,
http://spp.dsdip.esriaustraliaonline.com.au/geoviewer/map/da
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PROJECT URBAN – 15104 July 2016 4.0 PROPOSAL This application seeks a Development Permit for Material Change of Use to establish a 90 bed Aged Care Facility on the site. The use is defined as Multiple Housing Type 3 – Retirement and Special Needs under The Noosa Plan. Proposal plans submitted with the application show the proposed development layout. BUILT FORM The proposed development will comprise of 90 bedrooms over two storeys. The main entry is accessed at the ground floor and includes a reception area, offices, meeting rooms and ancillary café. Additional resident facilities include a hairdressing salon, theatre, private dining, sitting, lounge and communal dining rooms. There are 41 bedrooms on this level as well as the commercial kitchen, laundry, nurse’s station and staff facilities. The building is arranged around internal landscaped courtyards. The second level consists of similar layout as the ground floor, with a further 49 beds and associated rooms. There is also training and physiotherapy treatment rooms, a staff room and staff amenities. The proposal maintains a medium rise built form with a maximum height of 8 metres from finished ground level. The total gross floor area of proposed new buildings is 6,185m2 and comprises a site cover of approximately 13%. The proposal achieves a contemporary, architecturally designed development with building articulation and variation in building materials and treatments. All car parking areas will be screened by landscaping treatments. ACCESS AND PARKING Vehicles will enter and exit the proposed development from the Walter Hay Drive roundabout, immediately to the south of the site. The location of the access, which passes through the electrical easement, and beneath existing above ground electrical infrastructure, was recommended by Council engineers in prelodgement discussions. A total of 51 car spaces, including 2 disabled spaces, plus 4 motorcycle parks and 16 bicycle spaces are provided. The porte cochere provides for an emergency ambulance bay. Onsite manoeuvring for a WCV is available. A Traffic Assessment prepared by Empire Engineering supports the application. LANDSCAPE/ENVIRONMENTAL/BUSHFIRE The proposed development represents a balanced approach to address the sites environmental qualities, bushfire hazard risk and landscape amenity outcomes. An Ecological Assessment of the site has been undertaken by Core Consultants. This report undertakes an assessment of the ecological values of the site and immediate surrounding area. Development Assessment Report Page 10 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016 The report finds that while the surrounding vegetation (Noosa National Park) is considered to contain significant ecological values, there are no significant / protected plant species occurring on the site. The site is considered Koala habitat and requires appropriate vegetation offsets. The proposed development is considered to contain sufficient buffers to ensure no detrimental impact to the surrounding vegetation (Noosa National Park). A Bushfire Assessment Report has been prepared by Covey Associates. The report provides an assessment of the sites bushfire risk and includes recommendations to achieve compliance with Councils bushfire code requirements. The report concludes that the proposed mitigation measures are superior to the requirements of Councils bushfire code provisions and would result in a very well bushfire prepared facility and would reduce the level of risk of either the loss of the facility or the loss of life in a credible worst case bushfire scenario (FFDI 40 as per AS3959:2009) to low. In order to mitigate bushfire risk and provide the necessary fire breaks, vegetation thinning/clearing within part of the Open Space Conservation Zoned portion of the site is proposed. This is detailed within the bushfire report and shown in the Proposal Plans and Landscape Concept Plan. In compensation for the area of Open Space Conservation Zone required as a bushfire buffer it is proposed to dedicate an equivalent area of land, to the northwest of the development footprint, currently included within the Business Centre Zone as Open Space Conservation Zone. This will ensure that the development does not result in any net loss of Open Space Conservation Zone area within the site. It is noted that the Ecological Assessment has established that the ecological value of the site is consistent across the site and as such this outcome will not diminish the ecological value of the Open Space Conservation Zoned area. Landscaping treatments to compliment the built form of the proposed development, address bushfire protection and balance the sites overall conservation protection zone, are provided in accordance with the Landscape Concept Plans prepared by Anembo. Landscaping is proposed to all site boundaries, internal courtyard areas and throughout parking areas. SERVICING Waste will be stored in screened, hardstand waste enclosure near the loading/service area at the rear of the site. Waste collection will be facilitated from the waste enclosure and bins can be easily serviced from the site. There is sufficient manoeuvring area on site for a waste management collection vehicle to service the refuse bin enclosure. Please refer to Traffic Impact Assessment prepared by Empire Engineering. INFRASTRUCTURE All essential urban infrastructure is available to the site. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the attached Stormwater Management Plan prepared by Empire Engineering. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. Development Assessment Report Page 11 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016 5.0 SUPPORTING DOCUMENTATION 5.1 SURVEY A Contour and Detail Survey prepared by Project Urban is attached. This survey demonstrates that the site falls gently to the west. An open drain transects the western portion of the site and runs in a north/south direction. 5.2 ARCHITECTURAL Proposal plans prepared by Oksio Designs are attached. The plans include site plans, floor plans, elevations, and perspective images. The plans demonstrate that the proposal results in an attractive built form and facade to Walter Hay Drive which complements the character of the locality. 5.3 BUSHFIRE A Bushfire Assessment Report has been prepared by Covey Associates. The report provides an assessment of the sites bushfire risk and includes recommendations to achieve compliance with Councils bushfire code requirements. The report concludes that the proposed mitigation measures are superior to the requirements of Councils bushfire code provisions and would result in a very well bushfire prepared facility and would reduce the level of risk of either the loss of the facility or the loss of life in a credible worst case bushfire scenario (FFDI 40 as per AS3959:2009) to low. 5.4 ECOLOGICAL An Ecological Report prepared by Core Consultants is attached. This report undertakes an assessment of the ecological values of the site and immediate surrounding area. The report finds that while the surrounding vegetation (Noosa National Park) is considered to contain significant ecological values, no significant / protected plant species occur on site. The site is considered Koala habitat and requires appropriate vegetation offsets. The proposed development is considered to contain sufficient buffers to ensure no detrimental impact to the surrounding vegetation (Noosa National Park). 5.5 GEOTECHNICAL A Geotechnical Report prepared Core Consultants is attached. The report undertakes a geotechnical investigation for the proposed development and provides recommendations for earthworks and footing design. The report also provides an acid sulfate soils assessment and concludes that the presence of acid sulfate soils is unlikely. 5.6 LANDSCAPE A Landscape Concept Plan prepared by Anembo Consultants is attached. The plan outlines the proposed landscaping treatments to compliment the built form of the proposed development, address bushfire protection and balance the sites overall conservation protection zone area. Development Assessment Report Page 12 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016 5.7 NEED A needs assessment has been undertaken by Project Urban and is included in section 7.8.1 of this report. The assessment establishes that there exists strong demand for further aged care facilities in Noosa Shire. Projections estimate a shortfall of 251 beds by 2026. The proposed 90 bed facility fits well within this projected demand. 5.8 STORMWATER A Stormwater Management Plan prepared by Empire Engineering is attached. This report demonstrates that stormwater generated by the proposed development can be appropriately managed and discharged and outlines a total water cycle strategy to be adopted in the construction and operational works phase of the development which satisfies the acceptable solutions set out in Councils planning scheme policies. 5.9 TRAFFIC A Traffic Impact Assessment prepared by Empire Engineering is attached. This report establishes that the proposed development achieves functional access, manoeuvring and parking in compliance with relevant planning scheme provisions and Australian Standard AS2890 and will not have a tangible negative impact on the existing operational conditions of the surrounding road network. Development Assessment Report Page 13 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016
6.0 STATE PLANNING INTERESTS
6.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development
and can apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
Draft Palm Island Not applicable
The site is not located on Palm Island
Draft amendment to the South East Queensland Applicable
Regional Plan 2009-2031 State Planning Regulatory The site is included with the Urban Footprint.
Provisions Assessment against the regulatory provisions is not
applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah area.
State Planning Regulatory Provision (adopted Applicable
charges) The Councils Adopted Infrastructure Charges
Resolution reflects these provisions and which will
be applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State Applicable
Planning Regulatory Provisions The site is located within a Koala Assessable
Development Area. Please refer to Ecological
Report prepared by Core Consultants. As indicated
in the conclusion and recommendations of the
report, the applicant proposes a financial
settlement offset with Noosa Council under the
Queensland Governments Offsets Policy in
compliance with the regulatory provisions for the
proposed clearing.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
state interest in land use planning and development. The SPP only applies to development
assessment if the planning scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and a state planning policy, then what is outlined
in the state planning policy overrides the planning scheme.
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PROJECT URBAN – 15104 July 2016
The Noosa Plan does not reflect the SPP. The following table provides comment on how the
proposal meets each state interest.
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA), the separation
area of a KRA or the transport route separation area of a KRA.
Biodiversity Applicable
The site includes land that relates to a matter of state
environmental significance. Please refer to Ecological Report
prepared by Core Consultants.
Coastal environment Not applicable
The site is not located within the coastal management district.
Water quality Not applicable
The land is not at or below 5m AHD and is within an urban
area. Please refer to Stormwater Management Plan prepared
by Empire Engineering.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards, risk and resilience Applicable
The site is not within a landslide hazard area or coastal hazard
area. The site is in a bushfire area and flood hazard area.
Please refer to Bushfire Management plan prepared by Covey
and Associates and Stormwater Management Plan prepared by
Empire Engineering.
State transport infrastructure Not applicable
The site is not located within 400m of a public passenger
transport facility or future public passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a strategic airport or
aviation facility.
6.3 REFERRAL
Referral is triggered to SARA and Energex under the Sustainable Planning Regulation 2009 as
follows:
SARA – Concurrence Agency
Schedule 7 Table 3 Item 2 – exceeding threshold for residential care facility in LGA
population 2 (Schedule 9)
Energex – Advice Agency
Schedule 7 Table 3 Item 7 – Electricity Infrastructure (premises is subject to an easement
for a supply network)
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PROJECT URBAN – 15104 July 2016 6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment, where the state assessment and referral agency (SARA) is responsible for assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is not applied by local government in the assessment of development applications. The applicable SDAP for the state transport infrastructure referral triggered Schedule 7 Table 3 Item 2 are Module 17.1 Public passenger transport state code, Module 18.1 Filling, excavation and structures state code, Module 18.2 Stormwater and drainage impacts on state transport infrastructure state code and Module 19.2 Transport infrastructure and network design state code. These codes have been reviewed and it is considered that the proposal complies with all required performance outcomes and that the proposal will not have any detrimental impact upon public passenger transport, state transport infrastructure or state transport network functionality. Development Assessment Report Page 16 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016 7.0 PLANNING SCHEME Under the Noosa Plan the site is included within the Noosaville Locality Plan and is partially zoned Shire Business Centre and partially Open Space Conservation zone. An assessment of the applicable provisions of The Noosa Plan has been undertaken below. 7.1 DEFINITION The proposed development is defined under the Noosa Plan as: “Multiple Housing Type 3 – Retirement and Special Needs:” means the use of premises for dwelling units or accommodation units that house persons who are aged, being nursed or are convalescing. In each case, communal facilities may be available to residents for social interaction, recreation and emergency medical attention. The use may also include a caretaker’s residence and medical centre where they are ancillary to the residential care facility. The use includes a retirement village, residential aged care and a group house, however does not include health uses or community residence as separately defined. Comment: The proposed development will be established in accordance with the above definition. 7.2 LEVEL OF ASSESSMENT In accordance with Part 11, Tables 11.7 and 11.11 Assessment Tables for the Shire Business Centre and Open Space Conservation zones, the proposal will be subject to Impact Assessment. 7.3 DESIRED ENVIRONMENTAL OUTCOMES (DEO’S) An assessment of the Desired Environmental Outcomes (DEO’s) for Noosa is provided below: 7.3.1 AGRICULTURAL USES Comment: the proposed development does not constitute an agricultural use. Assessment against the agricultural uses DEO is not applicable. 7.3.2 COMMERCIAL AND RETAIL USES Comment: the proposed development does not constitute a commercial or retail use. Assessment against the commercial and retail uses DEO is not applicable. 7.3.3 COMMUNITY USES AND FACILITIES Comment: the proposed development is not a ‘Community use’ as defined by The Noosa Plan. As such, assessment against the community uses and facilities DEO is not applicable. 7.3.4 HERITAGE Comment: the subject site is not identified as being of heritage value and the subject site does not adjoin any places of heritage significance. Assessment against the Heritage DEO is not applicable. Development Assessment Report Page 17 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016
7.3.5 INDUSTRIAL BUSINESS USES
Comment: the proposed development does not constitute an industrial use. Assessment against
the industrial business uses DEO is not applicable.
7.3.6 NATURAL RESOURCES
Comment: the proposed development does not relate to or impact on a natural resource.
Assessment against the natural resource DEO is not applicable.
7.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS
The purpose of the Open Space, Environment and Conservation Functions DEO is as follows:
Networks of open space and natural habitat, vegetated lands, and riparian zones along
watercourses—
i. are sensitively managed and protected from any adverse impacts, including cumulative
impacts, resulting from development;
ii. set Noosa apart from other coastal parts of south-east Queensland by strongly protecting
the natural environment;
iii. support the economy through the tourism industry;
iv. define the boundaries to or of each of the distinct urban localities of Noosa;
v. protect water quality, landscape stability and biodiversity;
vi. provide passive, nature-based recreational and educational opportunities;
vii. enhance visual amenity; and
viii. provide linkages beyond Noosa’s boundaries.
Comment: The subject site includes and adjoins land forming part of the open space network and
having environment and conservation function. In order to mitigate bushfire risk and provide the
necessary fire breaks, vegetation thinning/clearing within part of the Open Space Conservation
Zoned portion of the site is proposed. This is detailed within the Bushfire Report and shown in
the Proposal Plans and Landscape Concept Plan. In compensation for the area of Open Space
Conservation Zone required as a bushfire buffer it is proposed to dedicate an equivalent area of
land, to the northwest of the development footprint, currently included within the Business
Centre Zone as Open Space Conservation Zone. This will ensure that the development does not
result in any net loss of Open Space Conservation Zone area within the site. It is noted that the
Ecological Assessment has established that the ecological value of the site is consistent across the
site and as such this outcome will not diminish the ecological value of the Open Space
Conservation Zoned area or compromise the purpose of the Open Space, Environment and
Conservation Functions DEO.
7.3.8 SPORT AND RECREATION USES
Comment: While the proposed development does not constitute a sport and recreation use, the
sites zoning is to provide for a minor recreation use or a mixed use development. It is noted
however that a service station could be developed on the site as a consistent use. Given that the
site is not solely limited to sport and recreation use, the proposed use for an aged care facility
does not compromise the purpose of the sport and recreation use DEO.
7.3.9 RESIDENTIAL USES
The purpose of the Residential Uses DEO is reflected in the seven elements listed i to vii below.
Assessment against these elements, as well as the community implications sought by the DEO, is
provided in the following table.
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ELEMENT PROPOSAL
Urban and rural settlement for residential use is developed to be consistent with—
i. the planned capacity for roads, community services Complies: The proposed development is on
and infrastructure for the particular locality; land forming part of the Shire Business Centre
and is consistent with the planned capacity for
roads, community services and infrastructure.
ii. the expectations of Noosa’s population to have Complies: The proposed development
access to a broad range of safe, secure and provides increased offering for aged care
affordable housing; housing satisfying identified need.
iii. the expected character and amenity for the Complies: The development provides an
particular locality; outcome within the expectation for character
and amenity of the locality. Vegetation
screening is maintained along Walter Hay
Drive.
iv. the landform, natural environmental and climatic Complies: The proposed development is
conditions of the locality; responsive to the sites landform, natural
environment and the climatic conditions of the
locality.
v. energy efficiency and water conserving design Complies: The development will incorporate
principles; energy efficiency and water conservation
principles where practical and viable.
vi. convenience and accessibility to urban services; and Complies: The site is directly opposite Noosa
Civic and the Shire Business Centre providing a
high level of convenience and accessibility to
urban services.
vii. suitable separation from incompatible land uses. Complies: The proposed development does
not require separation or buffering from an
incompatible land use.
Community implications of Residential Use:
The values identified in the Community Vision are a Complies: The proposed development reflects
major element of attraction to those who chose a number of the key principles outlined in the
Noosa as a place to live. Residential environments community vision for Noosa. The proposal
have a significant role in the maintenance of those supports community wellbeing by addressing
values. an identified demand for aged care facilities in
Noosa.
The impact of residential development on Noosa’s Complies: The proposed development will not
natural resources, open space and clean impact on Noosa’s natural resources, open
environment, as well as the degree to which space or clean environment. The development
development is integrated with the landform and will integrate with the adjoining open space
landscape will have a significant bearing on networks and retain buffering to Walter Hay
residents’ perceptions of the place they live, Drive.
Noosa’s character and natural environment and
residents’ lifestyle.
In rural areas, the predominant land use is open Not applicable: The site is not located within a
space or farming. Urban or rural settlement can rural area. The proposal will not impact on
have a significant impact on the role performed by open space or farming land uses.
those land uses.
Urban or rural settlement that is not sensitive to the Complies: The proposed development is
community values would create less desirable living sensitive to the community values and will
environments and ultimately an urban form that create a desirable aged care living
undermines those values. In addition, such environment.
development threatens economic sectors,
particularly tourism.
The quality lifestyle sought by residents of Noosa Complies: The proposed development will
also demands high standards of residential provide a high standard of residential amenity.
amenity. Factors such as density, noise, accessibility
to community services and infrastructure, security,
traffic and aesthetics are of significance.
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PROJECT URBAN – 15104 July 2016
ELEMENT PROPOSAL
The above aspects are factors that assist in making Complies: The proposed development is
Noosa distinct from other urban and rural consistent with the distinct Noosa settlement
settlement environments in south-east Queensland. environment.
Residential development is to use energy efficiency Complies: The development will incorporate
principles in design and minimise the reliance on energy efficiency principles where practical and
fossil fuels for thermal comfort and water heating. viable.
Factors such as changing demographics, changing Complies: The proposed development
composition of households, ageing and in- provides increased offering for aged care
migration to Noosa alter the housing needs of the housing responding to identified need. The
community. Whilst it is necessary to cater for these development will not impact on the amenity of
changing needs, resultant development should not residential neighbourhoods or environmental
impact on the amenity of residential values.
neighbourhoods or environmental values.
Noosa’s urban and rural settlements not only Not Applicable: The proposed development is
satisfy the needs and aspirations of residents, but in for an aged care facility.
many cases meet the requirements of visitors. This
extends to residents and visitors being attracted to
the same forms of accommodation, which can
cause some level of conflict.
Population growth resultant from residential Complies: The proposed development will not
development has significant potential to impact on impact on the economic provision of
the economic provision of community services and community services and infrastructure.
infrastructure. Proper planning and common sense
dictate that the commitments made for residential
development should coordinate with the ability to
provide the resultant communities with water,
sewerage, community services, roads and the like.
As a consequence, planning commitments made
within this scheme are designed for consistency
with the existing or planned capacity of the various
community services and infrastructure.
7.3.10 TOURISM
Comment: the proposed development does not constitute a tourism related use or impact
tourism operations within Noosa. No further assessment against the tourism DEO is required.
7.3.11 TRANSPORT AND MOBILITY FUNCTIONS
The purpose of the Transport and Mobility Functions DEO is as follows:
Community access for all is provided to a range of safe and efficient transport choices
appropriate to community needs considering the location of residential uses, community and
shopping facilities, leisure opportunities and employment. These transport choices include—
i. affordable community transport, including on the roads and the Noosa River;
ii. private vehicle;
iii. cycling; and
iv. walking.
Comment: The site is highly accessible having good access to higher order roads and public
transport infrastructure. The nearest bus stop is within the Noosa Civic Shopping Centre
immediately opposite the site.
The site has good connections to active transport infrastructure with an existing pedestrian/cyclist
pathway along Walter Hay Drive.
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7.3.12 INFRASTRUCTURE AND SERVICES
The purpose of the Infrastructure and Services DEO is as follows:
i. The efficient provision and use of services such as water, sewerage, power,
telecommunications and waste disposal caters for the needs of residents and visitors,
relative to their location within Noosa.
ii. The ongoing viability of existing infrastructure services and facilities are protected from
the impacts of future development.
Comment: The proposed development can be connected to all essential urban infrastructure
networks. The attached Traffic Impact Assessment Report prepared by Empire Engineering found
that after the completion of the development, the existing traffic network will continue to operate
with spare capacity and the impact of development traffic on the operational performance of the
external road network will be insignificant.
The proposal represents infill development and will maximise the efficient use of existing
infrastructure. The proposal represents infill development within close proximity to a variety of
services, facilities and infrastructure in accordance with sound town planning principles.
7.4 OVERLAYS
The following overlays exist upon the site:
Biodiversity Overlay
Natural Hazard: Landslide and Flooding Overlay
Natural Hazard: Bushfire and Acid Sulfate Soils Overlay
The table below provides an extarct of the relevant overlay mapping as well as an assessment
aginast the corresponding Overlay Code where relevant.
Overlay Comment
Biodiversity Overlay
The site is subject to the Biodiversity Overlay.
Refer to attached Ecological Report prepared by
Core Consultants which provides an assessment
of the sites ecological values and demonstrates
compliance with the Biodiversity overlay code.
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Schedule 7 mapping identifies the site as Urban
Koala Area. Refer to attached Ecological Report
prepared by Core Consultants which confirms
the site as Koala habitat and which requires
appropriate vegetation offsets for the rppsoed
clearing. The applicant proposes a financial
settlement offset with Noosa Council under the
Queensland Governments Offsets Policy in
compliance with the regulatory provisions for
the proposed clearing.
Natural Hazard: Bushfire and Acid Sulfate Soils Overlay
A Bushfire report, prepared by Covey and
Associates, accompanies the application and
demonstrates that the proposal complies with
table 13.9 Bushfire hazard areas of the Natural
Hazards and Natural Resources Overlay Code.
Specifically, the proposed use will not
compromise the safety of people or property
from bushfire. Appropriate mitigation strategies
such as setbacks from hazardous vegetation and
firebreaks are proposed which exceed those set
out by the probable solutions of the Code.
The use has been designed so that it can
continue to operate without impact during and
following a bushfire. The proposal does not
involve storage or manufacture of hazardous
material on site and has access to reticulated
water for firefighting purposes.
The site is also identified as a low potential acid
sulfate area 5-20m AHD. Refer to attached
Geotechnical Report prepared Core Consultants.
The report provides an acid sulfate soils
assessment and concludes that the presence of
acid sulfate soils is unlikely.
The proposal complies with the Natural Hazards
Overlay Code.
7.5 LOCALITY PLAN
The site is included within the Noosaville locality.
An assessment of the overall outcomes of the Noosaville locality plan is provided below:
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Overall Outcomes Comment
a) New uses and works are located, designed Complies:
and managed to— The proposed development has been located and
i. be compatible with other uses and designed to be compatible with other uses and
works; works; maintain the safety of people and works;
ii. maintain the safety of people and works; avoid significant adverse impacts on the amenity
iii. avoid significant adverse impacts on the enjoyed by users of other premises; and avoid
amenity enjoyed by users of other significant adverse effects on the natural
premises, including acoustic and visual environment.
qualities; and
iv. avoid significant adverse effects on the
natural environment, including native
habitat removal, fragmentation and
attrition;
b) Development is consistent with the Priority Complies: The subject site is located with the
Infrastructure Plan in Part 15. Priority Infrastructure Area and the development
will be provided with connections to all essential
urban infrastructures.
c) Noosaville retains its role as a focus for visitor Not applicable: The proposed development is not
accommodation and services in the Shire; for visitor accommodation or services.
d) Attached accommodation is focussed on the Not applicable: The proposed development does
areas closest to the Noosaville Business not involve attached accommodation.
Centre, in areas with good public transport
facilities and in areas with ready access to the
recreation features of the locality.
e) Urban detached housing is contained to the Not applicable: The proposed development does
Detached Housing, Semi-Attached Housing & not involve detached housing.
Attached Housing Zones.
f) The resident population is accommodated in Complies: The proposed development will provide
both Detached housing and Multiple housing a high level of residential amenity.
forms with high levels of residential amenity;
g) Substantial sites are protected for resort Not applicable: The subject site is not considered
developments where they focus on Noosa’s to be a substantial site for a resort.
natural low key outdoor appeal and cultural
values;
h) The mixed urban character of Noosaville is Complies: The proposed development will
maintained through the retention of older contribute to the mixed urban character of
building forms and the introduction of new Noosaville.
buildings that complement old building forms
by incorporating low rise, low scale, well-
articulated buildings, lightweight building
materials and pitched roof forms that
contribute to the skyline;
i) Significant retail and commercial uses provide Not applicable: The proposed development is not
residents and visitors with a range of low to a retail or commercial use.
high order goods and services;
j) Business centres are significant employment Complies: While the site is not directly part of the
nodes and are serviced by public transport; shire business centre, the proposed development
will increase employment opportunities within the
Noosaville area. The site has good access to public
transport infrastructure being within proximity to
Noosa Civic.
k) A public open space corridor extends along Not applicable: The subject site is not located
the foreshores of the Noosa River from within proximity to the Noosa River foreshore.
Munna Point to Hilton Esplanade;
l) Areas of native remnant or regrowth Complies: While the site includes regrowth
vegetation, including their biodiversity and vegetation, the Ecological Assessment confirms the
habitat values are protected and retained in site does not contain any significant or protected
their natural state; plant species. The proposed development will not
impact any significant ecological values.
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Overall Outcomes Comment
m) The environmental and aesthetic values of Complies: The proposed development will not
Noosa National Park, Keyser Island and negatively impact the environmental and aesthetic
Weyba Creek Conservation Parks; Noosa River values of any of the mentioned conservation areas.
and its foreshore; Lakes Doonella and Weyba;
Eenie and Weyba Creeks and their associated
riparian communities are of the highest
significance and have the highest order of
protection;
n) Gibson Road, part of Mary Street, Noosa Complies: The proposed development will not
Parade, Reef Street, Weyba Road, Walter Hay negatively impact on the function of the
Drive, Eenie Creek Road, Beckmans Road and surrounding road network as demonstrated in the
Eumundi-Noosa Road are protected as parts accompanying Traffic Assessment prepared by
of the Noosa’s major road network; Empire Engineering
o) The function, safety and visual amenity of the Complies: The development will not impact the
Noosa’s major road network are protected; function, safety or visual amenity of Noosa’s major
road network.
p) The Noosa Airport off Weyba Drive, Complies: The proposed development will not
Noosaville is retained and operated as the affect Noosa Airport.
only commercial airport within Noosa;
7.6 ZONING
The site is included within two zones, the Shire Business Centre zone, and the Open Space
Conservation zone as shown below.
Subject site
Figure 3: Extract from Noosaville Locality Plan
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The overall outcomes of each zone and an assessment of the proposal against them is provided
below:
Shire Business Centre zone
Overall outcomes Comment
Is a Major Activity Centre for the purposes of the Complies: The development will support this
SEQ Regional Plan, and the principle business function as a vital facility for the aging Noosa
centre for Noosa, servicing Noosa-wide business population. The facility will also generate
and employment needs by providing for a range of employment opportunity and patronage of the
Business Uses as well as administrative, community, civic centre due to its proximity.
and open space functions.
Is a multi-function employment node forming the Complies: The development will generate
major focus of employment growth in the coastal construction jobs as well as on-going employment.
area of Noosa.
Follows a logical sequencing of development Complies: The development is consistent with the
consistent with the needs of the community that is logical sequencing of development that has been
dependent on the— undertaken with the Shire Business Centre and is
A) timing and construction of the external and responsive to an identified community need for
internal road systems, including Walter Hay Drive; aged care facilities.
B) dedication of a substantial area of open space;
and
C) development of a substantive amount of non-
retailing development for employment
opportunities beyond Retail business.
Is developed at a low scale and density with Complies: The development provides an outcome
distinctive and unique design elements, consistent with the expectation for character and
determined by the setting and recognisable as a amenity of the locality.
Noosa development.
Comprises buildings of low rise form separated by Complies: The building is low key, well screened
attractive and low key informal spaces that are and supported by a high level of landscaping
integrated with landscaping and open space areas including a large internal landscaped courtyard.
Has an outdoor focus, particularly for Retail Complies: The development has been designed to
business uses, office uses and Community Uses; take advantage of the bushland setting for passive
and active recreation for residents and staff.
Provides for an inter-regional transit facility that Not applicable
functions as an integrated public transport node,
with pedestrian and bicycle paths and appropriate
external connections;
Provides visual and physical connectivity across Complies: The development sits within the natural
and throughout the site; setting and allows visual and physical connectivity
between the two.
Is designed to ensure that peak traffic flows and Complies: The Traffic Report prepared by Empire
access to the Shire Business Centre do not impact Engineering demonstrates that the development
on the wider functions of Eenie Creek Road and will not detrimentally impact on the function of the
Walter Hay Drive; surrounding road network.
Retains development capacity within the Shire Complies: The development will not affect
Business Centre in the longer term to take capacity in the Shire Business Centre.
advantage of potential new employment
opportunities;
Is developed into precincts, as depicted on Complies: A needs assessment which can be
Schedule 4 - Shire Business Centre Map, which found in section 7.8.1 of this report has
include a dynamic mix of development with an demonstrated there exists sufficient grounds to
appropriate integration of uses within each, override the apparent conflict with the planning
including - . scheme in this regard. Please refer to section 7.8 of
G) a Minor Recreation/Minor Mixed Use/Open this report for further discussion on planning
Space Precinct (REC/MU), developed for the scheme conflicts.
purposes of a minor recreation use or minor
mixed-use development.
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Open Space Conservation zone
Overall outcomes Comment
Areas of open space contribute to the desired Complies: The overall balance of the sites Open
lifestyle of residents by offering a variety of passive Space Conservation Zone area is maintained and
and active recreational experiences that are provides for passive recreational experience.
conducive to community interaction and wellbeing;
Natural environmental values of high order and Complies: The ecological value of the site is
warranting conservation status are— maintained. Refer to the ecological report
i protected for their importance in contributing to prepared by Core Consultants.
ecological sustainability including maintenance of
water quality and provision of habitat and open
space linkages; and
ii appropriately managed to the general exclusion
of development or any further subdivision of
freehold lots.
7.7 DEVELOPMENT CODES
The following codes are considered relevant to the proposed development:
Noosaville Locality Plan Code;
Residential Uses Code;
Landscaping Code;
Transport, Roads and Drainage Code; and,
Engineering Works Codes.
An assessment against the probable solutions and specific outcomes of the codes has been
undertaken. Where probable solutions are not met, an alternative solution is provided, including
sufficient grounds to justify the proposal despite any conflict with specific outcomes.
ALTERNATIVE SOLUTIONS
Specific Outcomes for the Noosaville Locality
Specific Outcome Alternative Solution
O8 provides a maximum building height of 1 storey Please refer to section 7.8 of this report for detailed
for the REC/MU precinct in the Shire Business Zone. discussion around planning scheme conflicts.
Despite exceeding the maximum building height
prescribed by the code, the proposed 2 storey
development does not visually dominate the street
or surrounding spaces. It will be fully screened by
extensive landscaping and existing vegetation and
will not impact on the amenity of surrounding land
or public spaces. The building design responds
appropriately to the site topography and includes
well-articulated, horizontal and vertical design
elements to provide an interesting façade.
O16 provides a maximum plot ration of 0.1 (or Please refer to section 7.8 of this report for detailed
2
2,610m for the site). discussion around planning scheme conflicts.
The proposal constitutes a plot ratio of 0.24
2
(6185m ). Despite this the proposed plot ratio that
results in a building scale that is compatible with
surrounding development; does not present an
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appearance of bulk to adjacent properties, roads or
other areas in the vicinity of the site; maximises the
retention of existing vegetation and allows for soft
landscaping between buildings; allows for adequate
area at ground level for outdoor recreation,
entertainment, clothes drying and other site
facilities; and facilitates onsite stormwater
management and vehicular access in accordance
with outcome 010.
Specific Outcomes for the Shire Business Centre Zone
Specific Outcome Alternative Solution
O89 lists Multi-housing type 4 as an inconsistent Please refer to section 7.8 of this report for detailed
use in this zone. discussion around planning scheme conflicts.
Specific Outcomes for the Minor Recreation/Minor Mixed Use/Open Space Precinct
Specific Outcome Alternative Solution
O167 The precinct is used for minor recreation Please refer to section 7.8 of this report for detailed
development or minor mixed use development, discussion around planning scheme conflicts.
including business activity that need not be
associated with the balance of the site;
7.8 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan 2006 has determined that
the only potential conflicts with the Noosa Plan 2006 is with specific outcomes O8 (max 1 storey),
O16 (plot ratio), O89 (use) and O167 (use) of the Noosaville Locality Code which direct the use
away from the applicable zones.
It is considered that there are sufficient planning grounds to justify the proposal despite this
conflict in accordance with Statutory Guideline 05/09 which provides guidance on matters that
may be considered in determining if there are sufficient grounds to justify a decision that
conflicts with a relevant instrument under sections 326(1)(b) of the Sustainable Planning Act 2009.
The term grounds is defined in the SPA to mean matters of public interest. It does not include
considerations such as the personal circumstances of the applicant, the owner of the land or
another interested party. The term sufficient grounds has been considered by the Planning and
Environment Court and Statutory Guideline 05/09 has been prepared with regard to these
decisions of the Court about this term. One of the deciding matters to determine if there are
sufficient grounds to justify a conflict with a planning scheme is that there is urgent need for the
proposal. Need is assessed in the following section.
7.8.1 NEED ASSESSMENT
Establishing need requires an analysis of existing and projected demand, against existing and
projected facilities. The following report section looks at each of these aspects separately and
provides a summary of expected shortfall. Discussion is also provided about need as it relates to
the specific location of the proposed facility.
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Demand (existing and projected)
The Noosa community has long expressed concern regarding the increasing need for aged care
facilities in the shire. This need, coupled with a lack of suitable sites on which to accommodate
such facilities, was acknowledged by Noosa Council in 2005 when Council resolved to investigate
ways in which retirement villages and aged care facilities could be better facilitated.
This review was underpinned by a needs analysis, prepared by Humphreys Reynolds Perkins
(HRP) in 2006, to ensure Council could appropriately respond to demand going forward. The HRP
report established the following:
In 2006 the existing level of supply of residential aged care places was meeting demand;
Between 2006 and 2026, an additional 618 residential care beds (above the existing 437
beds) would be required to cater to expected demand;
There are limited opportunities for existing residential aged care and retirement housing
facilities to be further expanded to meet projected future demand;
Additional future supply of residential aged care and retirement housing will largely need
to be provided on greenfield sites (where available) or infill/redevelopment sites.
While the report was intended to inform possible amendments to the planning scheme, no
amendments have as yet been undertaken.
More recently, Council engaged Briggs & Mortar to prepare an updated Social Needs Assessment
to assist in the assessment of a proposed aged care facility at McKinnon Drive, Tewantin
(‘Sundale’). As part of that report (March 2015), Briggs & Mortar undertook a review of the HRP
report and indicate that projected demand may in fact be even higher than HRP predicted.
The HRP data indicated a close alignment of the overall number of existing residential aged care
places (high and low care) and the existing need in 2006. However HRP’s calculations were based
on an additional 90 places expected to become available by the start of 2007 (through expansion
of existing centres) with a roughly even split of low and high care beds. Briggs & Mortar
identified that in fact, 70 of the proposed 90 additional places were high care, thus creating a
deficit in low care beds.
The existing and projected needs from the HRP report were tabulated by Briggs & Mortar as
Table 1 below. The result is a projected need for 1,105 residential aged care places.
Source: Briggs & Mortar, 2015
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In determining demand it is also important to give consideration to the underlying demographic
profile of the Noosa Community. On 3 March 2015, Council’s strategic land use planning section
submitted a report to Council, which included up to date demographic data on Noosa Shire.
The following points are taken from the report:
Noosa is aging at a faster rate than the rest of Queensland, with even the ‘youngest’
suburb having a median age of 42.3 years. This is significantly higher than the Queensland
average of 36.0 years, and the SEQ’s average of 38.1 years.
The 65+years age group has grown from 16.5% in 1991 to 19.3% in 2011.
By 2036 this is expected to grow to 30% with almost a third of the shire’s population to
fall into the 65yrs+ age group.
Most significant to note, is the fact that while projected population estimates have remained
stable, the rate at which Noosa is aging has far exceeded state averages. As identified in Council’s
report, it is now expected that 30% of the approximately 60,000 people expected to be living in
Noosa Shire in 2036, will be aged 65 years and over. If this was not taken into account by
previous projection estimates then demand may be ever higher that the Briggs & Mortar report
indicates.
Existing aged care facilities
At present there are estimated to be 556 aged care beds currently in the Noosa area. These are
summarised below.
Facility Location Total number of beds
Ozcare Noosa Heads 80 Cooyar Street, Noosa Heads 130
Carramar 186 Cooroy- Noosa Rd, Tewantin 142
Noosa Aged Care 119 Moorindil St, Tewantin 200
Kabara 20 Topaz St, Cooroy 84
Total 556
A further three facilities are currently approved, which if constructed, will provide a
further 298 beds.
Facility Location Total number of beds
Blue Care Cooyar St & Grasstree Court, 118
( Council ref: 132008.1128) Sunrise Beach
Sundale McKinnon Drive, Tewantin 60
(132007.1965)
Palm Lake Care 4 Lamonts & 19 Trading Post 120
(132007.2398) Roads, Cooroy
Total 298
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PROJECT URBAN – 15104 July 2016 Shortfall Combined (existing and proposed) there are 854 approved aged care beds in Noosa Shire. This indicates a shortfall of 251 beds by 2026 (projected demand for 1,105 beds less 854 existing beds). It is important to note that the proposed Arcare facility has already been allocated 90 bed licences from the Federal Government. Obtaining this license involves a competitive assessment process by the Commonwealth Department of Social Services. Places are only allocated to applicants that demonstrate they best meet the needs of the aged community in an aged care planning region. The assessment is based on two main criterion. The first is based on national demographic data of elderly residents to validate the places needed. The second is based on Arcare’s capacity, capability and quality of residences and care. Arcare has achieved this benchmark and is excited to be able to offer the highest standard of care to the Noosa community. Location There are a very few number of sites both suitable, and available, for retirement villages and aged care facilities across Noosa Shire. Both the HRP report and Council have previously acknowledged that the number of suitable sites is extremely low and that this is a huge constraint to providing high quality aged care. The Briggs & Mortar report confirms that their investigations also found that ‘the number of potential candidates sites for residential aged care or retirement facilities in Noosa Shire is very limited’ (p10). Now that it has been established that the demand for beds is likely higher than previously thought, it is reasonable to surmise that the likelihood of finding a suitably zoned site is also further constrained. Due to the matters raised above, it is likely that most future proposals for aged care facilities will be on sites which conflict with the planning scheme. Due consideration must therefore be given to the fact that the planning scheme does not adequately cater for this type of use. Despite this apparent conflict, merit-based assessment will confirm that the subject site is suitable for the proposed use. The specific suitability of the subject land is addressed further in the Town Planning Report however it is important to note that the HRP report and Council’s 2015 strategic planning report, both acknowledge the need for locational distribution of facilities across the shire. The following map shows the proposed site achieves this goal. Furthermore, the proposed facility will be collocated with the Domain retirement village immediately north of the site, on the north-eastern corner of Walter Hay Drive and Eenie Creek Road, providing consolidated aged care for residents. Development Assessment Report Page 30 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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PROJECT URBAN – 15104 July 2016
Noosa Aged Care (200)
Sundale (60)
Carramar (142)
(130)
Ozcare Noosa Heads (130)
Palm Lake Care (120)
Blue Care (118)
Subject facility
Kabara Cooroy (84)
Subject facility
Existing (no. of beds)
Proposed (no. of beds)
Figure 4 - Map showing location of existing and proposed aged care facilities
Summary
The above needs analysis confirms that there exists strong demand for further aged care facilities
in Noosa Shire, with Noosa aging at a faster rate than the rest of Queensland. Projections
estimate a shortfall of 251 beds by 2026. The proposed 90 bed facility fits well within this
projected demand.
The applicant has demonstrated at a Federal level that the facility will meet the needs of the aged
community, having achieved the necessary bed licence.
This need analysis demonstrates that an ‘urgent need’ for the proposed aged care facility exits
and also that the ‘relevant instrument is out of date’ both of which are matters under Statutory
Guideline 05/09 of public interest considered to provide sufficient grounds to justify the proposal
despite the conflict with the Noosa Plan.
As such there should be no reason to deny the community of Noosa such a valuable facility.
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PROJECT URBAN – 15104 July 2016 8.0 CONCLUSION This Development Assessment Report has been prepared on behalf of J & G Knowles and Associates Pty Ltd to support a Development Application for Material Change of Use for Multiple Housing Type 3 – Retirement and Special Needs (Aged Care Facility) in respect of part land at 28 Eenie Creek Road, Noosaville, described as Part of Lot 3 SP246584. The site is included under the Noosa Plan 2006 within the Noosaville Locality Plan and the Shire Business Centre and Open Space Conservation Zones. This report demonstrates the proposals compliance with the applicable state planning provisions and general compliance with the Noosa Plan. Where conflicts exist with the Noosa Plan sufficient planning grounds are demonstrated to justify the proposal despite this conflict, in accordance with Statutory Guideline 05/09 the Sustainable Planning Act 2009. Specifically a needs analysis confirms that there exists strong demand for further aged care facilities in Noosa Shire, with Noosa aging at a faster rate than the rest of Queensland. Projections estimate a shortfall of 251 beds by 2026. Further there is a lack of suitable sites within Noosa to accommodate this need. The proposed 90 bed facility fits well within this projected demand. This need analysis demonstrates that an ‘urgent need’ for the proposed aged care facility exits and also that the ‘relevant instrument is out of date’ both of which are matters under Statutory Guideline 05/09 of public interest considered to provide sufficient grounds to justify the proposal despite the conflict with the Noosa Plan. Approval of the proposed Aged care facility is warranted. Development Assessment Report Page 32 of 33 Aged Care Facility Eenie Creek Road, Noosaville
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