Information Request MCU23 0096 · MCU23/0096

Officer: 	Samuel Osakwe
Direct Telephone: 	07 53296316
Our Reference:	MCU23/0096
Your Reference:	12332
23 August 2023
Good Shepherd Lutheran College
C/- Project Urban
PO Box 6380
MAROOCHYDORE  QLD  4558
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU23/0096
Street Address:	115 Eumundi Noosa Rd Noosaville Qld 4566
Real Property Description:	Lot 1 SP 228052, Lot 30 SP 170751
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
PLANNING
Issue – Nature and extent of Approved Use
The application material indicates that the college presently serves 1140 students plus 54 children in the existing childcare centre. Council record shows the development is approved to have a maximum of 1105 students.
Information Required
Revise the application material that detail or clarify the existing number of students and staff on site.
Confirm if the development proposes any increase to the number of students or staff on site.

Issue – Visual Amenity
Acceptable Outcome AO4 of the Noosaville Local Plan Code requires development adjacent to the major network, including Eumundi Noosa Road and Walter Hay Drive to incorporate landscaping that complements the natural species occurring in the local area.
The development proposes a 12 metre high building and does not include landscaping elements that complement the existing natural species occurring on the site, or any landscaping measure to protect or enhance the major road network.
Information Required
Provide a landscaping plan that demonstrates how the development provided proposes to protect or enhance the major road network.

Issue – Building Height
Acceptable Outcome AO17.1 of the Communities Facilities Zone Code requires buildings and structures within urban boundaries to not exceed 8 metres. Acceptable Outcome AO7.2 of the Noosaville Local Plan Code also requires buildings and structures to have a scale and building height that is consistent with development on adjoining and surrounding land.
Council does not support the development in its current form. The proposed height is well over the maximum height specified in the zone code and significantly detracts from the desired future character of the area. The submitted plans clearly indicate that the height variation is unnecessary for the building to function as a performing arts centre.
Information Required
Provide amended architectural drawings with a building height that is compliant and consistent with established buildings on adjoining parcels.

Issue – Gross Floor Area
Acceptable Outcome AO18.1 of the Community Facilities Zone Code requires individual buildings to have a maximum gross floor area of 1,000m2.
The planning report indicate that the development will comprise a gross floor area of 1579m2 while the architectural plans annotates that the development proposes a gross floor area of 1600m2.
The Noosa Plan 2020 defines Gross Floor Area of a building as:
“…the total floor area of all storeys of the building, measured from the outside of the external walls and the centre of any common walls of the building, other than areas used for—
(a)	building services, plant or equipment; or
(b)	access between levels; or
(c)	a ground floor public lobby; or
(d)	a mall; or
(e)	parking, loading or manoeuvring vehicles; or
(f)	unenclosed private balconies, whether roofed or not.”
Our calculations indicate that the proposal will have a total gross floor area of approximately 1700m2 (764m2 at ground level, and 936m2 at the upper floor), noting that breakout rooms and circulation areas are not excluded from gross floor area calculations.
Council does not support this significant variation to the maximum gross floor area of the zone. The building will be visible from the street and the proposed design is not reflective of the established character or building scale in the locality. The predominant building character of the surrounding area, including the school, can be described as low scale and features smaller sized buildings.
Information Required
Provide amended architectural drawings with a compliant gross floor area. Gross floor area calculations should be strictly in accordance with the Noosa Plan 2020.

Issue – Building Bulk
Acceptable Outcome AO7.1 of the Noosaville Local Plan Code requires development to take the form of small separate buildings rather than large single bulky buildings, to not visually dominate the street, surrounding spaces or the existing skyline. Acceptable Outcome AO18.2 of the zone code also require buildings to have a maximum wall length of 30 metres in one plane.
Whilst it is acknowledged that the subject land presently has a building that is non-compliant with the acceptable outcomes above, it is noted that this building was established well before the current planning scheme came to effect.
The proposed building bulk is not supported as it significantly detracts from the desired future character of the area. The submitted plans clearly indicate the proposal can operate as smaller separate buildings.
Information Required
Provide amended architectural plans with a building that is of a scale consistent with the predominant character of the local plan area.

Issue – Building Bulk
The application material does not demonstrate the existing and proposed site cover for the site.
Information Required
Provide a site cover calculation of the site including details of the existing and proposed site cover.
ENGINEERING
Issue – Carparking
The submitted Traffic Engineering Report confirms that the parking area from the Goodchap Street approach reaches capacity during the morning peak period.  Previous traffic assessment of the site also found that any loss to parking spaces or the vehicle circulation around the site from this area will create undesirable traffic impacts and exacerbate the current congestion on the local road network during peak hours.
The previous assessment recommended that a minimum of 328 car parking spaces will need to be provided, and circulation around the site maintained to cater for extended pick-up/drop-off periods and avoid any off-site impacts.
It is unclear how the traffic report concludes that there is no demonstrated need to provide an internal road connection or how the provision of 298 car parking spaces will not impact the local road network.

Information Required
Provide a revised traffic report to consider the traffic impacts of the proposal on a worst-case scenario basis. The recommendations included in the report must consider:
The impacts on the road network from extended pick-up/drop-off periods; and
Include parking calculations for all existing uses on the subject site including the gym and church.

Issue – Access
Condition 11 of Material Change of Use application MCU20/0072 approved by Council on 19 August 2021 states:
An internal one-way vehicular link from the new staff car park to the Goodchap Street/Eumundi Noosa Road roundabout exit as detailed in the approved plans must be provided in accordance with an Operational Works Approval.
It is understood that this condition was imposed following findings from the assessment for the car park on the corner of Eumundi Noosa Road. Council advised that:
“…any proposed layout which seeks to move the primary vehicle access to the site from the Goodchap Street roundabout to Walter Hay Drive and fails to provide an appropriate internal link between the existing and proposed car park areas, is considered to result in a highly undesirable traffic outcome and is unlikely to be supported by Council as a result.”
The submitted plans appear to conflict with the recommendations from the previous application and an internal link has not been provided.
Information Required
Provide a full set of amended plans including the one-way internal vehicular link from the new staff carpark to the Goodchap Street/Eumundi Noosa Rd roundabout exit as detailed in the approved plans for MCU20/0072, included in Figure 1 below.

Figure 1
Issue - Stormwater
It is unclear how stormwater drainage to and from the proposed Performance Arts Building and Carpark areas will be managed. The stormwater drainage system must connect to a lawful point of discharge in accordance with the Water Quality and Drainage Code.
Information Required
Provide additional documentation demonstrating how stormwater to and from the proposed development areas will be managed and achieve lawful discharge in accordance with the Water Quality and Drainage Code.

Issue – Sustainability
It is unclear how the proposed development will maximise water efficiency on site by incorporating rainwater collection and reuse measures for non-potable purposes such as irrigation in accordance with the Sustainable Building Design Code.
Information Required
Provide additional documentation addressing the requirements of the Sustainable Building Design Code.

Issue – Traffic and Parking
Council acknowledges that the Good Shepard Lutheran College site is in a sensitive location with regards to traffic and parking. As a result, preliminary construction and traffic management plans will be required to be submitted with future Operational Works Applications on the site to demonstrate how construction and associated traffic impacts will be managed and/or mitigated. It is noted that the carpark works are proposed as Stage 2, however it may be more logical to construct the ultimate carpark layout first to reduce the overall construction and traffic impacts across the site from Stage 1.
Information Required
In 2022, Parking Area C was removed. Provide further information to Council if this is the case. If this parking area is still being utilised, how will the loss of parks in Area C be managed during the construction of Stage 1?
If required, amend the development staging plan and boundaries to optimise available parks during construction and minimise the overall impacts during the construction phase.
due date for response to information request
The due date for providing the requested information is 23 November 2023. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.

other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours Faithfully,

Sam Osakwe
Development Planner

[word/footer2.xml]
Page 2 of 2

[word/footer3.xml]
ABN 97.969.214.121	PO Box 141
			noosa.qld.gov.au	Tewantin QLD 4565
			[email protected]	07 5329 6500
				Page 1 of 2

[word/header1.xml]
3

[Attachment: image1.png (image text)]
 

Plan detailing options for internal vehicular link


[Attachment: image2.png (image text)]
enh,