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Proposal Report - A · OPW15/0072
Attached to the e-mail MCU15/0038 & OPW15/0072 Development Application.
PROPOSAL REPORT Development Application seeking a Development Permit for Material Change of Use – Commercial Business - Type 1 Office at 168 Noosa Parade, Noosaville described as Lot 0 and Lot 1 on BUP13572 Applicant: Dowling & Neylan Real Estate Prep ared : May 2 015 R01824 – A
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Application for Material Change of Use - Commercial Business - Type 1 Office at 168 Noosa Parade, Noosaville described as Lots 0 and 1 on BUP13572 Prepared for Dowling and Neylan Real Estate Prepared by Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567 T +61 7 5455 5425 F +61 7 5455 5725 © Martoo Consulting Pty Ltd 2015 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. 01824 Proposal Report 2015
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 5
3.3 Site Contamination 5
4 The Characteristics of the Surrounding Environment 6
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 6
5 The Proposal 7
5.1 Building Design and Siting 7
5.2 Operational Works 8
6 Development Assessment 9
6.1 State Planning Regulatory Provisions 9
6.2 State Planning Policy 9
6.3 Noosa Plan 9
7 Conclusion 13
Annexure 14
Annexure A: Development Plans for the Proposal
Annexure B: Codes
martoo consulting - Town Planning + Urban Design Consultants 1
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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1 Introduction
This planning report has been prepared for Dowling and Neylan Real Estate being the applicant of a proposal
to convert part of existing approved medical centre into offices over premises located at 168 Noosa Parade,
Noosaville. The subject site is described Lot 1 on BUP 13572, Parish of Weyba and is located within the
Noosa Council Local Government area.
The proposed development of this site constitutes ‘development’ as defined by Sustainable Planning Act
2009. This development application seeks a Development Permit for a Material Change of Use of Premises
for Commercial business Type 1 Office and Operational Works (landscaping).
The proposal is deemed impact assessable development under the provisions of the Noosa Plan 2006 and
the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the 2006 Noosa Plan; and
Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed by
the Noosa Plan.
The report concludes that the proposed use of the existing medical centre for offices is consistent with the
character of the area and appropriately utilizes an existing building. The report recommends that Council
approve the application.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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2 Basic Information
Basic information relating to this development application includes:
Applicant: Dowling & Neylan
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: 168 Noosa Parade, Noosaville
RPD of Site: Lot 1 on BUP13572
Owners: Kitri Pty Ltd aft Neylan Family Trust
2
Area of Site: 202m
Current Use of Site: Medical Centre
Land Use Zonings: Attached Housing
Overlays: Natural Hazard: Landslide & Flooding Overlay
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
Strategic Area: Urban
Proposal: Commercial business - Type 1 Office
Approvals Sought: Development Permit for Material Change of Use of Premises
Development Permit for Operational Works ( landscaping)
Administering
Authority: Noosa Council
Referral Agencies: Nil
Existing Easements: Nil
Consultants for
Development
Application: Town Planners: Martoo Consulting
Design: Mandy’s Design and Drafting
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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3 The Characteristics of The Site
3.1 Site Characteristics
The site comprises a long rectangular shaped parcel of land located at the corner of Weyba Road and Noosa
Parade, Noosaville and described as Lot 1 and Lot 0 on BUP13572 Parish of Weyba. The figure below details
the site’s location.
Subject site
Figure 1- locality plan
A two storey medical centre located in two buildings exists on the site and is known as the Noosa Parade
Professional Centre. The development was approved under TPC2404 and built in the early 1990’s and is
constructed of rendered masonry block with areas of timber cladding and glass blocks. The development
utilises several curved colourbond roof forms across the building and two car parking areas are provided on
site. The centre access and car park is located between the two buildings and provides car parking for eight
vehicles. The second access and car park is located on the eastern portion of the site and provides car
parking for four vehicles.
The western building (to be known as the site) has been used by a number of health care professionals
including General Practitioners, Chiropractor, Physiotherapist, osteopaths, acupuncturist, naturopath and
podiatrist. It is understood that recent unapproved works on the site have been removed. The eastern building
is currently occupied by a Dentist.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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The site is relatively level and has established amenity landscaping located around the site and adjacent to
the building.
3.2 Existing Infrastructure Servicing the Site
The subject site is serviced by standard community infrastructure including reticulated water supply and
sewerage, underground telecommunications and overhead electricity supply, bitumen roadways and kerb and
channel.
3.3 Site Contamination
The site is to the best of our knowledge is not known to be contaminated.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area
The site is located in the Noosaville locality and the surrounding area is characterised by a mix of larger unit
developments. The existing uses that immediately surround the subject site comprise the following:
To the north: Unit Complex
To the south: Weyba Creek
To the west (opposite the site): Unit development (Coco Beach)
To the east: Two storey office building and unit development.
The site has good access to pedestrian and bicycle pathways and is well connected to the Noosaville
foreshore and Gympie Terrace that supports public recreational areas and commercial activities such as boat
hire as well as a mix of unit complexes including Offshore Noosa which contains units and two restaurants.
Noosaville
Foreshore
Offshore
Noosa Resort
River Cottage
Restaurant
Subject site
Thai Square
restaurant
Figure 2- surrounding locality
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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5 The Proposal
As indicated in Section 1 of this report, this application proposes the conversion of part of an existing medical
centre building to a Type 1 Office. The applicant seeks approval for use of the western building on site for
offices to be utilised by the support staff (administration, accounts, reception and property manager) as well
as a base for sales staff of a local real estate agency. The eastern building is to remain as a medical centre.
The office will operate Monday to Friday at normal business hours with reduced hours and staff numbers on
Saturdays.
The applicant also seeks approval to alter the existing landscaping on site and seeks an Operational Works
approval.
The material change of use of premises is impact assessable development and the Operational Works code
assessable development under the 2006 Noosa Planning Scheme. Proposal plans for the development are
included in Annexure A.
5.1 Building Design and Siting
The proposal involves the renovation and conversion of the existing western medical centre building to
offices. The proposal will involve internal and external renovations which will modernize and update the
building. The proposal plan details the extent of alterations and includes:
Internal
• Relocation of reception area within building.
• Dual purpose kitchen and training room.
• Upper level – removal of kitchen and shower and conversion to store and new offices.
• Upper level – creation of central work/ copying area
External
Southern façade
New entrance to offices including removal of existing courtyard and extension of existing decking to
form defined pathway to entrance.
Replace and extend awning over pathway along southern side of building.
Feature hardwood cladding to main section of building.
New windows and feature timber battens to masonry walls.
Eastern façade
New timber batten screening to improve façade of building and create defined pathway.
Galvanized mesh fixed to timber battens for vertical gardens.
Western façade
Removal of 3 sections of glass bricks and replace with fixed glass windows.
Feature timber battened pergola to visually break curved roof line and provide shade to western sun.
Conceptual garden sculpture - timber surround with art feature carved into timber.
Northern façade
Repaint and repair of façade where required.
The proposed works will update and refresh the existing building by adopting a contemporary design and
proposes to utilise a range of high quality materials and finishes which include:
• Rendered and painted block work;
• Metal screens; and
• Timber pergolas and detailing.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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5.2 Operational Works
The applicant intends to rejuvenate the existing landscaping on site and has prepared a landscape plan that
details proposed landscape works for the site. Proposed works include:
• removal of the existing fence along the Weyba road;
• removal of tiger grass on site;
• new pedestrian pathway to Weyba Road;
• reinforcement planting along Noosa Parade frontage;
• retention of existing feature trees.
It is the applicant’s intention to use native plant species where possible and feature plant species
recommended in the Landscape Policy.
Other development works will also include building works, plumbing and drainage works. These works will be
the subject of detailed design and the lodgement of formal development applications to the Noosa Council
once the development permit for material change of use of premises takes effect.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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6 Development Assessment
6.1 State Planning Regulations Provisions
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala Assessable
Development Area. The proposal is compliant with the relevant State Regulatory Planning Provisions.
State Planning Regulatory Provisions Applicability
Yeerongpilly Transit Orientated Development State Not applicable
Planning Regulatory Provision
South East Queensland Regional Plan 2009- 2031 Urban Footprint - Consistent
State Planning Regulatory Provisions
Guragunbah State Planning Regulatory Provision Not applicable
State Planning Regulatory Provision Consistent with provisions
Off-road motorcycling facility on State –owned land at Not applicable
Wyaralong
State Planning Regulatory Provisions (adult stores) Not applicable
South East Queensland Koala Conservation State Not applicable. Site outside mapped area.
Planning Regulatory Provisions.
6.2 State Planning Policy
The site is not mapped as being affected by any of the State Planning Policy’s state interests and
is consistent with relevant Policy.
6.3 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provides the site with the Attached Housing
zone. Figure 3 below illustrates the sites and surrounding area zoning under the Noosa Plan.
Figure 3 – Noosa Plan 2006 - Zone Map 8
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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The Noosa Plan defines an office as Commercial business Type 1 Office:
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
The assessment table for the Attached Housing zone indicates that a Commercial business - Type 1 Office
is an inconsistent impact assessable development. As the proposal is an inconsistent use it is relevant to
review the proposal against the most relevant provisions of The Overall Outcomes for the Noosaville
Locality. A review of the proposal is detailed below:
a) New uses and works are located, designed and managed to —
i. be compatible with other uses and works;
The proposed office use is complementary to the existing medical centre on site and
surrounding residential area. It is noted that the site has been used for commercial purposes
since the 1990’s and is in an area that has a mix of uses including unit developments with
attached restaurants. The use is considered compatible with these surrounding land uses.
ii. maintain the safety of people and works;
Proposal improves the streetscape of the site by removal of existing fencing which in term
improves visibility on and off the site. Building renovations will ensure the building is up to date
with current construction and safety requirements.
iii .avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities;
As previously indicated the premises have been used for as a Medical Centre for over 20 years
and is a well accepted use in the area. Building works proposed will enhance and modernize
the building and no new openings are proposed to adjoining residential sites to the north.
iv. avoid significant adverse effects on the natural environment, including native habitat
removal, fragmentation and attrition;
Proposal involves the reuse of the existing building and service areas and existing native
vegetation on site will be retained and enhanced by additional planting.
c) Noosaville retains its role as a focus for visitor accommodation and services in the Shire;
The proposed conversion from Medical Centre to Offices enables alternative services to be
provided from the site and will reinforce the mixture of uses available in the Noosaville area.
s) For the Attached Housing Zone —residents and visitors are accommodated in predominantly
Multiple housing forms that —
i. contribute to a high level of residential amenity, design quality and safety;
The proposal, whilst not providing accommodation on site will modernize and improve the
appearance of the existing building and the landscape surrounds. The existing building is well
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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articulated with several roof forms and balconies and staggered façade presentation and is
consistent with the existing residential built form of the area.
ii respect the scale and character of the streetscape and surrounding development;
As indicated above, the existing building is well articulated and stepped back from the Weyba
Road street frontage which results in a building that is consistent with the surrounding
character.
iii are located within convenient access of employment centres, goods and services, public
transport and community facilities;
The site is well located to the above centres and facilities and in an area that is characterized by a
number of developments that combine residential units and commercial facilities such as
restaurants.
As the proposal is impact assessable it is required to be assessed against the entire Noosa Plan, the most
relevant of which include:
• Noosaville Locality Code
• Residential Uses Code
• Business Uses Code
• Landscaping Code
• Engineering Works Code
An assessment of the proposal against the above Codes is detailed in Annexure B and the proposal is
considered to comply with the Specific Outcomes and Probable Solutions of the codes. It is noted that the
proposal does not comply with the probable solutions in relation to setback however sufficient justification has
been provided in Annexure B demonstrating that the proposal complies with the Specific Outcomes.
There are a number of planning grounds that support the proposal and include:
• The proposal involves the reuse of an existing building that was approved for use as a medical
centre
• An office has a similar use to that of a medical centre;
• No significant new building works are required to accommodate the use on the site;
• The proposed transfer of one business use to another will not result in further impacts on
adjoining neighbours.
• The use will be generally limited to day time operations and will not be reliant on passing traffic for
business. Clients will generally attend the site by appointment and the use will not generate high
volumes of traffic.
6.3.1 Overlays
The site is mapped as being affected by the Natural Hazard: Landslide & Flooding Overlay
and the Natural Hazard: Bushfire & Acid Sulfate Soils Overlay.
The site is mapped as being located in a Flood Hazard Area and under the Noosa Plan
minimum floor areas are stipulated. The proposal is for the re-use of the existing building
and the existing floor levels are not proposed to be altered. It is noted that there are
sufficient upper storey levels on site to allow users to congregate in times of flood and that
no hazardous materials are to be stored on site.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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The site is also mapped within an area of potential Acid Sulfate Soils. No significant
earthworks are proposed and therefore assessment against the overlay is not required.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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7 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment Manager of
the application under the Sustainable Planning Act 2009. This application seeks a Development Permit for a
Material Change of Use of Premises for a Commercial Business Type 1 Office and Operational works –
Landscaping which is impact and code assessable development respectively under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report. These
grounds include:
• The proposal involves the reuse of an existing building that was approved for use as a medical
centre;
• Office uses have similar impacts to that of a medical centre;
• No significant new building works are required to accommodate the use on the site;
• The proposed transfer of one business use to another will not result in further impacts on
adjoining neighbours.
• The use will be generally limited to day time operations and will not be reliant on passing traffic for
business. Clients will generally attend the site by appointment and the use will not generate high
volumes of traffic.
• The surrounding land uses and roadways to the site and the characteristics of the locality support
the use of the site for offices and the existing medical centre.
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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_______________________________Annexures
Annexure A: Development Plans for the Proposal
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Proposal Report Proposed Material Change of Use of Premises for a Commercial Business - Type 1 Office and Operational Works (Landscaping) at 168
Noosa Parade, Noosaville described as Lot 1 and Lot 0 on RP13572.
Applicant: Dowling and Neylan Real Estate
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_______________________________Annexures
Annexure B: Codes
martoo consulting - Town Planning + Urban Design Consultants 15
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