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Planning Report (004)
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proposal report
Development Permit for Material Change of Use Commercial Business –
Type 1 Office
over Lot 0 on BUP102401 located at 195 Weyba Road, Noosaville
Applicant: Davidson Property Trust No.1 and No.2
Date: January 2020
Ribarja Property Group
February 2019
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Existing Approvals ............................................................................................................ 8
4.0 Proposed development details ......................................................................................... 8
5.0 Planning assessment ...................................................................................................... 11
5.1 Noosa Plan ............................................................................................................................ 11
6.0 State assessment and other matters .............................................................................. 14
6.1 State interests ....................................................................................................................... 14
7.0 Draft Noosa Plan ........................................................................................................... 15
8.0 Conclusion .................................................................................................................... 15
9.0 Appendices .................................................................................................................... 16
Attached separately
Appendix A – Proposal Plans
Appendix B – Noosaville Locality Code
Appendix C – Business Uses Code
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Summary
1.1 Development application details
Proposed development: Commercial Business – Type 1 Office
Type of approval sought: Material Change of Use
Site address: 195 Weyba Road Noosaville QLD 4566
Real property description: Lot 0 on BUP102401
Site area: 597m2
Assessment manager: Noosa Council
Owner details: Andrew John Davidson and Marianne Therese Davidson
Applicant details: Davidson Property Trust No. 1 and No. 2
1.2 Planning instrument details
State planning policy: Natural Hazards Risk and Resilience (flood hazard area and
Medium storm tide inundation area)
Regional plan: SEQ Regional Plan 2017
Designation: Urban footprint designation
Planning scheme: Noosa Plan 2006
Zone: Neighbourhood Centre
Local plan: Noosaville Locality
Level of assessment: Code
Applicable overlays: Natural Hazards
Applicable codes: Noosaville Locality Code
Business Uses Code
Landscaping Code
Engineering Works Code
Natural Hazards Overlay Code
1.3 Referral Agencies
The proposal does not trigger referral to any State Agencies.
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Site details
2.1 Site description
The subject site comprises one lot located on the western corner of the intersection of Swan Street
and Weyba Road, Noosaville. The site is of a rectangular shape with a truncated corner and has an
area of 597m2.
The site currently contains an existing two storey building that was constructed sometime in the late
1970’s. The existing building has been extended on several occasions with the most recent uses
being that of a shop on the ground floor and restaurant on the upper level.
Vehicular access to the site is currently from Swan Street which leads to carparking underneath the
building for 5 spaces.
Landscaping across the site includes pathways and landscape garden beds which contain a number
of palms and ground covers.
Table 1: Site description
Site characteristic Description
Existing land use Shop and Restaurant
Existing structures Two storey brick and timber building
Frontage and access 16m to Weyba Road and 26m to Swan Street
Topography and views The site is relatively level with an outlook across Weyba Road to Keyser
Island
Easements Nil
Existing vegetation Grass and landscaped garden beds with a mixture of palms and native
shrubs.
Existing waterways Noosa Estuary.
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Subject site
Figure 1: Aerial view Source: Qld Government DA Mapping System
Figure 2: Satellite view of site and surrounds Source: Noosa Council DA Mapping System
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2.2 Surrounding land uses
The sites adjoins a medical centre along the western boundary and a residential dwelling along the
southern boundary. The area opposite to the east and south of the site comprises residential
dwellings and units with land to the west containing the Aldi supermarket and associated carparking.
Table 2: Surrounding land uses
Surrounding land uses Photos
North Noosa Estuary and public
pathway.
South Residential dwelling
East Residential units
West Medical Centre
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3.0 Existing Approvals
The site has had a number of approvals granted over the site including the following:
Indoor Entertainment – Tourist Information Centre was approved in July 1977 (TPC 672 -
Lapsed). 7 car spaces were provided across the road in a coach set down area and $3,000
was contributed by the applicant towards the cost of the coach set down area.
Refreshment Service – Addition to Existing Tourist Information Centre was approved in
February 1984 for (TPC 1621 - Lapsed). 5 spaces were provided on site with the 7 spaces
in the coach set down area acknowledged as being provided on the opposite side of Weyba
Road. $5,000 was paid to cover a shortfall of 5 spaces.
The site was rezoned from Special Facilities (Tourist Information Centre) to Special Facilities
(Restaurant 161 m² and General Store 100 m²) on 13 April 1989 (R274). 5 car parking
spaces were required on site and 12 spaces were acknowledged as being previously
provided through a combination of contributions and the coach set down area.
The site was approved as a General Store and Restaurant on 7 December 1989 (DNA 175).
January 1994 Council approved Additions to an Existing General Store and Restaurant for
a new roof (TPC 2589).
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4.0 Proposed Development Details
The existing building on site is outdated, has a poor internal layout and in need of renovation. The
applicant therefore proposes to upgrade, renovate and extend the existing commercial building on
site and use it for commercial purposes. The proposed works include:
Ground floor:
o Removal of two ground floor toilets and replacement with new external deck along
front and side of building
o Replacement of existing ramp with stairs to upper level
o New pedestrian ramp to front of site
o New awning to Weyba Road (replace existing fabric awning)
o New stairway to Swan Street
o Removal of
First floor::
o Internal renovations and rearrangement
o New floor area of 79m2
o New deck
o New internal lift
Upgrade landscaping around site
New bike parking on site
Relocated and additional bin area provide underneath stairs
Seal existing driveway and carparking area
The external appearance of the building is to be completely renovated with the following design
details:
North and eastern elevations to incorporate vertical metal screens
Western elevation to include fibro cement blades to upper level windows
New hoods to roof line
New bi-fold doors to ground floor
New windows to front of building
Proposal plans prepared by Andrew Bock Architecture are included in Appendix A
Table 3: Summary of development aspects
Material change of use
Building height 9.3metre
Gross floor area (GFA) 79m2
Car parking Existing 5 carparking spaces to remain
Bicycle parking 10 bicycle spaces
Site access Existing access from Swan Street to be
maintained.
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Proposed servicing arrangements New bin area provided. Bins will be wheeled to
curb for collection.
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5.0 Planning assessment
5.1 Noosa Plan
The applicant seeks approval for Commercial Business - Type 1 Office for the site. The Noosa
Plan defines the uses below:
Commercial business means the conduct of a business activity, where a service is offered
or provided and that service is not more clearly defined by other business or community uses.
The term includes the following types:
Type 1 Office - The use of premises for a commercial business conducted in an office
environment. The use includes a bank, professional office, travel agent, and estate sales
office.
The Noosa Plan includes the site in the Noosaville locality and provides the site with a
Neighbourhood Centre zone. The table of assessment for the Neighbourhood Centre zone details
that Commercial Business Type 1 Office is a consistent code assessable uses.
The assessment table details that the above uses are is to be assessed against the following codes:
Noosaville Locality Code
Business Uses Code
Landscaping Code
Engineering Works Codes
5.1.1 Noosaville Locality Code
The proposal has been assessed against the provisions of the Noosaville Locality Code and
generally complies with the outcomes except in relation to height in metres and setbacks. A
comparison of the proposal against the Code is included in Appendix B.
Building Height in metres and storeys
As detailed in the Appendix B, the existing building exceeds the 8 metre height limit stipulated under
the Noosa Plan as the existing building measure 9.3 metres at the top of the existing clerestory. The
applicant intends to the extend the clerestory northwards which results in the new portion of the
building exceeding height. As detailed in Appendix B the extension of the existing roof line is
considered to meet the Specific Outcomes of the Plan and will be consistent with the existing
character of the area and of the building on site. It is noted that the clerestory and area over height
does not extend the full length of the building and is well setback to the boundaries of the site and
adjoining premises.
Building setbacks
The proposed extension complies with setbacks except with regard to the relocation of the existing
awning which is currently located within the front 6.0 metre setback. As detailed the applicant seeks
to relocate and reduce the width of the existing awning to provide weather protection and articulation
to the building. The proposed location of the awning enables a ramp to be provided across the front
of the site as well as landscaping and meets the scheme criteria for shading to the front of the
building.
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5.1.2 Business Uses Code
The proposal has been assessed against the provisions of the Business Uses Code and generally
complies with the outcomes except in relation to the provision of bicycle space. A full comparison of
the proposal against the Code is included in Appendix C.
5.1.3 Landscaping Code
The Noosa Plan detailed that the Neighbourhood Centre zone is to provide 10% of the site for
landscaping. The development complies with this requirement.
5.1.4 Engineering Works Code
The proposed extension will connect into existing infrastructure servicing the site.
As detailed above the site has had a number of approvals issued and contributions paid towards
carparking. Council advice has confirmed that the previous rezoning approval (R274) provided for
5 carparking spaces on site and 12 spaces were acknowledged as being provided through a
combination of contributions and a coach setdown area for an area of 161m2 for a Restaurant and
100m2 for a General Store.
Carparking associated with the 1989 rezoning (R274) and planning approval (DNA 175) would have
been assessed under the 1985 Planning Scheme which detailed the following carparking rates:
General Store: 5 spaces
Restaurant: 1 space per 15m2 of part therefore of total use area
The current Noosa Plan details carparking rates for offices as below:
Type 1 office - 1 space per 20m2, or part thereof, of use area; OR 1 space per 2
employees whichever is the greater. A minimum of 4 spaces are provided
The existing approval over the site details an area of 261m2 with a credit of 17 spaces based on the
5 spaces on site and 12 spaces paid by contribution. Based on the change of use and current parking
rates the extension complies with carparking requirements attributable to the site.
Table 4: Summary of parking requirements
Shire of Noosa Planning Parking rates Carparking provided on site and by
Scheme 1989 contribution
General store 5 spaces 5 spaces provided on site
100m2
Restaurant 1/15m of use area 10.7 spaces (12 spaces paid by
161m2 contribution)
Total 17 spaces
Noosa Plan 2016 Required spaces Carparking required for development
Proposed Type 1 Office 1/20m2 of use area 17 spaces
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Existing building 261m2
Extension 79m2 Development complies as 5 spaces
provided on site and site has paid for 12
Total area: 340m2 spaces)
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6.0 State assessment and other matters
6.1 State interests
6.1.1 State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017(SPP) and SPP
raised no further issues relevant to the proposed development.
6.1.2 Matters established in the Planning Regulation
The following assessment benchmarks from the Planning Regulation 2017 apply to the application:
SEQ Development Area
The proposal is for an urban activity within the Urban Footprint and is consistent with the assessment
benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
6.1.3 South East Queensland Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
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7.0 Draft Noosa Plan
The Draft Noosa Plan includes the site in the Neighbourhood Centre zone which details that an
Office is an acceptable use in an existing building and code assessable where involving extensions
to the building or use.
The Draft Noosa Plan details an increased height of 10 metres for the zone and a Plot ratio of 0.8:1.
The proposal complies with these new requirements.
Carparking rates are detailed the same as the existing Planning Scheme at 1:20m2.
8.0 Conclusion
The above development application has been submitted to Noosa Council as the Assessment
Manager of the application under the Planning Act 2016. This application seeks a development
permit for Commercial Business Type 1 Office which is a consistent code assessable use under
the current Noosa Plan and the Draft Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposed use and extension is consistent with the intend of the Neighbourhood Centre
zone
The design of the building ensures that the building and uses are compatible with the
surrounding area.
The design updates the existing building on site and activates the frontage by new decks,
glazing and openings.
The site is well suited to the proposed development as updates and utilises an existing
building on the site.
There are sufficient planning grounds to support the approval of the development on the site.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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9.0 Appendices
Attached separately
Appendix A – Proposal Plans
Appendix B – Noosaville Locality Code
Appendix C – Business Uses Code
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