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Applicant Urban Planning Report
3/11 Gibson Road, Noosaville Indoor Sport and Recreation Noosa Plan 2020 Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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Table of Contents Table of Contents............................................................................................................. 2 1.0 Executive Summary .................................................................................................... 3 2.0 Project Overview ........................................................................................................ 4 3.0 Site Details................................................................................................................. 5 3.1 Site Locality ........................................................................................................................ 5 3.2 Site History ........................................................................................................................ 6 3.3 Site Characteristics ............................................................................................................. 7 4.0 Planning Framework .................................................................................................. 8 4.1 State Legislation Assessment ............................................................................................. 8 4.2 Local Government Assessment ........................................................................................... 9 5.0 Proposal ...................................................................................................................11 5.1 Indoor Sport and Recreation ............................................................................................. 11 6.0 Conclusion ................................................................................................................29 Attachment A – Property Title Search Attachment A1 – Owner’s Consent Attachment B – Code Compliance Attachment C – Proposed Plans Attachment D – Survey Plans DA Form 1 Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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1.0 Executive Summary This report provides town planning assessment against the relevant legislation applicable to the property at Shop 3, 11 Gibson Road, Noosaville 4566 QLD. The land, referred to herein as the ‘subject site’, is accurately described as Lot 0 and lot 3 on BUP105546. The development has been assessed against the State regulations and notably Noosa Plan 2020. Detailed compliance with the below codes of Noosa Plan 2020is provided in Attachment B – Code Compliance Assessment. Assessed codes include: • District centre zone code • Works code • Noosaville Local Plan Code The development meets all performance outcomes of the relevant codes and is suitable for development approval. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
Page 4
2.0 Project Overview
Applicant: Coolum Fitstop
Applicant Urban Planners Queensland
Representative:
Site Address: 3/11 Gibson Road, Noosaville
Real Property Lot 0 on BUP105546
Description: Lot 3 on BUP105546
Site Area: 292m2
Site Cover: Not applicable
Easements: Easement E on RP904040
Local Government Area: Noosa Shire Council
Zoning: District centre zone
Overlays: Acid sulfate soils overlay
Neighbourhood Plan: Noosaville Local Plan
Proposed Defined Use: Indoor Sport and Recreation
Details of Proposal: Fitstop Noosaville
Application Type: Material Change of Use (Development Permit) for a new
Indoor Sport and Recreation use
Level of Assessment: Code Assessment
Public Notification: Not applicable
Referral Agency: Not applicable
Specialist Reports: Not applicable
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3.0 Site Details
3.1 Site Locality
The Noosa Plan 2020 identifies the site as being located within the District Centre Zone.
Further to this, the site falls within the Noosaville Local Plan.
The site forms part of a Building Unit Plan:
• Shop 1
o 396m²
• Shop 2
o 297m²
• Shop 3 (subject site)
o 292m²
• Shop 4
o 249m²
• Common property
o Landscaped and parking areas
The property consists of 3 x retail tenancies, which primarily operate between 9am-5pm.
The subject site is located along the southern boundary of the District Centre zone.
Immediately to the south is the low density residential zone. There is an extensive
vegetation buffer separating the two zones.
To the east is the medium density residential zone, which is characterised by smaller lots
and mix of dual occupancies.
The site is burdened by an easement in common property, within the northern corner. The
easement is in favour of Noose Shire Council.
The site gains access to Gibson Service Road via an existing crossover. An existing car
parking arrangement for the broader Building Unit Plan, which includes 26 visitor parking
bays. The site has access to all essential services, including water, sewer, stormwater,
electricity and telecommunications.
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FIGURE 1: SUBJECT SITE LOCALITY MAP – NOOSA PLAN 2020. 3.2 Site History The site forms part of a broader Building Unit Plan, which includes a total of four units, and common property. The Building Unit Plan was endorsed by Noose Shire Council on 7 March 1997. The parent lot is identified as Lot 899 mon RP904040. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
Page 7
FIGURE 2: EXISTING BUILDING UNIT PLAN. 3.3 Site Characteristics Vegetation – The site is not mapped within the Biodiversity areas overlay or the Significant landscape tree overlay. No street trees will be impacted as part of this application. Topography – The lot is flat is nature, with a slight slope towards the north. The site is located at approximately 2.5m AHD. Flood – The site is not identified within a flood zone. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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4.0 Planning Framework
4.1 State Legislation Assessment
The proposed development has been assessed against the relevant sections of State
legislation, specifically:
• South East Queensland Regional Plan 2017
• The Planning Act 2016
• State Development Assessment Provisions
• State Planning Policy
4.1.1 South East Queensland Regional Plan
Part C of the South East Queensland Regional Plan 2017 identifies the spatial settlement
framework for South East Queensland. The Plan allocates land into one of three regional
land use categories:
• Urban Footprint;
• Regional Landscape & Rural Production Area; and
• Rural Living Area.
The Subject Site is located within the Urban Footprint and is suitable for development.
4.1.2 The Planning Act 2016
The Act provides the overall statutory guidance for development assessment in the State of
Queensland.
4.1.2.1 Development Assessment
In accordance with The Act the proposed development is assessable against the provisions
of the local planning scheme. To facilitate the development, this Application seeks approval
for a Material Change of Use (Development Permit).
4.1.2.2 Assessment Manager
The Subject Site is contained within the local government area of Noosa Shire and proposes
assessable development under the provisions of the Noosa Plan 2020. As such, Noosa Shire
Council is the Assessment Manager responsible for determining the Development
Application.
4.1.2.3 Public Notification
According to Section 53 of the Planning Act, the notification stages of the development
assessment process applies to an application if either of the following applies –
(a) any part of the application requires impact assessment; or
(b) the application includes a variation request.”
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As the development application requires Code Assessment, public notification pursuant to
the Planning Act is not required in this instance.
4.2.4 Referrals
The proposed development does not trigger referral of the application to a concurrence or
advice agency.
4.1.3 State Development Assessment Provisions
As the proposed development does not require referral to the Department of Infrastructure,
Local Government and Planning (State Assessment and Referral Agency), the State
Development Assessment Provisions do not apply to the development.
4.1.4 State Planning Policy
The State Planning Policy is a State planning instrument made under Chapter 2 Part 2,
Section 10 of the Planning Act. As prescribed in Section 26(2)(a)(ii) of the Planning
Regulation, the State Planning Policy represents an assessment benchmark and the
assessment manager must have regard to State Planning Policies, if it is not identified as
being appropriately reflected in the planning scheme.
The State Planning Policy is identified as being reflected in the Noosa Plan 2020, which is
the relevant planning scheme in this instance. Since the commencement of the Plan, the
July 2017 version of the SPP has taken effect. It is considered that the amendments in the
July 2017 version of the State Planning Policy are not substantial and do not affect the State
interests reflected in the City Plan. The State Planning Policy is therefore not directly
applicable to the development.
4.2 Local Government Assessment
The Subject Site is located within the Local Government Area of Noosa Shire. The
Application proposes development activities that are assessable against the provisions of
the local planning scheme, Noosa Plan 2020.
4.2.1 Development Definition
In accordance with Schedule 1 of Noosa Plan 2020, the proposed development including
Dwelling House is defined as follows:
Indoor Sport and Recreation:
“Indoor sport and recreation means the use of premises for a leisure, sport or
recreation activity conducted wholly or mainly indoors.”
4.2.2 Zone
The Subject Site is contained within the District Centre zone. An assessment against the
overall outcomes of the zone is provided as Attachment B.
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4.2.3 Overlays
In accordance with Part 8 of Noosa Plan 2020, a Development Application may trigger
assessment against overlay codes.
Overlays identify areas in the planning scheme that reflect state and local level interests and
that have one or more of the following characteristics:
a) there is a particular sensitivity to the effects of development;
b) there is a constraint on land use or development outcomes;
c) there is the presence of valuable resources;
d) there are particular opportunities for development.
Some overlays may result in a change to the Level of Assessment, in accordance with
Section 5 of the Noosa Plan 2021 or provide additional assessment criteria for the
development site.
Where development is proposed on premises partly affected by an overlay, the assessment
criteria for the overlay only relates to the part of the premises affected by the overlay.
overlay applicable assessment
Acid Sulfate Soils Overlay N.A.
No assessment applicable.
TABLE 1: OVERLAY ASSESSMENT PER NOOSA PLAN 2020
4.2.4 Neighbourhood Plan
The Subject Site is located in the Noosaville Local Plan. An assessment against the Local
plan code is provided in Attachment B.
4.2.5 Level of Assessment
Table 2 identifies the level of assessment applicable to the proposed development.
table no. work assessable level of
assessment
Table 5.5.6 – District MCU for a new Indoor Sport and Recreation Code Assessment
Centre use within the District Centre zone.
TABLE 2: LEVEL OF ASSESSMENT AS PER NOOSA PLAN 2020.
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5.0 Proposal 5.1 Indoor Sport and Recreation This application is seeking a Development Permit for a Material Change of Use to establish a Indoor sport and recreation use on the site. The proposed Indoor sport and recreation use is a consistent use with the District Centre zone as defined within the Noosa Plan 2020. The proposal can be summarised as follows: The applicant currently is the owner/operator of Fitstop Coolum, and seeks to establish a further franchise within the Noosaville locality. The use will occupy the existing Shop 3 within the Noosaville Central complex. No alteration to the external built form is proposed. The proposed use will repurpose the existing showroom tenancy. Fitstop operates throughout Australia, with multiple locations within South East Queensland. The proposal seeks to establish operations within the Noosaville locality. The Fitstop business model is one of fast, functional fitness which combines resistance training, body weight exercises and running to put your overall fitness to the test. Classes typically include full body movements using barbells, dumbbells, dead balls and kettle bells, as well as a range of body weight movements for 45 minutes. Fitstop bases its workout around 3 different training styles: Fit Session Fast Session Functional Session High intensity, high heart Start off slow and controlled Lift heavy, strive for rate, high calorie burn. Fit by developing strength, progression, focus on form classes combine resistance power and skills with full and technique. Our training, body weight body movements using functional sessions combine exercises and running to put barbells, dumbbells, dead compound movements your overall fitness to the balls and kettle bells. Finish using major muscle groups test. Expect a challenge, but it off by going hard and fast! with isolation exercises to after 45 minutes of hard Spike your heart rate with a help promote muscle gain work, the feeling of full body, high intensity, low and overall strength! achievement and the impact burner! endorphin rush is worth it! TABLE 3: FITSTOP TRAINING STYLES – AS DESCRIBED BY FITSTOP. The internal fit out will comprise of the following areas: • Reception • Kitchenette • Associated storage space Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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• Workout area (~162m²) - refer figure 3 below.
5.1.1 Operational Processes
• Noise mitigation and noise management protocols
o Extensive, established vegetation buffer along the southern boundary
o 1.8m high fence along southern boundary
o Buildings orientated towards Gibson Road, away from sensitive land uses
o The majority of activities will be conducted indoors, with the exception of
running.
• Safety and security measures
o The proposed development forms part of an existing building unit plan. The
site incorporates standard Crime Prevention Through Environmental Design
(CPTED) principles.
o Clients remain on site for approximately 45 mins- 1 hour whilst attending
classes.
• Crowd control
o The subject site has a gross floor area of 292m². Fitstop’s busines model,
health and safety protocols and Covid-19 regulations limit the class sizes to
a maximum of 36 occupants at any one time.
o A minimum of 2 coaches attend the site during class times.
o Clients remain on site for approximately 45 mins- 1 hour whilst attending
classes.
• Lighting
o The development will form part of established building unit plan. Sufficient
lighting already exists on site.
• Waste management and collection
o An existing commercial waste management arrangement exists between the
leasing occupants and the Body Corporate. The proposed business will
utilise this arrangement
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FIGURE 3: PROPOSED INTERNAL LAYOUT. 5.2.1 DISTRICT CENTRE ZONE CODE 1) The purpose of the District centre zone is to provide for a large variety of uses and activities to serve a district of the Noosa Shire, including, for example, administrative, business, community, cultural, entertainment, professional, residential or retail uses or activities. The proposal is general compliant with the Acceptable Outcomes of the District Centre zone code. By default, several Performance Outcomes are sought as part of this application. A comprehensive list identifying all Performance Outcomes are identified within Attachment B – Code Compliance Assessment. The following Performance Outcomes are identified as focal points for the proposed development: Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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Performance Outcome PO1
The business activity is of a type, scale and intensity that is consistent with the intended role
and function of a District Centre as identified in the Noosa Shire Centre Hierarchy.
The proposed development is for an indoor sport and recreation use. The use is defined as
code assessable within the Noose Plan 2020, and therefore generally supported within the
District centre Zone.
The proposed development will utilise an existing building, being Shop 3 at 11 Gibson Road.
The Gross Floor Area (GFA) of this building is 292m².
The shop forms part of a 4 shop building unit plan. The following GFA’s are provided by bay
of comparison:
• Shop 1
o 396m²
• Shop 2
o 297m²
• Shop 3
o 292m²
• Shop 4
o 249m²
As such, the scale and intensity is considered to be commensurate with what could be
expected within a District centre zone.
Performance Outcome PO2
The District centre zone accommodates a mid-range of business, community, entertainment
and recreation uses and offers a range of employment opportunities.
The proposed development seeks to establish an indoor sport and recreation facility.
The proposal will promote a healthy functional lifestyle which is commensurate with the
Noosa way of life.
The proposal is for a business, and by definition will provide employment opportunities.
As such, the proposal development is considered to meet Performance Outcome PO2.
Performance Outcome PO3
Development does not compromise or compete with the role and function of the Major
Centres of Noosa Junction and Noosa Business Centre as the highest order centres in Noosa
Shire by ensuring the gross floor area of:
1. a shopping centre does not exceed 2,000m2; and
2. any individual tenancy does not exceed 1,000m2 for a shop or 1,500m2 for a
supermarket.
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The proposed development will have a GFA of 292m², significantly less than the prescribed
1000m².
As such it is considered the proposal will not compromise or compete with the role and
function of the Major Centres of Noosa Junction and Noosa Business Centre
Performance Outcome PO13
The site cover and gross floor area of building and other structures:
1. is of a scale that is compatible with surrounding development;
2. does not present an appearance of bulk to adjacent properties, roads or other
areas in the vicinity of the site;
3. maximises the retention of existing vegetation and allows for additional soft
landscaping between buildings;
4. allows for adequate area at ground level for outdoor recreation, entertainment,
and other site facilities; and
5. facilitates on-site stormwater management and vehicular access.
The proposed development will be sited within an existing building unit plan. As such, the
development will not result in an increase in site coverage or increase in building bulk.
The subject site has existing access and stormwater arrangements. No alteration to the
current infrastructure is proposed. All vegetation will be retained as part of this application.
As such, it is considered that the development is of a scale that is compatible with
surrounding development
Performance Outcome PO18
Buildings are designed using design elements and materials that reflect the local streetscape
character of the area.
The proposed development will utilise the existing building of Shop 3. The proposed
development seeks to alter the internal layout only. the building materials used on the front
façade will not be altered as part of this application.
As such, it is considered the proposed development will reflect the adjoining shop fronts
and that of the broader streetscape.
Performance Outcome PO42
Where adjoining land in a residential zone development ensures that the siting, design and
hours of operation do not unreasonably impact on the amenity enjoyed by users of adjoining
or nearby premises.
The subject site adjoins the low density residential zone to the south.
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The existing building was endorsed by Council on 7 March 1997. Whilst there is limited
information in relation to the original approval, several key features were established by to
this application:
• Extensive, established vegetation buffer along the southern boundary
• 1.8m high fence along southern boundary
• Buildings orientated towards Gibson Road, away from sensitive land uses
The existing building is offset 6.01m from the southern boundary. Shop 3, the subject lot, is
set back approximately 7m.
These factors indicate that the existing building unit plan has addressed amenity
previously. Refer figure 4 below.
The proposed development will be orientated towards Gibson Road, with noise generating
activities being contained within Shop 3 and isolated towards the centre and northern
(carpark)areas of the site.
The proposal will see its first class held at 5am Monday – Friday and final class concluding
at 7pm at night.
These operational hours are conducive with an indoor sport and recreation use, and that of
the District centre Zone.
Given the 7m distance between the shop and residential lots, as well as the amenity
attenuation methods already in place, the proposal is considered to adequately buffer the
residential zone to the south and comply with Performance Outcome PO42.
The proposed development has been assessed against the Acceptable and Performance
Outcomes of the District Centre zone code and is compliant with these.
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FIGURE 4: SITING AND DESIGN.
5.2.2 RECREATION ACTIVITIES CODE
The purpose of the Recreation Activities Code is to ensure recreation activities:
a) are consistent with the intent and character of the zone and local area in which they
are located;
b) contribute to the recreation needs of the Noosa Shire community; and
c) mitigate and manage potential adverse impacts associated with recreation activities
on nearby sensitive land uses.
The proposal is general compliant with the Acceptable Outcomes of the Recreation
Activities Code.
By default, several Performance Outcomes are sought as part of this application. A
comprehensive list identifying all Performance Outcomes are identified within Attachment
B – Code Compliance.
The following Performance Outcomes are identified as focal points for the proposed
development:
Performance Outcome PO1
Recreation activities are located in a zone and on a site suitable for its intended purpose, is
accessible to its patrons and supported by adequate infrastructure and servicing.
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The proposed development is for an indoor sports and recreation use. The proposed development is located within the District Centre zone. The use requires a code assessable development application. The Noosa Plan 2020 generally supports a use of this type and scale on the subject site. As such, it is considered that the proposed development complies with Performance Outcome PO1. Performance Outcome PO2 Recreation activities are of a type, scale and intensity that is consistent with the zone, and the character of the area in which it is located, and does not involve a motor sport facility. The proposed development is for an indoor sports and recreation use. The use will have a GFA of 292m² and be located within an existing building. Alterations will be limited to the internal floor plan only. As such, it is considered that the proposed development is of a type, scale and intensity that is consistent with the zone. Performance Outcome PO3 Recreation activities contribute to the recreation needs of the Noosa Shire community. Noosa Shire promotes an active lifestyle, commensurate with a subtropical, beach environment. Fitstop offers a busines model which not only supports this lifestyle, but actively encourages its clients to get outdoors and ‘live their best life’. By promoting healthy active habits, the business seeks to improve its clients’ livelihoods by promoting broader habitual change. As such, the proposed development is considered to contribute to the recreation needs of the Noosa Shire communit. Performance Outcome PO5 Recreation activities, including buildings, structures, ancillary uses and car parking are sited and designed to ensure the efficient and safe operation of the activity and safe access for users. The proposed development will utilise the existing parking facilities of the building unit plan. The car park layout includes clear wayfinding signs to minimise conflicts between pedestrians and vehicles. The layout includes a double width crossover to allow cars to both enter and exit the site simultaneously. As such, it is considered that the development is designed to ensure the efficient and safe operation of the activity and safe access for users. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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Performance Outcome PO9
Recreation activities operate within a timeframe that avoids negative impacts on the amenity
of the surrounding area and sensitive land uses.
The proposed development is for an indoor sport and recreation use, as such, its business
hours are typical for a development of this nature.
Monday through to Friday will see the first classes begin operation at 5am, with the final
morning class concluding at 10am.
Afternoon classes will operate from 4.15pm and conclude at 7pm. Saturday mornings see
Fitstops classic “Social Saturday” classes, with 2 x session being held at 6am and 7am. The
business will be closed on Sundays. Refer table 4 below.
Predominantly, the classes will be held outside of standard retail hours (9am-5pm). These
operational hours are complimentary to the existing business uses on at 11 Gibson Road,
where peak traffic flows will predominately be between 9am-5pm, and over the weekend.
There is minimal conflict between Fitstop’s proposed operating hours and that of the
adjoining businesses. Some overlap does occur at 9am and 4pm Monday to Friday.
Refer tables 4, 5,6 and 7 below.
The subject site adjoins the low density residential zone to the south. The following noise
attenuation methods already exist on site and are considered to adequately avoid negative
impacts upon dwellings to the south:
• Extensive, established vegetation buffer along the southern boundary
• 1.8m high fence along southern boundary
• Buildings orientated towards Gibson Road, away from sensitive land uses
As such, it is considered that the development avoids negative impacts on the amenity of the
surrounding area and sensitive land uses.
FITSTOP – CLASS TIMETABLE
MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY SUNDAY
5am 5am 5am 5am 5am 6am
6am 6am 6am 6am 6am
7am 7am 7am 7am 7am,
915am 915am 915am 915am 915am 7am
CLOSED
CLOSED
415pm 415pm 415pm 415pm 415pm
515pm 515pm 515pm 515pm 515pm
615pm 615pm 615pm 615pm 615pm
TABLE 4: BUSINESS OPERATION HOURS.
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OPENING TIMES COMPARISON TABLE
MONDAY- FRIDAY
Highgrove
Wabi Sabi (Shop Classy Lady (shop Bathrooms
Fitstop (Shop 3)
4) 2)
(shop 1)
5am 5am open
6am open CLOSED
CLOSED
7am open CLOSED
8am NO CLASSES 8.30am open
9am 9.15am class 9am open open
10am 10am open open open
11am open open open
12pm CLOSED open open open
1pm open open open
2pm open open open
3pm 4pm close open open
4pm 4.15pm open 5pm close
5pm 5.15pm open
6pm 6.15pm open
CLOSED
7pm open CLOSED
CLOSED
8pm 9pm close
9pm CLOSED
TABLE 5: OPENING TIME COMPARISON TABLE – MONDAY TO FRIDAY.
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OPENING TIMES COMPARISON TABLE
SATURDAY
Highgrove
Wabi Sabi City Cave Noose Bathrooms
Fitstop (Shop 3)
(Shop4 ) (Shop 2)
(shop 1)
5am CLOSED
6am 6am class
CLOSED
7am 7am class CLOSED
8am
9am 9am open
10am 10am open open
11am open open
12pm open open
1pm open open CLOSED
2pm CLOSED open open
3pm open open
4pm 4pm close open
5pm open
6pm open
7pm CLOSED open
8pm 9pm close
9pm CLOSED
TABLE 6: OPENING TIME COMPARISON TABLE – SATURDAY.
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OPENING TIMES COMPARISON TABLE
SUNDAY
Highgrove
City Cave Noose Bathrooms
Fitstop (Shop 3) Wabi Sabi (Shop 4)
(Shop 2)
(shop 1)
5am
6am
CLOSED
7am
8am
9am 9am open
10am open
11am CLOSED CLOSED open
12pm open
1pm open CLOSED
2pm open
3pm open
4pm open
5pm pen
6pm pen
7pm open
CLOSED
8pm 9pm close
9pm CLOSED
TABLE 7: OPENING TIME COMPARISON TABLE – SUNDAY.
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Performance Outcome PO10
Recreation activities are designed and operated to avoid noise emissions that unreasonably
impact on the amenity of the area and sensitive and uses.
As previously discussed under Performance Outcome PO42 of the District Centre zone code
and Performance Outcome PO9 of the Recreation Activities code, the following mitigation
methods exist on site:
• Extensive, established vegetation buffer along the southern boundary
• 1.8m high fence along southern boundary
• Buildings orientated towards Gibson Road, away from sensitive land uses
The existing building is offset 6.01m from the southern boundary. Shop 3, the subject lot, is
set back approximately 7m.
It is considered that the proposal will be adequately buffered from the residential zone to
the south and comply with Performance Outcome PO10.
5.2.3 WORKS CODES
5.2.3.1 Driveways and Parking Code
The purpose of the Driveways and parking code is to ensure driveways and parking:
a) are adequate to serve the access and parking needs of development; and
b) are designed to protect the safety of pedestrians and cyclists.
The proposal is general compliant with the Acceptable Outcomes of the Driveways and
Parking Code.
By default, several Performance Outcomes are sought as part of this application. A
comprehensive list identifying all Performance Outcomes are identified within Attachment
B – Code Compliance.
The following Performance Outcomes are identified as focal points for the proposed
development:
Performance Outcome PO6
Sufficient parking
1) is provided having regard to the specifics of the use including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) accessibility to the site by means other than private motor vehicle;
f) the peak parking demand periods of uses on the site; and
g) the availability of alternative car parking; and
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2) is provided to accommodate the number and type of vehicles and motorcycles likely to be
generated by the development
The proposed development will be located within an existing Building Unit Plan, and utilise
the existing car park facilities.
Table 4 below depicts the car parking requirements from Table 9.4.1.4 of the Noosa Plan
2020. Under the planning scheme, the development is required to provide 1 carpark per
20m². The subject site has a GFA of 292m² equating to 14.6 (15) total parking bays.
It is important to note that whilst the total GFA of the subject building is 292m², the majority
of activities will be conducted within approximately 162m². The balance will be utilised for
reception, bathrooms and storage spaces. Refer figure 4 below.
The subject site has an existing 26 parking bays and 1 x PWD bay (27 total). It is noted that
the development is only referred to the Performance Outcome due to a lack of existing
motorcycle and bicycle parking bays.
The existing car parking arrangement can support the proposed development for the
following reasons:
• The development type and the intensity of the land use is small scale in nature;
• The site has an existing 27 parking bays – the Noosa Plan 2020 requests a minimum
of 15;
o Refer figure 5 below.
• The hours of operation are generally outside normal retail hours – these hours are
complimentary to the existing business uses;
• The staggered workout times will ensure a smooth transition between classes and
clients;
• The subject site is sufficiently serviced by active and public transport;
o Bus routes 628 and 632 dock traverse Mary Street, approximately 240m to
the north
• The site is in close proximity to Noosa Village Shopping Centre.
• The site forms part of the broader Noosaville footpath and bikeway network (refer
figure 5 below)
• The proposed operating hours pose minimal conflict with adjoining business.
o Some overlap does occur around 9am and 4pm Monday to Friday when
adjoining retail businesses begin opening and closing.
• The carpark does not include allocated spaces for specific business. All parking bays
are shared between the 4 tenancies.
As such, it is considered that the proposed car parking arrangement is sufficient to support
a development of this intensity and scale.
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Performance Outcome PO16
Development with the potential to generate significant traffic and parking impacts gives
appropriate consideration to transport and land use issues.
The proposed use is located within an existing Building Unit Plan. Adequate parking and
traffic facilities were employed as part of the parent approval.
The subject site has a gross floor area limited to 292m². However, the majority of the
business will be conducted within 162m². The remainder of the space will be utilised as
storage, reception and kitchen areas.
The proposed operating hours pose minimal conflict with adjoining businesses. Some
overlap does occur around 9am and 4pm Monday to Friday when adjoining retail
businesses begin opening and closing.
Of note, a new business has recently begun operation within Unit 2 (City Cave Noosa). The
use is a health and well-being based company which focusses on massage, sauna and spa
packages. The business operates 7 days a week between 9am and 9pm. At maximum
capacity the business caters for 12 customers. The tenant anticipates that their peak
trading hours will be between 12-3pm – outside of Fitstop’s proposed class times.
City Cave offers couples massage packages and experiences. As such many of their
customers share transportation to the premises. At peak capacity (12-3pm), it is anticipated
this business will utilise 8 car parking spaces.
As such, traffic flows are considered conducive to that of the District Centre zone.
Number of Spaces Minimum Requirements Existing Parking Spaces
Cars 1 x 20m² GFA
26 shared spaces
Total = 14.6 Parking Bays
PWD - 1
Motorcycles 1 space per 100m² GFA 0
Bicycles 1 space per 50m² GFA
0
Total = 5.84
TABLE 8: CAR PARKING REQUIREMENTS.
Urban Planners Queensland
[email protected] | upqld.com.au | (07) 3106 3221
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FIGURE 4: GROSS FLOOR AREA ANALYSIS. FIGURE 5: EXISTING CARPARKING ANALYSIS. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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FIGURE 6: CAR PARKING AND TRANSPORTATION ANALYSIS. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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5.2.4 NOOSAVILLE LOCAL PLAN CODE The purpose of the Noosaville local plan code is to provide locally relevant planning provisions for the assessment of development within the Noosaville local plan area. The proposal is general compliant with the Acceptable Outcomes of the Noosaville Local Plan Code. By default, the following Performance Outcomes are sought as part of this application: Performance Outcome PO1 Development enhances the role of Noosa Heads as the principal focus for visitor accommodation and services in Noosa Shire with high levels of accessibility to outdoor recreational pursuits and urban services. The proposed development is one of active recreation. As previously discussed under Performance Outcome PO3 of the Recreation Activities code: Fitstop actively encourages its clients to get outdoors and ‘live their best life’. By promoting healthy active habits, the business seeks to improve its clients’ livelihoods by promoting broader habitual change. As such the development is considered to comply with performance PO1 and promote high levels of accessibility to outdoor recreational pursuits Performance Outcome PO2 Development contributes to the lifestyle and amenity of residents of Noosa Heads and its surroundings and services coastal communities to the south-east. Fitstop, as a business, actively contributes to the lifestyle of all its clients. By extension, this will flow into the lifestyle and amenity of residents of Noosa Heads. By promoting active living through regular fitness and health challenges, the Fitstop model ensure accountability and encouragement for its clients. The Fitstop community, is just that, a community. As such, the proposed development is considered to comply with Performance Outcome PO2. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221
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6.0 Conclusion The proposed development for a new Indoor sport and recreation use. The proposal is fully compliant with the Acceptable Outcomes and Performance Outcomes of Noosa Shire Plan 2020. It is requested that Council assess the merits of the application which is for: • Material Change of Use (Development Permit) for Indoor sport and recreation. The proposed works detailed in this Applicant Urban Planning Report are recommended to Noose Shire Council for Development Approval. Urban Planners Queensland [email protected] | upqld.com.au | (07) 3106 3221