Original source · versioned page text
Planning Report
proposal report development application [OCR of page images] consulting m proposal report development application
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 20 pages
Page 2
proposal report
Development Permit for Material Change of Use Commercial Business –
Type 1 Office and Type 2 Medical and Ancillary Dwelling Unit and
Reconfiguring a Lot (access easement)
over Lots 6 & 7 on SP264847 located at 36 and 40 Hofmann Drive,
Noosaville
Ribarja Property Group
February 2019
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
martoo consulting
town planners + urban designers + development managers page 2 of 21
Page 3
proposal report
Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Proposed development details ......................................................................................... 9
4.0 Planning assessment ...................................................................................................... 13
4.1 Pre-lodgement ...................................................................................................................... 13
4.2 Noosa Plan ............................................................................................................................ 14
5.0 State assessment and other matters .............................................................................. 18
5.1 State interests ....................................................................................................................... 18
6.0 Summary of supporting information .............................................................................. 19
7.0 Conclusion .................................................................................................................... 20
8.0 Appendices ................................................................................................................... 21
Attached separately
Appendix A – Site Survey
Appendix B – Proposal Plans
Appendix C – Stormwater Management Plan
Appendix D – Civil Engineering Report
Appendix E – Traffic Impact Assessment
Appendix F – Noosaville Locality Code
Appendix G – Business Uses Code
martoo consulting
town planners + urban designers + development managers page 3 of 21
Page 4
proposal report
1.0 Summary
1.1 Development application details
Proposed development: Commercial Business – Type 1 Office and Type 2 Medical,
Ancillary Dwelling Unit and Alteration to access easement
Type of approval sought: Material Change of Use and Reconfiguration of a Lot
(alteration to access easement)
Site address: 36 & 40 Hofmann Drive Noosaville QLD 4566
Real property description: Lot 6 and 7 on RP264847
Site area: 7999.1m2
Assessment manager: Noosa Council
Owner details: Ribarja Pty Ltd
Applicant details: Ribarja Property Group
1.2 Planning instrument details
State planning policy: Water Quality, Natural Hazards Risk and Resilience (flood
hazard area), Transport Infrastructure (active transport
corridor)
Regional plan: SEQ Regional Plan 2017
Designation: Urban footprint designation
Planning scheme: Noosa Plan 2006
Zone: Business centre
Local plan: Noosaville Locality
Level of assessment: Code
Applicable overlays: Biodiversity
Natural Hazards
Applicable codes: Noosaville Locality Code
Business Uses Code
Landscaping Code
Engineering Works Code
Biodiversity Overlay Code
Natural Hazards Overlay Code
1.3 Referral Agencies
The proposal does not trigger referral to any State Agencies.
martoo consulting
town planners + urban designers + development managers page 4 of 21
Page 5
proposal report
2.0 Site details
2.1 Site description
The subject site comprises two lots located to the north west of the roundabout at the intersection of
Hofmann Drive and Rene Street, Noosaville. The sites are of a rectangular configuration and have
the following areas:
• Lot 6 on SP264848: 3999.78m2
• Lot 7 on SP264847: 3999.32m2
The lots are currently vacant and relatively level with a slight fall from the rear of the site to the front.
A concrete pedestrian footpath extends across the frontage of the site along with scattered small
trees and shrubs. Appendix A provides a survey of the existing site conditions.
Several easements are located across the frontage of the site including separate easements for
services and an easement with a constructed driveway access that connects the two sites to the lots
to an easement that crosses six lots to the south. The easements that extend across the front section
of the site include:
• Easement R - Access
• Easement S - Access
• Easement O - Sewer
Vehicular access to the site is currently via the existing concrete access easement that extends from
the adjoining lots to the south in front of Lot 3 and 4.
Table 1: Site description
Site Description
characteristic
Existing land use Vacant
Existing structures Vacant
Frontage and 105 metre frontage to Hofmann Drive. A concrete access driveway connecting
access the site to Hoffman Drive and sites to the south is located across the front of
the site.
Topography and Site has a fall of less than one metre fall from the rear of the site to the front.
views The eastern outlook affords views to landscaping around Noosa Civic.
Easements The site has several easements located across the front of the site for access
and services.
Existing vegetation Site is grassed.
Existing waterways Not applicable.
martoo consulting
town planners + urban designers + development managers page 5 of 21
Page 6
proposal report
Subject site
Figure 1: Aerial view Source: DA Mapping System
Figure 2: Satellite view of site and surrounds Source: DA Mapping System
martoo consulting
town planners + urban designers + development managers page 6 of 21
Page 7
proposal report
2.2 Surrounding land uses
The Noosaville industrial estate is located along the western boundary of the site and contains a mix
of industrial uses such as Noosa Van Lines and small manufacturing businesses. A 20-metre-high
cement silo associated with Boral Concrete is located to the north west of the site. The site to the
north is vacant and was previously approved by Court Order for a home improvement store and
showrooms under (MCU12/0051), whilst the site directly to the south contains a two storey self-
storage warehouse.
Table 2: Surrounding land uses
Surrounding land uses Photos
North Vacant – previously
approved for a home
improvement store
(Masters) and
showrooms.
Cement silo associated
with Boral concrete in
background.
South Storage First Noosa
East Noosa Civic – vegetated
buffer
martoo consulting
town planners + urban designers + development managers page 7 of 21
Page 8
proposal report
West Industrial buildings
martoo consulting
town planners + urban designers + development managers page 8 of 21
Page 9
proposal report
3.0 Proposed Development Details
Proposed Use
The applicant proposes to establish a Medical Centre on the site which will provide an integrated
multifunctional, multidisciplinary health care hub delivering the latest technology in health care for
the Noosa area. The development is to cater for General Practitioners, specialists, nurses and allied
health professionals in one building and is proposed to be supported by on-site pharmacy, radiology
and pathology services. The applicant envisages a world class facility for the site that will have the
ability to provide day surgery and endoscopy services as well as a high-tech rehabilitation gym.
The applicant describes the proposal as the ‘Noosa Health Hub’ which plans to:
• deliver more than just excellent health care but to be the ‘epicentre’ for healthy living in the
Noosa community.
• fill service gaps and meet future healthcare needs in specialties and/or areas that are 'under-
serviced' in the Noosa area, and create a ‘one-stop-shop’ by partnering with high quality
providers in the areas of:
Medical & radiation oncology - day therapy centre delivering chemotherapy,
biological therapy and radiation therapy for people with cancer.
Day surgery – eye procedures, ear nose & throat procedures, orthopaedic
surgery, oral & maxillofacial surgery, general day surgery, pain management.
Gastrointestinal endoscopy and colonoscopy.
Specialist providers:
- Ophthalmology - diagnose, treat and manage a range of eye conditions
including age related macular degeneration, diabetic retinopathy,
glaucoma, cataracts, vitreoretinal conditions
- Dermatology - skin cancer detection and treatment, general and
cosmetic dermatology
- Cardiology - Clinical consultation, Transthoracic Echocardiography,
12-lead ECG, Exercise Stress Test, Stress Echocardiography
- Psychiatry/psychology – adult, geriatric, adolescent and paediatric
mental health services
- Obstetrics & gynaecology (including fertility) – antenatal/postnatal care,
gynaecological treatment of endometriosis, ovarian cysts etc,
comprehensive fertility service using latest in assisted reproductive
technologies.
In house Pharmacy
Pathology
Radiology (X-ray, ultrasound, CT and potentially MRI
Allied Health:
- Physiotherapy
- Optometrist
- Dentist
martoo consulting
town planners + urban designers + development managers page 9 of 21
Page 10
proposal report
- Audiology
- Podiatry
• The models of care and service mix proposed for the ‘Noosa Health Hub’ are based on the
University of Queensland’s primary care, clinical innovation and research organisation known
as UQ Health.
Other facilities on site will include a caretakers unit for the complex.
To provide flexibility for the use of the building, the applicant also seeks approved for offices to
enable a mix of uses that would be complementary to the medical hub.
Building Design
The medical centre is to be constructed over the two sites and comprises a three storey building
located over basement carparking to the front of the site and two floors of carparking over basement
to the rear of the site. The building is of a modern design and is well articulated to the Hofmann
Drive frontage with balconies, timber and stone details and a central three storey entrance/foyer area
that provides a defined entrance whilst emphasizing a change to the line of the building.
All levels of the building are serviced by a central lift.
The proposal plans illustrate an indicative tenancy layout and mix that includes the following:
• Basement level: carparking, service and plant rooms, bike lockers and secure bike parking
area.
• Ground floor: central entrance, foyer, ambulance drop zone, pharmacy, consulting/tenancy
rooms, rehabilitation centre, hydrotherapy pool and bin store and waste/ loading dock and
access to carparking. Internal landscaped courtyard.
• Level 1: consulting/specialist/office rooms.
• Level 2: consulting/specialist/office rooms.
The building includes an operable skylight over the central foyer area for natural light and solar
panels across the roof.
Proposal plans include:
• Appendix B – architectural plans prepared by Thomson Adsett
• Appendix C – Stormwater Management Plan prepared by MPN consulting
• Appendix D – Civil Engineering Report prepared by MPN Consulting
• Appendix E – Traffic Impact Assessment prepared by Lambert and Rehbein
Table 3: Summary of development aspects
Material change of use
Building height Roof height: 10.2m
Lift overrun: 11.3m
Gross floor area (GFA) 6388m2
martoo consulting
town planners + urban designers + development managers page 10 of 21
Page 11
proposal report
Car parking 282 carparking spaces
34 motorcycle/scooter spaces
Bicycle parking 10 spaces at front of site
72 spaces in basement
Site access The main vehicular access to the site will be from
the existing access easement off Hofmann
Drive, located at the north eastern portion of the
site. Secondary access from the south provided
from the existing access easement.
Proposed lots Two lots to be amalgamated
Proposed servicing arrangements Waste/loading dock located along southern side
of building adjacent to vehicular access
Reconfiguring a lot
Existing lots 2 lots
Reconfiguration Extension to access easement to provide wider
and separated entrance and exit areas to
Hofmann Drive.
Architectural statement
The project architect has provided the following statement as to the design of the building
With the goal of establishing a high-quality landmark within the Noosa Shire, the Noosa Medical
Centre provides state of the art medical services and healthy lifestyle facilities. Occupying a currently
vacant lot, the Medical Centre defines the characteristic of the streetscape. Positioning itself in
keeping with the vision of the Noosa Shire, the Medical Centre showcases a range of light natural
stone materials, timber finishes and vegetation.
Inspired by the gentle contours of the site, the architectural form features linear horizontal banding
adding a continuity to the façade, while articulation, terraced balconies and variation in materials
help to mediate the bulk and scale of the building along Hofmann Drive.
The focal point of the Medical Centre is the large atrium foyer, featuring three-story high glazing.
This communal space aids in creating separation in the building form whilst allowing natural light to
penetrate deep into the building. Located in the atrium is a café which services the medical facilities
while providing street activation for pedestrians and commuters. Terraced balconies offer the
opportunity for cross ventilated tenancies with access to natural light and sightlines. Crowning these
balconies are Limestone clad architectural parapets which when seen from the street give the illusion
of the building fanning upwards, whilst exposing the warm timber soffits underneath.
Following the ideals of the Noosa Shire community, the Noosa Medical Centre has a strong focus
on environmental excellence and sustainability. Located on the roof the building are photovoltaic
solar panels providing sustainable energy to the facilities within. Large windows, high-performance
solar glazing and sun shading help to allow sunlight to pass through the building while shading and
reflecting away large degrees of solar heat.
martoo consulting
town planners + urban designers + development managers page 11 of 21
Page 12
proposal report
The potential tenants include a Pharmacy, General Practitioner Clinic, Hydrotherapy Clinic, Gym,
Radiology/Pathology Consulting and a large range of other tenancies sizes suitable for a variety of
vendors. The medical services provided by the proposed Noosa Medical Clinic will offer a facility to
Noosa residents which is currently not available within the Noosa Shire. With its elegant design and
focus on community, the Noosa medical centre will be a valuable contribution to the Noosa shire.
Access to the site is via the existing access easement which is proposeed to be increased in area to
accommodate service vehicles turning into the basement as well as improving visibility leaving the
site.
Operational Aspects
It is anticipated that the centre will operate:
Monday to Friday – 6am to 8pm
Saturday and Sunday – 6am to 5pm
Overnight stays are not intended for the centre however may occur in special circumstances where
patients do not wake up from anaesthetic in time and need to be monitored overnight.
As the final tenancy mix has not been finalised it is difficult to estimate staffing and patron numbers,
however the following carparking has been provided:
• Carparking – 282 spaces
• Motor cycle - 34 spaces
Bicycle facilities are provided on site with 10 spaces at the front of the site and 72 secure spaces in
the basement. End of trip facilities are also provided in the basement.
Waste Management
A large bin store and loading dock of 164m2 has been provided on the ground floor of the site which
is considered sufficient area for waste management and recycling. All medical tenants will dispose
of their waste in accordance with regulatory provisions.
Reconfiguration
Following discussions with Council officers at the pre-lodgement meeting, a Traffic Assessment was
undertaken to consider the potential impact that the proposed development could have on the
surrounding external road network, servicing arrangements and carparking. The report concluded
that the proposal would have negligible impact on the surrounding road network.
The Traffic Consultants also reviewed the existing easement access and supported the proposed
modification to the configuration of the northern access to enable a new left in to the site. The
proposed reconfiguration reflects the change to the access easement.
martoo consulting
town planners + urban designers + development managers page 12 of 21
Page 13
proposal report
4.0 Planning assessment
4.1 Pre-lodgement
A pre-lodgement meeting was undertaken with Noosa Council officers Glen Conforti and Mark Lewis
on 11th may 2018 to discuss planning requirements and key issues applicable to this development
application.
A copy of the pre-lodgement meeting minutes is contained in Appendix F.
Table 4: Summary of key issues
Issue Council response Applicant response
Café use Café is a separate use and No café proposed as part of the
requires an Entertainment & application.
Dining business use
Plot ratio of 0.95:1 Plot ratio exceeds 0.6:1 and Plot ratio reduced to 0.79:1.
not supported. Reduced plot
ratio of 0.8:1 suggested.
Building height in metres Building height to be 10m Building height at 10.2m height
above NGL. (This was later due to required clearances and
clarified with Council staff more substantial construction
indicating that they would (thicker floors for load bearing)
consider building height of associated with specialist medical
10.2m) Lift overrun may equipment - lift overrun extending
protrude. to 11.3m
Building height in storeys Support for 3 storey providing Building has a setback that ranges
building presents 2 storeys to from 7 metres to 18 metres to the
the street and third storey is street frontage. Façade of third
setback and not prominent. storey is stepped back
approximately 17 to 29 metres
from the street frontage.
Noosa style built form Building to be well articulated, Building is well articulated with a
variety of building materials central foyer and void providing a
and feathered edges. distinct entrance. Building uses
sandstone and limestone tiles,
batten walls for future green walls,
glass balustrade and timber soffit
and glass.
Floor layouts Provide internal flood layouts Indicative floor and tenancy
layouts submitted.
Stormwater and traffic Site specific traffic and Stormwater and traffic reports
stormwater reports required submitted as part of the
application.
martoo consulting
town planners + urban designers + development managers page 13 of 21
Page 14
proposal report
4.2 Noosa Plan
The applicant seeks approval for the following uses for the site:
Commercial business means the conduct of a business activity, where a service is offered
or provided and that service is not more clearly defined by other business or community uses.
The term includes the following types:
Type 1 Office - The use of premises for a commercial business conducted in an office
environment. The use includes a bank, professional office, travel agent, and estate sales
office.
Type 2 Medical - The use of premises for the practice of human medicine and therapies.
The use class does not include Wellbeing Type 1 Health uses as separately defined.
Ancillary dwelling unit means the use of premises for a caretaker’s residence or employee
residence associated with a non-residential use on the same premises where: • There is no
other dwelling unit on the premises, except where the non-residential use is an agricultural
use; • The gross floor area of the dwelling unit does not exceed 150m2 ; • The dwelling unit is
subordinate to the non-residential use; • The dwelling unit is attached to or within 25m of the
non-residential use; and • The dwelling unit is occupied by the owner of the non-residential
use or somebody employed in the non-residential use.
The Noosa Plan includes the site in the Noosaville locality and provides the site with a Shire Business
Centre zone - Precinct E4. The table of assessment for the Shire Business Centre zone details that
Commercial Business Type 1 Office and Type 2 Medical and Ancillary Dwelling Unit are
consistent code assessable uses.
The assessment table details that the above uses are is to be assessed against the following codes:
• Noosaville Locality Code
• Business Uses Code
• Residential Uses Code (ancillary dwelling unit only)
• Landscaping Code
• Engineering Works Codes
4.2.1 Noosaville Locality Code
The proposal has been assessed against the provisions of the Noosaville Locality Code and
generally complies with the outcomes except in relation to height in metres and storeys and Gross
Floor Area. A comparison of the proposal against the Code is included in Appendix G.
Building Height in metres and storeys
The proposal does not comply with provisions relating to building height in metres and storeys. With
regard to the height of the roof, a portion of the pitched roof slightly exceeds the stipulated height of
10 metres by 0.2 m. This height is a direct result of the requirements for additional slab thickness
and internal floor to ceiling heights to cater for the heavy specialist medical equipment. The raking
roof form also contributes to the overall hieght.
The lift shaft extends to 11.3m and is located in the centre of the site so that it is not visible to the
surrounding industrial and commercial areas.
martoo consulting
town planners + urban designers + development managers page 14 of 21
Page 15
proposal report
The proposed roof form complies with the Specific Outcome as detailed below:
a) are low rise and have a visual bulk and an architectural scale consistent with structures on
adjoining or nearby land; - Proposed building
and proposed height consistent with the existing
character of the street which includes
warehouses and industrial sheds as well as the
Civic shopping centre. These buildings are of tilt
up slab construction and present as large built
forms to the street generally up to 10 metres in
height. A two storey 10metre high warehouse is
located on the adjoining site to the south with
the site to the north previously approved for a
Home Improvement Store and Showrooms
which included heights of up to 10metres.
The building is well setback from the street front
and the area of intrusion will not be readily
visible to the surrounding area.
Figure 3 - photograph of built form in the area
b) do not exceed a building height of —
i. for the Shire Business Zone 2 Storeys. - Applicant discussed proposed 3 storey building with
Council staff who indicated some support. Third storey generally located within 10 metre height
limit with large setbacks provided to the streetfront. The building design includes extensive
articulation through the use of glazing, balconies, timber details and roof overhangs which is
consistent with the character of the area.
c) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and setback
from the street.
d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of the roof
and will not impact on the surrounding amenity. Lift overrun not visble to the street.
e) ensure that development responds to the site topography; - Design of building respects the flat
nature of the site and the requirement to fill.
f) are well articulated with strong horizontal and vertical design elements to provide an interesting
streetscape and to complement landform changes and landscapes – Building is well designed
and respects the design intent for the area.
Gross Floor Area
The applicant proposes a building with a gross floor area of 0.79:1 whereas the Noosa Plan details
a maximum plot ratio of 0.6:1. Pre-lodgement discussions with Council staff indicated support for a
plot ratio of 0.8:1 where the building was consistent with surrounding area.
The scale of building similar to existing industrial development in the area and provides extensive
setbacks to the front of the site. Carparking has been located in a basement carpark which improves
the landscape presentation to Hofmann Drive. The proposed development complies with setbacks,
carparking and landscaping requirements which ensures that the building is of a compatible scale to
the surrounding area. It is also noted that the adjoining industrial zoned land does not have any
requirements in relation to gross floor area.
martoo consulting
town planners + urban designers + development managers page 15 of 21
Page 16
proposal report
4.2.2 Business Uses Code
The proposal has been assessed against the provisions of the Business Uses Code and generally
complies with the outcomes except in relation to the provision of bicycle space. A full comparison of
the proposal against the Code is included in Appendix H.
Bicycle parking
Bicycle parking is provided in basement level of building and based on a GFA of 6388m2 a total of
128 bicycle spaces would be required to be provided. The applicant has provided 72 secure spaces
in the basement with 10 spaces at the front of the site. This total of 82 spaces is considered sufficient
for the development noting that these bicycles spaces would predominately be used by staff.
End of trip facilities including showers and change rooms are provided in the basement that are also
sufficient for the proposed building.
4.2.3 Residential Use Code
The Ancillary Dwelling unit is internal to the building and will be used for caretaking purposes
associated with centre. The unit is 53.6m2 in area which complies with the maximum detailed under
the scheme of 150m2. Carparking is available on site for the caretaker.
4.2.4 Landscaping Code
The Noosa Plan detailed that the Business Centre zone is to provide 10% of the site for landscaping.
The development proposes approximately 22% of the site for landscaping which includes external
areas to the front and northern boundary as well as an internal ground level courtyard.
4.2.5 Engineering Works Code
Specialist reports have been prepared addressing stormwater management, civil engineering and
traffic impacts and are included in appendices C, D and E.
Significant carparking has been provided on the site in the form of a basement which minimizes
visual impacts on the character of Hofmann Drive. The Noosa Plan details the following minimal
Vehicle parking requirements:
Type 1 office - 1 space per 20m2, or part thereof, of use area; OR 1 space per 2 employees
whichever is the greater. A minimum of 4 spaces are provided
Type 2 Medical - 1 space per 20m2, or part thereof, of use area; OR 3 spaces per medical
practitioner whichever is the greater
Ancillary dwelling unit - 1 space.
Planning Policy 26 – Motorcycle & Motor Scooter Parking also outlines the following motorcycle
spaces as being required for Commercial Businesses:
martoo consulting
town planners + urban designers + development managers page 16 of 21
Page 17
proposal report
As the tenancy mix and number of staff are not known, carparking has been assessed at a rate of 1
space/20m2. Based on this rate, the development provides the following carparking for the
5686.38m2 of use area:
Table 5: Summary of parking requirements
Noosa Plan Required spaces Proposal
(total use area of 5686.38m2)
Type 1 Office and 1/20m2 = 284.3 spaces 282 carparking spaces
Type 2 Medical
Ancillary Dwelling unit 1 space 1 space
Motorcycle spaces 1/10 spaces = 28.4 spaces 34 spaces
Total 286 spaces 283 spaces
28.4 motorcycle spaces 34 spaces
PSP 26 Motorcycle equivalent 1 space/4 motorcycles Equivalent to an additional 8.5
carparking spaces carparking spaces
TOTAL 291.5 spaces provided
martoo consulting
town planners + urban designers + development managers page 17 of 21
Page 18
proposal report
5.0 State assessment and other matters
5.1 State interests
5.1.1 State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017(SPP) and SPP
raised no further issues relevant to the proposed development.
5.1.2 Matters established in the Planning Regulation
The following assessment benchmarks from the Planning Regulation 2017 apply to the application:
• SEQ Development Area
The proposal is for an urban activity within the Urban Footprint and is consistent with the assessment
benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
5.1.3 South East Queensland Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
martoo consulting
town planners + urban designers + development managers page 18 of 21
Page 19
proposal report
6.0 Summary of supporting information
Table 6: Supporting documentation
Drawing/ Prepared by Date Reference no. Version
Report title
Proposal Plans – DA issue Thomson Adsett 08.02.2019 TA18.0014.17 Various
Traffic Impact Assessment Lambert & Rehbein 13.11.2018 Ref Rev B
B18254TR001
Civil Engineering Report MPN Consulting 31.10.2018 7700 Issue B
Stormwater Management MPN Consulting 31.10.2018 7700 Issue B
Plan
martoo consulting
town planners + urban designers + development managers page 19 of 21
Page 20
proposal report
7.0 Conclusion
The above development application has been submitted to Noosa Council as the Assessment
Manager of the application under the Planning Act 2016. This application seeks a development
permit for Commercial Business Type 1 Office and Type 2 Medical, Ancillary Dwelling Unit and
Reconfiguration of a Lot (extension of access easement) which are consistent code assessable uses
under the current Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The site is part of the Shire Business Centre and is included in Precinct E4 which is detailed
as being suitable for Industry and Business. The proposed uses are detailed as consistent
uses within the precinct.
The design of the building ensures that the building and uses are compatible with the
surrounding area.
The proposed use has a strong relationship with Business uses in the Shire Business Centre
to the east.
The site is well suited to the proposed development as it is unconstrained, has sufficient area
for the centre and has good vehicular access.
The proposed use is well buffered to surrounding industrial areas to the south and west;
There are sufficient planning grounds to support the approval of the development on the site.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
martoo consulting
town planners + urban designers + development managers page 20 of 21
Page 21
proposal report
8.0 Appendices
Attached separately
Appendix A - Site Survey
Appendix B – Proposal Plans
Appendix C – Stormwater Management Plan
Appendix D – Civil Engineering Report
Appendix E – Traffic Impact Assessment
Appendix F – Noosa Council Pre-Lodgement Meeting Notes
Appendix G – Noosaville Locality Code
Appendix H – Business Uses Code
martoo consulting
town planners + urban designers + development managers page 21 of 21