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Minor Change Council Report 132007 12 9 [As Published]
GENERAL COMMITTEE MEETING 12 JUNE 2023
6.1 132007.12.9 - MINOR CHANGE TO EXISTING APPROVAL FOR MATERIAL CHANGE
OF USE, TO INCREASE THE USE AREA FOR A COMMUNITY USE - EDUCATION -
TYPE 3 ADULT (ADMINISTRATION ONLY) AND INCLUDE BUSINESS USE OFFICE
TYPE 3 - VETERINARY SITUATED AT 88A & 90 GOODCHAP STREET, NOOSAVILLE
Author Development Planner, Georgina Schramm
Development & Regulation Department
Index Application / 132007.12.9
Attachments 1. ATTACHMENT 1 - 132007.12.9 - PROPOSED AMENDED CONDITIONS
2. ATTACHMENT 2 - 132007.12.9 - DEVELOPMENT PLANNER'S REPORT
EXECUTIVE SUMMARY
The original development approval issued for the site, now commonly referred to as Noosaville
Medical and Professional Centre, was issued on 13 December 2007 for a combination of offices,
shops medical centre, restaurant/café and Education facilities There have since been several
change applications over the site, predominately relating to the staging of the development and
addition of a multi-storey car park at the rear of the site and office space on the most north-eastern
portion of the site.
The applicant now seeks to change the approval by consolidating 5 tenancies on the lower level of
Building A and extending the building forward of the established building line for the purpose of
providing a purpose-built radiation treatment facility. The treatment facility (i.e., aboveground
oncology bunker) will result in an additional built form of 133m2 and change the existing carparking
and manoeuvring areas on site.
The oncology bunker is to be located within the existing carparking area on the eastern portion of
the site and results in the direct removal of the car parking spaces in this area spaces. Additional
spaces have been provided on areas of the site resulting in no net loss of carparking.
The applicant has submitted a traffic report as part of the application which has been reviewed by
Council’s traffic consultant who has indicated that the proposed carparking arrangements are
acceptable provided the associated tenancy is used for oncology services only. Conditions to limit
the use are recommended and the change application is supported.
RECOMMENDATION
That Council note the report by the Development Planner to the General Meeting 12 June 2023
regarding Application No. 132007.12.9 to make a minor change to an existing approval for Material
Change of Use Commercial Business - Type 1 Office, Type 2 Medical, Education - Type 3 Adult,
Retail Business - Type 1 Local & Type 2 Shop and Salon, Entertainment and Dining Business –
Type 1 Food and Beverage, situated at 88a & 90 Goodchap Street, Noosaville and:
A. Approve the change.
B. Amend conditions 1, 12 & 13 as outlined in Attachment 1 - proposed amended conditions.
C. Include additional conditions as outlined in Attachment 1 - proposed amended conditions.
D. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
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ATTACHMENT 1 – 132007.12.9 - PROPOSED AMENDED CONDITIONS
Amended conditions 1, 12 & 13
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
CP 2.02C-2 4 Proposed Parking on site, prepared by 23 February
Team2 Architects 2023
DA-02-F 3 Proposed Overall Podium Level, prepared 23 February
by Team2 Architects 2023
DA-03-F 1 Proposed Overall Upper Level, prepared by 23 February
Team2 Architects 2023
0427- DA05E - Stage 2 Podium Plan, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
0427 - DA06E - Stage 2 Upper Floor Plan, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
0427 - DA07D - Stage 2 Roof Plan, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
Proposed Elevations & Sections, drawn
0427- DA09D - by Middap Ditchfield Pty Ltd 13/12/2007
Plan of Lots 4, 5 & Emt D (Restricted) in
Lot 4 SP 196846, drawn by Jones Flint &
Pike
DA 01F Site Plan, drawn by Middap Architecture
- Pt (as annotated by Council) March 2017
DA 02F - Level 1 Plan, drawn by Middap March 2017
Architecture
DA 03F - Level 2 Plan, drawn by Middap March 2017
Architecture
DA 04F - Level 3 Plan, drawn by Middap March 2017
Architecture (as annotated by Council)
DA 05F 1 Elevations (North-east & South-East), March 2017
drawn by Middap Architecture (as
annotated by Council)
DA 06F - Elevs (South West & North West) and March 2017
Section
DA—201 1 Elevations, prepared by Team2 Architects 19 December
2022
12. The development is permitted a total maximum use area of 6,826m² with each individual use
having the following maximum use areas:
Page 1 of 3
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a. Education - Type 3 Adult, 3,398m² comprising a maximum of 1,400m² student contact
area and 1,998m² of non-student contact area;
b. Retail Business - Type 1 – Local, 100m²;
c. Retail Business Type 2 - Shop and Salon and or Entertainment and Dining Business
Type 1 - Food and Beverages, 236m² (includes 16m² of outdoor dining);
d. The remaining use area being available for:
i. Commercial Business Type 1 – Office;
ii. Commercial Business Type 2 – Medical; and
iii. Commercial Business Type 3 – Veterinary.
Student contact area comprises all areas used for student lectures, tutorials or the like.
Car Parking
Off Street
13. The development shall provide car parking spaces on the site at a minimum rate of 369 car
parking spaces (including 40 parking spaces for the childcare centre) for Stages A, B, C &
E, with a total of 403 car parking spaces at the completion of Stage D (refer Site Plan DA
01F). Provision for 16 motorcycle or scooter park spaces must be included in the total number
of car spaces.
Additional Conditions
Nature and Extent of Approved Use – Medical – Radiation Oncology Building - STAGE E
1. The ‘proposed building extension’ as annotated on Approved Plan No. CP2.02C-2 is for the
purpose of administering radiation oncology treatment only.
2. All car parking and motorcycle spaces are shown on Approved Plan No. CP2.02C-2 are to
be constructed prior to the Final Certificate being issued for Tenancy 1.05.
Landscaping improvements
3. The developments landscaped areas must be refurbished in the areas as shown on Plan
CP2.02C-2-1 (refer to reference document). The landscape gardens identified must be
refurbished to be generally in accordance with the approved Operational Works landscape
plans associated with approval 23790DA. In addition to works identified on the approved
landscape Operational Works plans the refurbishment works must include:
a. 45 litre replacement Cupaniopsis anacardioides (or otherwise approved by Council) on
the southern side of the proposed building extension
b. 45 litre Syzigium oleosum (or otherwise approved by Council) to be provided in the
south eastern portion of the site adjacent carparks 140 and 141.
4. Prior to occupation of Tenancy 1.09 the following (prepared by respective qualified persons*
and certifying compliance with approvals) must be submitted to Council:
a. Landscaping certification confirming all works have been constructed in accordance
with conditions of approval.
b. Certification all trees meet AS2303 Tree stock for landscape use.
Landscape works must be supervised, undertaken, and certified by qualified persons*. All
works must be completed in accordance with this Decision Notice.
(* Refer to Advisory Note)
5. Where damage occurs to any Council asset as a result of the development works, it must be
repaired immediately where it creates a hazard that presents risk to person or property. Other
damage must be repaired prior to completion of works.
Page 2 of 3
Page 4
Car parking
6. The altered parking layout is to be implemented in accordance with the requirements of
Australian Standard AS/NZS 2890.1-2004”.
After the carpark amendments have been implemented, and before the final signoff of the
completed development, an RPEQ is to certify that the amendments to the carparking layout
have been implemented in accordance with the above condition”.
Page 3 of 3
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ATTACHMENT 2 – 13.2007.12.9 – DEVELOPMENT PLANNER’S REPORT
APPLICATION DETAILS
Application No. 132007.12.9
Development Approval 132007.12 / 07/0012
Applicant DWML Subsidiary Pty Ltd as trustee for DREP1 Noosaville
Trust C/- Willowtree Planning Pty Ltd
Request Received On 20 December 2022
PROPERTY DETAILS
Property Address 88a & 90 Goodchap Street, Noosaville
RP Description Lot 1 SP 264909 & Lot 3 SP 264909
Land Area 16,858.59 m² / 1.6 ha
Existing Use of Land • Commercial Business - Type 1 Office, Type 2 Medical
• Education - Type 3 Adult
• Retail Business - Type 1 Local & Type 2 Shop and
Salon
• Entertainment and Dining Business – Type 1 Food and
Beverage
• Business Use – Office Type 1, Type 3 – Veterinary
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville
Zone Community Facilities (annotated as being - Healthcare
Services)
Overlays Bushfire Hazard
Landslide Hazard
Assessment Type Minor Change to Development Approval
REPORT
1. PROPOSAL
The applicant seeks to change an existing approval by extending the use area of health care
component of the existing development to provide for a radiation oncology bunker. The proposal
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includes an additional building to the Eumundi- Noosa Road frontage, the additional built form is
133m2 in area and has a maximum a height of 5.9 metres.
A summary of the proposed changes to the existing approval is as follows:
• extension of 110m2 of use area for the purpose of a radiation oncology bunker.
o offset the number of car spaces lost in the form of 13 car parking spaces and 4
motorcycle spaces.
o introduction of one-way access in various locations on the site.
• Consolidation of five (5) tenancies, resulting in infill of an existing pedestrian thoroughfare
internal to the building between tenancy 1.08 and 1.09 increasing the use area by 23m2
• Realignment of pedestrian crossing external to the building.
The application material has included a car parking demand survey which was undertaken over a
two-day period during the work week.
The locality and proposal plans are included below.
Figure 1 – Locality
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ITIP TTTTTTT TE Figure 2- Site Plan — Floor Plan Figure 3
Page 8
Figure 4 — Elevations Figure 5 — Perspective Hi]
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Figure 6 – Building Use / References 2. SITE DETAILS 2.1. Background The following is a summary of approvals that exist over the overall site: On 13 December 2007, Council approved Commercial Business Type 1 & 2, Education Type 3 – Adult, Retail Business Type 1 – Local & Type 2 – Shop and Salon, Entertainment and Dining Type 1 – Food & Beverage. On 11 March 2008, a Negotiated Decision Notice was issued to the applicant. On 24 November 2008, Council issued a Change to the decision to allow for staging of the development. The second stage (Building B) was constructed in 2010. On 16 March 2010, Council issued a Change to the decision to change access arrangements. On 16 February 2011, Council approved an extension of the currency period. On 2 July 2015, Council approved the expansion of the adult educational use (Central Queensland University - CQU) from the approved maximum floor space of 1,600m2 to 2,723m2 within the existing buildings. This application also included a request to delete the multi storey car park. Council in deciding the application agreed to the proposed expansion of the adult educational use but did not agree to delete the requirement for a multi storey car park. The applicant subsequently appealed this decision. On 3 February 2017, the Planning and Environment Court gave Judgement approving a suite of changes to the 2015 development approval, including revising car parking arrangements for the development. The requirement for a multi-storey carpark was replaced for an at grade 72 space car park with an infrastructure agreement entered into for contributions towards upgrading the bus stop in Goodchap Street. That judgement represents the current iteration of the development approval for the land. This development approval authorises at total maximum use area of 6,729m2 with each individual use permitted the following maximum use areas at any one time, including:-
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• Education - Type 3 Adult – 3,398m2 comprising a maximum of 1,400m2 student contact
area and 1998m2 of non-student contact area (Student contact area comprises all areas
used for student lectures, tutorials or the like).
• Retail Business - Type 1 Local, 100m2
• Retail Business - Type 2 Shop and Salon and or Entertainment and Dining Business Type
1- Food and Beverages - 236m2 (includes 16m2 of outdoor dining).
• The remaining use area being available for Commercial Business Type 1 – Office and Type
2 – Medical and Type 3 – Veterinary (2995m2).
Site inspection confirms that the applicant has fulfilled the conditions to seal the at-grade carpark
for 72 spaces and has constructed a bus stop on the eastern side of Goodchap Street as required
as part of the development.
The 72 spaces at grade car park have been completed and constructed in associated with
OPW18/0293, dated 13 September 2019.
The bus stop was completed and constructed in association with OPW18/0118, dated 27
September 2018.
Summary of Staging of the site
For the purposes of providing clarity around conditions the existing and proposed new development
has been broken down into the following stages:
Stage A and B: Buildings as constructed. Note that previously approved plans refer to Stages 1 &
2 also.
Stage C: At grade car park supplying 72 spaces.
Stage D: The approved development associated Office – Veterinary and car parking (3 storey
building).
Stage E: For clarity in conditions the proposed development as result of the immediate application
i.e., radiation oncology treatment and changes to car parking is referred to as Stage E.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017;
• Noosa Plan 2020.
The following codes from the Noosa Plan are applicable to this development:
• Noosaville Local Plan Code
• Community Facilities Zone Code
• Community Activities Code
• Works Code
3.2. Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the
Planning Act 2016. An application for a minor change to a development approval can only be made
in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a minor change on the grounds that:
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• the development would not result in substantially different development as the development
relates to an extension of the existing approved use and the extent of changes do not
remove a component of the development that is integral to the operation of site;
• the change does not include prohibited development;
• the change would not require the application to be referred to an additional referral agency
or cause a referral agency to have regard to new matters prescribed by regulation;
• where the original application was code assessable, the change would not cause the
application to become impact assessable.
While the 2017 Development Permit for a Change Application was approved by the Planning and
Environment Court, the responsible entity to assess the change application remains as Council in
accordance with section 78A (2) of the Planning Act 2016.
3.3. Statutory Instruments – Planning Scheme
The original development approval issued over the premises was approved under the Noosa Plan
2006. The change application is to be assessed under the Noosa Plan 2006, and regard be given
to the current planning scheme in effect i.e., Noosa Plan 2020.
The subject site is located in the Noosaville Locality and is zoned Community Services. Overall
outcomes for this zone within both the Noosa Plan 2006 and the Noosa Plan 2020 specifically seek
medical, health and education uses for this site, all of which are provided for under the current
approval and within the proposal.
3.4. Change to Conditions
Condition 1 – Land Use
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No Plan/Document Name Date
CP2 .02C-1 Overall Parking Layout, drawn by Middap May 2016
Architecture Pty Ltd
0427-DA02E Site Plan - Overall Podium Level drawn by Middap 13/12/2007
Ditchfield Pty Ltd
Amended in Red
9427 - DA03E Site Plan - Overall Upper Plan, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
Amended in Red
0427- DA05E Stage 2 Podium Plan, drawn by Middap Ditchfield 13/12/2007
Pty Ltd
0427 - DA06E Stage 2 Upper Floor Plan, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
0427 - DA07D Stage 2 Roof Plan, drawn by Middap Ditchfield Pty 13/12/2007
Ltd
0427- DA08D Existing Approved Elevations & Sections, drawn by 13/12/2007
Middap Ditchfield Pty Ltd
0427- DA09D Proposed Elevations & Sections, drawn by Middap 13/12/2007
Ditchfield Pty Ltd
Plan of Lots 4, 5 & Emt D (Restricted) in Lot 4 SP
196846, drawn by Jones Flint & Pike
DA 01F Site Plan, drawn by Middap Architecture March 2017
Pt (as annotated by Council)
DA 02F Level 1 Plan, drawn by Middap Architecture March 2017
DA 03F Level 2 Plan, drawn by Middap Architecture March 2017
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DA 04F Level 3 Plan, drawn by Middap Architecture (as March 2017
annotated by Council)
DA 05F Elevations (North-East & South-East), drawn by March 2017
Middap Architecture (as annotated by Council)
DA 06F Elevs (South West & North West) and Section March 2017
Applicant’s Request
The applicant seeks to amend Condition 1 the development approval dated 19 July 2019 to reflect
the addition of the building for radiation treatment, changes to pedestrian movements, car parking
spaces, access arrangements.
Land Use
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No Rev Plan/Document Name Date
CP2.02-1 Overall Parking Layout, drawn by Middap Architecture May 2016
Pty Ltd
1124 CP 4 Proposed Parking on Site, drawn by Team2 23/02/2023
2.02C-2 Architects
0427- Site Plan – Overall Podium Level, drawn by Middap 13/12/2007
DA02E Ditchfield Pty Ltd – Amended in Red
1124 DA 3 Proposed Overall Podium Level, drawn by Team2 23/02/2023
02 F Architects
9427- Site Plan – Overall Upper Plan, drawn by Middap 13/12/2007
DA03E Ditchfield Pty Ltd
Amended in Red
1124 DA 1 Proposed Overall Upper Plan, drawn by Team2 19/12/2022
03 F Architects
0427- Stage 2 Podium Plan, drawn by Middap Ditchfield Pty Ltd 13/12/2007
DA05E
0427- Stage 2 Upper Floor Plan, drawn by Middap Ditchfield 13/12/2007
DA06E Pty Ltd
0427- Stage 2 Roof Plan, drawn by Middap Ditchfield Pty Ltd 13/12/2007
DA07D
0427- Existing Approved Elevations & Sections, drawn by 13/12/2007
DA08D Middap Ditchfield Pty Ltd
0427- Proposed Elevations & Sections, drawn by Middap 13/12/2007
DA09D Ditchfield Pty Ltd
Plan of Lots 4, 5 & Emt D (Restricted) in Lot 4 SP 196846,
drawn by Jones Flint & Pike
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Plan No Rev Plan/Document Name Date
DA 01F Site Plan, drawn by Middap Architecture Pt (as annotated March
by Council) 2017
DA 02F Level 1 Plan, drawn by Middap Architecture March
2017
DA 03F Level 2 Plan, drawn by Middap Architecture March
2017
DA 04F Level 3 Plan, drawn by Middap Architecture (as March
annotated by Council) 2017
DA 05F Elevations (North-East & South-East), drawn by Middap March
Architecture (as annotated by Council) 2017
DA 06F Elevs (South West & North West) and Section March
2017
1124 DA 1 Elevations, drawn by Team2 Architects 19/12/2022
201
1124 DA 1 Perspective 19/12/2022
902
Plans of Lots 4, 5 & Emt D (Restricted) in Lot 4 SP
196846, drawn by Jones Flint & Pike
Assessment of Request
Built form
The Noosaville Local Plan and Community Facilities Zone Codes seek development reflective of
the locality and streetscape, with development on corner sites to provoke architectural interest.
Due to the purpose of the building, the building is essentially a concrete box with an articulated
roof form and ‘false windows’ along the side of the building, with colourbond corrugated cladding
to match the existing building. While the proposed extension only relates to a small element of the
building façade, the applicant has incorporated elements into the design of the treatment facility
such as, articulated roof form and ‘false windows’ at pedestrian level, despite design constraints.
The development complies with the relevant building setbacks. While the proposed extension is
set forward of the established building line, the building achieves a setback of 9.2 metres from the
Eumundi-Noosa Road frontage. The proposed road setback of 9.2 metres exceeds the required 6
metres as per Acceptable outcome AO19.1 of the Zone Code. The proposed setback and internal
driveway alignment will allow for improved landscaping opportunities. To greater integrate the
extension and car parking area it is recommended that conditions be included requiring the planting
of advanced trees. It is noted that the driveway alignment and building extension remains generally
in accordance with the approved landscaping plan for the development site, however additional
tree species will be specified.
The Community Facilities Zone Code of the Noosa Plan 2020 includes gross floor area provisions
which the development does not comply with, where the Noosa Plan 2006 was silent on the
maximum gross floor area or site cover of a building in the Community Services Zone Code.
Acceptable outcome AO19 of the Community Facilities Zone Code details that individual buildings
are not to exceed 1,000m2 of gross floor area. The existing development exceeds 1,000m2, with
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Building A already having a total gross floor area greater than 3,000m2, the proposal seeks a further
133m2 of gross floor area.
The additional gross floor area is considered to be reasonable noting the size of the existing
building and that an additional 133m2 of gross floor area will not have a significant impact on the
streetscape and the surrounding area. The extension is fit for purpose and respectful of the scale
of the surrounding development on the site. Additional tree plantings and landscaping
improvements are proposed within the recommendation to maintain and enhance the existing
vegetation buffer on the site’s perimeter.
Condition 12
12. The development is permitted a total maximum use area of 6,729m² with each individual use
having the following maximum use areas:
a. Education - Type 3 Adult, 3,398m² comprising a maximum of 1,400m² student contact
area and 1,998m² of non-student contact area;
b. Retail Business - Type 1 – Local, 100m²;
c. Retail Business Type 2 - Shop and Salon and or Entertainment and Dining Business
Type 1 - Food and Beverages, 236m² (includes 16m² of outdoor dining);
d. The remaining use area being available for:
i. Commercial Business Type 1 – Office;
ii. Commercial Business Type 2 – Medical; and
iii. Commercial Business Type 3 – Veterinary
Applicant’s Request
12. The development is permitted a total maximum use area of 6,862m² with each individual use
having the following maximum use areas:
a. Education - Type 3 Adult, 3,398m² comprising a maximum of 1,400m² student contact
area and 1,998m² of non-student contact area;
b. Retail Business - Type 1 – Local, 100m²;
c. Retail Business Type 2 - Shop and Salon and or Entertainment and Dining Business
Type 1 - Food and Beverages, 236m² (includes 16m² of outdoor dining);
d. The remaining use area being available for:
i. Commercial Business Type 1 – Office;
ii. Commercial Business Type 2 – Medical; and
iii. Commercial Business Type 3 – Veterinary.
Student contact area comprises all areas used for student lectures, tutorials or the like.
Assessment of Request
As detailed above the Planning Scheme in effect at the time of the original approval did not include
a quantitative gross floor provision for development in the Community Services Zone. Condition 12
was originally included to ensure the predominant uses were community uses and health care
services, and to manage car parking demand of the development.
The proposed building extension relates to an additional 133m2 of use area associated with
Commercial Business Type 3 – Medical. The applicant seeks to increase the maximum use area
from 6,729m2 to 6,862m2. The total increase of use area is 133m2, with 110m2 of the total relating
to the bunker with the remaining 23m2 a result of enclosing an existing pedestrian link to cater for
the new tenant. The 23m2 remains as a walkway internal to the tenancy.
The additional gross floor area increases the area available for medical use which remains
consistent with the zoning and site-specific annotation of the site as a Health Care Service. The
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increase of use area remains respectful of the scale of the surrounding development and complies
with the purpose and overall outcomes of the Community Facilities Zone Code.
Condition 36 - Car Parking - Off Street
36. The development shall provide car parking spaces on the site at a minimum rate of 369 car
parking spaces (including 40 parking spaces for the childcare centre) for Stages A, B & C,
with a total of 403 car parking spaces at the completion of Stage D (refer Site Plan DA 01F).
Provision for 8 motorcycle or scooter park spaces must be included in the total number of
car spaces.
Applicant’s Request
The proposal would result in the following changes to the internal traffic and parking layout:
• Slight diversion of the internal driveway around the south-eastern portion of the site.
• Conversion of the western car park to a one-way access arrangement.
• Loss of 17 car parking spaces from the south-eastern portion of the site.
Additional parking provision of:
• 13 car parking spaces
• Four (4) motorcycle spaces
The total parking supply on the site, based on the modified plan, is 369 spaces (which includes an
allowance of four (4) parking spaces equivalent to the 16 motorcycle spaces provided).
Given the parking supply within the site is maintained, the assessment of the parking supply,
against the minor change criteria, essentially relates to the parking demand that may be generated
by the additional floor area.
It is noted that the proposed operator of the radiation bunker will be GenesisCare3, who also
intends to lease part of the existing building, which will result in an overall tenancy of 763m2 TUA
(which includes an 118m2 radiation bunker).
The radiation bunker is purpose built for the treatment on only one patient at any given time. Whilst
there will be medical and administrative staff required to tend to the patients being treated and
operate equipment, including nurses, therapists and oncologists, these “users” will essentially be
based within the existing building. As such, the parking demands for these “users” is essentially
accounted for in the existing approval.
It is also understood that the typical treatment is of a duration that does not result in high turnover
of patients, and subsequently does not equate to a high parking demand at any one time. In fact,
it is not unreasonable to assume that a significant proportion of patients will be dropped off for the
treatment. Furthermore, an oncology radiation bunker is a concrete room with 1.0m thick walls and
no windows. This area could not be used for anything other than a radiation bunker, therefore it
could not be converted to a use that would generate higher parking demands in the future.
The proposed carparking under the minor change achieves the required parking spaces under
Condition 36:
36. The development shall provide car parking spaces on the site at a minimum rate of
369 car parking spaces (including 40 parking spaces for the childcare centre) for
Stages A, B & C, with a total of 403 car parking spaces at the completion of Stage D
(refer Site Plan DA 01F). Provision for 8 motorcycle or scooter park spaces must be
included in the total number of car spaces.
Proposed Carparking for Minor Change:
• 365 parking spaces
• 16 motorcycle / scooter spaces equivalent to 4 parking spaces
• Total = 369 parking spaces (for Stages A, B and C).
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Assessment of Request
The location of the building extension will result in the removal of 17 car parking spaces from the
south-eastern corner of the site, with the road in this area to become one-way. Changing this area
from a two-way to one-way operation will allow for carparking spaces to be rotated and provided
in various locations across the site to offset the number of impacted car spaces.
Due to the nature of the extension, the applicant seeks a relaxation to the number of car parking
spaces to be provided while maintaining the number of spaces required under condition 36 of the
existing development approval. Accordingly, the proposal seeks to provide the equivalent of 369
car parking spaces.
Council’s consulting traffic engineer has reviewed the proposal and provided the following
comments:
The additional parking they have found is legitimate parking on the site (on the western exit
driveway) and through minor rearrangement of some of the parking areas. They have also
included 4 equivalent parking spaces (16 motorcycles) and 2 ambulance bays in their total
of 369 for the change (as per the table on the parking plan).
The condition for the original parking approval required 369 car parking spaces. The parking
table on the original plan includes 363 carparking spaces (their numbered counting includes
1 ambulance bay), plus 3 spaces on the one way section just east of Traders Lane, plus 3
equivalent parking spaces (12 motorcycle bays), to achieve the 369 total.
Thus, I don’t think they have been unreasonable in achieving the 369 parking space provision
for the change proposal.
The report by TTM is reasonable in stating that the additional floor area comprises the
oncology bunker, which has thick concrete walls without windows and will only have 1 patient
at a time. In that context, the proposed additional floor area in a carparking sense is
negligible and might attract 1 additional parking space demand. This could be reinforced
with a condition requiring that the radiation bunker only be used for administering radiation
oncology treatment.
Noting the reasons provided by Council’s consulting traffic engineer, should the existing number
of car parking spaces be maintained as per the prior approval, the car parking is considered
adequate to meet the car parking demand development. It is noted that a similar development
application was approved at Noosa Civic (Council ref. MCU22/0038) for the purpose of providing
oncology treatment at an existing medical facility, where a car parking relaxation was granted in
consideration that the proposed use only has the capacity to treat one patient at a time.
It is recommended that condition 36 be amended to reflect the revised number of motorcycle
spaces. Further to this, an additional condition will be included for the building extension to only be
used for the purpose for oncology radiation treatment considering the car parking relaxation
provided. Any change of use for the building requires further assessment to assess the
circumstances of the proposal in particular regard to parking.
4. CONSULTATION
4.1 Referral Agencies
Not applicable
4.2 Other Referrals
The application was forwarded to the following internal Council specialists:
• External Traffic Consultant – as conditioned.
• Senior Environmental Officer – as conditioned.
3 CONCLUSION & REASONS FOR DECISION
The application proposes to extend the existing development by constructing an oncology
treatment facility towards the Eumundi Noosa Road frontage. The proposal maintains the approved
number of car parking spaces on the development site, with the variation attributed to the additional
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use area supported by Council’s consulting traffic engineer on the basis of that the use will result
in limited car parking demand.
The proposal results in a change to numerous conditions of the current approval and the inclusion
of new conditions to accommodate the new development. The proposed use is considered in
keeping with the Overall Outcomes sought for the Community Services Zone and surrounding sites
in the Noosaville Locality. The proposed development is compatible with other uses on the land
and the built form complements the existing development.
The application is recommended for approval.
Departments/Sections Consulted:
Mayor Community Services Corporate Services
Councillors Director Director
Community Development Financial Services
Chief Executive Officer Community Facilities Fleet
Executive Support Libraries & Galleries ICT
Local Laws Procurement
Waste & Environment Health Property
Revenue Services
Executive Services Environment & Sustainable Development Infrastructure Services
Director Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service Development Assessment Buildings & Facilities
Governance Economic Development Civil Operations
People & Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design & Delivery