Town Planning Reporrt - Change to Development Approval New Office and Carpark 7 December 2017 · 132007.12.8

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Document Control
 Project:                    ‘Other Changes’ Application for a Development Approval for the Noosaville
                             Medical and Professional Centre, 90 Goodchap Street, Noosaville
 Client:                     Noosaville Medical and Professional Centre Pty Ltd
 Project Number:             16014
 Status of Report:           Final
 Author:




                             Shane Adamson (BEngTech, GDURP, MPIA)
                             Town Planning Specialist
                             Director of Adamson Town Planning Pty Ltd

The information contained in this document is confidential and intended solely for the use of the client for
the purpose for which it has been prepared and no representation or is to be implied as being made to any
third party. Use or copying of this document in whole or part without the written permission of Adamson
Town Planning Pty Ltd constitutes an infringement of copyright. The intellectual property contained in this
document remains the property of Adamson Town Planning Pty Ltd.




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  TABLE OF CONTENTS


TABLE OF CONTENTS............................................................................................................................... 3
DEVELOPMENT SUMMARY ....................................................................................................................... 4
INTRODUCTION ......................................................................................................................................... 5
SITE AND SURROUNDS............................................................................................................................. 5

BACKGROUND........................................................................................................................................... 6
PROPOSED CHANGES .............................................................................................................................. 7

CHANGES TO CONDITIONS ...................................................................................................................... 9
NOOSA PLAN 2006 .................................................................................................................................. 10

   NOOSAVILLE LOCALITY CODE ...................................................................................................................... 11
   COMMUNITY USES CODE ........................................................................................................................... 16
   OVERLAY CODE ........................................................................................................................................ 17
   LANDSCAPING CODE ................................................................................................................................. 17
   DRIVEWAY AND CARPARKS CODE ................................................................................................................. 17
INFRASTRUCTURE CHARGES................................................................................................................ 18
CONCLUSION........................................................................................................................................... 18


Attachments:
 Attachment 1:                            Current Approval (Judgement 3 February 2017)
 Attachment 2:                            Advice from Thomson Geer
 Attachment 3:                            Proposal Plans
 Attachment 4:                            Preliminary Engineering Plans by TOD Consulting
 Attachment 5:                            Stormwater Management Plan by Aquaintel
 Attachment 6:                            Historic Cadastral Map




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Development Summary

 Development Application Change to Development Approval for Material Change of Use for
 Type:                      Commercial Business Type 1 & Type 2 – Medical, Retail Business
                            Type 1 Local & Type 2 Shop & Salon, Education Type 3 – Adult
                            and Entertainment & Dining Type 1 – Food and Beverages
 Proposed Change:           New two (2) storey carpark and 675m² of office floor space partly
                            over the third level, allowing for the above uses, but including
                            Business Office Type 3 – Veterinary over the subject land
 Subject Land:              90 Goodchap Street, Noosaville
 Land Description:          Lot 3 on SP264909 (formerly Lot 1 on RP900855)
 Land Area:                 Lot 3 - 1.384 ha
 Planning Scheme:           Noosa Plan 2006
 Zoning:                    Community Services Zone
 Local Plan                 Noosaville Locality Plan
 Relevant           Overlay Natural Resources – Acid Sulfate Soils
 Mapping:
 Applicable Codes:          Noosaville Locality Code
                            Overlays Code – Natural Hazards
                            Driveways and Carparking Code
                            Landscaping Code
 Referral Agencies:         Nil
 State        Development Not Applicable
 Assessment      Provisions
 (SDAP):
 South East Queensland Urban Footprint
 Regional     Plan    2017
 (SEQRP):
 State Planning Regulatory State Planning Regulatory Provisions (Adopted Charges)
 Provisions (SPRP):
 State    Planning Policy State Planning Policy, 2017
 (SPP):




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Introduction

The purpose of this report is to provide town planning advice for a change (other changes) to the
development approval for the Noosaville Medical and Professional Centre located at 90 Goodchap Street,
Noosaville. The Noosaville Medical and Professional Centre currently provides for a range of uses including
office, medical, education and a small amount of retail in accordance with a development approval for
material change of use (refer Attachment 1).

Pursuant to section 78 of the Planning Act 2016, it is intended to change the development approval and allow
for additional office floor space comprising 675m², on top of a multi-level carpark. The new development is
located towards the north-western end of the subject land behind the existing Telstra Depot fronting
Goodchap Street.

The reason for lodging the application is to maximise the development potential on the land, while also
allowing for greater flexibility with respect to the operation of the existing development. Sufficient parking is
provided for the existing and proposed development. The changes application also seeks to include a
Commercial Business Type 3 – Veterinary, in association with the existing uses on the land.

While the current approval was granted by the Planning & Environment Court on 3rd February 2017, the
original approval was first issued by Noosa Council. Advice has been obtained from Thomson Geer in relation
to this matter which is provided as Attachment 2. This advice confirms that the changes application is to be
lodged with Noosa Council, despite the Judgment issuing on 3 February 2017.

The advice provided from Thomson Geer also suggests that the change to the development approval could
be considered a ‘minor change’ pursuant to Schedule 2 of the Planning Act 2016. While it is not conceded
that the application could not be dealt with as a ‘minor change’, following discussions with council officers,
the applicant has agreed to lodge an application for ‘other changes’ pursuant to section 82 of the Planning
Act 2016.


Site and Surrounds

The subject land fronts both Goodchap Street and Eumundi Noosa Road and has an area of 1.384ha. The area
of land that is to be developed is located behind the existing Telstra Depot, which fronts Goodchap Street.
This part of the site currently contains a gravel carpark (refer Figure 1).

The subject area of land is located on the north-western side of a public pathway, which traverses the site
(refer Figure 1). This pathway is ultimately to be constructed through the parkland to the southwest to form
a pedestrian and cycleway link, to the industrial estate and residential areas further to the west. This portion
of the pathway was provided by the applicant as part of the current approval; however, since that time the
extension of this pedestrian and cycleway has not been advanced by Council.

Access is currently provided from Goodchap Street in two (2) locations. Access to the part of the site to be
developed is obtained from the undercover parking area for Building B and across the existing sealed area in
front Building B, located behind the Child Care Centres.

The land falls generally from the southeast to the northwest towards the parkland. The area of the land that
is to be developed does not contain any vegetation.

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The land to the immediate northeast is the Telstra Depot. The land to the northwest is residential, with the
subject land backing onto residential properties in June Crescent (Figure 1). The land to the west is vegetated
parkland. Further along Goodchap Street to the northwest is the Noosa Hospital.

Many of the uses in the Noosaville Medical and Professional Centre currently provide support and specialist
services to the Noosa Hospital. It is intended with the proposed development to provide additional support
services to the Noosa Hospital and the University of Central Queensland (UCQ), should there be a demand in
the future.




   Subject Land




Figure 1 – Aerial Photograph


Background

A development permit for material change of use was first obtained on 7 March 2008, by Noosa Council,
which allowed for a range of uses as follows:
   • Commercial Business Type 1 – Office;
   • Commercial Business Type 2 – Medical;
   • Education Type 3 – Adult;
   • Retail Business Type 1 – Local;
   • Retail Business Type 2 – Shop and Salon; and
   • Entertainment and Dining Business Type 1 – Food & Beverage.

The current approval (07/0012) was originally granted on 13 December 2007, and was changed on 7 March
2008, to allow for the staging of the development. The development includes Stages 1 and 2, with the final
stage (Building B) being constructed in 2010. The proposed development is a new Stage 3.

Under the former approval, which issued on 16 February 2011, there was a requirement to construct a multi-
level carpark on the same portion of land where the new development is proposed. A few conditions of
approval are relevant to this application including:

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    •    Condition 10, with respect to proposed carpark structure not exceeding a height of 8m above natural
         ground level except for the lift overrun not exceeding 10.5m;
    •    Condition 12, with respect to the proposed development comprising Stage A and Stage B having a
         maximum use area of 6,304m²;
    •    Condition 38, with respect to the requirement to construct a multilevel carpark in accordance with the
         approved plans and providing for 393 parking spaces.

The applicant made an application to change conditions of the approval which was refused by Council on 13
July 2015. The applicant subsequently lodged an appeal with the Planning and Environment Court about the
refusal. The matter was resolved by Judgement made 3 February 2017 (refer Attachment 1).

The current approval provides for the removal of the proposed multi-level car structure over this part of the
land and requires the provision of 369 carparking spaces, as follows:
    • 291 spaces existing, including the 40 spaces shared with the Child Care Centres;
    • 72 spaces to be provided with the at ground carpark to the northwest;
    • 3 spaces on the one-way street; and
    • the equivalent of 3 spaces in the form of 12 motorbike spaces.

A requirement under the current approval is that the at grade carpark located to the northwest of Building B
to be sealed in accordance with the approved plans. It is intended by this changes application to provide at
grade parking as part of Stage 2, but allow for the proposed development as a new Stage 3. While the
applicant ultimately intends to undertake the development, this will be dependent on the demand and need
for the additional floor space in the future. In the interim, the applicant intends seal the at grade parking in
accordance with the current approval.


Proposed Changes

It is proposed to construct a three (3) level building on the land located behind the existing Telstra Depot,
towards the north-western end of the subject land (refer Figure 1). A copy of the proposal plans is provided
as Attachment 3. The development proposal includes two (2) levels of carparking and a third level of office
over part of level 2 (refer Figures 2A, 2B & 2C – below).

Access to the ground level carpark is to be obtained from beneath Building B. Access to the second level of
carparking is obtained from the at grade carparking area fronting Building B, located behind the Child Care
Centres. The two (2) levels of parking have been designed to integrate with the fall of the land and the existing
access arrangements. This also means that the ground level carpark is located partly below the natural ground
level on the higher part of the site closest to the Telstra Depot.

The third level provides for the new office area which comprises 675m² of floor space. While the office forms
a third level, the office is located over the north-eastern part of this level where the ground level is mostly
below natural ground level. Consequently, while the proposed development is three levels, it appears as two
levels from within the site and from the adjoining residential properties to the northwest. The location of the
office has been chosen deliberately for ease of integration with Building B. This also means that the
development will not have a bulky appearance when viewed from Goodchap Street, given it is integrated with
the existing built form and is removed from this roadway. A covered walkway link to Building B with lift is
proposed at this location. This walkway allows for the office building to be fully integrated with Building B.




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Figure 2A - Ground Level Carpark




Figure 2B – Second Level Carpark

The proposed development provides for 53 carparking spaces on each of the two (2) levels of parking, giving
a total of 106 carparking spaces for this stage. The amount of carparking provides for the current approval
(Attachment 1) and the required parking for the additional 675m² of floor space.




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Figure 2C – Office Space Level

The total amount of parking to be provided having regard to the approved Site Plan (CP 2.02C-1) is as follows:
    • 291 existing spaces including the 40 spaces for the Child Care Centres;
    • 106 spaces provided in the two (2) levels of parking (53 spaces per level);
    • 3 spaces on the one-way street; and
    • 3 spaces counted as 12 motorcycle spaces.
In total provision is made for 403 spaces.

A preliminary engineering design has been completed by TOD Consulting and is provided as Attachment 4.
It is proposed to provide a stormwater bio-detention basin located at the rear of the carpark area. The
preliminary design of the bio-detention basin seeks to retain the stormwater drainage and to maintain pre-
existing flow rate as well as maintaining water quality. A copy of the Stormwater Management Plan prepared
by Aquaintel is provided as Attachment 5.


Changes to Conditions

The application seeks changes to the conditions of approval to facilitate the new development, as follows:
Land Use
Condition 1:
The inclusion of the following plans as a new Stage 3 for the development:
   • Site Plan, Drawing No. DA 01B, March 2017;
   • Level 1 Plan, Drawing No. DA 02B, March 2017;
   • Level 2 Plan, Drawing No. DA 03B, March 2017;
   • Level 3 Plan, Drawing No. DA 04B, March 2017;
   • Elevations, Drawing No. DA 05B, March 2017;
   • Elevations and Section, Drawing No. DA 06B.



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Condition 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:
            a. Commercial Business Type 1 – Office;
            b. Commercial Business Type 2 – Medical; and
            c. Commercial Business Type 3 – Veterinary.

Car Parking
Condition 36:
The development shall provide a total of 369 car parking spaces for Stages 1 & 2, and 403 spaces for Stage
3.

The proposed new 675m² of office floor space will also trigger the payment of infrastructure charges under
the Noosa Shire Council Charges Resolution (No. 2) 2014, dated 28 October 2016. This matter is discussed
below and is to be considered separately under any development approval.


Noosa Plan 2006

Under the Noosa Plan 2006 (3rd July 2017), the subject land is located within the Community Services Zone
and the Noosaville Locality Plan Area (refer Figure 3). Under the Table of Assessment for the Community
Services Zone, the uses both current and proposed are consistent with this zoning. Further, Commercial
Business Type 2 – Medical and Type 3 – Veterinary are subject to code assessment where located on the
corner of Goodchap Street and Eumundi Noosa Road (formerly Lot 1 on RP900855), which is the case here.
The uses of Commercial Business Type 1 – Office and Education Type 3 – Adult are subject to impact
assessment.


                                                                                   Subject Land




                                                                                   Legend – Zones
Figure 3 – Zoning Plan

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The most relevant provisions for assessment include, the following:
   • Noosaville Locality Code;
   • Community Uses Code;
   • Driveways and Car Parking Code; and
   • Landscaping Code.

The following overlays are also applicable:

 Triggered Overlay                        Level          of Assessment Criteria
                                          Assessment
 Acid sulfate soils overlay               Code                Involving    earthworks    below 5m
 -Low potential acid sulfate soil                             AHD.
 area 5-20m AHD

An assessment of the proposal against the most relevant provisions under the planning scheme is provided
below.

Noosaville Locality Code

Under the Noosaville Locality Code, the overall outcomes are the purpose of the code. The most relevant
overall outcomes under the Noosaville Locality Code are discussed below.
   a) New uses and works are located, designed and managed to:
           i. be compatible with other uses and works;
          ii. maintain the safety of people and works;
         iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises, including
              acoustic and visual qualities; and
         iv.  avoid significant adverse effects on the natural environment, including native habitat removal,
              fragmentation and attrition;

The proposed development is compatible with other uses on the land and the built form is an extension to
and complements the existing development. The location, type and nature of the development will not cause
any adverse amenity impacts in terms of acoustic or visual qualities in particular to the adjoining residential
properties to the northwest. Further, the proposed development will not cause any adverse impacts upon the
natural environment and maintains the safety of people and works.

Overall outcome (uu), states:
   For the Community Services Zone land for Community Uses and Infrastructure Uses is protected and
   managed to enable the efficient and timely delivery of community services including:
   A) …;
   B) the Noosa Hospital in Goodchap Street providing services for the whole of Noosa, particularly the coastal
        area and for the northern part of the Sunshine Coast;
   C) the professional centre at the corner of Goodchap Street and Eumundi Road where medical, health and
        educational uses prevail and support the operation of the Noosa Hospital;
   D) Wallace Park providing a range of sporting, cultural, community and educational activities for Noosa
        and particularly the coastal area;
   E) the Good Shepherd Lutheran School, Noosaville State Primary School and land adjacent developed for
        secondary education;
   F) …


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    G) is consistent with the infrastructure, indoor and outdoor recreation, education, social and safety needs
       of the local community, including people with special needs, such as the elderly, children, low income
       earners and disabled persons;

The subject land is intended to provide support services to the Noosa Hospital. The Noosaville Medical and
Professional Centre has been very successful in providing a range of medical and other related services which
support the Noosa Hospital and community generally. Further, the overall outcome specifically refers to
medical, health and education uses, all of which are provided for under the current approval. The proposed
development is entirely consistent with this overall outcome and will value add to the existing development.

The most relevant specific outcomes under Table 11.13 are discussed below.

Amenity
O1 Uses are located, designed and operated to avoid significant adverse changes to the light, air quality, noise,
accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses.

While the proposed development is a relatively large structure it is setback 3m to the adjoining residential
properties to the northwest with this area being densely landscaped. Importantly, the third level containing
the office floor space is setback 14m from the edge of the multi-level carpark structure. Further, the lower
carpark level is below the natural ground level in a similar manner to Building B and is located behind the
existing Telstra Depot. Consequently, the proposal is removed from Goodchap Street and will present as two
(2) storeys to the neighbouring properties to the northwest. The existing access arrangements are also being
maintained. The proposed development will not cause any adverse amenity impacts in terms of light, air
quality, noise or accessibility.

Visual amenity
O3 The visual amenity and character surrounding the major road network is protected and enhances the
recognisable entrance to Noosaville through:
a) retaining and enhancing the visual and physical separation of Noosaville from other localities; and
b) ensuring development does not encroach upon existing native vegetation along the road frontage other
    than for access ways.

The proposed new building structure does not front the major road network. Further, the design and nature
of the development is in keeping with the scale and bulk of the existing development. The new building is
separate from the existing building and connected by a covered walkway to Building B. The separation of the
built form assists is reducing the appearance of building bulk when viewed from Goodchap Street. The
proposed development will not adversely impact upon the visual amenity and character of the area.

Built Form
Height
O8 Buildings and other structures:
   a) are low rise and have a visual bulk and an architectural scale consistent with structures on adjoining or
       nearby land;
   b) do not exceed a building height of:
         iv.  for all other zones— 2 storeys;
   c) do not visually dominate the street or surrounding spaces;
   d) preserve the amenity of surrounding land;
   e) ensure that development responds to the site topography; and



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    f)   are well articulated with strong horizontal and vertical design elements to provide an interesting
         streetscape and to complement landform changes and landscapes.

The proposed development is three storeys in height in part the majority of which appearing as two storeys.
The third level of the building is located over the north-eastern corner of the building; however at this location
the lower ground level is well below ground level (refer Level 1 Plan – Attachment 3). The height of the
building is about 9.8m to the ridge line, this being the highest point with the exception of the lift overrun;
however, both the lift overrun and the ridgeline are well below the height of Building B. In my opinion, the
proposed development will preserve the amenity of the surrounding land, responds to the topography of the
site, proposes a substantial amount of landscaping to building setback areas and is otherwise articulated
having regard to the nature of the structure.

Setbacks
O9 Buildings and other structures are appropriately designed and sited to:
a) provide amenity for users of the premises as well as preserve the visual and acoustic amenity of adjoining
   and nearby properties;
b) provide adequate distance from adjoining land uses;
c) allow space for required vehicle parking;
d) preserve any existing vegetation that will buffer the proposed building;
e) allow for landscaping to be provided between buildings;
f) maintain the visual continuity and pattern of buildings and landscape elements within the street;
g) avoid large areas of continuous wall planes by varying the building setbacks and using appropriate
   techniques to provide visual relief; and
h) help protect the natural character and visual amenity of the Noosa River system and other watercourses.

The proposed development maintains a 3m setback to the residential properties to the northwest, 3m to the
Telstra Depot to the northeast and 3m to the parkland located towards the west and provides for a 1.5m
setback to the southeast, this being the pathway traversing through the site. These building setbacks are
generally consistent with the multi-level carpark structure previously approved on the land. The proposed
development is appropriately designed to provide for adequate separation from surrounding land uses,
affords sufficient parking and will not impact upon the continuity of the streetscape. Further, the proposed
development makes use of architectural features to break up the appearance of continuous walls and provide
some visual relief.

Site cover, gross floor area and plot ratio
O10 The site cover, gross floor area and plot ratio of buildings and other roofed structures:
a) results in a building scale that is compatible with surrounding development;
b) does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site;
c) maximises the retention of existing vegetation and allows for soft landscaping between buildings;
d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site
    facilities; and
e) facilitates onsite stormwater management and vehicular access.

The scale of the proposed new development is compatible with the surrounding development on the land
and does not present an appearance of building bulk to adjacent residential properties. The new development
is removed from the roadway and other premises given its location beside the parkland to the west. Further,
the proposed development provides for soft landscaping and onsite stormwater management within the
building setback areas.



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Flooding and Drainage
O17 Buildings and other works are designed and sited to:
a) provide flood free access to premises and flood free habitable areas;
b) allow only minor, short term and infrequent flooding of non-habitable areas;
c) ensure carparking areas can be adequately drained;
d) ensure drainage does not adversely impact upon other premises; and
e) ensure filling or excavation does not adversely impact upon other premises by:
   i.      causing ponding on the site or nearby land;
   ii.     increasing flooding, which adversely affects the safety or use of any land upstream and downstream;
           and
   iii.    adversely affecting the flow of water in any overland flow path.

The subject land is not affected by flooding. All carparking areas are to be roofed and stormwater drainage
is collected on site and discharged to the proposed bio-retention system before being discharged to the
parkland at the rear of the premises (refer Attachments 4 & 5). The proposed onsite stormwater drainage
system also caters for overland stormwater flow from the Telstra Depot land above. The proposed earthworks
will not cause ponding off site.

Roof form
O20 Rooflines—
a) contribute positively to the local skyline;
b) complement the character of the locality;
c) are articulated, pitched or skillion;
d) avoid low pitched (eg. less than 5 degrees) or box roof profiles/parapets; and
e) do not create opportunities for residents to overlook the private open space areas of neighbouring properties.

The proposed development provides for pitched roofing at both the second and third levels of the building,
which is consistent with the roofing provided for Buildings A and B. The proposed design of the development
complements and is in keeping with the existing built form. Pitched roofing is provided that is articulated for
the second and third levels of the building and does not provide for box roof profiles.

Materials and finishes
O21 Buildings and other structures use materials and finishes that complement the Noosaville character and
integrate with the surrounding natural and built environment.

The proposed development makes use of a number of lightweight building elements to improve the general
appearance of the new building. To that end, the development provides for steel mesh balustrading, vertical
timber screening, pitched metal sheet roofing with substantial overhangs, a glass lift structure, amongst other
things (refer Elevations – Attachment 3). Some of the walls for the carpark levels remain open and this assists
with reducing the appearance of building bulk. The third level office component and covered walkway have
been designed to complement the existing built form.

Under Division 25, a number of specific outcomes are provided for the Community Services Zone, which are
discussed below.

Consistent Uses
Under specific outcome O27 all commercial business uses, including Type 1 – Office, Type 2 – Medical and
Type 3 – Veterinary are consistent with the zoning of the land where located on the corner of Goodchap



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Street and Eumundi Noosa Road which is the case here. All Community uses are consistent with the zoning
of the land, including Education Type 3 – Adult.

Effects of Use
O175 The Noosa Hospital and surrounding medical support services located on Goodchap Street are the primary
medical focus for the coastal part of Noosa;

The proposed development provides for medical uses that support the Noosa Hospital. This continues to
occur with the applicant receiving enquires for additional floor space for this purpose. The purpose of
applying for a range of uses over the land is to allow for maximum flexibility in terms of access and availability
to the various floor space areas on site. The commercial reality of developing and operating a business centre
of this size requires maximum flexibility to meet the demands and needs of existing and future tenants, which
are constantly changing.

O176 Lot 1 on RP900855 is developed as a community centre with limited office or retail uses.

It is accepted that the current development approval allows for a substantial amount of office floor space;
however, in a practical sense a mixed-use centre needs to operate in a flexible manner. Allowing for additional
office space for a range of uses allows for uses to be located anywhere on site to meet the needs of tenants,
while having regard to the nature of the use. For example, this means that other existing office uses could be
relocated to the new floor space if required, to allow for expansion of medical uses at the ground floor. This
would provide for better access for patients and provision of heavy medical equipment near ground level.
Alternatively, the floor space could be used by the UCQ, but for administration purposes only.

While it is ultimately intended that a substantial amount of office floor space be in the Noosa Business Centre
(NBC), the NBC is not development ready in terms of the provision of infrastructure and allotments created
and remains mostly undeveloped bushland. In any event, maximising the development opportunities
generally on this and other sites is a desirable town planning outcome in terms of sustainability and
maximising the use of existing infrastructure.

Visual amenity
O178 Where land in the Community Services Zone is adjacent to the major road network or land in a residential
zone appropriate buffer areas are incorporated into the development.

The matter of visual amenity has been dealt with above. The proposed development while located on land
having frontage to the Major Road Network is removed from this frontage. The proposed new building work
complements the existing built form with substantial landscaped setbacks being provided to adjoining
properties.

Co-location of community uses
O179 Buildings and other structures are designed and sited to maximise opportunities for the colocation of
community facilities and services.

The existing development provides a substantial amount of floor space that is currently occupied by the
University of Central Queensland (UCQ), this being a desirable community use for the Noosa area, which is
discussed further below.

Car Parking & Access
O180 Access to Lot 1 on RP900855 is obtained from Goodchap Street via a maximum of 2 crossovers.


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The access locations remain unchanged by the proposed development and comply with this outcome.

Streetscape & character
O183 Uses and buildings are designed and located to ensure efficiency in pedestrian, parking and traffic
movements to ensure the safety of users.
AND
O184 Buildings contribute positively to the streetscape through the use of:
    a) vertical and horizontal articulation in the front building façade;
    b) subtle changes in textures and materials to break up the building façades; and
    c) retention of mature vegetation;
AND
O185 Landscaping is integrated amongst buildings and within car parking areas;

The proposed design of the development is in keeping with the existing built form and character of the area.
Sufficient parking is provided for the existing and proposed development on the land. The development
maintains pedestrian, parking and traffic movements for the safety of users, with internal and external access
arrangements remaining unchanged. The proposed new building is removed from the streetscape and has
design features that provide for some vertical and horizontal articulation, textures and materials. No mature
vegetation exists on the land with substantial landscaping to be provided around the perimeter of the new
structure.

O187 Any premises adjacent to land in a residential zone has:
a) a building scale that does not dominate the residential premises or the residential character of the
   streetscape; and
b) landscaped setbacks consistent with that required for the residential zone.

The proposed development maintains a 3m landscaped setback to the adjoining residential properties to the
northwest. The proposed building is two (2) storeys at this location, with the third level setback 14m from the
adjoining residential properties. The scale of the building will not dominate these residential properties and
will have little if any impact upon the streetscape.

Community Uses Code

With respect to the Community Uses Code, the proposed development seeks to provide additional floor
space for the existing Education Type 3 – Adult use; however, this is for administration purposes only and is
not for additional student contact. The purpose of this is to allow for more flexibility in terms of meeting
future needs of the UCQ, should that be required.

It is a desirable town planning outcome for the Noosa area to continue to provide for the needs of the UCQ
rather than have the UCQ relocate elsewhere due to a lack of available floor space. While it is intended that
the Noosa Business Centre (NBC) will ultimately provide for additional floor space for community facilities in
the future, the NBC is not development ready and may not be available for some time.

The overall outcomes of the Community Uses Code are the purpose of the Code. The additional floor space
will potentially be used for education purposes, this being entirely consistent with the purpose of the
Community Services Zone. Further, the proposal meets the relevant specific outcomes under the Code in
particular O19 given the substantial bicycle and end of trip facilities already provided.




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Overlay Code

The subject land is affected by the Natural Hazards Overlay, being mostly designated a Low Potential Acid
Sulfate Area 5-20m AHD; however, the south-western portion of the subject land has a High Potential Acid
Sulfate designation.

While the development is located in an area that is potentially affected by acid sulfate soils, the development
involves relatively minor earthworks below 5m AHD, this being required for the construction of footings. It is
expected that a condition will be imposed requiring the preparation of an Acid Sulfate Soils Management
Plan to be submitted with a further development application for operational work.

Landscaping Code

It is intended to provide landscaping within the building setback areas surrounding the building where
adjoining the residential properties to the northwest, the Telstra Depot to the northeast and along the setback
area to the parkland towards the southwest. It is noted that suitable vegetation is to be provided within the
bio-retention basin adjoining the parkland. Additional landscaping is also proposed either side of the pathway
traversing the site other than where pedestrian and vehicular access is required.

Driveway and Carparks Code

The most relevant code under the Engineering Works Codes is the Driveway and Carparks Code. Under this
code the most relevant specific outcomes include the following:

O1 Vehicular access does not adversely impact on safety, capacity and operations of the existing or planned
road network, the proposed driveway, cycleways or pedestrian pathway systems.

The existing two (2) access points to Goodchap Street are to be retained and utilised for the proposed new
development. Further, the existing internal access on this part of the subject land will remain unchanged. The
proposed new building will not cause any conflict with pedestrians using the pathway traversing the site.

O7 Sufficient carparking is provided to accommodate the number and type of vehicles likely to be generated by
the development having regard to the specifics of the use including –
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on the site; and
f) the availability of alternative carparking.

The proposed development provides sufficient parking for the existing development in accordance with the
current approval (Attachment 1) and for the proposed new floor space. The approval requires 369 carparking
spaces to be provided as follows:
    • 291 spaces existing, including the 40 spaces shared with the Child Care Centres;
    • 72 spaces to be provided with the at ground carpark on the land to the northwest;
    • 3 spaces on the one-way street; and
    • the equivalent of 3 spaces in the form of 12 motorbike spaces.




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This includes the 72 spaces to be provided on the subject land occupied by the proposed development. The
development provides for these 72 carparking spaces along with an additional 34 spaces for the additional
675m² of office floor space. This equates to 1 space per 20m² of use area being the applicable rate under
Table 14-51 Vehicle Parking Requirements. This rate was also agreed to by the traffic experts in consideration
of this mixed-use development in the recent appeal. Further, the current hours of operation will remain
unchanged being primarily business hours, Monday to Friday. The proposed carparking under the changes
application fully complies with performance outcome 07.

The matter of alternative parking is also being considered as a temporary measure at 101 and 105 Eumundi
Noosa Road, which has been purchased by the applicant. The use of this land for parking for the development
will be the subject of further discussions with Council in the near future.

O8 The layout of the development provides adequate, clearly defined and easily accessible –
  a) on-site vehicle parking and manoeuvring areas; and
  b) loading and manoeuvring areas for delivery and service vehicles.

The on-site parking and manoeuvring areas are adequate, clearly defined and easily accessible for both the
existing and proposed development. This design of the new multilevel carpark and the associated access have
been considered by TOD Consulting (refer Attachment 4).

O20 Carparks are designed to ensure run-off is treated to remove pollutants prior to leaving the premises.

The proposed new carpark is to be roofed and therefore does not generate stormwater runoff from sealed
areas. The proposed development is to provide a new bio-detention basin at the rear of the development,
which is to collect all stormwater from the new development as well as runoff from the Telstra Depot, and
discharge treated stormwater to the parkland (refer Attachments 4 & 5).


Infrastructure Charges

The Adopted Infrastructure Charges Resolution (AICR) applies to the proposed development. According to
Table 10.3 Schedule of adopted charges, the applicable charging rates for the uses applied for are as follows:
   • Commercial Business Type 1 – Office - $140.00 per m² (GFA);
   • Commercial Business Type 2 Medical and Type 3 Veterinary - $140.00 per m² (GFA); and
   • Education Type 3 – Adult - $140.00 per m² (GVA).

Consequently, the rate applicable is $140.00 per m², which for 675m² of office space, equates to a charge of
$94,500.00 being payable, as at July 2014, which is to be indexed to present. A charge is also payable for
stormwater drainage and applies to new imperious areas; however, given this area of the site already provides
for a sealed carpark, there is no additional impervious area and no additional charge payable. It is requested
however, that consideration be given to the current charges already paid for the development. This is in terms
of charges levied for the 6,304m² of floor area as originally approved; however, only 6,054m² of floor space
has been constructed on the land.


Conclusion

The changes application seeks to change the current approval pursuant to section 78 of the Planning Act
2017. While the most recent approval was granted by the Planning and Environment Court, advice provided



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from Thomson Geer has confirmed that the application is to be made to the Council. This is because the
original approval was granted by Noosa Council and not the Court.

The proposed development seeks to provide a two-level carpark structure and office over part of the third
level located on the land currently used for at grade parking towards the northwest. This development
provides for 53 carparking spaces on each level and 675m² of additional office floor space at the third level.
This development is to form a new Stage 3 with the sealed at grade carpark to form part of Stage 2.

The proposed development is well removed from Goodchap Street located behind the existing Telstra Depot.
Having regard to the fall of the land and the ground floor carpark being partly below natural ground level,
the proposed development will appear mostly as two storeys. Substantial landscaped building setbacks are
also proposed with the new multi-level structure and office keeping in character with and complimenting the
existing built form. A covered walkway is provided to integrate the new structure with Building B at the third
level with a lift being constructed predominantly of glass.

The proposed building is technically three (3) storeys in height with the office component being located
towards the north-eastern corner of the building. At this location the lower ground level is partly below
natural ground level, which means that a portion only of the building is three storeys. The overall height of
the structure is less than 10m to the ridgeline and has a lower reduced level than Building B. The highest part
of the building is for the lift overrun, which allows for an open covered walkway to connect with Building B.

A number of uses are allowed for consistent within the Community Facilities Zone. While the Education Type
3 – Adult use has been sought for the new office component, this is for administration purposes only and it
is not intended to increase student numbers. The variety of uses applied for allows for maximum flexibility so
that uses can be interchangeable onsite to meet the needs of tenants.

The matter of carparking has been addressed with sufficient parking provided to cater for the current approval
as well as the additional office floor space. Parking for the new development is provided at the agreed mixed-
use rate of 1 space per 20m² of use area.

The above assessment has revealed that the proposed new multi-level carpark and office structure is not a
substantially different development when compared to the current approval and the approval previously
granted. The original application containing the multi-level carpark structure was publicly notified with no
submissions being received. The proposed changes to the current approval are similar to a former approval
granted over the land.

The proposed development maximises the development potential of the site consistent with purpose of the
Planning Act 2016, which is to achieve ecological sustainability by encouraging investment, economic
resilience and economic diversity. Further, the proposed changes are consistent with the planning scheme
and should be supported with the relevant conditions being amended to facilitate the change.




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