Council archive · source document
4. Lot 22 Medihub SPS Planning Report Final 17.03.22 · MCU22/0038
PLANNING REPORT 28 Eenie Creek Road, Noosaville QLD 4566 Lot 3 on SP246584 (Future Lot 22) NOOSA BUSINESS CENTRE STOCKWELL NC PTY LTD 17 March 2022
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 35 pages
Page 2
Level 2, 1 Breakfast Creek Road, Newstead QLD 4006 PO Box 436 New Farm QLD 4005 P: (07) 3666 5200 F: (07) 3666 5202 [email protected] ABN: 61 147 343 084 © Wolter Consulting Group 2019 This document is and shall remain the property of Wolter Consulting Group. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited. REVISION AUTHOR REVIEWED SIGNATURE DATE OF ISSUE 1.0 D.Jeon B.Jones 17-03-2022
Page 3
TABLE OF CONTENTS 1. INTRODUCTION .............................................................................. 1 1.1. PURPOSE OF REPORT .................................................................................................................. 1 1.2. SITE & APPLICATION DETAILS .................................................................................................... 2 2. SITE ANALYSIS................................................................................ 3 2.1. SITE LOCATION & CHARACTERISTICS ......................................................................................... 3 2.2. CONTEXT .................................................................................................................................... 7 2.3. APPROVAL HISTORY ................................................................................................................... 7 3. PROPOSAL ..................................................................................... 8 3.1. GENERAL OVERVIEW ................................................................................................................... 8 3.2. ASPECTS OF DEVELOPMENT ........................................................................................................ 8 3.3. SUPPORTING TECHNICAL REPORTS ............................................................................................. 9 4. STATUTORY PLANNING OVERVIEW.................................................. 10 4.1. STATE FRAMEWORK.................................................................................................................. 10 4.2. LOCAL FRAMEWORK................................................................................................................. 11 5. REFERRAL AGENCIES ..................................................................... 28 5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS...................................................................... 28 5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................... 28 6. KEY PLANNING CONSIDERATIONS .................................................. 29 6.1 BUILT FORM ............................................................................................................................. 29 6.2 BUILDING HEIGHT .................................................................................................................... 29 6.3 CAR PARKING ........................................................................................................................... 30 6.4 BICYCLE PARKING .................................................................................................................... 30 7. CONCLUSION & STATEMENT OF REASONS ....................................... 31 Planning Report Page | i
Page 4
FIGURES APPENDICES
Figure 1: Noosaville Context Map ........................................................................... 4
Appendix A: Architectural Plans
Figure 2: Site Aerial .................................................................................................. 5
Appendix B: Code Compliance Statement
Figure 3: Noosa Shire Council Contour Map .......................................................... 6
Appendix C: Engineering Report
Figure 4: SPP Mapping ........................................................................................... 12
Appendix D: Stormwater Management Plan
Figure 5: State Development Assessment Mapping ............................................ 13
Appendix E: Traffic Impact Assessment Report
Figure 6: Noosa Plan 2006 Zoning Map ................................................................ 14
Appendix F: Landscape Concept Plan
TABLES
Table A: Site and application details ....................................................................... 2
ABBREVIATIONS
Table B: Site characteristics..................................................................................... 3 LGA Local Government Area
Table C: Site services ............................................................................................... 3 SPP State Planning Policy
Table D: Key development parameters .................................................................. 8 SEQRP ShapingSEQ- South East Queensland Regional Plan
Table E: Parking Spaces Summary .......................................................................... 8 Planning Act Planning Act 2016
Table F: Supporting plans, reports and documents ............................................... 9 Planning Regulation Planning Regulation 2017
Table G: Overall Outcomes for the Noosa Locality .............................................. 15 SARA State Assessment and Referral Agency
Table H: Overall Outcomes for the Shire Business Centre Zone ......................... 22 SDAP State Development Assessment Provisions
Table I: Overlays applying to the land .................................................................. 24
Table J: Assessable Development Summary ........................................................ 27
Table K: Referral Requirements ............................................................................ 28
Planning Report Page | ii
Page 5
1. INTRODUCTION
1.1. PURPOSE OF REPORT § Statutory planning overview including state and local planning
provisions;
This report has been prepared in support of a development application for a
§ Referral requirements;
Professional Services Centre (medical and professional offices) on land at 28
§ Discussion of key planning considerations; and
Eenie Creek Road, Noosaville, and formally described as Lot 3 on SP246584
§ A summation of the report, recommendations and conclusions.
(Future Lot 22), referred to as the ‘site’ throughout this report.
In September 2021, a request has been approved by the Noosa Shire Council to
lodge this development application under, and have it assessed against, the
Superseded Planning Scheme, being The Noosa Plan 2006 (as amended June
2018) (Council Ref: SPS21/0291). Subsequently, the development application
seeks a Development Permit for a Commercial Business Type 1: Office &
Commercial Business Type 2: Medical, assessed against the Noosa Plan 2006.
This report addresses the merits of the development with respect to the relevant
provisions of the Noosa Plan 2006, the Planning Act 2016 and other relevant
legislation.
This report provides the following information with respect to the assessment of
the development proposal:
§ Detailed site analysis;
§ Description of the proposed development;
Planning Report Page | 1
Page 6
1.2. SITE & APPLICATION DETAILS
Table A: Site and application details
Site Details
Address 28 Eenie Creek Road, Noosaville QLD 4566
Property Description Lot 3 on SP246584 (Future Lot 22)
Site Area 3,831m² (Future Lot 22) Owner Stockwell NC PTY LTD
Local Government Noosa Shire Planning Scheme The Noosa Plan 2006 (as amended June 2018)
Zoning Shire Business Centre Precinct B3 Business (Showroom, Office & Business)
Overlays § Natural Hazards Overlay § Biodiversity Overlay
o Acid Sulphate Soils – 5 to 20m AHD o Environmental Enhancement Area
o Bushfire – Potential Impact Buffer
o Bushfire – High Potential Bushfire Intensity
o Bushfire – Very High Potential Bushfire Intensity
Applications Details
Type of Development Material Change of Use Required Approval Development Permit
§ Commercial Business Type 1 – Office
Proposed Use § Commercial Business Type 2 – Medical
Category of Assessment Code Public Notification Not Applicable
Referral(s) Not Applicable
Applicant Stockwell Development Group PTY LTD Contact Person Kelly Alcorn
Contact Phone (07) 3004 6851 Contact Email [email protected]
Client Stockwell NC PTY LTD
§ Town Planning: Wolter Consulting Group § Civil Engineering: MPN Consulting
Consultant Team § Architect: BUCHAN Architects § Traffic Engineering: SLR Consulting
§ Landscape Architects: Place Design Group
Planning Report Page | 2
Page 7
2. SITE ANALYSIS
Table B: Site characteristics
2.1. SITE LOCATION & CHARACTERISTICS The site will be encumbered by Easement AB with the
creation of Lot 22, which is a vehicular access easement
The site is located at 28 Eenie Creek Road, Noosaville, presently described as Lot
Easements over the existing access driveway and will benefit future
lots 1 and 2.
3 on SP246583. Currently, there is an on-going operational works which is
The site is generally flat with no major slopes. Council
subsequent to a subdivision approval that was approved by the P&E Court in Topography contours (refer to Figure 3) confirms an average site level
of approximately 10m AHD.
2020 (Council ref: RAL18/0023). As such, the proposed development will be sited
The site is free of any significant vegetation other than
on future lot 22 upon the completion of plan sealing which itself will be 3831m²
Vegetation the existing vegetation within the covenant areas that is
once created. over the site.
The site is not identified as contaminated land.
Contaminated land
The site fronts three roads including; Eenie Creek Road, Hofmann Drive and
Noosa Civic Shopping Centre internal access road. However, due to the 715m²
Table C: Site services
environmental covenant along the Eenie Creek Road frontage, the site does not
have direct frontage or access to Eenie Creek Road. The site is currently vacant Water Supply The site is connected to water supply.
with no biodiversity values other than the existing biodiversity values in the Sewerage The site is connected to sewerage supply.
protected and retained covenant area. Electricity, Gas & The site has established electricity and
Telecommunications telecommunication connections.
Table B below further characterises the physical features of the site. Table C
provides an overview of infrastructure servicing the site.
Planning Report Page | 3
Page 8
Figure 1: Noosaville Context Map
Site Location Date
28 Eenie Creek Road, Noosaville Feb 2022
Source: Google
Planning Report Page | 4
Page 9
Figure 2: Site Aerial
Site Location Date
28 Eenie Creek Road, Noosaville Feb 2022
Source: Nearmap
Planning Report Page | 5
Page 10
Figure 3: Noosa Shire Council Contour Map
Site Location Date
28 Eenie Creek Road, Noosaville Feb 2022
Source: Noosa Shire Council
Planning Report Page | 6
Page 11
Council in March 2020, which was appealed and the Court to granted the
2.2. CONTEXT
development in late 2020.
The site is situated within the bounds of Noosa Shire Council local Government
area, in the suburb of Noosaville. As the subject site is in the Shire Business
Centre zone, there is a number of established centre zone uses adjoining the
site, such as showrooms and shops.
2.3. APPROVAL HISTORY
There has been a number of applications over the site for a various type of
developments. A summary of the development approval over the site and
surrounding area is provided below.
28 Eenie Creek Road, Noosaville – Material Change of Use
A Material Change of Use Development Application was lodged for Stage 1 of the
Noosa Civic Centre, which was approved in May 2003 (Council Ref:
132002.220285). The approval has allowed the establishment of the Shire
Business Centre (‘Noosa Civic Shopping Centre’), which is the largest shopping
centre in Noosasville servicing the local residents.
28 Eenie Creek Road, Noosaville – Reconfiguring a Lot
The application was lodged in November 2018 for a Reconfiguring a lot (1 into
19) by Stockwell Development Group over the land at 28 Eenie Creek Road,
Noosaville (Council Ref: RAL18/0023). The application was initially refused by
Planning Report Page | 7
Page 12
3. PROPOSAL
Several key development parameters are discussed in greater detail below.
3.1. GENERAL OVERVIEW
The proposed development is for a Material Change of Use – Commercial 3.2. ASPECTS OF DEVELOPMENT
Business Type 1: Office & Commercial Business Type 2: Medical. The application
3.2.1. ACCESS
is to be assessed against the Superseded Planning Scheme (Noosa Plan 2006)
The development will gain access from the Noosa Civic Shopping Centre internal
subsequent to the Superseded Planning Scheme request which was granted in
road to future Easement AB. Future Easement AB is a shared access driveway
September 2021 (Council Ref: SPS21/0291).
that benefits Future Lots 1 and 2.
The proposed development involves multiple tenancies for medical and
professional office uses. A summary of the proposed development outcomes is 3.2.2. PARKING
provided in Table D below.
Table E: Parking Spaces Summary
Location No. of Parking Spaces
Table D: Key development parameters Ground Level 8 Parking Spaces + 1 Ambulance & 8 Bicycles
Parameter Proposed Outcome Basement 01 46 Parking Spaces + Bike Storage
Building Height Average 8.5m approximately.
Basement 02 45 Parking Spaces + Bike Storage
Setbacks North-west Side Boundary: 11.8m
North-east Side Boundary: 17.96m
3.2.3. REFUSE STORAGE & COLLECTION
South-east Side Boundary: 9.04m
The refuse storage is proposed to be located to the rear of the site in an existing
South-west Sided Boundary: 1.97m
traffic island and within the extents of the existing accessway. The existing
Site Cover Approximately 40.5% concrete island will be modified to suit the storage of the refuse bins in a bunded
Easements Future Easement AB
Planning Report Page | 8
Page 13
and covered enclosure. Please refer to the attached Appendix A – Proposed Plan of Development. 3.3. SUPPORTING TECHNICAL REPORTS This report is accompanied by the plans, reports and additional information listed in Table F below. Table F: Supporting plans, reports and documents Type Appendix Architectural Plans A Code Compliance Statements B Engineering Report C Stormwater Management Plan D Traffic Impact Assessment Report E Landscape Concept Plan F Planning Report Page | 9
Page 14
4. STATUTORY PLANNING OVERVIEW
4.1. STATE FRAMEWORK the Minister confirms it has been appropriately integrated in the planning
scheme.
The development application requires assessment against the relevant
provisions of the Planning Act, SPP and SEQRP. Consideration of these matters is
Accordingly, the site has been reviewed against the 17 separate state interests
outlined below.
to determine whether future development of the site will trigger assessment
against the interim development assessment requirements. Notably:
4.1.1. PLANNING ACT 2016 § The site is mapped as affected by ‘Strategic Airports and Aviation Facilities’,
The statutory framework for decision making in relation to land use and ‘Biodiversity’ and ‘Natural Hazards, Risk and Resilience’.
development in Queensland is contained within the Planning Act and its § The relevant assessment benchmarks for land identified on the Strategic
subordinate legislation. Airports and Aviation Facilities map are not expected to limit the
development potential of the site, having regard to the planning parameters
4.1.2. STATE PLANNING POLICY contained in the local categorising instrument.
§ The development will not impact on mapped regulated vegetation under the
The SPP relates to 17 separate State interests grouped together under 5 broad
Biodiversity mapping. A response to Part E: State Interest Policies and
themes and provides direction to local governments in preparation of planning
Assessment Benchmarks has been prepared in response to the Biodiversity
documents and assessment of development applications.
layer as it is not fully integrated in the City Plan. Refer to the Ecological
Assessment Report prepared by Wolter Consulting Group.
Review integration of SPP into planning scheme e.g. At the time of
§ The Natural Hazards, Risk and Resilience map identifies the site as being
commencement of the Planning Scheme, the Minister had determined that the
located within a local government flood mapping area and bushfire prone
State Planning Policy was integrated in the planning scheme. However, the July
area. Accordingly, a response to Part E: State Interest Policies and
2014 version of the SPP has been superseded by the July 2017 version.
Assessment Benchmarks for the Natural Hazards, Risk and Resilience Policy
Consequently, applications must be assessed against the SPP until such time as
has been prepared and is provided in the Bushfire Management Plan.
Planning Report Page | 10
Page 15
4.1.5. ZONING
In summary, based on our review, the SPP does not contain any matters that are Under the Noosa Plan 2006, the site is located within the Shire Business Centre
likely to impact on the development potential of the site Zone (refer to Figure 7 below). Surrounding zoning is a mix of Industry and Open
Space Conservation Zones. As identified in Table H below, the proposed
4.1.3. SOUTH EAST QUEENSLAND REGIONAL PLAN development is consistent with the overall outcomes of the Shire Business
The SEQRP provides the framework for managing growth, change, land use and Centre Zone.
development in the SEQ Region to the year 2041. The SEQRP represents an
agreed Queensland Government position on the future of SEQ and takes 4.2. LOCAL FRAMEWORK
precedence over all other planning instruments.
The Local Government Planning Scheme is the key instrument for integrating
State, Regional and Local planning outcomes. However, it is noted that the
As illustrated in Figure 5, the site is located within the Urban Footprint of the
proposed development application has been granted to be assessed against the
SEQRP. As such the proposal does not trigger assessment against the
superseded planning scheme. Accordingly, this development application is
Regulatory Provisions of the regional plan.
required to be assessed against the relevant provisions of the Noosa Plan 2006.
A detailed assessment of these provisions is carried out in the following sections
4.1.4. SCHEDULE 11 OF THE PLANNING REGULATION- KOALA HABITAT AREAS of this report.
Schedule 11 of the Planning Regulation seeks to regulate development based
on mapping affecting the site and the nature of the proposed development. As
shown in Error! Reference source not found., the site is mapped as being
located outside of the Koala Assessable Development Area.
Planning Report Page | 11
Page 16
Figure 4: SPP Mapping
Site Location Date
28 Eenie Creek Road, Noosaville March 2022
Source: QLD Government
Planning Report Page | 12
Page 17
Figure 5: State Development Assessment Mapping
Site Location Date
28 Eenie Creek Road, Noosaville March 2022
Source: QLD Government
Planning Report Page | 13
Page 18
Figure 6: Noosa Plan 2006 Zoning Map
Site Location Date
28 Eenie Creek Road, March 2022
Noosaville
Source: QLD Government
Planning Report Page | 14
Page 19
4.2.1. NOOSAVILLE LOCALITY PLAN
The site falls within the bounds of the Noosaville Locality Plan and is located within the Shire Business Centre Zone. The purpose of the locality plan is to provide finer
grained planning at a local level. It is noted that the Noosaville Locality Plan does not change the level of assessment.
A full assessment against relevant performance and acceptable outcomes can be found within attached Appendix B - Code Compliance Statements. The tables below
provides an assessment against the overall outcomes of the locality plan.
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
a. New uses and works are located, designed and managed to— Compliant
i. be compatible with other uses and works; The proposed Commercial Business Type 1 – Office & Commercial Business Type 2 –
ii. maintain the safety of people and works; Medical will:
iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises i. be a consistent development that is compatible with other uses within the Shire
or surrounding area, including acoustic and visual qualities; and Business Centre (Noosa Business Centre);
iv. avoid significant adverse effects on the natural environment, including native habitat ii. will provide safe paths and linkages for the patrons by providing applicable
removal, fragmentation and attrition; streetscape improvements;
iii. will have no adverse impact on the surrounding areas and amenities. The
proposed uses are not determined to cause any acoustic nuisance and the built
form is architecturally designed in consideration of the visual qualities that suit
the Noosaville locality; and
iv. have no impact on the natural environment. The existing nature covenant along
the Eenie Creek Road will be fully retained with additional landscaping proposed
to provide an additional environmental buffer.
b. Development is consistent with the Priority Infrastructure Plan in Part 15; Compliant
The proposed development is consistent with the Priority Infrastructure Plan in Part
15.
c. Urban development is limited to land within the Urban Footprint as shown on Map ZM8; Compliant
The development site is within the Urban Footprint as depicted on Map ZM8.
d. The Noosaville Locality its bounded by – Compliant
i. The Noosa River in the north; The proposed development and the development site are within the Noosaville
Locality.
Planning Report Page | 15
Page 20
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
ii. Weyba Creek in the east;
iii. Lake Weyba, Eenie Creek and properties through which Eenie Creek passes in the
south; and
iv. State Forest, Beckman’s Road, The Noosaville State Primary School and Lake Doonella
in the west;
e. The Locality’s land form is maintained as part of a complex system of lowlands, draining to Compliant
the Noosa River system. Higher land in the north-west and south drain to the Noosa River, The Locality’s land form will remain unchanged.
Eenie Creek and Lakes Weyba and Doonella.
f. Land within the locality is generally low lying in the flood plain of the Noosa River system Compliant
and as a consequence periodic flooding occurs in parts; The Locality’s land form will remain unchanged.
g. Key vegetation landscapes are protected including- Compliant
i. stands of remaining vegetation in areas that are poorly drained; While the proposed development is not in proximity to the identified key vegetation
ii. mangroves fringing many of the watercourses, including remnant stands along Weyba landscape areas, the existing vegetation within the development site is fully protected
Creek and in Lake Doonella; and and retained via the covenant. No vegetation clearing is proposed as part of this
iii. melaleuca stands, which were once common in the floodplain areas, now mainly application.
confined to public lands;
h. Well-recognised and highly valued features of the landform and landscape are protected Compliant
including — The proposed development will have no impact on the high valued features of the
i. The Noosa River and its foreshore parkland; landform and landscapes that are identified in the overall outcome (h).
ii. Keyser Island and Weyba Creek Conservation Parks;
iii. Munna Point;
iv. Lake Doonella;
v. Lake Weyba;
vi. Noosa National Park and the koala habitat within it; and
vii. Eenie Creek;
i. The Noosaville Locality provides for much of Noosa’s commercial, retail, administrative, Compliant
industrial and social needs, and is one of the major focus areas for visitor accommodation The proposed development is for Commercial Business Type 1 – Office & Commercial
and services; Business Type 2 – Medical, which supports the needs of the Noosaville Locality. The
proposed development will provide essential services to the Noosaville community
whilst providing employment opportunities.
j. Residents of the Noosaville Locality enjoy high levels of convenience and accessibility to Compliant
urban services; As above.
Planning Report Page | 16
Page 21
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
k. The Noosa Shire Business Centre, Noosa Hospital, community facilities at Wallace Park Compliant
Estate and Noosa’s primary industrial estate are of Noosa-wide significance;
l. Accessibility to recreational opportunities provides residents and visitors with valued Compliant
lifestyle opportunities; The proposed development is located within the Shire Business Centre (Noosa
Business Centre) and provides convenient access to the broader business centre
where recreational opportunities are intended to be provided in the future.
m. The watercourses of the Noosaville Locality strongly influence the location of road systems, Not Applicable
with entrance points from Tewantin and Noosa Heads being constrained to a few key
locations;
n. Eenie Creek Road and Walter Hay Drive provide scenic southern entrances to Noosa Not Applicable
through bushland settings;
o. Noosa Parade and Weyba Road connect the locality with Noosa Heads and are flanked by Not Applicable
vegetation with glimpses to the watercourses;
p. Noosaville is one of the principal visitor destinations in Noosa; Not Applicable
q. Noosa River, its foreshore parkland and restaurants are key attractions; Not Applicable
r. Visitor accommodation is focused in areas north of Gibson Road; Not Applicable
Visitor accommodation is not proposed.
s. Noosaville’s urban residential areas, provide fully serviced, generally low density, urban Not Applicable
housing in quiet neighbourhood settings; The proposed development is not within the urban residential areas.
t. The character of residential neighbourhoods vary due to factors such as lot size, the Not Applicable
established character and age of development and proximity to open space, watercourses The proposed development is not within the residential areas.
and business development;
u. Variety in the built form is emphasised through the historical development of the locality Compliant
and the many architectural styles; The proposed development will have a built form that is coherent with the existing
developments in the Shire Business Centre (Noosa Business Centre). The proposed
development is architecturally designed to express the ‘Noosa style’.
v. Noosa Waters and parts of Munna Point provide residential properties with watercourse Not Applicable
frontage; The proposed development is not located within Noosa Waters and Munna Point.
Planning Report Page | 17
Page 22
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
w. Substantial areas are developed for attached accommodation with access to business Not Applicable
facilities, Noosa River and public transport services; Residential development is not proposed.
x. Some areas in the attached housing neighbourhoods predominantly service visitors, Not Applicable
however there is generally a mix of visitors and permanent residents; The proposed development is not within the attached housing neighbourhoods.
y. Development recognises and reinforces the waterfront location and coastal urban setting Not Applicable
and character by providing for high quality, sub-tropical building and landscape design that The development is not proposed on waterfront locations.
promotes the casual outdoor lifestyle;
z. Attached accommodation is focussed on the areas closest to the Noosaville Business Not Applicable
Centre, in areas with good public transport facilities and in areas with ready access to the The attached accommodation is not proposed.
recreation features of the locality;
aa. Urban detached housing is contained to the Detached Housing, Semi-Attached Housing & Not Applicable
Attached Housing Zones; Detached housing is not proposed.
bb. The resident population is accommodated in both Detached housing and Multiple housing Not Applicable
forms with high levels of residential amenity; Residential development is not proposed.
cc. Substantial sites are protected for resort developments where they focus on Noosa’s Not Applicable
natural low key outdoor appeal and cultural values; Resort development is not proposed.
dd. The mixed urban character of Noosaville is maintained through the retention of older Not Applicable
building forms and the introduction of new buildings that complement old building forms The proposed development is on vacant land and not in proximity of any older
by incorporating low rise, low scale, well-articulated buildings, lightweight building buildings.
materials and pitched roof forms that contribute to the skyline;
ee. Significant retail and commercial uses provide residents and visitors with a range of low to Compliant
high order goods and services; The proposed development of medical and professional offices, combined with the
existing uses in the Shire Business Centre (Noosa Business Centre), provides residents
and visitors with a range of low to high order specialised consulting services.
ff. Business centres are significant employment nodes and are serviced by public transport; Compliant
Being located within the Shire Business Centre (Noosa Business Centre), the proposed
development is expected to increase employment opportunities within the business
centre with full serviceability by public transport.
gg. A public open space corridor extends along the foreshores of the Noosa River from Munna Not Applicable
Point to Hilton Esplanade; The proposed development is not located in Munna Point nor Hilton Esplanade.
Planning Report Page | 18
Page 23
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
hh. The Noosa River and foreshores are protected from the cumulative impacts of development Not Applicable
and activities and are protected in a way that promotes and provides for low impact nature- The proposed development is not in proximity to the Noosa River and foreshores.
based recreation activities in and around the Noosa River over other forms of recreation;
ii. Areas of native remnant or regrowth vegetation, including their biodiversity and habitat Not Applicable
values are protected and retained in their natural state; The proposed development is not located in the proximity of the Noosa River and
foreshores.
jj. The environmental and aesthetic values of Noosa National Park, Keyser Island and Weyba Not Applicable
Creek Conservation Parks, Noosa River and its foreshore, Lakes Doonella and Weyba, Eenie The proposed development is not in proximity to the environmental and aesthetic
and Weyba Creeks and their associated riparian communities are of the highest significance value locations identified in (jj).
and have the highest order of protection;
kk. Gibson Road, part of Mary Street, Noosa Parade, Reef Street, Weyba Road, Walter Hay Compliant
Drive, Eenie Creek Road, Beckmans Road and Eumundi-Noosa Road are protected as parts Despite the development site fronting Eenie Creek Road, the proposed development
of the Noosa’s major road network; will have no impact on Eenie Creek Road and Walter Hay Drive serving as Noosa’s
major road network.
ll. The function, safety and visual amenity of the Noosa’s major road network are protected; Not Applicable
The proposed development will have no impact on the function, safety and visual
amenity of Noosa’s major road network.
mm. The Noosa Airport off Weyba Drive, Noosaville is retained and operated as the only Not Applicable
commercial airport within Noosa; The proposed development will have no impact on the Noosa Airport operating as the
only commercial airport within Noosa.
nn. For the Detached Housing Zone—single detached housing prevails which maintains— Not Applicable
i. low-rise, low-density development form; The proposed development is not located within the Detached Housing Zone.
ii. a high level of residential amenity consistent with the varied character of the locality’s
residential neighbourhoods;
iii. allotment sizes and densities which are consistent with the character of the particular
neighbourhood;
iv. building styles befitting the character of the locality and the regional climate, and
v. which respond to, and are integrated with, natural site characteristics including native
vegetation;
vi. various styles and eras depicting a cross section of architectural development and the
history of Noosaville; and
vii. landscaping amongst buildings, retaining trees and vegetation wherever practical;
Planning Report Page | 19
Page 24
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
oo. For the Semi-Attached Housing Zone—residents are accommodated in semi- Attached Not Applicable
housing forms that— The proposed development is not located within the Semi-Attached Housing Zone.
i. offer a high level of residential amenity, design quality and safety; and
ii. are located within convenient access to the major road network, goods and services
and employment centres;
pp. For the Attached Housing Zone—residents and visitors are accommodated in Not Applicable
predominantly Multiple housing forms that— The proposed development is not located within the Attached Housing Zone.
i. contribute to a high level of residential amenity, design quality and safety;
ii. respect the scale and character of the streetscape and surrounding development; and
iii. iii are located within convenient access of employment centres, goods and services,
public transport and community facilities;
qq. For the Visitor Mixed Use Zone—Business Uses are integrated with Multiple housing and Not Applicable
visitor accommodation where development— The proposed development is not located within the Visitor Mixed Use Zone.
i. reinforces Gympie Terrace as the primary tourism focus for Noosaville with a vibrant
and pedestrian friendly streetscape;
ii. forms the traditional focus for Visitor accommodation;
iii. provides for Business Uses that directly service visitors accommodated in the
immediate area and foreshore users;
iv. respects the existing residential amenity of visitors and residents within and
surrounding the development;
v. includes entertainment and dining activities which may operate into the evenings and
include live music which creates a vibrant atmosphere;
vi. contributes to the economy of the Shire through the tourism and hospitality sectors;
vii. provides for parking that is generally accessed via shared driveways or from roads
other than Gympie Terrace; and
viii. is designed to ensure car parking does not visually dominate street frontages;
rr. For the Neighbourhood Centre Zone— Not Applicable
i. the Neighbourhood Centre Zone forms a focal point for residents and visitors within The proposed development is not located within the Neighbourhood Centre Zone.
and surrounding the area, providing lower order goods and services to support the
day-to-day needs of residents and visitors; and
ii. Business Uses offer local employment opportunities, encourage equitable access to
services and are of a scale and character consistent with the locality and Noosa’s retail
hierarchy;
Planning Report Page | 20
Page 25
Table G: Overall Outcomes for the Noosa Locality
Overall Outcome Response
ss. For the Business Centre Zone— Not Applicable
i. development accommodates uses that do not detract from the role of the Shire The proposed development is not located within the Business Centre Zone.
Business Centre, as a Major Activity Centre for the purposes of the SEQ Regional Plan
and as the principle business centre for Noosa;
ii. development continues to serve the local needs of the Noosaville community and
visitors;
iii. the Mary Street/Thomas Street Precinct, as shown on Map ZM8, provides a range of
business facilities and services, which do not generate large volumes of traffic or
require significant customer parking and which are accommodated in buildings of a
domestic scale;
iv. the Mary Street/Thomas Street Precinct incorporates a mix of business and residential
uses which reduces commuting pressures and creates a vibrant environment with
opportunities for both day and night time casual surveillance;
v. Specialist services, professional offices, medical uses, and a visitor hostel are
established within the Mary Street/Thomas Street Precinct;
vi. Noosa Village Plaza retail centre provides for the local community needs of residents
and visitors of Noosaville, with development resulting in no significant change in retail
floor space; and
vii. Noosa Village Plaza remains the only supermarket-based centre in the Noosaville
Business Centre Zone;
Planning Report Page | 21
Page 26
Table H: Overall Outcomes for the Shire Business Centre Zone
Overall Outcome Response
The Shire Business Centre – Compliant
In accordance with the purposes of the principle business centre for Noosa, the
a. is a Major Activity Centre for the purposes of the SEQ Regional Plan, and the principle
proposed development will provide additional employment opportunities and service
business centre for Noosa, servicing Noosa-wide business and employment needs by
the local population of Noosaville with essential medical services.
providing for a wide range of Business Uses as well as administrative, community, and
open space functions;
b. is a multi-function employment node forming the major focus of employment growth in Compliant
the coastal area of Noosa; The proposed development, associated with surrounding uses, operates as a multi-
function employment node that fosters employment growth.
c. follows a logical sequencing of development consistent with the needs of the Compliant
community that is dependent on the— The proposed development follows the logical development sequence which meets
(A) timing and construction of the external and internal road systems; the needs of the community and is a natural and logical extension to the Shire
(B) dedication of a substantial area of open space; and Business Centre (Noosa Business Centre). The development site has full access to the
internal roads, utilities and will have easy access to the open space that will be
(C) development of a substantive amount of non-retailing development for
developed in future.
employment opportunities beyond Retail business;
d. is developed at a low scale and density with distinctive and unique design elements, Compliant
determined by the setting and recognisable as a Noosa development; The proposed development will be architecturally designed to provide a built form that
is distinctive and unique while being consistent with the ‘Noosa style’.
e. comprises buildings of low rise form separated by attractive and low key informal spaces Compliant
that are integrated with landscaping and open space areas; The proposed development will be two (2) storeys maximum with large panoramic
windows that look out to the streets and provide continual activation of the public
spaces. The proposed building will incorporate ‘timber look’ metal powder coated
battens to provide aesthetically pleasing and long-lasting facades, metal louvers and
cladding, all which integrate seamlessly with the landscaping and embrace and
resonate with the Noosa architectural style.
f. has an outdoor focus, particularly for Retail business uses, office uses and Community Compliant
Uses; The proposed development provides a site cover of approximately 40.5% and a large
portion of the site is dedicated to vegetation covenant. Incorporating this, the
proposed development will provide landscaped outdoor areas with amenities for the
office and medical users.
g. provides for an inter-regional transit facility that functions as an integrated public Not Applicable
transport node, with pedestrian and bicycle paths and appropriate external connections; The development is not on the site of the planned inter-regional transit facility.
Planning Report Page | 22
Page 27
Table H: Overall Outcomes for the Shire Business Centre Zone
Overall Outcome Response
h. provides visual and physical connectivity across and throughout the site; Compliant
The proposed development provides a built form that achieves seamless connection
with the existing developments within the Shire Business Centre (Noosa Business
Centre) and provides convenient access to the rest of the business centre.
i. is designed to ensure that peak traffic flows and access to the Shire Business Centre do Compliant
not impact on the wider functions of Eenie Creek Road and Walter Hay Drive; The proposed development is not expected to cause any impact on the traffic flow and
access to the Shire Business Centre (Noosa Business Centre).
j. retains development capacity within the Shire Business Centre in the longer term to take Compliant
advantage of potential new employment opportunities; The development capacity within the Shire Business Centre will not be affected.
k. is developed into precincts, as depicted on Schedule 4 - Shire Business Centre Map, Compliant
which include a dynamic mix of development with an appropriate integration of uses The proposed uses located within Precinct B3 are consistent with the intent of the
within each, including— precinct and provide a mixture of developments that are well balanced.
(A) Business Precincts (B1-B2), which provide for the highest order of retail
development in Noosa and comprises the retail core of the Shire Business Centre
site, with associated car parking generally located with Precinct B2;
(B) Precinct B3, which provides for showroom and office development;
(C) Employment Precincts (E1-E7) for future employment growth, which include 3
precincts (E1, E2, E3) with preferred themes to allow these precincts to take
advantage of new employment opportunities;
(D) a civic area located within Precinct E1, which provides for a range of civic uses and
functions;
(E) an inter-regional transit facility in Precinct E6;
(F) a Residential Precinct (RES), which provides residential support accommodation to
the other key precincts; and
(G) a Minor Recreation/Minor Mixed Use/Open Space Precinct (REC/MU), developed
for the purposes of a minor recreation use or minor mixed-use development;
Planning Report Page | 23
Page 28
4.2.2. OVERLAYS
Table I below identifies the overlays which have been applied to the land based on a review of City Plan mapping and provides a brief commentary regarding the effect
of each overlay on the level of assessment associated with the proposed development. A full assessment against relevant overlays is provided in the Code Compliance
Statements at Appendix B – Code Compliance Statements.
Table I: Overlays applying to the land
Overlay Mapping Assessment
Biodiversity Overlay
The development site is affected by the Watercourses and Drainage Lines, Environmental
Enhancement Area and Environmental Protection Area of the Biodiversity Overlay. However,
as the proposed development does not involve any of the works identified within Column 2
of Table 13.1 – Categories of Development and Assessment for the Biodiversity Overlay of the
Noosa Plan 2006, the proposed development is determined to be an accepted development
against the Biodiversity Overlay.
Planning Report Page | 24
Page 29
Table I: Overlays applying to the land
Overlay Mapping Assessment
Natural Hazards Overlay
The development site is affected by the Natural Hazards Overlay which comprises of the
following.
§ Acid Sulfate Soils:
o 5 to 20m AHD
§ Bushfire:
o Very High Potential Bushfire Intensity
o High Potential Bushfire Intensity
o Potential Impact Buffer
As the development site is not sited within the bushfire affected area, the proposed
development does not require an assessment under the Bushfire component of the Natural
Hazards Overlay Code.
With regards to the Acid Sulfate Soils, the proposed development is required to address the
Acid Sulfate Soils component of the Natural Hazards Overlay if the development involves
works on land above 5m AHD but below 20m AHD that excavates 100m3 or more of material
at or below 5m AHD.
Planning Report Page | 25
Page 30
Table I: Overlays applying to the land
Overlay Mapping Assessment
As the proposed development involves two levels of basement car parking, the excavation
amount will exceed 100m3 on land above 5m AHD but below 20m AHD. Subsequently, Table
13.14 – Acid Sulfate Soil Areas of the Natural Hazards Overlay Code will be addressed
accordingly in the attached Appendix B – Code Compliance Statements.
Planning Report Page | 26
Page 31
4.2.3. ASSESSABLE DEVELOPMENT
Following a detailed review of the relevant planning provisions, the below table summarises the level of assessment and relevant codes for all assessable development
associated with the proposal.
Table J: Assessable Development Summary
Planning Provisions Assessable Development Relevant Codes Location
Shire Business Centre Zone MCU § Noosaville Locality Code § Table G and H of the Planning Report
§ Business Uses Code § Appendix B – Code Compliance Statements
§ Landscaping Code
§ Engineering Works Code
o Driveways and Carparking Code
o Earthworks Code
o Erosion and Sediment Control Code
o Existing Services Code
o Transport, Roads and Drainage Code
o Waste Management Code
o Water Sensitive Design Code
Natural Hazards Overlay MCU § Natural Hazards Overlay Code § Appendix B – Code Compliance Statements
Planning Report Page | 27
Page 32
5. REFERRAL AGENCIES
SARA delivers a coordinated, whole-of-government approach to the State's The SDAP contains twenty-four (24) State codes, all of which are set out in a
assessment of development applications and relates to development performance-based code format requiring applicants to address specific criteria.
applications where a State agency has jurisdiction. In determining whether a
5.2. REFERRALS AND STATE DEVELOPMENT ASSESSMENT
development application requires referral to SARA or ‘other persons’, the
proposed development must be assessed against Schedule 9 and/or Schedule 10 PROVISIONS
of the Planning Regulation. Based on a review of Schedules 9 and 10 of the Planning Regulation 2017 and
Upon review, it is determined that the proposed development will trigger SDAP, the referral requirements set out in Table K below apply.
referral to Energex, however no state referrals will be required, and therefore
no further assessment is required against the SDAP.
Table K: Referral Requirements
Referral Trigger Reference Aspect of Development Referral Agency
5.1. STATE DEVELOPMENT ASSESSMENT PROVISIONS Schedule 10, Part 9, Division Material change of use of The chief executive of
2, Table 2 premises near a the distribution entity or
The SDAP provide assessment benchmarks for assessment of development substation site or subject transmission entity
to an easement (Energex).
applications where the Chief Executive is the assessment manager or a referral
agency. Matters of state interest contained within the SDAP can be broadly
categorised into two types of interests:
§ Interests with the potential to impact on development (e.g. state-controlled
roads); and
§ Interests that must be protected from the impacts of development (e.g.
marine plants).
Planning Report Page | 28
Page 33
6. KEY PLANNING CONSIDERATIONS
This section aims to rationalise the proposed development against integral
planning outcomes and demonstrate how key aspects of the development
contribute to a desirable and effective planning outcome.
6.2 BUILDING HEIGHT
The proposed development provides a maximum height of 9.3m along the Noosa
6.1 BUILT FORM Civic Shopping Centre Access Road (South-west façade) and an average height
of 8.35m along Hofmann Drive (North-west façade) due to the stepped roof form
In consideration of the site location, existing uses and surrounding
from northeast to southwest direction. As the roof pitch decreases
environmental values, the proposed development has been architecturally
approximately 1.5-3 degrees to the southeast, the building height decreases to
designed to incorporate the following elements:
7.7m. This is an intelligent way of discretely dealing with the roof pitch necessary
§ Significant overhangs that create shadows and interest in the built form;
to provide variation to the roof form and appealing roof details that embrace the
§ Panoramic windows on both levels which look out to and activate the
Noosa quality architecture.
streets;
§ Lightweight materials including timber look metal battens, cladding and
As such, while the overall height of the building is slightly greater than 8m in lieu
louvers that extend beyond the ground level façade and embrace and
of Specific Outcomes/Probable Solutions 8 of the Noosaville Locality Specific
resonate the Noosa style of architecture, yet will remain attractive and
Outcomes & Probable Solutions, the proposed development remains as 2 storeys
functional without expensive upkeep;
and the overall height of the building provides a high level of articulation with
§ A roof form that is broken up with steps and varying roof pitches, and
consistent design language to the adjoining showroom developments to the
provides higher ceiling height for functional and flexible spaces; and
east.
§ Elevated roof pitch along the street frontages enhances the articulation of
the building façade while providing additional aesthetic light-weight roof
details.
Planning Report Page | 29
Page 34
6.3 CAR PARKING per 12 car parking spaces and provide sufficient capacity to accommodate a
mode share of up to 8%, which is almost three times higher than that recorded
The development is proposed to provide 99 car parking spaces in lieu of the
by the ABS.“ Refer Appendix E – Traffic Impact Statement Report for further
required 109 spaces as per Table 14-51 of the Driveways and Parking Code.
details.
Despite the shortfall, it is understood that Council is anticipating altering the
parking requirements within the Noosa Business Centre as part of the structure
.
plan amendments that are currently being discussed to apply the parking
requirements for Noosa Function to the Noosa Business Centre. Considering this
and the anticipated changes, it is determined that the proposed number of car
parking is consistent with the anticipated changes. In any event,m the traffic
report confirms that the carparking provisions are adequate for the anticipated
users on the site. Please refer to the attached Appendix E – Traffic Impact
Statement Report.
6.4 BICYCLE PARKING
The proposed development provides 8 bicycle parking on the ground level In
lieu of the required 43 bicycle parking spaces as per the Specific
Outcomes/Probable Solutions 31 of the Business Use Code. However, the
required number of bicycle parking is determined to be excessive based on the
nature of the proposed use, being medical and office where the majority of
visitors will be ill, elderly and/or mobility impaired who are unlikely to cycle.
Notwithstanding this, the traffic advice provided states that “the proposed
provision of eight bicycle parking spaces would equate to a supply of one space
Planning Report Page | 30
Page 35
7. CONCLUSION & STATEMENT OF REASONS
In summary, the application seeks a Development Permit under the Superseded
Planning Scheme for a Material Change of Use for Commercial Business Type 1
– Office & Commercial Business Type 2 – Medical.
Through the assessment and consideration of the proposed development, the
following key conclusions have been determined:
§ The proposed uses are consistent with the intent of the Superseded
Planning Scheme under which it is being assessed.
§ The proposed development will contribute to Noosa Shire’s economy by
providing essential services and employment opportunities;
§ The proposed development is compliant with the relevant assessment
benchmarks;
§ The proposed development addresses the site’s characteristics and the
significance of the covenant;
§ The proposed development will utilise existing infrastructure that has been
designed to accommodate development of this type and scale;
§ The proposed development provides a built form that is consistent with the
surrounding uses and resonates the Noosa style of architecture;
On the basis of the summary above and the detailed assessment carried out, it
is recommended that Council approve the proposed development subject to
reasonable and relevant conditions.
Planning Report Page | 31
Page 36
WOLTER consulting group
Used in these records
4. Lot 22 Medihub SPS Planning Report Final 17.03.22.pdfRelated documentApplication case desk ↗
About this file
- File size
- 4.2 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.