PLANNING & ENVIRONMENT REPORT - 132001 210127 3 - FINAL VERSION [As Published]

                        d. allows for adequate area at ground level for landscaping and site facilities; and
                        e. facilitates onsite stormwater management and vehicular access.
               The proposal is for alterations and additions to an existing Residential Care Facility only. The
               proposal will improve the health, safety and amenity of residents by removing all shared rooms
               and replacing them with single rooms, ensuring the development is fit for purpose post the Covid-
               19 pandemic. The extensions will not be visible from the road or other areas in the vicinity and will
               allow for adequate landscaping and site facilities. The proposal is therefore considered to comply
               with Performance Outcome PO18 of the Community Facilities Zone Code.
               It is noted that the original rezoning approval which approved Plan of Development (PoD) No. 36
               over the site allowed a maximum gross floor area (GFA) of 10,000m2, in lieu of an 8,000m2
               maximum GFA under the 1990 planning scheme. The previous Minor Change approval approved
               a total GFA of 8,271m2 over the site. The proposed 2940m2 additional floor area under this current
               proposal will result in a total GFA of 10,364m2 and as such does not comply with the previous GFA
               requirements under PoD No. 36.
               The planning assessment report for the original rezoning approval confirms that the proposal was
               for a staged development, with a final total of 120 beds originally proposed for the site. The
               assessment report states ‘the gross floor area is governed by the nature of the intended use’ and
               that ‘the reduced height of the buildings, the substantial setbacks to Cooyar Street and the absence
               of any neighbouring residential properties give reason to conclude that the impacts of the changed
               standards will not be greatly visible to nearby residents or of concern to adjoining properties’. As
               such, the increase in GFA to 10,000m2 was supported under the rezoning approval. It is noted the
               current Noosa Plan 2020 is considered to adequately reflect relevant provisions of old Plans of
               Development where required, however does not include a maximum GFA for development within
               the Community Facilities zone and as such, if the original application was lodged under the current
               scheme, there would be no restriction on the total GFA allowable on the site.
               The current proposal does result in a substantial increase in GFA on the site, however
               notwithstanding this, the original approval was for a staged development with a total of 120 beds,
               consisting of a mix of single and double rooms. The current proposal for 130 beds does not
               substantially increase the scale of the development, with the increase in GFA as a result of the
               proposal to remove all shared rooms and replace with single rooms, predominantly in response to
               the Covid-19 pandemic. Therefore, the proposal to increase the GFA to over 10,000m2 does not
               raise any concerns, particularly given the removal of a total GFA provision in the current scheme,
               the improvement in the health, safety and amenity aspects of the development, that the proposed
               built form complies with current requirements in terms of height and setbacks and that the
               development is not viewable from the street frontage.

               Noosa Heads Local Plan Code and Special Residential Code
               The proposal complies with the relevant provisions of the Noosa Heads Local Plan Code and
               Special Residential Code, particularly in relation to the provision of community facilities, built form
               being integrated with the natural landscape and screened from public areas, and
               development providing acceptable standards of health, safety and amenity for residents.

               Carparking Works Codes
               The proposal is for alterations and additions to the existing residential care facility only, with no
               proposed increase in number of residents, staff or visitors to the site. The existing approval
               conditioned the provision of 44 onsite carparks, whilst current requirements under Noosa Plan
               2020 would only require 33 onsite carparks and one emergency vehicle space for a 130 bed
               Residential Care Facility. The proposal retains the existing 51 carparks provided on site as part of
               the existing approval and as such complies with both the previous approval and current
               requirements.
               5.     CONSULTATION
               5.1. Referral Agencies
               Not applicable
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Document Set ID: 22389362
Version: 24, Version Date: 05/07/2023