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Town Planning Report
Attached to the e-mail Commercial Business Type 2 Medical (Doctor's Practice) - MCU18/0195.
PLANNING REPORT
Development Application seeking Development Permit for Material
Change in Use –Commercial Business Type 2 Medical
15 Pearsons Road, Cooroy
Lot 103 SP287641
4 December 2018
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Page 2
Contents
Application Snapshot ............................................................................................................................ 4
1.0 Introduction .............................................................................................................................. 5
2.0 Site Analysis ............................................................................................................................... 6
2.1 Subject site ............................................................................................................................ 6
2.2 Surrounding Area .................................................................................................................. 7
3.0 Background................................................................................................................................ 9
3.1 Palm Lake Group Sales Office ................................................................................................ 9
3.2 Residential Aged Care Facility ............................................................................................... 9
4.0 Proposal Description ............................................................................................................... 10
4.1 Defined Land Use ................................................................................................................ 10
4.2 General Configuration ......................................................................................................... 10
4.3 Building Appearance and Materials .................................................................................... 12
4.4 Car Parking .......................................................................................................................... 12
4.5 Need in Area ........................................................................................................................ 13
5.0 Technical Review ..................................................................................................................... 15
5.1 Stormwater Management ................................................................................................... 15
5.2 Electricity and Telecommunications ................................................................................... 15
5.3 Landscaping ......................................................................................................................... 15
5.6 Traffic .................................................................................................................................. 16
6.0 State Planning Instruments ..................................................................................................... 17
6.1 Planning Act 2016................................................................................................................ 17
6.2 Referral Agencies ................................................................................................................ 17
6.3 State Planning Mapping ...................................................................................................... 17
6.3.1 SEQ Regional Plan ........................................................................................................... 17
6.3.2 Water Resources ............................................................................................................. 18
6.3.3 Transport Corridors ......................................................................................................... 19
6.4 State Development Assessment Provisions (SDAP) ............................................................ 20
6.5 State Planning Policies ........................................................................................................ 20
7.0 Local Planning Instruments ..................................................................................................... 21
7.1 Noosa Plan 2006 .................................................................................................................. 21
4 December 2018 Planning Report Page 2 of 28
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7.1.1 Community Services Zone ................................................................................................ 21
7.1.2 Relevant Codes ................................................................................................................ 22
7.2 Planning Scheme Strategic Framework............................................................................... 24
7.3 Priority Infrastructure Plan.................................................................................................. 27
7.4 Infrastructure Charges ........................................................................................................ 27
8.0 Conclusion ............................................................................................................................... 28
Appendices
Appendix A – DA Forms
Appendix B – Site Analysis Plan
Appendix C – Proposal Plans prepared by Palm Lake Works
Appendix D – Sales Office Approval MCU15/0119
Appendix E – State Code 1 Template Response
4 December 2018 Planning Report Page 3 of 28
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Application Snapshot
Address: 15 Pearsons Road, Cooroy
Real Property Description: Lot 103 SP287641
Site Area: 20,152.74m2
Application type: Development Permit for a Material Change in Use, for Commercial
Business – Type 2 – Medical
Level of Assessment: Impact Assessment
Noosa Plan 2006 Zone Community Services
Designation
Land Owner: Palm Lake Care Properties Pty Ltd
Applicant: Palm Lake Works Pty Ltd
Applicant’s Address: PO Box 10479 Southport BC QLD 4215
Contact Person: Suzanne Jensen
Phone: (07) 5552 1314
Email: [email protected]
Author: Matilda Kaveney
Phone: (07) 5552 1313
Email: [email protected]
4 December 2018 Planning Report Page 4 of 28
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1.0 Introduction This Planning Report has been prepared in support of a Development Application seeking Development Permit for Material Change in Use for Commercial Business Type 2 – Medical (Doctor’s Practice). The subject Development Application effects 15 Pearsons Road, Cooroy. The proposed development will occur within the existing approved Sales Office located on the property. The property at 15 Pearsons Road, Cooroy is herein referred to as the ‘subject site’. This Development Application proposes to add an additional use right to the existing building located on 15 Pearsons Road, Cooroy. This will allow the building to continue to be used as a Type 2 - Office (Sales Office) until required, with the option of transitioning into a Doctor’s Practice to service the local community in the future. This Doctors Practice will have one doctor practicing at any one time. The purpose of this application is driven by a potential tenant expressing interest in servicing this location and providing high quality medical services to the localised community. In accordance with the Planning Act 2016 and the requirements of the Development Assessment Rules, this Planning Report provides a statement about all elements of the Development Application and how it achieves the relevant outcomes of the Local and State Governments’ planning instruments. This report includes a brief description of the subject site, an overview of the proposed development, summary of the technical issues relating to the proposed development and detailed commentary on the statutory planning issues, requirements and obligations that apply to the proposed development. The proposed development is considered to comply with all the relevant Planning Instruments. The proposed Commercial Business Type 2 – Medical (Doctors Practice) will provide a community service within an ideal location for the residents within the locality. The development, if approved, will provide quality medical services for the Cooroy community. 4 December 2018 Planning Report Page 5 of 28
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2.0 Site Analysis 2.1 Subject site The subject site is described as 15 Pearsons Road, Cooroy. The subject site has a total area of 2 hectares and is currently improved with a Sales Office associated with the development at 19 & 20 Trading Post Road, Cooroy. The subject site is irregularly shaped and features frontage to three roads, Elm Street (165 metres), Pearsons Road (250 metres), and Trading Post Road (60 metres). The site is currently accessed via a vehicular crossover off Pearsons Road, located approximately 130 metres from the Elm Street, Pearsons Road intersection. The subject site is currently improved by a Sales Office and associated car parking area. This relocatable building is single storey with a skillion roof line and features timber decking, hebel walls and colourbond roofing. The site is predominantly clear of vegetation with some areas of sparse vegetation predominantly along the south-eastern boundary. As the proposed development is to occur within an existing building no vegetation removal will be required. The site’s topography is relatively flat, with a gentle slope falling to the north western corner of the site. No earthworks will be required as a result of the proposed change of use. The subject site is an ideal location for a Doctor’s Practice to be located until such time as the approved Residential Care Facility can be constructed. The subject site’s characteristics are illustrated in Figure 1 below (over page). 4 December 2018 Planning Report Page 6 of 28
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Palm Lake Resort Cooroy-Noosa Trading Post Road Sales Office
Railway Corridor Elm Street Pearsons Road/Entry
Figure 1: Aerial Photo of subject site (Near Map, 8 July 2018)
Please refer to the Appendix B of this report for the Site Analysis Plan prepared by Palm Lake
Works Pty Ltd.
2.2 Surrounding Area
The subject site is surrounded by a range different land uses and zoning. These land uses
include the approved adjoining Multiple Housing – Type 3 (Palm Lake Resort) on land zoned
community services, detached housing developments and rural land. Generally the character
of the area comprises of urban settlements to the south and rural areas to the west of the
subject site. From a built form perspective the surrounding area consists of low rise, single
and double storey old and modern buildings consisting of a range of materials and finishes.
Within its immediate context the site has the following interfaces:
North: The northern boundary of the site adjoins the approved Multiple Housing –
Type 3 development currently under construction. The proposed
development will assist in providing essential medical services to this
community consisting largely of retirees and people aged over 60.
North/East: The north-eastern boundary of the site adjoins Trading Post Road, and
features low set detached residential buildings on the opposite side.
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South/East: The south-eastern boundary of the site adjoins Pearsons Road. Developments
opposite the site generally consist of low set detached residential dwellings.
West: The western boundary of the site adjoins Elm Street. An existing railway
corridor is located adjacent to Elm Street on the western side.
It is considered that the proposed development will have no negative impacts on surrounding
properties as it will be included within an existing building on the subject site.
4 December 2018 Planning Report Page 8 of 28
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3.0 Background 3.1 Palm Lake Group Sales Office The proposed development is to be included within the existing Sales Office building located at 15 Pearsons Road, Cooroy. The Sales Office building was approved as a standalone Commercial Business Type 1 - Office structure under MCU15/0119 on 11 March 2016. Conditions of the approval allowed the Sales Office to be located 10 metres from Pearsons Road, operate between the hours of 8am to 6pm Monday to Sunday and have four employees on site at any one time. The approved Sales Office use was conditioned to cease operating four years from the date of the approval, being 11 March 2020. Please refer to Appendix D for a copy of the current approval. 3.2 Residential Aged Care Facility Further to the above approval, a Residential Aged Care Facility has also been approved over the subject site under with the latest changes approved under MCU15/0111 and REC15/0031 on 21 July 2016. Palm Lake Works note that this approval has not progressed as we have been unable to obtain Provisional Allocations for the 120 approved rooms form the Department of Health. An application was made for Provisional Allocation in August 2018, however results are yet to be released. Timing of construction commencing for this facility is pending successful Provisional Allocations from the Department of Health. Once allocated, an Approved Provider has six years before the allocated provisions must be operational. Bearing this in mind we do not expect the facility to commence construction for quite some time. A future tenant of the proposed Doctor’s Practice will obviously be made aware of its temporary nature. 4 December 2018 Planning Report Page 9 of 28
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4.0 Proposal Description
This Development Application seeks Noosa Shire Council’s approval for Development Permit
for Material Change in Use for a Commercial Business – Type 2 Medical (Doctors Practice)
over property described as 15 Pearsons Road, Cooroy.
When the Sales Office is no longer required, we would like to ensure the building is continued
to be utilised until the construction of the Residential Aged Care Facility commences.
We note that the existing approved sales office may continue to operate until 11 March 2020,
however timing of the change of use to the proposed Doctor’s Practice will be pending tenant
commitment. The lifespan of the Doctor’s Practice operating from this building will also be
pending the ability to acquire Provisional Allocations from Department of Health for the
approved aged care facility, as well as access to funding to construct this $20 million facility.
Essentially, this application, if approved, will form an additional approved use for the existing
building on the subject site. We intend to maintain the current Sales Office approval
(MCU15/0119) for Commercial Business Type 1 – Office (Sales Office) in addition to the
proposed Type 2 – Medical (Doctor’s Practice).
4.1 Defined Land Use
In accordance with Part 2 of the Noosa Plan 2006 the proposed MCU is defined as the
following land use:
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.
Type 2 – Medical:
The use of premises for the practice of human medicine and therapies. The use class
does not include Wellbeing Type 1 Health uses as separately defined.
4.2 General Configuration
This development application is for a Material Change in Use involving the establishment of
a Doctor’s Practice under Type 2 Medical. The proposed use will utilise the existing Sales
Office building, entrance to the site and car parking area.
As mentioned above, the existing driveway crossover located off Pearsons Road will be
utilised by the Doctor’s Practice, granting access to nine car parks.
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The internal aspects of the building will remain predominantly unchanged turning previous office spaces into consultation rooms and the main office space into a foyer, reception and seating area. The Doctor’s Practice will be occupied by a receptionist, doctor and nurse/doctor’s assistant with only one doctor operating at a time during business hours. It is noted that the number of employees to be on site are similar to that conditioned for the Sales Office (4 staff at any one time). The current Sales Office features a single step onto the porch area which will be required to be changed to a ramp for disabled access. It is noted that any changes to the existing building, entrance or car parking spaces will be negligible and therefore will result in no negative amenity impacts. An extract of the proposal Plans is provided below, identifying the envisaged internal layout of the Doctor’s Practice. Figure 2: Extract of proposed Doctor’s Practice floor plan, prepared by Palm Lake Works. 4 December 2018 Planning Report Page 11 of 28
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Further to the above, the Doctor’s Practice is proposed to be temporary until Palm Lake Group are ready to construct the approved Residential Care Facility granted over the entire property. Palm Lake Group are waiting on Provisional Allocations to be granted for the approved 120 rooms from the Department of Health. Please refer to Appendix C for a copy of the Proposal Plans prepared by Palm Lake Works 4.3 Building Appearance and Materials As previously mentioned negligible changes will occur to the external façade of the existing Sales Office building. The current building is single storey with a skillion roof line and features timber decking, hebel walls and colourbond roofing. No changes to setbacks are proposed. Please refer to the below figure (3) depicting the existing building to be utilised by the Doctor’s Practice. Figure 3: Image of existing Sales Building at 15 Pearsons Road, Cooroy 4.4 Car Parking The proposed Doctor’s Practice is required to provide car parking consistent with Council’s minimum vehicle parking requirements for Commercial Businesses – Type 2 Medical. The below table indicates car parking to be provided on site: 4 December 2018 Planning Report Page 12 of 28
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Land Use Council Requirement Extent Proposed
Commercial 1 space per 20m2 of use area; OR 5 8
Business – Type
3 spaces per medical practitioner 3
2 Medical
Whichever is the greater.
Total 5 spaces 8 spaces
The proposed rate of car parking precedes rates required by Council, and therefore satisfies
parking requirements.
4.5 Need in Area
The proposed Doctor’s Practice is considered an essential service for Cooroy and the growing
region. An analysis of current medical practices within the local area has been provided
below (Figure 4) to demonstrate the need for the proposed Doctor’s Practice in its location.
Proposed Doctor’s Practice
Figure 4: Existing Medical Practices within Cooroy – Google Maps
The above figure identifies the following medical practices in the Cooroy centre area:
1. Maple Street Surgery; 2. Cooroy Family Medical
3. Cooroy Family Practice; 4. DR Adam Roache
The proposed Doctor’s Practice would be located approximately 1.5km north of the closest
existing medical practice. This location is considered to be highly favourable resulting in the
4 December 2018 Planning Report Page 13 of 28
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practice being co-located and within walking distance to a large retirement population and growing family residential area. It is predicted that this Doctor’s Practice, if approved, will be used extensively by residents of Palm Lake Resort Cooroy-Noosa due to the convenient location, particularly for those who are disabled. The practice will provide high quality personalised care at a boutique scale and in a tranquil environment. The practice is easy to find, highly accessible and will provide ample car parking for clients. These are all considered as advantageous attributes for the likely clients of the practice being the elderly and young families. The proposed Doctor’s Practice will provide an alternative option for residents living north of the Cooroy Centre. 4 December 2018 Planning Report Page 14 of 28
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5.0 Technical Review 5.1 Stormwater Management As the development proposes no changes to built or hardstand areas, it is considered a Stormwater Management Plan is not required. Further to this, there have been no stormwater issues reported since the siting of the Sales Office or associated car parking. 5.2 Electricity and Telecommunications The existing building, despite being temporary is sufficiently connected to all infrastructure services including electricity, telecommunications, water, sewer and road. All infrastructure will remain in place for the Doctors Practice. 5.3 Landscaping The existing building features landscaping around the building, and at the entrance depicted in the below figures (5 & 6). Figure 5: Image depicting existing landscaping around Sales Office 4 December 2018 Planning Report Page 15 of 28
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Figure 6: Image depicting existing landscaping around Sales Office and entry It is intended the existing high quality landscaping be retained. 5.6 Traffic The proposed development is expected to make similar or less traffic generation than the existing Sales Office, due to only one doctor practicing at a time. Further to this traffic generation capacity has been assessed for the subject site through the assessment and approval of the 120 bed aged care facility. It is considered, given the subject site will be developed for a purpose far higher in intensity in the future, that traffic impact from the Doctor’s Practice will be negligible on the surrounding road network. 4 December 2018 Planning Report Page 16 of 28
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6.0 State Planning Instruments
6.1 Planning Act 2016
In accordance with Section 43 of the Planning Act 2016 (PA) this Development Application
seeks approval of a Development Permit for Material Change in Use as described in detail in
section 4.0 of this report.
In accordance with Section 45 of the PA and the Noosa Plan 2006 specifies that the subject
development application is ‘Assessable Development’, requiring an Impact Assessable
application.
Section 45 (5) of the PA states that:
(5) An impact assessment is an assessment that—
a) must be carried out—
i. against the assessment benchmarks in a categorising instrument for
the development; and
ii. having regard to any matters prescribed by regulation for this
subparagraph; and
b) may be carried out against, or having regard to, any other relevant matter,
other than a person’s personal circumstances, financial or otherwise.
This Planning Report provides commentary on each of the items listed in Sections 30 and 31
of the PA that this Impact Assessable Development Application must be assessed against.
6.2 Referral Agencies
In accordance with the Planning Regulation 2017, Schedule 10, Table 4 the proposed
development is required to be referred to the Department of Transport and Main Roads as
the subject site is within 100m of a State Controlled Road.
The proposed application will be referred to the Department of Transport and Main Road
upon receiving the Confirmation Notice.
6.3 State Planning Mapping
When using the SARA interactive mapping tool the subject site is identified in the following
State mapping:
6.3.1 SEQ Regional Plan
The subject site is included within the ‘Urban Footprint’ in accordance with the South-East
Queensland Regional Plan (SEQRP) (refer to Figure 7 below).
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The Urban Footprint identifies land that can meet the region’s urban development needs to
2031 in a more compact form. It incorporates a full range of urban uses, including housing,
industry, business, infrastructure, community facilities and urban open space. Therefore the
proposed Doctor’s Practice is considered appropriate and in accordance with the intent for
the subject site by the SEQRP.
Figure 7: SPP Interactive Mapping System extract (DSDMIP November 2018)
The proposed development is considered to contribute to servicing the residential
community providing essential medical care in a convenient location. The proposed
development is considered to comply with the objectives of the Urban Footprint for the
SEQRP.
6.3.2 Water Resources
The subject site is identified as being within the Great artesian water resource plan area
(Figure 8).
Given no operational works are proposed as part of this Material Change in Use assessment
against State Development Assessment Provision’s module relating to Water Resources is
considered irrelevant. Identification of the subject site in this water resource area is
considered negligible and has not impact on the assessment of this application.
4 December 2018 Planning Report Page 18 of 28
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Figure 8: SPP Interactive Mapping System extract (DSDMIP November 2018)
6.3.3 Transport Corridors
The subejct site is identified as adjoining a State Controleld Road, being Elm Street. As
aformentioned in Section 6.2 of this report, the applciation is required to be refered. It is
noted however, that the application proposed no changes to access and will incur no
additional traffic than the current use.
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Figure 9: SPP Interactive Mapping System extract (DSDMIP November 2018) 6.4 State Development Assessment Provisions (SDAP) The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment, where the chief executive administering the Planning Act 2016 (PA), being the Director-General of DSDMIP, is responsible for assessing or deciding development applications. The SDAP is not applied by local government in the assessment of development applications. After review of the SDAP and the relevant mapping it is determined that assessment is required against State Code 1: Development in a state-controlled road environment. Please refer to the completed state code template in Appendix E. 6.5 State Planning Policies In accordance with Section 43 of the PA, this application may be assessed against any State Planning Policies to the extent that they are not reflected correctly in a regional plan or planning scheme applicable to the application. Upon perusal of the current State Planning Policies, all applicable State Planning Policies are considered to be appropriately reflected in the SEQ Regional Plan and Noosa Plan 2006. 4 December 2018 Planning Report Page 20 of 28
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7.0 Local Planning Instruments
The Local Planning Instruments relevant to the subject Development Application include the
following:
1. Noosa Plan 2006 (last amended 3 July 2017) Strategic Framework;
2. Noosa Plan 2006 (last amended 3 July 2017) Zone and relevant codes; and
3. Priority Infrastructure Plan.
Herein this report provides a summation of the assessment of the proposed development
against these local planning instruments.
7.1 Noosa Plan 2006
The subject site is included under the jurisdiction of Noosa Shire Council within the
Community Services Zone of the Planning Scheme 2006.
7.1.1 Community Services Zone
The subject property is located within the Noosa Shire Council Community Services Zone,
shown in Figure 10 below:
Figure 10: Extract NP Land Use Zone Map
4 December 2018 Planning Report Page 21 of 28
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In accordance with the Level of Assessment Tables of the Planning Scheme “Commercial
Business Type 2 - Medical” is listed as Impact Assessable where not in conjunction with a
Community Use. Therefore this Development Application requires Impact Assessment.
The overall outcomes sought for the Community Services Zone within the Cooroy and Lake
Macdonald Locality Code include the following:
For the Community Services Zone—land committed or planned for community
purposes—
(i) is protected and managed to enable the efficient and timely delivery of
community services; and
(ii) is consistent with the indoor recreation, education, health, social and safety
needs of the local community, including people with special needs, such as the
elderly, children, low-income earners and disabled persons;
The proposed development is considered to satisfy all Overall Outcomes identified for the
Community Services Zone. A response to Overall Outcomes is provided herein:
a) The proposed development provides a doctor’s practice within close proximity to
residential and retirement developments. The location of the doctor’s practice
provides convenient medical services in an efficient manner and at an appropriate
scale for the locality.
b) The proposed doctor’s practice is consistent with the health needs of the community
by providing health services in a convenient location for elderly persons, general
public, children and disabled persons in the vicinity of the subject site.
It is therefore considered that the proposed development sufficiently addresses the Overall
Outcomes for the Community Services Zone and is a justified use in this Zone.
7.1.2 Relevant Codes
In accordance with the Noosa Plan 2006, the following Planning Scheme Codes are
considered applicable to this Impact Assessable Development Application over the subject
site:
Zone Code
1. Community Services Zone within Cooroy & Lake Macdonald Locality Code (Part
6)
4 December 2018 Planning Report Page 22 of 28
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Development Codes
1. Business Uses Code (Part 14 – Division 3);
2. Landscaping Code (Part 14 – Division 17);
Overlay Codes – None identified
Planning Scheme Code Compliance
The applicable Planning Scheme Codes have been reviewed. The proposed development is
considered to comply with all Probable Solutions provided in the relevant codes, except
those discussed below. The proposed Alternative Outcomes are considered to provide an
acceptable solution that satisfies each Specific Outcome.
For those codes not identified below it is considered that the proposed development
complies or is not applicable to all Probable Solutions included in those codes due to the
proposed use occurring within an existing building.
Community Services Zone Code
The proposed use being a Commercial Business Type 2 – Medical (Doctors Practice) is listed
as Code Assessable where in conjunction with a Community Use (Table 6.5) and Impact
Assessable if it does not meet this code requirement. As the proposed use is not in
conjunction with a Community Use, the Doctors Practice is considered Impact Assessable.
Despite being Impact Assessable, Type 2 – Medical is a listed use within the Community
Services Zone. The proposed Doctor’s Practice is considered to satisfy the specific outcomes
of the Community Services Zone through the following points:
1. The doctor’s practice is provided in a convenient and highly accessible location
for Cooroy residents;
2. The doctor’s practice will occupy an existing approved building over property at
15 Pearsons Road. This building will maintain all external features including
architectural design, landscaping, car parking, access and street appeal protecting
localised visual amenity;
3. The doctor’s practice is co-located with a Retirement Village and other residential
developments to provide services closer to home in a convenient location;
4. A footpath exists for the full length of Pearsons Road allowing for safe pedestrian
traffic to the practice;
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5. The existing sales building is provided at a domestic scale, being single storey and
of a proportionate GFA area. The proposed development does not include an
increase to GFA area.
The above points demonstrate the proposed use is consistent with the intent of the
Community Services Zone providing health services in a convenient, accessible location
whilst maintaining localised amenity and an appropriate residential scale.
Landscaping Code
The proposed development is not currently supported by a Statement of Landscape Intent.
As the proposed use will occupy an existing building that features landscaping (as depicted
in Section 5.3 of this report) it is considered unnecessary to provide a Statement of
Landscape Intent for the application.
7.1.4 Relevant Overlay Maps
No relevant overlay mapping was identified, therefore no additional assessment on overlay
codes has been conducted.
7.2 Planning Scheme Strategic Framework
The impact assessable development is subject to assessment against the Noosa Plan 2006
Strategic Framework and Desired Environmental Outcomes. An assessment against all
residential development specific outcomes has been provided below.
7.2.1 Strategic Framework – Commercial and Retail Uses
Section 1.7.7 of the Strategic Framework relates to Commercial and Retail Development and
includes the following:
a) Noosa Shire’s centre hierarchy is shown on Map SM.
b) With the exception of the emerging Shire Business Centre, additional commercial
development is confined to existing business centres, neighbourhood centres, village
centres and mixed-use areas in the visitor precincts of Hastings Street, Gympie Terrace
and Sunshine Beach.
c) The scheme allows for a substantial Shire Business Centre off Eenie Creek Road,
Noosaville. This centre will be the business and employment focus of Noosa Shire and
amongst industrial, commercial and community facilities will include a shopping
centre anchored by a discount department store.
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d) The existing business centres of Noosa Junction, Noosaville, Tewantin and Cooroy will
include some commercial and retail infill within the Business Zone to service the
surrounding population. Cooroy particularly has scope for expansion to cater for the
rural hinterland and passing visitors.
The proposed development is considered to comply with the above strategy for Commercial
and Retail Development through the following:
1. Cooroy is identified as a Business Centre on Map SM;
2. As Cooroy is defined as a Business Centre the proposed Type 2 Medical (Doctors
Practice) is considered to be appropriate as it creates additional commercial
development within an existing Business Centre;
3. The proposed development is located within the Business Centre, however it is
located within the Community Services zone. This location is considered to be
appropriate for servicing the surrounding population and providing commercial
services to cater for the expansion of the Cooroy region.
7.2.2 Strategic Framework – Desired Environmental Outcomes
Section 3.1.3 (b) of the Strategic Framework relates to commercial and retail uses that are
consistent with the community’s location and needs by:
(i) a proportion of Noosa Shire’s higher order needs being fulfilled by centres in other
areas, particularly the Principal Regional Activity Centre of Maroochydore;
(ii) the Shire Business Centre, a Major Activity Centre for the purposes of the SEQ Regional
Plan and the highest order centre within Noosa Shire, developing in stages consistent
with the needs of the population of Noosa Shire and areas to the immediate south;
(iii) protecting the long term viability of the Shire Business Centre as the principal business,
retail and administrative centre, by setting aside short term needs to ensure the long
term implementation of the centre;
(iv) no other centre or major retail and commercial development occurring within the
coastal urban settlements, except those serving predominantly neighbourhoods and
local communities;
(v) centres serving different roles that strive to find a market edge to strengthen their
market position and reinforce their individual identities within the established retail
hierarchy;
(vi) recognising that it may be necessary to increase floor space in existing centres to meet
changing needs, provided any increased floor space does not impact on the successful
operation and development of the Shire Business Centre;
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(vii) business centres at Cooroy, Noosa Junction, Noosaville and Tewantin;
(viii) neighbourhood or visitor centres at Peregian Beach, Sunrise Beach, Sunshine Beach,
Noosa Heads, Noosaville, Tewantin, Cooroibah and Teewah;
(ix) the town centre of Pomona and the village centres of Kin Kin, Boreen Point and
Cooran;
(x) commercial and retail facilities recognising and reflecting the natural character and
environmental values of Noosa Shire to assist in achieving sustainable economic and
employment growth across a range of industry sectors;
(xi) uses that comprise a large component of Commercial and Retail business uses or other
non-industrial uses not locating on land that is otherwise intended for industrial
business uses;
(xii) businesses adopting energy efficiency and water conservation principles to reduce the
reliance on fossil fuels for thermal comfort and water heating;
(xiii) new development having a high level of streetscape character and building design
that is at a human scale, integrated with the surrounding built form and landscape
features, has visual relationships between indoor and outdoor spaces and contributes
to an informal atmosphere and low speed traffic environment; and
(xiv) supporting home based businesses that contribute to the economy and reduce
demands on transport infrastructure and land resources for businesses, while
maintaining surrounding residential amenity and environmental values.
It is considered the proposed development satisfies applicable Desired Environmental
Outcomes through the following:
1. The proposed development is located in the township of Cooroy identified as a
Business Centre for the region. The doctor’s practice will assist in providing medical
care to local neighbourhoods and communities supporting the local business centre;
2. The proposed doctor’s practice recognises and reflects the natural character of the
Cooroy region and provides a practice at a scale that is suitable for the proposed
location;
3. The proposed development is to be accommodated within an existing Sales Office
over the subject site. The Sales Office contributes to local streetscape character,
features established landscaped and is appropriately scaled for the locality;
4. The doctor’s practice will maintain the existing character of the building, maintaining
the external verandah to provide a relaxing outdoor space;
5. The use is at a scale considered appropriate for the locality, having only one doctor
practicing at one time.
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It is therefore considered that the proposed development satisfies all applicable Desired
Environmental Outcomes and warrants favourable consideration by Noosa Council.
7.3 Priority Infrastructure Plan
The subject site is not affected by any trunk infrastructure planned under the Priority
Infrastructure Plan (PIP) as there are no plans for the subject site. As a result the proposed
development will have no impact on the PIP.
7.4 Infrastructure Charges
In accordance with the Noosa Shire Council’s Charges Resolution (No. 3) 2018 (last amended
24 September 2018) the rates and charges associated with Commercial Business – Type 2
Medical is $143.45 per m2 of GFA. Please see below for a breakdown of charges deemed
applicable to the proposed Commercial Business – Type 2:
Commercial Business Proposed GFA Rate per m2 Predicted Infrastructure
– Type 2 Medical Charge
Doctor’s Practice 78m2 $143.45 $11,189.10
Total Approximate Infrastructure Charge: $11,189.10
4 December 2018 Planning Report Page 27 of 28
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8.0 Conclusion This Development Application seeks Noosa Shire Council’s approval of the following: Development Permit for Material Change in Use for Commercial Business – Type 2 Medical (Doctor’s Practice) over land described as 15 Pearsons Road, Cooroy – Lot 103 SP287641. The proposed Doctor’s Practice is considered to comply with all State and Local Government Planning instruments. No conflicts with the planning scheme were identified. The proposed Doctor’s Practice will assist in providing essential medical care for the Cooroy community and surrounding regional areas. The location of the proposal is considered to be appropriate, being within a Business Centre and within close proximity to Cooroy Township, a large retirement community and residential developments. The purpose of this application is driven by potential tenant interest in servicing this location and providing high quality medical services to the local community. The proposed Doctor’s Practice, if approved, will form an additional approved use to the Sales Office that currently utilises the existing building on site. We intend to maintain the current Sales Office approval (MCU15/0119) for Commercial Business Type 1 – Office (Sales Office) in addition to the proposed Type 2 – Medical (Doctor’s Practice). Having regard to the tests set out in Section 45 of the Planning Act 2016, it is considered that the proposed development should be supported and warrants approval by Noosa Shire Council. 4 December 2018 Planning Report Page 28 of 28