Council archive · source document
Development Assessment Report · MCU18/0019
Attached to the e-mail Multiple Housing Type 3 - Retirement & Special Needs (Aged Care Facility (DA Form, Report, Economic Report, Survey) - MCU18/0019.
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE -
AGED CARE FACILITY
52-62 GOODCHAP STREET AND 3-11 VAL CRESCENT, NOOSAVILLE
Lots 4 – 9 on RP138011 & Lots 13 – 17 on RP151414
File Number: 17365 January 2018
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PROJECT URBAN – 17365 January 2018
DOCUMENT INFORMATION
Project number: 17365
Report prepared for: Arcare Pty Ltd
DOCUMENT REVISION
Revision # Date Authorised by
Final 23/01/2018 Scott Sobey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
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.
DEVELOPMENT ASSESSMENT REPORT Page 2 of 34
Material Change of Use – Aged Care Facility
52 - 62 Goodchap Street and 3 - 11 Val Crescent
Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 5
2.0 INTRODUCTION ....................................................................................................................................... 6
3.0 SITE DESCRIPTION .................................................................................................................................. 7
3.1 SUBJECT SITE ....................................................................................................................................................................... 7
3.2 SURROUNDING LAND USES.......................................................................................................................................... 8
4.0 PROPOSED DEVELOPMENT ................................................................................................................... 9
5.0 SUPPORTING DOCUMENTATION ...................................................................................................... 11
5.1 ARCHITECTURAL .............................................................................................................................................................. 11
5.2 ECONOMICS ...................................................................................................................................................................... 11
5.3 LANDSCAPE ........................................................................................................................................................................ 11
5.4 NEED ..................................................................................................................................................................................... 11
5.5 NOISE .................................................................................................................................................................................... 11
5.6 STORMWATER ................................................................................................................................................................... 12
5.7 SURVEY................................................................................................................................................................................. 12
5.8 TRAFFIC ................................................................................................................................................................................ 12
6.0 STATE PLANNING ASSESSMENT ....................................................................................................... 13
6.1 PLANNING REGULATION .............................................................................................................................................. 13
6.2 STATE PLANNING POLICY ............................................................................................................................................ 13
6.3 REGIONAL PLAN ............................................................................................................................................................... 15
7.0 LOCAL PLANNING ASSESSMENT ....................................................................................................... 16
7.1 DEFINITION ........................................................................................................................................................................ 16
7.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 16
7.3 DESIRED ENVIRONMENTAL OUTCOMES (DEO’S) .............................................................................................. 16
7.3.1 AGRICULTURAL USES ................................................................................................................................................ 16
7.3.2 COMMERCIAL AND RETAIL USES ......................................................................................................................... 16
7.3.3 COMMUNITY USES AND FACILITIES ................................................................................................................... 17
7.3.4 HERITAGE ....................................................................................................................................................................... 17
7.3.5 INDUSTRIAL BUSINESS USES ................................................................................................................................. 17
7.3.6 NATURAL RESOURCES .............................................................................................................................................. 17
7.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS ............................................................. 17
7.3.8 SPORT AND RECREATION USES ........................................................................................................................... 17
7.3.9 RESIDENTIAL USES ..................................................................................................................................................... 17
7.3.10 TOURISM ................................................................................................................................................................... 19
7.3.11 TRANSPORT AND MOBILITY FUNCTIONS ................................................................................................... 19
7.3.12 INFRASTRUCTURE AND SERVICES .................................................................................................................. 20
7.4 OVERLAYS ........................................................................................................................................................................... 20
7.5 LOCALITY PLAN ................................................................................................................................................................ 21
7.6 ZONING ............................................................................................................................................................................... 24
7.7 DEVELOPMENT CODES .................................................................................................................................................. 25
7.7.1 PERFORMANCE SOLUTIONS .................................................................................................................................. 26
7.8 PLANNING SCHEME CONFLICTS ............................................................................................................................... 27
7.8.1 NEED ASSESSMENT.................................................................................................................................................... 27
7.8.2 ECONOMIC BENEFIT .................................................................................................................................................. 31
8.0 CONCLUSION ........................................................................................................................................ 32
ATTACHMENT 1 – SDAP Code Assessment prepared by Project Urban
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Material Change of Use – Aged Care Facility
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PROJECT URBAN – 17365 January 2018 SUPPORTING DOCUMENTATION Architectural Plans prepared by Elevation Architecture Contour and Detail Survey prepared by Max Watterson & Associates Economic Report prepared by Sister City Partners Landscape Concept Plan prepared by Project Urban Noise Assessment Report prepared by Road Pro Acoustics Stormwater Management Plan prepared by Empire Engineering Traffic Report prepared by Q Traffic DEVELOPMENT ASSESSMENT REPORT Page 4 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 52-62 Goodchap Street and 3-11 Val Crescent, Noosaville
Real Properly Description Lots 4-9 on RP138011 & 13-17 on RP151414
Land Area 6742m2
Local Authority Noosa Council
Registered Landowners Lot 4 RP138011 – Michael Lay & Tanya Belgrove-Lay
Lot 5 RP138011 – Anthony Flanagan & Helen Flanagan
Lots 6, 7 & 8 RP138011 – Margaret Beneke
Lot 9 RP138011 – Birte Benecke
Lot 13 RP151414 – Bernd Benecke
Lot 14 RP151414 – Norman Benecke
Lot 15 RP151414 – Stephen Mark Johnson
Lot 16 RP151414 – Peter Mitchell & Joanne Dillon
Lot 17 RP151414 - Mark Fisher, Steven Fisher & Jonathan Fisher
Current Use Dwelling houses
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2006
Locality Noosaville
Zone Detached Housing
Overlays Natural hazard: bushfire and acid sulfate soils overlay (low
potential and high potential acid sulfate soil areas)
APPLICATION DETAILS
Applicant Arcare Pty Ltd
Application Type Development Permit for Material Change of Use
Proposal Multiple housing Type 3 – Retirement and special needs
Level of Assessment Impact
Referrals SARA - Sch 10, Part 9, Div 4, Sub 1, Table 1 – State transport
infrastructure (thresholds)
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PROJECT URBAN – 17365 January 2018 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 Arcare Pty Ltd. The subject site is situated at 52-62 Goodchap Street and 3-11 Val Crescent, Noosaville and is described as Lots 4-9 on RP138011 and 13-17 on RP151414. Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Noosaville Locality. 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, Development Application forms, Architectural Plans, Contour & Detail Survey, Economic Impact Assessment, Landscape Concept Plan, Noise Assessment Report, Traffic Report, and Stormwater Management Plan. DEVELOPMENT ASSESSMENT REPORT Page 6 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The site comprises an area of 6742m2 and contains 9 detached houses and 2 vacant allotments.
The site has a road frontage to Goodchap Street of approximately 120m and has a road frontage
to Val Crescent of approximately 164m.
The site slopes away from Goodchap Street towards Val Crescent from a level of about 7m to 4m
AHD. Refer attached Contour and Detail Survey prepared by Max Watterson & Associates.
The sites location and context are illustrated in the figures below:
Subject Site
Figure 1: Aerial Photograph of Subject Site (NearMap)
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Material Change of Use – Aged Care Facility
52 - 62 Goodchap Street and 3 - 11 Val Crescent
Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
Subject Site
Figure 2: Location of Subject Site (Google Maps)
3.2 SURROUNDING LAND USES
The subject site is located within a strip of detached housing located on the western side of
Goodchap Street and the eastern side of Lake Doonella. The site is located immediately opposite
the Noosa Hospital which is located on the eastern side of Goodchap Street. Existing commercial
uses are located south of the site on the corner of Goodchap Street and Eumundi Noosa Road
and north of the site on the corner of Ernest Street and Hilton Terrace.
The site is highly accessible having good access to higher order roads, public transport
infrastructure and active transport infrastructure. The site is located within proximity to a number
of existing bus stops located along Goodchap Street including one located at the frontage of the
site.
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PROJECT URBAN – 17365 January 2018 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Material Change of Use for Multiple Housing Type 3 – Retirement and Special Needs to be established in accordance with the accompanying Proposal Plans. 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 comprises a 2 storey building with basement. The basement includes a carpark and back of house services, including laundry, kitchen, staff rooms, offices, stores and plant/equipment. The ground floor provides the main entry and includes a reception area, offices, meeting rooms, ancillary café and hairdresser, lounge and dining rooms, nurse’s station and 41 bedrooms. The ground floor opens onto several terrace and courtyard areas. The upper level comprises a further 39 bedrooms, with lounge and dining areas and a theatre. The proposal maintains a low rise built form with a building height largely less than 8 metres from finished ground level. Some building sections located more centrally within the site exceed this height measurement. The proposed building comprises a gross floor area of 5,055.6m2 and a site cover of 40%. The proposal achieves a contemporary, architecturally designed development with building articulation and variation in building materials and treatments. Building materials will include light weight cladding (timber weatherboards, CFC panelling), rendered and painted blockwork, feature stone cladding, screening panels, timber elements and metal deck roofing. ACCESS AND PARKING Primary access for car parking and service vehicles is proposed from Val Crescent. A secondary access point at the main building entry for drop off/pick up and emergency vehicles is proposed from Goodchap Street. A total of 52 car spaces, including 2 disabled spaces are provided. The porte cochere provides for an emergency vehicle bay and a drop off/pick up point. Onsite manoeuvring for a HRV and WCV is available. Refer attached Traffic Report prepared by Q Traffic. LANDSCAPING Landscaping treatments to soften the built form of the proposed development are provided in accordance with the attached Landscape Concept Plans prepared by Project Urban. Landscaping DEVELOPMENT ASSESSMENT REPORT Page 9 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018 is proposed to all site boundaries and internal courtyard areas. A soft landscaped area of 1,851m2 (28%) is proposed. SERVICING Waste will be stored in a waste room within the basement area near the servicing area turnaround. Waste collection will be facilitated from the waste room and servicing area and bins can be easily serviced from the site. Sufficient on site manoeuvring is provided for a waste collection and heavy rigid vehicle. Refer attached Traffic Report prepared by Q Traffic. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. 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, although the intent for sewer works is demonstrated on the Stormwater Management Report plans. DEVELOPMENT ASSESSMENT REPORT Page 10 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL Proposal plans prepared by Elevation Architecture are attached. The plans include site analysis plans, site plans, floor plans, elevations, sections and perspective images. The plans demonstrate that the proposal results in an attractive built form and facade that complements and integrates with the character of the locality. 5.2 ECONOMICS A preliminary Economic Impact Assessment prepared by Sister City Partners is attached. The economic impact assessment considers the overall context of the aged care sector and trends in Australian aged care; Noosa’s Economic Development Plan; and the estimated impacts on economic output and employment during both the construction phase and the subsequent operational phase of the facility. 5.3 LANDSCAPE Landscape Concept Plans prepared by Project Urban are attached. These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will complement the character of the locality and appropriately screen and soften the building. 5.4 NEED A needs assessment prepared by Project Urban is included in section 7.8.1 of this report. This 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. 5.5 NOISE A Noise Report prepared by Road Pro Acoustics is attached. This report concludes that the proposed development will not result in any nuisance at nearby residences and that the facility can mitigate any impacts of existing road traffic noise. DEVELOPMENT ASSESSMENT REPORT Page 11 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018 5.6 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. 5.7 SURVEY A Contour and Detail Survey prepared by Max Watterson & Associates is attached. This survey provides an accurate detail of existing site profile, which slopes away from Goodchap Street towards Val Crescent from a level of about 7m to 4m AHD. 5.8 TRAFFIC A Traffic Report prepared by Q Traffic is attached. This report assesses vehicular access arrangements, on-site car parking provision and layout, on-site service vehicle manoeuvring; and the traffic impacts anticipated as a result of the development. The report concludes that the development will comply with all applicable standards and is satisfactory from a traffic operations perspective. DEVELOPMENT ASSESSMENT REPORT Page 12 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
6.0 STATE PLANNING ASSESSMENT
6.1 PLANNING REGULATION
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
Schedule 10 of the Regulation.
The SEQ Regional Plan and State Planning Policy are addressed in sections 7.2 and 7.3 below.
A review of Schedule 10 identifies that the development does not comprise prohibited
development but triggers referral agency assessment. Referral is triggered under Schedule 10,
Part 9, Division 4, Subdivision 1, Table 1 – State transport infrastructure (thresholds).
State Code 6: Protection of state transport networks is the applicable assessment benchmark
relevant to the referral trigger. An assessment against the Code has been undertaken and
included in Attachment 1. The assessment confirms that the proposal will not result in any
impact to state transport network and complies with the applicable acceptable outcomes and
performance outcomes of the Code.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) outlines the state interests that must be considered in every
planning scheme across Queensland. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the relevant SPP state interest policies.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the state interest policies and assessment benchmarks.
State Interest Comment
Planning for Liveable Communities and Housing
Housing supply and diversity Not Applicable
No assessment benchmarks apply.
Liveable communities Applicable
Complies – development will provide and suitably
identify fire hydrants and achieve adequate access
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PROJECT URBAN – 17365 January 2018
for fire emergency vehicles.
Planning for Economic Growth
Agriculture Not Applicable
No assessment benchmarks apply.
Development and construction Not Applicable
No assessment benchmarks apply.
Mining and extractive resources Not Applicable
The site is not within a key resource area (KRA), the
separation area or the transport route of a KRA.
Tourism Not Applicable
No assessment benchmarks apply.
Planning for the Environment and Heritage
Biodiversity Not Applicable
No assessment benchmarks apply.
Coastal environment Not Applicable
No assessment benchmarks apply.
Cultural heritage Not Applicable
No assessment benchmarks apply.
Water quality Applicable
Appropriate water quality outcomes will be
achieved. Refer accompanying stormwater
management plan prepared by Empire
Engineering.
Planning for Safety and Resilience to Hazards
Emissions and hazardous activities Not Applicable
No assessment benchmarks apply.
Natural hazards, risk and resilience Not Applicable
The land is not within a bushfire prone area; a
flood hazard area; a landslide hazard area; a storm
tide inundation area; or an erosion prone area.
Planning for Infrastructure
Energy and water supply Not Applicable
No assessment benchmarks apply.
Infrastructure integration Not Applicable
No assessment benchmarks apply.
Transport infrastructure Not Applicable
No assessment benchmarks apply.
Strategic airports and aviation facilities Not Applicable
The site is not located within proximity of a
strategic airport or aviation facility.
Strategic ports Not Applicable
The local government area does not contain a
strategic port.
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PROJECT URBAN – 17365 January 2018 6.3 REGIONAL PLAN The site is subject to the South East Queensland Regional Plan 2009-2031 (regional plan). The regional plan includes the site within the Urban Footprint. Assessment against the regional plan is not required DEVELOPMENT ASSESSMENT REPORT Page 15 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018 7.0 LOCAL PLANNING ASSESSMENT Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Noosaville Locality. An assessment of the applicable provisions of the Noosa Plan 2006 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 the assessment table of assessment for the Detached Housing Zone 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. DEVELOPMENT ASSESSMENT REPORT Page 16 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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PROJECT URBAN – 17365 January 2018
7.3.3 COMMUNITY USES AND FACILITIES
Comment: the proposed development is not a ‘Community use’ as defined by The Noosa Plan.
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.
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
Comment: the proposed development does not relate to or impact on open space, environment
or conservation functions. Assessment against the Open Space, Environment &r Conservation
Functions DEO is not applicable.
7.3.8 SPORT AND RECREATION USES
Comment: the proposed development does not constitute a sport and recreation use.
Assessment against the Sport and Recreation Uses DEO is not applicable.
7.3.9 RESIDENTIAL USES
The Residential Uses DEO is addressed as follows:
ELEMENT PROPOSAL
Urban and rural settlement for residential use is contained within the defined urban growth
boundaries shown on zoning maps ZM1- ZM9 by -
i. development being within the planned capacity for Complies: The proposed development is
roads, community services and infrastructure for consistent with the planned capacity for roads,
the particular locality; community services and infrastructure for the
locality.
ii. providing Noosa Shire’s population access to a Complies: The proposed development
broad range of safe, secure and affordable housing provides increased offering for aged care
that specifically caters for the current and projected housing satisfying identified need.
demographic, economic and social profile of the
community;
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ELEMENT PROPOSAL
iii. development being consistent with the character Complies: The development provides an
and amenity of the particular locality; outcome within the expectation for character
and amenity of the locality. The development
provides for a low rise residential character
with a high level of building articulation sited
within a high quality landscaped environment.
iv. development considering the landform, natural Complies: The proposed development is
environmental and climatic conditions of the responsive to the sites landform, natural
locality; environment and the climatic conditions of the
locality.
v. employing water conserving design principles; Complies: The development will incorporate
water conservation principles where practical
and viable.
vi. being conveniently located with access to urban Complies: The site is opposite the Noosa
services, employment and infrastructure; Hospital and within convenient access to all
urban services, employment and infrastructure.
vii. being suitably separated from incompatible land Complies: The proposed development does
uses; not require separation or buffering from an
incompatible land use.
viii. residential environments maintaining the values Complies: The proposal development reflects a
identified in the Community Vision; number of the key principles outlined in the
community vision and particularly supports
community wellbeing by addressing an
identified demand for aged care facilities in
Noosa.
ix. considering the impact new development has on Complies: The proposed development will not
resident perceptions of Noosa Shire’s natural impact on Noosa’s natural resources, open
resources, open space, clean environment, space or clean environment. The development
integration of the landform and landscape, is integrated with the landform and will be well
character, natural environment and resident landscaped.
lifestyle;
x. open space or farming being the predominant Not applicable: The site is not located within a
landuse in rural areas, ensuring urban or rural rural area. The proposal will not impact on
settlements do not impact on the role performed open space or farming land uses.
by those land uses;
xi. development upholding the quality lifestyle and Complies: The proposed development will
amenity sought by residents of Noosa Shire with provide a high standard of residential amenity
consideration given to density, noise, accessibility consistent with the lifestyle and amenity
to community services and infrastructure, security, sought by residents of Noosa.
traffic and aesthetics;
xii. development contributing to Noosa Shire being Complies: The proposed development is
distinct from other urban and rural settlement consistent with the distinct Noosa settlement
environments in South-East Queensland; environment.
xiii. employing energy efficiency principles in design, Complies: The development will incorporate
minimising the reliance on fossil fuels for thermal energy efficiency principles where practical and
comfort and water heating; viable.
xiv. responding to the changing housing needs of the Complies: The proposed development
community, including changing demographics, provides increased offering for aged care
changing composition of households, ageing and housing responding to identified need. The
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ELEMENT PROPOSAL
in-migration, whilst not impacting on the amenity development will not impact on the amenity of
of residential neighbourhoods or environmental residential neighbourhoods or environmental
values; values.
xv. urban and rural settlements not only satisfying the Not Applicable: The proposed development is
needs and aspirations of residents, but in many for an aged care facility.
cases also meeting requirements of visitors; and
xvi. making provision for, and coordinating the delivery Complies: The proposed development will not
of, infrastructure to support population growth impact on the economic provision of
resulting from residential development including community services and infrastructure.
water, sewerage, community services, roads and the
like.
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 Transport and Mobility Functions DEO is addressed as follows:
Community access for all is provided by 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, by -
i. facilitating access to employment, services, facilities and venues to meet the day to day
needs of residents including earning a living, mixing with others and forming relationships;
ii. encouraging people to use transport alternatives other than private car;
iii. maintaining a road network for Noosa Shire that is low key, with predominantly two lane
roads and roundabouts, and local streets that are vibrant public spaces;
iv. minimising adverse environmental impacts from road traffic on the community;
v. not undertaking road or parking upgrades to accommodate peak traffic and parking loads
during holiday periods due to the potentially significant impacts on both the natural and
human-related core values of Noosa Shire;
vi. ensuring access to carparking does not adversely impact on pedestrian movements,
particularly in town centres, village centres and business locations;
vii. integrating an accessible network for pedestrian and bicycle movements including the
provision for equitably shared road space and off-road systems;
viii. providing quality and innovative community transport for its residents and visitors including
better links between the hinterland and coast; and
ix. maintaining Noosa River as a low speed visitor transport route, offering an alternative to
the use of roads and convenient access during special events.
Comment: The site is highly accessible having good access to higher order roads and public
transport infrastructure. The nearest bus stop is within Goodchap Street along the frontage of the
site. The site has good connections to active transport infrastructure with an existing
pedestrian/cyclist pathway along Goodchap Street. The development will not impact the road
network.
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7.3.12 INFRASTRUCTURE AND SERVICES
The Infrastructure and Services DEO is addressed as follows:
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 Shire by -
i. ensuring the ongoing viability of existing infrastructure services and facilities are
protected from the impacts of development;
ii. protecting existing and future bulk water infrastructure and corridors from development
iii. and the encroachment of sensitive uses that would compromise the corridor integrity and
the efficient delivery and functioning of the infrastructure;
iv. maintaining an appropriate level of infrastructure and servicing to coastal urban residents
and visitors including power, telecommunications, garbage collection and potable water;
v. employing innovative, environmentally sensitive approaches to water collection and
effluent disposal to rural households not connected to reticulated water or sewerage;
vi. encouraging recycling of refuse;
vii. ensuring telecommunication infrastructure allows people to work and study from home
and access goods and services over the internet;
viii. telecommunication towers and other installations not locating in visually prominent
locations;
ix. recognising some residents obtain their energy needs from renewable energy sources
rather than relying on mains power; and
x. ensuring water and energy are used efficiently in an attempt to reduce greenhouse gas
emissions and pressures on the supply of resources.
Comment: The proposed development can be connected to all essential urban infrastructure
networks. 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 overlay exists upon the site:
Overlay Comment
Natural hazard: bushfire and acid sulfate soils overlay
The site is identified as being subject to both low
potential and high potential acid sulfate soil
areas.
Standard conditions can be imposed requiring
the preparation of an acid sulfate soils
assessment and management plan at time of
operational works application.
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7.5 LOCALITY PLAN
The site is included within the Noosaville locality.
An assessment of the overall outcomes of the Noosaville locality is provided below:
Overall Outcomes Comment
a) New uses and works are located, designed Complies:
and managed to—
i. be compatible with other uses and works; i. The proposed development has been
suitably located near the Noosa Hospital and
has been designed to maintain a low rise
built form compatible with the surrounding
detached housing character.
ii. maintain the safety of people and works; ii. The site is relatively unconstrained by natural
hazards and the development has been
designed in accordance with the applicable
planning scheme codes, planning scheme
policies and Australian Standards to ensure
the maintained safety of people and works.
iii. avoid significant adverse impacts on the iii. The proposal achieves a contemporary
amenity enjoyed by users of other residential design that maintains a low rise
premises, including acoustic and visual built form and incorporates an attractive
qualities; and landscape design. The proposal will not
result in adverse amenity impacts to users of
surrounding premises.
iv. avoid significant adverse effects on the iv. The site is within a well-established urban
natural environment, including native environment and is not identified as having
habitat removal, fragmentation and any environmentally significant attributes. A
attrition; Stormwater Management Plan has been
prepared for the development to ensure
there are no negative environmental effects
from stormwater leaving the site.
b) Development is consistent with the Priority Complies: The site is located within the Priority
Infrastructure Plan in Part 15. Infrastructure Area and the development will be
provided with connections to all essential urban
infrastructures.
c) Urban development is limited to land within Complies: The site is located within the Urban
the Urban Footprint as shown on Map ZM8; Footprint.
d) The Noosaville Locality its bounded by Compiles: The site is within the Noosaville Locality
i. The Noosa River in the north; boundary.
ii. Weyba Creek in the east;
iii. Lake Weyba, Eenie Creek and properties
through which Eenie Creek passes in the
south; and
iv. State Forest, Beckman’s Road, The
Noosaville State Primary School and Lake
Doonella in the west;
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Overall Outcomes Comment
e) The Locality’s land form is maintained as part Complies: The development will not impact the
of a complex system of lowlands, draining to Locality’s land form or the Noosa River system.
the Noosa River system. Higher land in the
north-west and south drain to the Noosa
River, Eenie Creek and Lakes Weyba and
Doonella;
f) Land within the locality is generally low lying Complies: The site is not subject to flooding.
in the flood plain of the Noosa River system
and as a consequence periodic flooding
occurs in parts;
g) Key vegetation landscapes are protected … Complies: The development will not impact any
key vegetation landscapes.
h) Well-recognised and highly valued features of Complies: The development will not impact any
the landform and landscape are protected … well-recognised or highly valued land form or
landscape features
i) The Noosaville Locality provides for much of Complies: The development will contribute to the
Noosa’s commercial, retail, administrative, areas social needs.
industrial and social needs, and is one of the
major focus areas for visitor accommodation
and services;
j) Residents of the Noosaville Locality enjoy Complies: The site has a high level of convenience
high levels of convenience and accessibility to and accessibility to urban services.
urban services;
k) The Noosa Shire Business Centre, Noosa Complies: The development provides a
Hospital, community facilities at Wallace Park complimentary use in colocation with the Noosa
Estate and Noosa’s primary industrial estate hospital.
are of Noosa-wide significance;
l) Accessibility to recreational opportunities Complies: The development will not impact
provides residents and visitors with valued accessibility to recreational opportunities.
lifestyle opportunities;
m) The watercourses of the Noosaville Locality Complies: The development will not impact road
strongly influence the location of road systems.
systems, with entrance points from Tewantin
and Noosa Heads being constrained to a few
key locations;
n) Eenie Creek Road and Walter Hay Drive Complies: The development will not impact the
provide scenic southern entrances to Noosa Eenie Creek Road or Walter Hay Drive scenic
through bushland settings; entrances.
o) Noosa Parade and Weyba Road connect the Complies: The development will not impact Noosa
locality with Noosa Heads and are flanked by Parade or Weyba Road.
vegetation with glimpses to the watercourses;
p) Noosaville is one of the principal visitor Complies: The development will not impact
destinations in Noosa; Noosaville’s visitor destination focus.
q) Noosa River, its foreshore parkland and Complies: The development will not impact the
restaurants are key attractions; Noosa River, its foreshore parkland or restaurants.
r) Visitor accommodation is focused in areas Not applicable: The development is not for visitor
north of Gibson Road; accommodation.
s) Noosaville’s urban residential areas, provide Complies: The development will provide for an
fully serviced, generally low density, urban aged care residential use in a fully serviced and
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Overall Outcomes Comment
housing in quiet neighbourhood settings; quiet neighbourhood setting.
t) The character of residential neighbourhoods Complies: The development is compatible with the
vary due to factors such as lot size, the established residential character.
established character and age of development
and proximity to open space, watercourses
and business development;
u) Variety in the built form is emphasised Complies: The development is compatible with the
through the historical development of the varied built form character and architectural styles
locality and the many architectural styles; of Noosaville.
v) Noosa Waters and parts of Munna Point Not applicable: The site is not within Noosa
provide residential properties with Waters.
watercourse frontage;
w) Substantial areas are developed for attached Not applicable: The site is not an attached
accommodation with access to business housing neighbourhood.
facilities, Noosa River and public transport
services;
x) Some areas in the attached housing Not applicable: The site is not an attached
neighbourhoods predominantly service housing neighbourhood.
visitors, however there is generally a mix of
visitors and permanent residents;
y) Development recognises and reinforces the Complies: The development provides for high
waterfront location and coastal urban setting quality, sub-tropical building and landscape
and character by providing for high quality, design.
sub-tropical building and landscape design
that promotes the casual outdoor lifestyle;
z) Attached accommodation is focussed on the Not applicable: The development does not
areas closest to the Noosaville Business involve attached accommodation.
Centre, in areas with good public transport
facilities and in areas with ready access to the
recreation features of the locality;
aa) Urban detached housing is contained to the Not applicable: The development does not
Detached Housing, Semi-Attached Housing & involve detached housing.
Attached Housing Zones;
bb) The resident population is accommodated in Complies: The development is for aged care
both Detached housing and Multiple housing housing with a high level of residential amenity
forms with high levels of residential amenity; providing for the diversified accommodation needs
of the Shire.
cc) Substantial sites are protected for resort Not applicable: The site is not considered to be a
developments where they focus on Noosa’s substantial site for a resort.
natural low key outdoor appeal and cultural
values;
dd) The mixed urban character of Noosaville is Complies: The development will contribute to the
maintained through the retention of older mixed urban character of Noosaville, providing a
building forms and the introduction of new low rise, low scale, well-articulated building, with
buildings that complement old building forms lightweight building materials and pitched roof
by incorporating low rise, low scale, well form.
articulated buildings, lightweight building
materials and pitched roof forms that
contribute to the skyline;
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Overall Outcomes Comment
ee) Significant retail and commercial uses provide Not applicable: The development is not a retail or
residents and visitors with a range of low to commercial use.
high order goods and services;
ff) Business centres are significant employment Not applicable: The development is not located
nodes and are serviced by public transport; within a Business Centre.
gg) A public open space corridor extends along Complies: The development will not impact public
the foreshores of the Noosa River from open space corridors along the Noosa River
Munna Point to Hilton Esplanade; foreshore.
hh) The Noosa River and foreshores are protected Complies: The development will not impact the
from the cumulative impacts of development Noosa River or foreshores.
and activities and are protected in a way that
promotes and provides for low impact nature-
based recreation activities in and around the
Noosa River over other forms of recreation;
ii) Areas of native remnant or regrowth Complies: The development will not impact any
vegetation, including their biodiversity and native remnant or regrowth vegetation areas.
habitat values are protected and retained in
their natural state;
jj) The environmental and aesthetic values of Complies: The proposal does not adjoin and will
Noosa National Park, Keyser Island and not impact any of the identified conservations
Weyba Creek Conservation Parks, Noosa River 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;
kk) Gibson Road, part of Mary Street, Noosa Complies: The site development will not impact
Parade, Reef Street, Weyba Road, Walter Hay Noosa’s major road network.
Drive, Eenie Creek Road, Beckmans Road and
Eumundi-Noosa Road are protected as parts
of the Noosa’s major road network;
ll) 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.
mm) 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 the Detached Housing Zone. An assessment of the overall outcomes
of the Detached Housing Zone is provided below:
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Overall Outcomes Comment
Single detached housing prevails which maintains—
a) low rise, low density development form; Complies: The prevalent form of development
within the surrounding area will remain as
detached housing. The proposed development is
residential in nature, maintains a low rise built
form, and is highly articulated to reduce building
bulk. The development will not detrimentally
impact surrounding detached housing.
b) a high level of residential amenity consistent Complies: The proposed development maintains a
with the varied character of the locality’s high level of residential amenity consistent with
residential neighbourhoods; the varied character of the locality’s residential
neighbourhoods.
c) allotment sizes and densities which are Complies: The surrounding locality is characteristic
consistent with the character of the particular of a variety of lot sizes and densities. The proposed
neighbourhood; development is consistent with the character of
existing development within the locality.
d) building styles befitting the character of the Complies: The proposed development
locality and the regional climate, and which incorporates a high quality architectural design,
respond to, and are integrated with, natural which compliments the landform and with design
site characteristics including native elements consistent with the character of the
vegetation; locality.
e) various styles and eras depicting a cross Complies: The proposal presents an architectural
section of architectural development and the design style consistent with the dominant
history of Noosaville; and Noosaville design style.
f) landscaping amongst buildings, retaining Complies: The proposal includes a high quality
trees and vegetation wherever practical; landscape design to all site boundaries and within
the site that will incorporate locally endemic plant
species to reflect the natural character and
environmental values of Noosa.
7.7 DEVELOPMENT CODES
The following development codes are considered relevant to the proposed development:
Noosaville Locality Code
Residential Uses Code
Engineering Works Codes
Landscaping Code
Comment: An assessment of the applicable codes has been undertaken. The code assessment has
determined that the proposed development largely complies with all relevant outcomes. Where
probable solutions are not met, a performance solution demonstrating compliance with the
specific outcome is provided - refer to section 7.7.1 below. All specific outcomes are achieved
with the exception of specific outcomes O30, O31 and O35 of the Noosaville Locality Code.
These specific outcomes relate to consistent and inconsistent uses and appearance as one
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PROJECT URBAN – 17365 January 2018 detached house. Sufficient grounds to justify the proposal, despite the noncompliance with these specific outcomes are detailed in section 7.8 of the report below. 7.7.1 PERFORMANCE SOLUTIONS Noosaville Locality Code Specific Outcomes and Probable Solutions for the Noosaville Locality S8.1 Buildings and other structures have a maximum building height of – … e) in all other zones - 8m. Performance solution: The proposal largely complies with the maximum building height of 8m, with the exception of some areas within the central parts of the site, which exceed the maximum height by up to approximately 1m. All roof elements around the building perimeter presenting to the street comply with the maximum height. The areas of height noncompliance allow for increased roof pitching, concealment of roof plant and equipment and lift overrun. In accordance with specific outcome O8 the proposed building height will not visually dominate the street or surrounding spaces; will preserve the amenity of surrounding land; will ensure that development responds to the site topography; and is well articulated with strong horizontal and vertical design elements to provide an interesting streetscape and to complement landform changes and landscapes S9.1 Buildings and structures comply with the setbacks identified in Schedule 1 - Minimum Boundary Setbacks. Performance solution: Setbacks comply with the exception of the Porte cochere and shade pergolas along the Goodchap Street frontage. The main building wall along Goodchap Street is well articulated with setbacks varying from 6m to 13.5m. The Porte cochere and shade pergolas are open structures providing added visual interest and articulation along the frontage. The overall building and landscape design archives a well-integrated streetscape outcome. In accordance with specific outcome O9 Buildings and other structures are appropriately designed and sited to provide amenity for users of the premises as well as preserve the visual and acoustic amenity of adjoining and nearby properties; provide adequate distance from adjoining land uses; allow space for required vehicle parking; preserve any existing vegetation that will buffer the proposed building; allow for landscaping to be provided between buildings; maintain the visual continuity and pattern of buildings and landscape elements within the street; avoid large areas of continuous wall planes by varying the building setbacks and using appropriate techniques to provide visual relief. DEVELOPMENT ASSESSMENT REPORT Page 26 of 34 Material Change of Use – Aged Care Facility 52 - 62 Goodchap Street and 3 - 11 Val Crescent Noosaville Qld 4566
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7.8 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan 2006 has determined that
the only potential conflict with the Noosa Plan 2006 is with specific outcomes O30, O31 and O35
of the Noosaville Locality Code. These specific outcomes relate to consistent and inconsistent
uses and appearance as one detached house.
It is considered that there are sufficient planning grounds to justify the proposal despite this
conflict based on planning need and economic benefit.
7.8.1 NEED ASSESSMENT
Establishing need requires an analysis of existing and projected demand, against existing and
projected facilities. The following outlines 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.
Existing 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
Carramar 186 Cooroy- Noosa Rd, Tewantin 142
Kabara 20 Topaz St, Cooroy 84
Noosa Aged Care 119 Moorindil St, Tewantin 200
Ozcare Noosa Heads 80 Cooyar Street, Noosa Heads 130
Total 556
Approved Facilities
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
Palm Lake Care 4 Lamonts & 19 Trading Post 120
(Council ref: 132007.2398) Roads, Cooroy
Sundale McKinnon Drive, Tewantin 60
(Council ref: 132007.1965)
Total 298
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Demand
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.
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. Arcare was granted the right to develop the 90 places in
the 2015 Aged Care Approvals Round, wherein the Federal Government identified a requirement
for places to meet demand in the Noosaville SA2, based upon its population and need profiling.
The fact that the government identified it needs to fund subsidised aged care places in this
location is a further demonstration of the requirement for a facility in the Noosaville environs.
Obtaining the bed licenses involves a competitive assessment process by the Federal
Government. 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.
Land Availability
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.
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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
suitably collocated with the Noosa Hospital immediately north-east of the site on the opposite
side of Goodchap Street, together with other nearby medical and community facilities,
providing the opportunity for a clustering of aged care related services.
Noosa Aged Care (200)
Sundale (60)
(130)
Palm Lake Care (120) Carramar (142)
Ozcare (130)
Proposal
Blue Care (118)
Kabara (84)
Existing (no. of beds) Approved (no. of beds)
Figure 3 - Plan showing location of existing and proposed aged care facilities within Noosa
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Summary
This 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.
Limited land availability, particularly suitably zoned sites exist. The proposed site location
provides a suitable alternative achieving the desired locational distribution of facilities and co-
location opportunity with the Noosa Hospital and other nearby medical/community facilities.
7.8.2 ECONOMIC BENEFIT
A preliminary Economic Impact Assessment has been undertaken by Sister City Partners and is
attached. The economic impact assessment considers the overall context of the aged care sector
and trends in Australian aged care; Noosa’s Economic Development Plan; and the estimated
impacts on economic output and employment during both the construction phase and the
subsequent operational phase of the facility.
The economic impact assessment provides the following key conclusions:
The project contributes to Noosa closing the gap in the provision of aged care beds, which is
recognized in the Noosa Shire Economic Plan as being below the appropriate beds-to-
population ratio.
The project has clear economic benefits in both direct and flow-on employment terms.
a. This is the case during the initial 16 months of construction in which 158 full time
equivalent jobs across diverse sectors and roles can be expected to be supported.
b. Furthermore, the economic impact modelling estimates that a further 178 full time
equivalent jobs across diverse sectors and occupations will be supported annually as a
result of the ongoing operations of the proposed aged care facility.
The project is consistent with the strategic aspirations articulated in the Noosa Shire
Economic Plan to diversify Noosa’s economic base by supporting the development of smart
industries that leverage off the region’s competitive advantages in sectors like aged care,
health and wellness.
The project reinforces the direction articulated in the Economic Plan and associated Action
Plan to drive industry collaboration and clustering, with the possibility of establishing a centre
of aged care excellence in Noosa.
The project contributes to the building of critical mass in the aged care sector that would
contribute to the creation of centre of excellence and reinforce of Noosa as desirable
destination for retirement living.
The location of the project contributes to the Noosa Hospital and Central Queensland
University Noosa Campus precinct as a locus of activity in the provision of aged care facilities
and services, further contributing to the development of clustering critical mass.
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8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Arcare 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 land at at 52-62 Goodchap Street and 3-11
Val Crescent, Noosaville, described as Lots 4-9 on RP138011 and 13-17 on RP151414.
The site is included under the Noosa Plan 2006 within the Detached Housing Zone of the
Noosaville Locality. The proposal is subject to impact assessment.
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
grounds based on planning need and economic benefit are demonstrated to justify the proposal
despite this conflict. Specifically:
A needs analysis concludes that
o Noosa is aging at a faster rate than the rest of Queensland
o There exists strong demand for further aged care facilities in Noosa
o Projections estimate a shortfall of 251 beds by 2026
o A lack of suitable sites exist within Noosa to accommodate this need
o The proposed 90 bed facility fits well within the projected demand with the applicant
having already been allocated 90 bed licences from the Federal Government.
A preliminary economic assessment concludes that
o The project contributes to Noosa closing the gap in the provision of aged care beds,
which is recognized in the Noosa Shire Economic Plan as being below the appropriate
beds-to-population ratio
o The project has clear economic benefits in both direct and flow-on employment terms,
with 158 full time equivalent jobs during the construction phase and a further 178 full
time equivalent jobs during the ongoing operations phase
o The project is consistent with the strategic aspirations articulated in the Noosa Shire
Economic Plan to diversify Noosa’s economic base in sectors like aged care, health and
wellness.
o The project reinforces the direction articulated in the Economic Plan and associated
Action Plan to drive industry collaboration and clustering, with the possibility of
establishing a centre of aged care excellence in Noosa.
o The project contributes to the building of critical mass in the aged care sector and
reinforce of Noosa as desirable destination for retirement living.
o The location of the project contributes to the Noosa Hospital and Central Queensland
University Noosa Campus precinct as a locus of activity in the provision of aged care
facilities and services, further contributing to the development of clustering critical mass.
Approval of the proposed Aged care facility is warranted.
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ATTACHMENT 1 SDAP Code Assessment prepared by Project Urban [OCR of page images] ATTACHMENT 1 SDAP Code Assessment prepared by Project Urban
Page 34
State code 6: Protection of state transport networks
Table 6.2.2: All development
Performance outcomes Acceptable outcomes Response
Network impacts
PO1 Development does not result in a worsening No acceptable outcome is prescribed. Complies with PO1
of the safety of a state-controlled road. There are no state controlled roads within the
Noosa Council area.
Note: To demonstrate compliance with this
performance outcome, it is recommended that a
Registered Professional Engineer of Queensland
(RPEQ) certified road safety audit or road safety
assessment (as applicable) is provided, prepared in
accordance with the Guide to Traffic Impact
Assessment, Department of Transport and Main
Roads, 2017.
Section 6 of the Guide To Traffic Impact Assessment,
Department of Transport and Main Roads, 2017,
provides guidance on how to determine whether a
road safety audit or road safety assessment is
required.
PO2 Development does not result in a worsening No acceptable outcome is prescribed. Complies with PO2
of the infrastructure condition of a state- There are no state controlled roads within the
controlled road or road transport infrastructure. Noosa Council area.
Note: To demonstrate compliance with this
performance outcome, it is recommended that a
RPEQ certified traffic impact assessment and
pavement impact assessment are provided, prepared
in accordance with the Guide To Traffic Impact
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 1 of 11
Page 35
Performance outcomes Acceptable outcomes Response
Assessment, Department of Transport and Main
Roads, 2017.
PO3 Development does not result in a worsening No acceptable outcome is prescribed. Complies with PO3
of operating conditions on a state-controlled road There are no state controlled roads within the
or the surrounding road network. Noosa Council area.
To demonstrate compliance with this
performance outcome, it is recommended that
an RPEQ certified traffic impact assessment,
prepared in accordance with the Guide To Traffic
Impact Assessment, Department of Transport
and Main Roads, 2017, is provided.
PO4 Development does not impose traffic AO4.1 The layout and design of the Complies with PO4/AO4.1
loadings on a state-controlled road which could development directs traffic generated by the There are no state controlled roads within the
be accommodated on the local road network. development to the local road network. Noosa Council area. All traffic is directed to the
local road network.
PO5 Upgrade works on, or associated with, a AO5.1 Upgrade works on a state-controlled road Complies with PO5
state-controlled road are built in accordance with are designed and constructed in accordance with There are no state controlled roads within the
relevant design standards. the Road Planning and Design Manual, 2nd Noosa Council area. No upgrade works on a
edition, Department of Transport and Main state-controlled road are proposed.
Roads, 2016.
PO6 Development involving the haulage of fill, AO6.1 Fill, extracted material and spoil material Complies with PO6
extracted material or excavated spoil material is not transported to or from the development site There are no state controlled roads within the
exceeding 10,000 tonnes per year does not on a state-controlled road. Noosa Council area.
damage the pavement of a state-controlled road.
Note: It is recommended that a transport
infrastructure impact assessment and pavement
impact assessment are provided, prepared in
accordance with the Guide To Traffic Impact
Assessment, Department of Transport and Main
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 2 of 11
Page 36
Performance outcomes Acceptable outcomes Response
Roads, 2017.
PO7 Development does not adversely impact on AO7.1 Development does not require a new Complies with PO7
the safety of a railway crossing. railway crossing. There are no railway lines or crossings in the
OR vicinity of the site.
Note: It is recommended that a traffic impact AO7.2 A new railway crossing is grade
assessment be prepared to demonstrate compliance separated.
with this performance outcome. An impact on a level OR all of the following acceptable outcomes Not Applicable
crossing may require an Australian Level Crossing
apply:
Assessment Model (ALCAM) assessment to be
undertaken. Section 2.2 – Railway crossing safety of
the Guide to Development in a Transport AO7.3 Upgrades to a level crossing are
Environment: Rail, Department of Transport and Main designed and constructed in accordance with
Roads, 2015, provides guidance on how to comply AS1742.7 – Manual of uniform traffic control
with this performance outcome. devices, Part 7: Railway crossings and
applicable rail manager standard drawings.
Note: It is recommended a traffic impact assessment
be prepared to demonstrate compliance with this
acceptable outcome. An impact on a level crossing
may require an Australian Level Crossing
Assessment Model (ALCAM) assessment to be
undertaken. Section 2.2 – Railway crossing safety of
the Guide to Development in a Transport
Environment: Rail, Department of Transport and Main
Roads, 2015, provides guidance on how to comply
with this acceptable outcome
AND
AO7.4 Access points achieve sufficient Not Applicable
clearance from a level crossing in accordance
with AS1742.7 – Manual of uniform traffic control
devices, Part 7: Railway crossings by providing a
minimum clearance of 5 metres from the edge
running rail (outer rail) plus the length of the
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 3 of 11
Page 37
Performance outcomes Acceptable outcomes Response
largest vehicle anticipated on-site.
Note: Section 2.2 of the Guide to Development in a
Transport Environment: Rail, Department of Transport
and Main Roads, 2015, provides guidance on how to
comply with this acceptable outcome.
AND
AO7.5 On-site vehicle circulation is designed to Not Applicable
give priority to entering vehicles at all times.
PO8 Development does not result in a worsening No acceptable outcome is prescribed. Complies with PO8
of the infrastructure condition of a railway or rail There is no railway or rail transport infrastructure
transport infrastructure. in vicinity of the site.
PO9 Development does not result in a worsening No acceptable outcome is prescribed. Complies with PO8
of operating conditions of a railway There is no railway or rail transport infrastructure
in vicinity of the site.
PO10 Development does not damage or AO10.1 Vehicular access and associated road Complies with AO10.1
interfere with public passenger transport access works are not located within five metres Vehicular access and associated road access
infrastructure, public passenger services or of public passenger transport infrastructure. works are not located within five metres the
pedestrian or cycle access to public passenger AND proposed relocated bus stop.
transport infrastructure and public passenger AO10.2 Development does not necessitate the Complies with PO10
services. relocation of existing public passenger transport The proposed relocated bus stop is an
infrastructure. improvement to existing situation and will not
AND impact public passenger services. Refer
attached Traffic report.
AO10.3 Development does not obstruct Complies with AO10.3
pedestrian or cyclist access to public passenger The development does not obstruct pedestrian
transport infrastructure or public passenger or cyclist access to public passenger transport
services. infrastructure or public passenger services.
AND
AO10.4 The normal operation of public Complies with AO10.4
passenger transport infrastructure or public The normal operation of public passenger
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 4 of 11
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Performance outcomes Acceptable outcomes Response
passenger services is not interrupted during transport infrastructure and public passenger
construction of the development. services will not be interrupted during
construction of the development.
Stormwater and drainage
PO11 Development does not result in an No acceptable outcome is prescribed. Complies with PO11
actionable nuisance, or worsening of, There are no state transport corridors within the
stormwater, flooding or drainage impacts in a Noosa Council area.
state transport corridor.
PO12 Run-off from the development site is not AO12.1 Development does not create any new Complies with AO12.1
unlawfully discharged to a state transport points of discharge to a state transport corridor. No discharge to a state transport corridor is
corridor. AND proposed.
AO12.2 Stormwater run-off is discharged to a Complies with AO12.2
lawful point of discharge. Stormwater run-off is discharged to a lawful point
of discharge – refer accompanying stormwater
Note: Section 3.4 of the Queensland Urban Drainage management plan.
Manual, Department of Energy and Water Supply,
2013, provides further information on lawful points of
discharge.
AND
AO12.3 Development does not worsen the Complies with AO12.3
condition of an existing lawful point of discharge There is no existing or proposed stormwater
to a state transport corridor. discharge to a state transport corridor.
PO13 Run-off from the development site does AO13.1 Run-off from the development site is not Complies with AO12.3
not cause siltation of stormwater infrastructure discharged to stormwater infrastructure for a There is no existing or proposed stormwater
affecting a state transport corridor. state transport corridor. discharge to a state transport corridor.
Planned upgrades
PO14 Development does not impede delivery of AO14.1 Development is not located on land Complies with AO14.1
planned upgrades of state transport identified by the Department of Transport and The land is not required for upgrade of state
infrastructure. Main Roads as land required for the planned transport infrastructure.
upgrade of state transport infrastructure.
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 5 of 11
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Performance outcomes Acceptable outcomes Response
Note: Land required for the planned upgrade of state
transport infrastructure is identified in the DA mapping
system.
OR
AO14.2 Development is sited and designed so Complies with AO14.2
that permanent buildings, structures, The land is not required for upgrade of state
infrastructure, services or utilities are not located transport infrastructure.
on land identified by the Department of Transport
and Main Roads as land required for the planned
upgrade of state transport infrastructure.
OR all of the following acceptable outcomes Not Applicable
apply:
AO14.3 Structures and infrastructure located on
land identified by the Department of Transport
and Main Roads as land required for the planned
upgrade of state transport infrastructure are able
to be readily relocated or removed without
materially affecting the viability or functionality of
the development.
AND
AO14.4 Vehicular access for the development is Not Applicable
consistent with the function and design of the
planned upgrade of state transport infrastructure.
AND
AO14.5 Development does not involve filling and Not Applicable
excavation of, or material changes to, land
required for a planned upgrade to a state
transport infrastructure.
AND
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 6 of 11
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Performance outcomes Acceptable outcomes Response
AO14.6 Land is able to be reinstated to the pre- Not Applicable
development condition at the completion of the
use.
Table 6.2.3: Provision of public passenger transport infrastructure
Performance outcomes Acceptable outcomes Response
Provision of public passenger transport infrastructure
PO15 Upgraded or new public passenger No acceptable outcome is prescribed. Complies with PO15
transport infrastructure is provided to The proposed development does not generate
accommodate the demand for public passenger any demand for upgrade to public passenger
transport generated by the development. transport infrastructure.
Note: To demonstrate compliance with this
performance outcome, it is recommended a public
transport impact assessment be prepared in
accordance with appendix 1 of the State
Development Assessment Provisions Supporting
Information – Public Passenger Transport,
Department of Transport and Main Roads, 2014.
New or upgraded public passenger transport
infrastructure provided should be in accordance with
the Public Transport Infrastructure Manual,
Department of Transport and Main Roads, 2015
PO16 Development is designed to ensure the No acceptable outcome is prescribed. Not Applicable
location of public passenger transport .
infrastructure prioritises and enables efficient
public passenger services.
Note: Chapters 2 and 5 of the Public Transport
Infrastructure Manual, Department of Transport and
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 7 of 11
Page 41
Performance outcomes Acceptable outcomes Response
Main Roads, 2015 provides guidance on how to
comply with this performance outcome.
PO17 Development enables the provision or No acceptable outcome is prescribed. Complies with PO17
extension of public passenger services to the The development will not impact public
development and avoids creating indirect or passenger services.
inefficient routes for public passenger services.
PO18 New or modified road networks are AO18.1 Roads catering for buses are arterial or Complies with PO18
designed to enable development to be serviced sub-arterial roads, collector or their equivalent. Any proposed works to the road network will not
by public passenger services. AND impact public passenger services
AO18.2 Roads intended to accommodate buses Complies with PO18
are designed and constructed in accordance with Any proposed works to the road network will not
Road Planning and Design Manual (2nd edition), impact public passenger services
Volume 3: Guide to Road Design, Department of
Transport and Main Roads, 2016.
Note: Guidance on how to meet the acceptable
outcome is available in the Road Planning and Design
nd
Manual (2 edition), Volume 3: Guide to Road
Design, Department of Transport and Main Roads,
2016.
1. Part 3:
a. 4.2 Traffic lanes
b. 4.8 Bicycle lanes
c. 4.9 High occupancy vehicle (HOV) lanes
d. 4.12 Bus stops
e. 7 Horizontal alignment
f. 7.7 Super elevation
g. 7.9 Curve widening
2. Part 4:
a. 6.3 Bus Facilities
b. 5.6 Design vehicle swept path
3. Part 4A:
a. 5 Auxiliary lanes
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 8 of 11
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Performance outcomes Acceptable outcomes Response
4. Part 4B: Roundabouts:
a. 4 Geometric design
b. 4.6 Circulating carriageway.
AND
AO18.3 Traffic calming devices are not installed Complies with AO18.3
on roads used for buses. No traffic calming devices are proposed.
Note: Chapter 2 of the Public Transport Infrastructure
Manual, Department of Transport and Main Roads,
2015 provides guidance on how to comply with this
acceptable outcome.
AND
AO18.4 Where road humps are installed on Complies with AO18.4
roads used for buses, the road humps are No traffic calming devices are proposed.
designed in accordance with the Manual of
Uniform Traffic Control Devices, Department of
Transport and Main Roads, 2016.
Note: Guidance on how to meet the acceptable
outcome is available in the Manual of Uniform Traffic
Control Devices, Part 13:
1. Local Area Traffic Management, section 2.4 –
Road humps
2. Supplement part 13: Local Area Traffic
Management – 2.4.2-1 Hump profiles for bus
routes.
PO19 Development provides safe, direct and No acceptable outcome is prescribed. Complies with PO19
convenient pedestrian access to existing and Convenient pedestrian access is proposed.
future public passenger transport infrastructure.
Note: Chapter 3 of the Public Transport Infrastructure
Manual, Department of Transport and Main Roads,
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 9 of 11
Page 43
Performance outcomes Acceptable outcomes Response
2015 provides guidance on how to comply with this
performance outcome. In particular, it is
recommended that a pedestrian demand analysis be
provided to demonstrate compliance with the
performance outcome.
PO20 Onsite vehicular circulation ensures the AO20.1 The location of onsite pedestrian Complies with AO20.1
safety of both public passenger transport crossings ensures safe sight distances for Safe sight distances are achieved. Refer Traffic
services and pedestrians. pedestrians and public passenger services. report.
AND
AO20.2 Onsite circulation is designed and Complies with AO20.2
constructed so that public passenger services Appropriate onsite circulation is achieved. Refer
can enter and leave in a forward gear at all Traffic report.
times.
AND
AO20.3 Development does not result in public Complies with AO20.3
passenger services movements through car Development does not result in public passenger
parking aisles. services movements through car parking aisles
PO21 Taxi facilities are provided to No acceptable outcome is prescribed. Complies with PO22
accommodate the demand generated by the The Porte Cochere serves as a taxi drop off/pick
development. up point to service the development.
Note: Guidance on how to meet the performance
outcome are available in chapter 7 of the Public
Transport Infrastructure Manual, Department of
Transport and Main Roads, 2015.
PO22 Taxi facilities are located and designed to AO22.1 A taxi facility is provided parallel to the Complies with PO22
provide convenient, safe and equitable access kerb and adjacent to the main entrance. The Porte Cochere serves as a taxi drop off/pick
for passengers. AND up point to service the development.
AO22.2 Taxi facilities are designed in Complies with PO22
accordance with: The Porte Cochere serves as a taxi drop off/pick
1. AS2890.5–1993 Parking facilities – on-street up point to service the development.
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 10 of 11
Page 44
Performance outcomes Acceptable outcomes Response
parking and AS1428.1–2009 Design for
access and mobility – general requirements
for access – new building work
2. AS1742.11–1999 Parking controls – manual
of uniform traffic control devices
3. AS/NZS 2890.6–2009 Parking facilities – off-
street parking for people with disabilities
4. Disability standards for accessible public
transport 2002 made under section 31(1) of
the Disability Discrimination Act 1992
5. AS/NZS 1158.3.1 – Lighting for roads and
public spaces, Part 3.1: Pedestrian area
(category P) lighting – Performance and
design requirements.
PO23 Educational establishments are designed AO23.1 Educational establishments are Not Applicable
to ensure the safe and efficient operation of designed in accordance with the provisions of Proposal is not for an educational establishment
public passenger services and pedestrian the Planning for Safe Transport Infrastructure at
access. Schools, Department of Transport and Main
Roads, 2011.
State Development Assessment Provisions – version 2.1
State code 6: Protection of state transport networks Page 11 of 11
Page 45
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