MCU16/0070.01 Application For A Minor Change To A Development Approval For A Material Change Of Use Of Premises - Commercial Business Type 3 - Veterinary At 69 Mary Street, Noosaville · Attachment 2 - (MCU16-0070.01) - Officer'S Report

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                        11 JUNE 2024


Under Noosa Plan 2020, carparking for a Veterinary Service is calculated at a rate of one space
per 20m2 of GFA only, consistent with the previous requirements for this development.
The change proposal, at 240m2, requires a minimum of 12 onsite carparks. The current
development includes 11 onsite carparks, with no additional onsite parking being proposed by the
applicant through the minor change application. The applicant has however requested to enter into
an Infrastructure Agreement to ‘provide a monetary contribution in lieu of physically providing this
space on site, in accordance with Council’s “Contributions in Lieu of the Provision of Onsite Car
Parking Policy”’. In this regard the applicant has signed an Infrastructure Agreement committing to
pay a total contribution of $17,963.00 for the shortfall.
Council’s Policy for Contributions in Lieu of the Provision of Onsite Car Parking outlines the
circumstances under which a monetary contribution might be made, defines how contributions are
to be obtained and expended and the contribution amount per space for each locality. The
application of the policy is at the full discretion of the Council since it must be through an
Infrastructure Agreement.
The policy states that Council may accept monetary contributions in lieu of on-site parking, despite
the requirements of the Noosa Plan, having regard to the following:
1.    The premises are significantly constrained in terms of having restricted access, a small site
      area with limited onsite manoeuvrability, located near a road intersection or otherwise
      encumbered and unable to be readily amalgamated with adjoining land;
2.    It is not practical or desirable from a town planning perspective to provide the required
      amount of car parking onsite due to the nature and type of development adjoining the land;
3.    It is in the community’s interest to provide for alternative car parking arrangements because
      of traffic and or pedestrian safety concerns that might be caused by the development;
4.    The provision of onsite car parking and access is not practical or desirable from a character
      perspective, being within a central area and where additional footpath crossovers would
      adversely impact upon the streetscape or result in the loss of significant road side vegetation;
5.    The locality would benefit more from improved public transport, pedestrian or cycle facilities
      compared to the provision of additional car parking onsite; and
6.    The development complies with the Noosa Plan or the Council has determined that there are
      reasons why the development should be approved despite any conflict with the assessment
      benchmarks, in accordance with section 63(5)(e) of the Planning Act 2016.
The subject site is significantly constrained, being small in area and already developed with a
building and onsite parking. Given the existing circumstances of the land and the proposed
changes to the development, it is not practicable or desirable to require additional on-site parking
from a character perspective, as the provision of additional carparking would likely result in the loss
of onsite screening vegetation along the Mary Street and Reef Street frontages, a prominent
intersection with the Noosaville locality.
In addition, although the proposed alterations and additions to the building result in an additional
consult room, theatre and office areas being provided, the additions are unlikely to result in a
significant increase in demand for the services being provided on site, rather will more comfortably
accommodate the existing services provided. As such, the proposed changes are unlikely to result
in a significant increase in carparking demand to that which is already experienced. Furthermore,
the subject site is prominently located within the Noosaville area, on the corner of two distributor
roads and with substantial on street parking along the southern side of Mary Street, is in a locality
that would benefit more from improved public transport, pedestrian or cycle facilities, compared to
the provision of additional car parking onsite.
Given the above, the proposal meets the circumstances under which a monetary contribution might
be considered. An additional condition is therefore included in the recommendation requiring the
applicant to comply with the requirements of any Infrastructure Agreement entered with the Council
with respect to the payment of car parking contributions.
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