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Development Assessment Report · MCU15/0122
Attached to the e-mail MCU15/0122 Development Application - Report, Economic Needs & Traffic reports Email 2 of 5.
DEVELOPMENT ASSESSMENT REPORT 52-58 GOODCHAP STREET & 3-7 VAL CRESCENT, NOOSAVILLE LOTS 6-9 RP138011 & 13-15 RP151414 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR COMMERCIAL BUSINESS TYPE 2 MEDICAL & RETAIL BUSINESS TYPE 2 SHOP FILE NUMBER: 15180 December 2015 Sunshine Coast Suite 1, Corner Surf Road & Gardak Street Alexandra Headland Qld 4572 PO Box 6380, Maroochydore BC Qld 4558 p 107 5443 2844 F107 5443 7146 w I www.khadm.com.au
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Page 2
KHA DEVELOPMENT MANAGERS – 15180 December 2015
DOCUMENT INFORMATION
Project number: 15180
Report prepared for: Medicentre Property No 2 Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 24/07/2015 Adam Seaton Scott Sobey -
Final 16/11/2015 Adam Seaton Scott Sobey Scott Sobey
Update 07/12/2015 Scott Sobey Scott Sobey Scott Sobey
Update 21/12/2015 Scott Sobey Scott Sobey Scott Sobey
KHA COMPANY DETAILS
KHA Development Managers
Suite 1 Corner Surf Road & Gardak Street
Alexandra Headland Qld 4572
Tel: 07 5443 2844
Fax: 07 5443 7146
Email: [email protected]
Disclaimer Statement
KHA Development Managers retains ownership and copyright of the contents of this document including drawings, plans, figures and other
work produced by KHA Development Managers. This document is not to be reproduced in full or any part, unless separately approved by KHA
Development Managers. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or
rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ........................................................................................................ 4
2.0 INTRODUCTION ...................................................................................................................... 5
3.0 SITE DESCRIPTION ................................................................................................................ 6
3.1 SUBJECT SITE ............................................................................................................................. 6
3.2 SURROUNDING LAND USES .......................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ..................................................................................................... 8
5.0 SUPPORTING DOCUMENTATION .......................................................................................... 10
5.1 ARCHITECTURAL AND LANDSCAPE PLANS ................................................................................... 10
5.2 ECONOMIC NEEDS ANALYSIS ..................................................................................................... 10
5.3 NOISE ASSESSMENT REPORT ..................................................................................................... 10
5.4 TRAFFIC IMPACT ASSESSMENT .................................................................................................. 10
5.5 ENGINEERING SERVICES ASSESSMENT ....................................................................................... 10
5.6 STORMWATER MANAGEMENT PLAN ............................................................................................ 10
6.0 STATE PLANNING INTERESTS .............................................................................................. 11
6.1 STATE PLANNING REGULATORY PROVISIONS ............................................................................. 11
6.2 STATE PLANNING POLICY .......................................................................................................... 11
6.3 REFERRAL ................................................................................................................................. 14
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ....................................................................... 14
7.0 PLANNING SCHEME .............................................................................................................. 15
7.1 DEFINITION .............................................................................................................................. 15
7.2 LEVEL OF ASSESSMENT ............................................................................................................. 15
7.3 DESIRED ENVIRONMENTAL OUTCOMES (DEO’S) ......................................................................... 15
7.3.1 AGRICULTURAL USES ............................................................................................................. 15
7.3.2 COMMERCIAL AND RETAIL USES ............................................................................................ 15
7.3.3 COMMUNITY USES AND FACILITIES ........................................................................................ 18
7.3.4 HERITAGE ............................................................................................................................. 18
7.3.5 INDUSTRIAL BUSINESS USES ................................................................................................. 18
7.3.6 NATURAL RESOURCES............................................................................................................ 19
7.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS................................................... 19
7.3.8 SPORT AND RECREATION USES .............................................................................................. 19
7.3.9 RESIDENTIAL USES ................................................................................................................ 19
7.3.10 TOURISM........................................................................................................................... 23
7.3.11 TRANSPORT AND MOBILITY FUNCTIONS ............................................................................. 23
7.3.12 INFRASTRUCTURE AND SERVICES ...................................................................................... 24
7.4 OVERLAYS ................................................................................................................................. 24
7.5 LOCALITY PLAN ......................................................................................................................... 24
7.6 ZONING .................................................................................................................................... 26
7.7 DEVELOPMENT CODES ............................................................................................................... 27
7.7.1 ALTERNATIVE SOLUTIONS ..................................................................................................... 28
7.8 PLANNING SCHEME CONFLICTS.................................................................................................. 28
8.0 CONCLUSION ........................................................................................................................ 31
ATTACHMENT 1 – Proposal Overview - Noosa Radiology
ATTACHMENT 2 – Planning Scheme Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Architectural and Landscape Plans prepared by Blackburne Jackson Design
Economic Needs Analysis prepared by Urban Economics
Noise Assessment Report Prepared by RoadPro Acoustics
Traffic Impact Assessment prepared by Road Pro Development
Engineering Services Assessment prepared by Morgan Consulting Engineers
Stormwater Management Plan prepared by Morgan Consulting Engineers
Development Assessment Report Page 3 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
Real Properly Description Lots 6-9 RP138011 & 13-15 RP151414
Land Area 4,325m²
Local Authority Noosa Council
Registered Landowner Lot 14 RP151414 – Norman Benecke
Lot 9 RP138011 – Birte Benecke
Lot 13 RP151414 – Bernd Benecke
Lots 6, 7 & 8 RP138011 – Margaret Beneke
Current Use Detached housing and vacant land
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2006
Locality Noosaville
Zone Detached Housing
Overlays Natural hazard: bushfire and acid sulfate soils overlay (low potential
and high potential acid sulfate soil areas)
APPLICATION DETAILS
Applicant Medicentre Property No 2 Pty Ltd C/- KHA Development Managers
Application Type Development Permit for Material Change of Use
Proposal Commercial business type 2 medical and Retail business Type 2 shop
Level of Assessment Impact assessable
Referrals None applicable
PROJECT TEAM
Town Planning KHA Development Managers
Architecture & Landscape Blackburne Jackson Design
Economic Urban Economics
Acoustics RoadPro Acoustics
Traffic Engineering RoadPro Development
Engineering Morgan Consulting Engineers
Development Assessment Report Page 4 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Commercial business type 2 medical and Retail business Type 2 shop on behalf of Medicentre Property No 2 Pty Ltd. The subject site is situated at 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville and is legally described as Lots 6-9 RP138011 & 13-15 RP151414. Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Noosaville Locality. In accordance with the applicable table of development assessment the proposal is impact assessable. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, Architectural and Landscape Plans, Economic Needs Analysis, Noise Impact Assessment, Traffic Impact Assessment, Engineering Services Assessment, and Stormwater Management Plan. Development Assessment Report Page 5 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015 3.0 SITE DESCRIPTION 3.1 SUBJECT SITE The subject site is situated at 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville and is legally described as Lots 6-9 RP138011 & 13-15 RP151414. The site comprises an area of 4,325m² and consists of 4 detached houses and 2 vacant allotments. The site has a road frontage to Goodchap Street of approximately 80m and has a road frontage to Val Crescent of approximately 122m. The site is free of any significant vegetation with the exception of landscaped areas associated with the existing uses onsite. The site is generally flat, sloping slightly down to the North West towards Lake Doonella. Elevations range from approximately 4m AHD to 7m AHD in accordance with Council’s 1m contour mapping. An aerial photo of the subject site is included in Figure 1 below: Figure 1: Aerial Photograph of Subject Site, NearMap, Accessed August 2015, http://www.nearmap.com Development Assessment Report Page 6 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
3.2 SURROUNDING LAND USES
The subject site is located within a strip of detached housing located on the western side of Goodchap
Street and the eastern side of Lake Doonella. The site is located immediately opposite the Noosa Hospital
which is located on the eastern side of Goodchap Street. Existing commercial uses are located south of the
site on the corner of Goodchap Street and Eumundi Noosa Road and north of the site on the corner of
Ernest Street and Hilton Terrace.
The site is highly accessible having good access to higher order roads, public transport infrastructure and
active transport infrastructure. The site is located within proximity to a number of existing bus stops
located along Goodchap Street including one located at the frontage of the site. The site has good
connections to active transport infrastructure with existing pedestrian/cyclist pathways located on both
sides of Goodchap Street. The site also has good access to the higher order road network being located
within proximity to both Eumundi Noosa Road and Hilton Terrace.
The subject site provides an ideal location for the proposed development given that the site is highly
accessible to and collocated with Noosa Hospital.
The context of the subject site within the surrounding locality is illustrated in Figure 2 below:
SUBJECT SITE
Figure 2: Surrounding Land Uses, Street-directory, Accessed August 2015, http://www.street-directory.com.au/qld
Development Assessment Report Page 7 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015 4.0 PROPOSED DEVELOPMENT The proposed development comprises a medical centre and ancillary café. The application seeks a Development Permit for Material Change of Use for Commercial Business Type 2 Medical and Retail Business Type 2 Shop to be established in accordance with the accompanying Proposal Plans. An overview of the proposed development outlining the goal and benefits of the proposal from Dr Drew McMenamin of Noosa Radiology is included in Attachment 1. BUILT FORM The proposed development will involve the construction of a two storey medical centre with a basement level car park. The proposed development will also include an ancillary 10 seat café. The development proposed a total gross floor area (GFA) of 2,470m² with a level 1 GFA of 1,746m² and a level 2 GFA of 724m². The development has a total site cover of 2,006m² (46.3%). The proposal achieves a contemporary, architecturally designed development with building articulation and variation in building materials and treatments. The building elements and design are complimentary to residential character. All car parking areas have been located within a basement level or in a smaller ground level car park comprehensively screened by landscaping to ensure the development presents attractively to all frontages and surrounding development. Please refer to the attached Architectural Plans prepared by Blackburne Jackson Design which demonstrates the attractive site response design achieved by the development. ACCESS AND PARKING Vehicular access to the site will be provided from Goodchap Street via a left-in crossover and a separate left-out crossover. The roundabout with Val Crescent will assist in facilitating turning movements associated with the proposed left-in and left-out access. There is an existing pedestrian pathway along the Goodchap Street site frontage, which provides direct and safe access to and from the site and connects to existing pathways in the area. The site is highly accessible having good access to higher order roads, public transport infrastructure and active transport infrastructure. A total of 125 car parks have been provided for the development with 97 spaces provided in the basement, 28 spaces provided at a ground level car park. The total number of car parks includes 4 PWD spaces. Motorcycle and bicycle parking is included within the basement level car park. The number of car parks provided is in excess of the 123.5 spaces required by the planning scheme. The development also provides for service vehicle access and parking for an ambulance, a MRV and a WCV. A ramp from the upper level car park will provide access along the northern site boundary to the basement level car park. Please refer to the attached Traffic Impact Assessment prepared by Road Pro Development for detailed information regarding traffic, access and parking. LANDSCAPING Landscaping treatments to soften the built form of the development are proposed as shown throughout the attached Architectural and Landscape Plans prepared by Blackburne Jackson Design. Landscaping is proposed to all site boundaries, entry courtyard areas and throughout the ground level car parking area. A landscaped strip is proposed to the ground level car parking area fronting Goodchap Street to ensure the development presents attractively to its primary street frontage. Comprehensive landscaping is proposed to the rear of the development and the corner of Val Crescent to provide dense screening of the proposed development to ensure the amenity and aesthetic qualities of the local area are maintained for existing residential uses within the locality. A total landscaped area of 787m² (18% of the site area) is proposed. Development Assessment Report Page 8 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015 SERVICING The collection of waste and garbage will be undertaken within the site directly from the designated refuse collection area. It is proposed to utilise 1100 litre bins for waste storage and collection, with bins housed within the designated storage area. It is anticipated the refuse vehicle shall access the site on a weekly basis for collection of waste though the frequency will be adapted to suit the development needs and fit within the strategy adopted by the centre and refuse contractor. It is anticipated that during collection, the vehicle will reverse into the designated position outside the refuse room allowing vehicles to enter the site unobstructed during collection. The development also provides for service vehicle access and parking for an ambulance and a MRV. Please refer to the attached Traffic Impact Assessment prepared by Road Pro Development for further information. INFRASTRUCTURE The proposed development will be connected to all essential urban infrastructure. Please refer to the attached Engineering Service Report prepared by Morgan Consulting Engineers which addresses all infrastructure servicing requirements of the proposed development in accordance with Noosa Council standards and best practice. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the attached Stormwater Management Plan prepared by Morgan Consulting Engineers. The Stormwater Management Plan investigates the effects the development will have on stormwater quantity and quality. The Stormwater Management Plan found that the development will not result in adverse impacts on the environmental values of receiving waters during the construction and operational phases of the development. The Stormwater Management Plan also includes recommendations to ensure that the post development peak outflow conditions are not greater than the pre-development peak outflow conditions. Development Assessment Report Page 9 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL AND LANDSCAPE PLANS Architectural and Landscape Plans prepared by Blackburne Jackson Design are attached. The plans include a site plan, floor plans, elevations & section plans, perspective plans and landscape concept. The plans demonstrate that the proposal results in a built form and facade that presents attractively to all road frontages and existing development and will complement the existing character of the area. 5.2 ECONOMIC NEEDS ANALYSIS An Economic Needs Analysis prepared by Urban Economics is attached. The overall objective of the Analysis is to examine need for the proposed Medical Centre on the subject site based on demand for additional health care services, the location and mix of existing health care services and the capacity for existing activity centres to accommodate additional demand, relative to the subject site. The findings of the Analysis demonstrates that there is a clear and pressing need for the development of a purpose-built health care specialised precinct surrounding the Noosa Hospital, improving convenience for patients and medical professionals and capitalising on the existing (Noosa Hospital) infrastructure. 5.3 NOISE ASSESSMENT REPORT A Noise Assessment Report prepared by Road Pro Acoustics is attached. The Noise Assessment Report assesses potential noise impacts on surrounding residential uses resulting from vehicle noise and mechanical plant associated with the proposed medical centre. The report found that the development can meet the applicable noise criteria through incorporation of acoustic attenuation measures. 5.4 TRAFFIC IMPACT ASSESSMENT A Traffic Impact Assessment prepared by Road Pro Development is attached. The report assesses the impact of traffic generated by the proposed medical centre development on the external transport network. Consideration is also given to operational performance, sight visibility, access requirements and car parking arrangements of the development. The report found that after the completion of the development the existing traffic network will continue to operate with spare capacity and the impact of development traffic on the operational performance of the external road network will be insignificant. The report also found that the proposed parking arrangements are adequate and generally comply with the requirements of Council. 5.5 ENGINEERING SERVICES ASSESSMENT An Engineering Services Assessment prepared by Morgan Consulting Engineers is attached. The report assessed the potential for the proposed development to be connected to essential engineering services within the local area. The report found that there are no significant engineering issues in relation to the proposed development that would preclude the development from being approved by Council. 5.6 STORMWATER MANAGEMENT PLAN A Stormwater Management Plan prepared by Morgan Consulting Engineers is attached. The report investigates the effects the development will have on stormwater quantity and quality. The report found that the development will not result in adverse impacts on the environmental values of receiving waters and that the development can achieve post development peak outflow conditions that are not greater than pre-development peak outflow conditions. Development Assessment Report Page 10 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
6.0 STATE PLANNING INTERESTS
6.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
South East Queensland Regional Plan 2009-2031 The site is included with the Urban Footprint.
State Planning Regulatory Provisions (as amended) Assessment against the regulatory provisions is
not applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah
area.
State Planning Regulatory Provision (adopted The Council’s Adopted Infrastructure Charges
charges) Resolution reflects these provisions and will be
applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State Not applicable
Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development rea.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan 2006 does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
Development Assessment Report Page 11 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
matter of state environmental significance.
Coastal environment Not applicable
The site is not located within the coastal
management district.
Water quality Applicable
The site is greater than 2500m2 in area and the
proposal is for an urban purpose that will result in
an impervious area greater than 25% of the net
developable area.
Part of the land is also at or below 5m AHD and
the development will involve more than 100m3 of
excavation.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards Applicable
Part of the site is located within coastal hazard
area.
State transport infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
The following provides an assessment of the applicable state interests identified above:
WATER QUALITY STATE INTEREST
Assessment Criteria Comment
Development: Complies
(1) avoids or otherwise minimises adverse impacts Please refer to the attached Stormwater
on the environmental values of receiving waters, Management Plan prepared by Morgan Consulting
arising from: Engineers.
a) altered stormwater quality or flows, and
b) wastewater (other than contaminated
stormwater and sewage), and
c) the creation or expansion of non-tidal artificial
waterways, and
(2) by demonstrating it complies with the SPP
code: Water quality (Appendix 3).
Development: Complies
(1) avoids the disturbance of acid sulfate soil by: Any identified acid sulfate soils can be
a) not excavating or otherwise removing soil or appropriately managed through an Acid Sulfate
sediment that contains acid sulfate soil (ASS), Soils Management Plan where required. The
and requirement for an Acid Sulfate Soils Report can
b) not permanently or temporarily extracting be conditioned to be addressed as part of a
groundwater that results in aeration of subsequent operational works application.
previously saturated ASS, and
c) not undertaking filling that results in moving
ASS below the water table, or
(2) ensures that the disturbance of ASS avoids or
minimises the mobilisation release of acid and
Development Assessment Report Page 12 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
metal contaminants by:
a) neutralising existing acidity and preventing
the generation of acid and metal
contaminants, and
b) preventing the release of surface or
groundwater flows containing acid and metal
contaminants into the environment.
NATURAL HAZARDS STATE INTEREST
Assessment Criteria Comment
(1) avoids natural hazard areas or mitigates the Complies
risks of the natural hazard to an acceptable or A very small portion of the site’s north western
tolerable level, and corner is identified as an erosion prone area. The
site is within an existing urban area, has previously
been developed and there are no signs of previous
erosion. Given the above it is not considered that
there is any actual risk of erosion to the site. No
other natural hazard areas are identified as
affecting the site. Development will be undertaken
in accordance with detailed engineering and
building certification.
(2) supports, and does not unduly burden, disaster Complies
management response or recovery capacity and As above it is not considered that there is any
capabilities, and actual risk to the site or proposed development
(3) directly, indirectly and cumulatively avoids an relating to natural hazards.
increase in the severity of the natural hazard and
the potential for damage on the site or to other
properties, and
(4) avoids risks to public safety and the
environment from the location of hazardous
materials and the release of these materials as a
result of a natural hazard, and
(5) maintains or enhances natural processes and
the protective function of landforms and
vegetation that can mitigate risks associated with
the natural hazard, and
(6) is not located in an erosion prone area within a Complies
coastal management district unless: As above it is not considered that there is any
a) it cannot feasibly be located elsewhere, and actual risk to the site or proposed development
b) is coastal-dependent development, or relating to erosion.
temporary, readily relocatable or able-to-be-
abandoned development, and
(7) that is the redevelopment of existing
permanent buildings or structures, is located
outside an erosion-prone area or, where this is not
feasible, redevelopment:
a) is located:
i. as far landward from the seaward property
boundary as possible, or
ii. landward of the seaward alignment of the
neighbouring buildings, and
b) provides space seaward of the development
within the premises to allow for the future
construction of erosion control structures,
such as a seawall, and
(8) proposes to undertake coastal protection work
(excluding beach nourishment) only as a last resort
Development Assessment Report Page 13 of 34
Material Change of Use for Medical Centre and Café
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
where coastal erosion presents an imminent threat
to public safety or existing buildings and
structures, and all of the following apply:
a) the property cannot reasonably be relocated
or abandoned, and
b) any coastal protection works to protect
private property is located as far landward as
practicable and on the lot containing the
property to the maximum extent reasonable,
and
c) the coastal protection work mitigates any
increase in coastal hazard risk for adjacent
areas.
6.3 REFERRAL
A review of State Assessment and Referral Agency (SARA) mapping and schedule 7 of the Sustainable
Planning Regulation 2009 has determined that the proposed development does not require referral to
SARA.
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the State Assessment and Referral Agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP
is not applied by local government in the assessment of development applications.
As no referral is triggered by the application the SDAP are not applicable.
Development Assessment Report Page 14 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
7.0 PLANNING SCHEME
Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Noosaville
Locality. An assessment of the applicable provisions of the Noosa Plan 2006 has been undertaken below.
7.1 DEFINITION
The proposed development is defined under the Noosa Plan as follows:
Commercial Business Type 2 Medical - The use of premises for the practice of human medicine and
therapies
Retail Business Type 2 Shop & salon - The use of premises for an activity that is generally found in a
shopping complex, strip or centre. The use includes a shop, hairdressing salon, appliance repairs,
alterations, dry cleaning and a café with dining facilities for up to 10 people.
Comment: The proposed development will be established in accordance with the above definitions.
7.2 LEVEL OF ASSESSMENT
In accordance with the assessment table of assessment for the Detached Housing Zone the proposal will
be subject to Impact Assessment.
7.3 DESIRED ENVIRONMENTAL OUTCOMES (DEO’S)
An assessment of the Desired Environmental Outcomes (DEO’s) for Noosa is provided below:
7.3.1 AGRICULTURAL USES
Comment: the proposed development does not constitute an agricultural use. Assessment against the
agricultural uses DEO is not applicable.
7.3.2 COMMERCIAL AND RETAIL USES
ELEMENT PROPOSAL
A hierarchy of centres with a range of Commercial and Retail business uses provide suitable
levels of amenity, service and access to the community, consistent with the community’s
location and needs and is based on—
i. a proportion of Noosa’s higher order needs Complies: The proposed development does not
fulfilled by centres in other areas, particularly compromise the ability of Noosa to fulfill a
the key regional centre of Maroochydore; proportion of their higher order needs from other
areas including Maroochydore.
ii. the Shire Business Centre, a Major Activity Complies: The subject site is not located within
Centre for the purposes of the SEQ Regional the shire business centre. The proposed
Plan and the highest order centre within the development does not compromise the
former Noosa Shire, developed in stages development of the shire business centre as the
consistent with the needs of the population of highest order centre.
the former Noosa Shire and areas to the
immediate south;
iii. protecting the long term viability of the Shire Complies: The proposed development will not
Business Centre as the principle business, retail compete with or compromise the long term
and administrative centre; viability of the shire business centre. The proposed
medical centre has been suitably collocated with
the Noosa Hospital, improving convenience for
patients and medical professionals by providing a
Development Assessment Report Page 15 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
ELEMENT PROPOSAL
purpose-built health care specialised precinct that
allows Noosa to capitalise on the economic and
social benefits that the co-location of related
services provides. The Shire Business Centre is
detached from the Noosa Hospital, and therefore
does not offer the level of convenience or
accessibility for patients nor the potential for the
consolidation of health care facilities for Noosa
Shire as that afforded by the subject site. The
Shire Business Centre does not provide the
opportunity to create a medical hub that results
from the proposals co-location with the Noosa
Hospital.
iv. recognising that it may be necessary to Complies: The proposed medical centre has been
increase floor space in existing centres to meet suitably collocated with the Noosa Hospital,
changing needs, provided any increased floor improving convenience for patients and medical
space does not impact on the successful professionals by providing a purpose-built health
operation and development of the Shire care specialised precinct that allows Noosa to
Business Centre; capitalise on the economic and social benefits that
the co-location of related services provides. The
proposed development will not compete with or
impact on the shire business centre.
v. business centres at Cooroy, Noosa Junction, Complies: While the proposed development is not
Noosaville and Tewantin; located within an existing business centre of
Noosaville, it does not result in a new business
centre by nature of the specific medical use. The
proposed medical centre has been suitably
collocated with the Noosa Hospital, improving
convenience for patients and medical professionals
by providing a purpose-built health
care specialised precinct that allows Noosa to
capitalise on the economic and social benefits that
the co-location of related services provides.
Further, the site is highly accessible having good
access to higher order roads, public transport
infrastructure and active transport infrastructure.
The proposed medical centre does not compromise
the hierarchy of centres.
vi. neighbourhood or visitor centres at Peregian Complies: While the proposed development is not
Beach, Sunrise Beach, Sunshine Beach, Noosa located within an existing neighbourhood or visitor
Heads, Noosaville, Tewantin, Cooroibah and centre of Noosaville, it does not result in a new
Teewah; business centre by nature of the specific medical
use. The proposed medical centre has been
suitably collocated with the Noosa Hospital,
improving convenience for patients and medical
professionals by providing a purpose-built health
care specialised precinct that allows Noosa to
capitalise on the economic and social benefits that
the co-location of related services provides.
Further, the site is highly accessible having good
access to higher order roads, public transport
infrastructure and active transport infrastructure.
The proposed medical centre does not compromise
the hierarchy of centres.
vii. the town of Pomona and the village centres of Not applicable: The subject site is located within
Kin Kin, Boreen Point and Cooran; Noosaville.
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ELEMENT PROPOSAL
viii. Uses that comprise a large component of Complies: The subject site is not intended by the
Commercial and Retail business uses or other planning scheme to be used for industrial business
non-industrial uses are not located on land that uses.
is otherwise intended for Industrial business
uses;
ix. Home-based business uses that contribute to Not applicable: The proposal is not for a home-
the economy of Noosa, but do not reduce based business.
surrounding residential amenity or
environmental values; and
x. energy efficiency and water conservation Complies: The development will incorporate
principles. energy efficiency and water conservation principles
where practical and viable. The development
includes awnings and roof overhangs which will
shade building facades. The development also
incorporates large windows and openings. These
design measures will help maintain thermal
comfort and reduce the need for artificial heating
and cooling.
Community implications of Commercial & Retail Uses:
Residents and visitors use commercial & retail Complies: The proposed development includes a
facilities on a day-to-day basis. The character high quality architectural design with building
and design of the establishments in which such articulation and variation in building material and
business facilities are conducted are therefore a treatments. The proposal also includes a high
significant influence on resident and visitor quality landscape design to soften the built form of
perception of Noosa. the development and ensure it presents
attractively to all site boundaries. A Traffic Impact
Assessment has also been prepared for the
development to ensure that the medical centre is
highly functional and easy to use.
Features such as human scale, development Complies: The proposal maintains a low rise built
integrated with surrounding built form and form with a high quality integrated landscape
landscape fabric, visual relationships between design to ensure that the medical centre maintains
indoor spaces and outdoor spaces, low key a human scale, appropriately integrates with the
informal atmospheres and low stress traffic surrounding built form and landscape fabric and
environments play a key role in characterising maintains a relationship with internal and external
commercial and retail facilities in Noosa. These spaces. A Traffic Impact Assessment has been
features are recognised and sought by the carried out for the proposed development to
Noosa community and distinguish facilities in ensure a safe and efficient traffic environment.
Noosa from those in other Sunshine Coast and
south-east Queensland areas.
Commercial and retail facilities that recognise Complies: The proposal includes a high quality
and reflect the natural character and landscape design that uses locally endemic species
environment values of Noosa will assist in to reflect the natural character and environmental
achieving sustainable economic and values of Noosa.
employment growth across a range of industry
sectors.
Home-based businesses reduce demands on Not applicable: The proposal does not involve a
transport infrastructure and for land resources home based business use.
for business purposes. They involve minimal
capital outlays and allow for child supervision in
the home. Such businesses will often be small
scale knowledge economy businesses which
are sophisticated businesses involving a high
turnover and profit and may equally have
insignificant impacts on neighbouring
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ELEMENT PROPOSAL
properties.
Businesses use energy efficiency principles in Complies: The development includes awnings
design and minimise the reliance on fossil fuels and roof overhangs which will shade building
for thermal comfort and water heating. facades. The development also incorporates large
windows and openings. These design measures
will help maintain thermal comfort and reduce the
need for artificial heating and cooling.
Protecting the long term viability of the Shire Complies: An Economic Needs Analysis has been
Business Centre may mean setting aside short prepared for the development. The Analysis found
term needs to ensure the medium-long term that the older age profile of the Noosa community
implementation of the centre. No other centres is expected to generate strong and ongoing
or major retail and commercial development demand for health care services. The proposed
are intended within the coastal urban medical centre has been suitably collocated with
settlements, with the exception of those the Noosa Hospital and presents an opportunity to
servicing predominantly neighbourhoods and consolidate health care facilities reducing the need
local communities. for Noosa residents to travel outside their local
area to access specialist health care services. The
proposed development does not result in a new
centre or a major retail or commercial
development will not compete with or compromise
the long term viability of the Shire Business
Centre.
Existing centres in Noosa serve different roles Complies: The proposed medical centre has been
and will strive to find a market edge, suitably collocated with the Noosa Hospital,
strengthen their market position and reinforce improving convenience for patients and medical
their individual identities as a means of professionals by providing a purpose-built health
retaining their competitiveness within the care specialised precinct that allows Noosa to
established retail hierarchy. capitalise on the economic and social benefits that
the co-location of related services provides.
Further, the Economic Needs Analysis found that
the proposed development will not undermine the
existing centre hierarchy of Noosa and will actually
complement and enhance the vibrancy, vitality and
performance of the centres network for Noosa. It
is noted that while not included within a centre
zone, the Noosa Professional Centre exists along
Goodchap Street within close proximity of the site.
This centre does not however provide capacity to
cater for the existing demand for medical services
within the area.
7.3.3 COMMUNITY USES AND FACILITIES
Comment: the proposed development does not constitute a community use. Assessment against the
community uses and facilities DEO is not applicable.
7.3.4 HERITAGE
Comment: the subject site is not identified as being of heritage value and the subject site does not adjoin
any places of heritage significance. Assessment against the Heritage DEO is not applicable.
7.3.5 INDUSTRIAL BUSINESS USES
Comment: the proposed development does not constitute an industrial use. Assessment against the
industrial business uses DEO is not applicable.
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7.3.6 NATURAL RESOURCES
The purpose of the Natural Resources DEO is as follows:
Renewable natural resources are used sustainably and non-renewable natural resources are used
prudently. The use of natural resources does not have a significant adverse impact upon other land uses.
Natural resources include—
i. water;
ii. fisheries and forest resources;
iii. coastal resources;
iv. soil resources; and
v. extractive and mining resources.
Comment: A Stormwater Management Plan prepared by Morgan Consulting Engineers is attached. The
stormwater management measure proposed will ensure the appropriate treatment of stormwater runoff
from the proposed development prior to discharge from the site. This will contribute to the maintained
water quality of the Noosa River system and other watercourses. The proposed development does not
impact on any of the other abovementioned natural resources.
7.3.7 OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS
The purpose if the Open Space, Environment and Conservation Functions DEO is as follows:
Networks of open space and natural habitat, vegetated lands, and riparian zones along watercourses—
i. are sensitively managed and protected from any adverse impacts, including cumulative impacts,
resulting from development;
ii. set Noosa apart from other coastal parts of south-east Queensland by strongly protecting the
natural environment;
iii. support the economy through the tourism industry;
iv. define the boundaries to or of each of the distinct urban localities of Noosa;
v. protect water quality, landscape stability and biodiversity;
vi. provide passive, nature-based recreational and educational opportunities;
vii. enhance visual amenity; and
viii. provide linkages beyond Noosa’s boundaries.
Comment: The subject site is located within an existing urban area and does not include any identified
natural habitat, significant vegetation or riparian zones. The development proposes deep planted
landscaping which will include locally endemic plant species. The proposed landscaping will help maintain
the character of Noosa, integrate the natural environment and enhance the visual amenity of the
surrounding area.
7.3.8 SPORT AND RECREATION USES
Comment: the proposed development does not constitute a sport and recreation use. Assessment against
the sport and recreation uses DEO is not applicable.
7.3.9 RESIDENTIAL USES
While the proposed development does not constitute a residential use, it is located within a residential area
and assessment against the residential uses DEO is considered relevant and has been included below.
ELEMENT PROPOSAL
Urban and rural settlement for residential use is developed to be consistent with—
i. the planned capacity for roads, community Complies: The proposed development can be
services and infrastructure for the particular connected to all essential urban infrastructure
locality; networks as demonstrated by the attached
Engineering Services Assessment prepared by
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ELEMENT PROPOSAL
Morgan Consulting Engineers. The attached Traffic
Impact Assessment Report prepared by Road Pro
Development found that after the completion of
the development the existing traffic network will
continue to operate with spare capacity and the
impact of development traffic on the operational
performance of the external road network will be
insignificant. The proposed development will
provide a valuable community service by
increasing provision of high quality medical
facilities which is anticipated to be in high demand
by the attached Economic Needs Analysis.
ii. the expectations of Noosa’s population to have Complies: The proposed development does not
access to a broad range of safe, secure and prevent the establishment of a broad range of
affordable housing; safe, secure and affordable housing in Noosa.
iii. the expected character and amenity for the Complies: The prevalent form of development
particular locality; within the surrounding area will remain as
detached housing. The proposal achieves a
contemporary architectural design that maintains a
low rise built form and residential character
elements and incorporates an attractive landscape
design to ensure the development integrates
affectively with existing development. The
proposal also achieves a large setback of 4.9m-
6.425m to adjoining residential premises. A noise
impact assessment has also been prepared for the
development which confirms that noise can be
attenuated to acceptable levels. These measures
will ensure that the development does not impose
any unreasonable impacts on existing residential
character or amenity.
iv. the landform, natural environmental and Complies: The subject site is located within an
climatic conditions of the locality; existing urban area and does not include any
identified natural habitat, significant vegetation or
riparian zones. The development proposes deep
planted landscaping to all site boundaries which
will include locally endemic plant species. This will
ensure the development integrates with the
natural environment and landscape character of
the locality. The development includes awnings,
roof overhangs and large windows and openings
to respond to the regional climate.
v. energy efficiency and water conserving design Complies: The development will incorporate
principles; energy efficiency and water conservation principles
where practical and viable. The development
includes awnings and roof overhangs which will
shade building facades. The development also
incorporates large windows and openings. These
design measures will help maintain thermal
comfort and reduce the need for artificial heating
and cooling.
vi. convenience and accessibility to urban services; Complies: An Engineering Services Assessment
and prepared by Morgan Consulting Engineers is
attached. The report assessed the potential for the
proposed development to be connected to
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ELEMENT PROPOSAL
essential engineering services within the local
area. The report found that there are no
significant engineering issues in relation to the
proposed development that would preclude the
development from being approved by Council. The
site is highly accessible having good access to
higher order roads, public transport infrastructure
and active transport infrastructure. The proposal
represents infill development within close proximity
to a variety of services, facilities and infrastructure
in accordance with sound town planning principles.
vii. suitable separation from incompatible land Complies: The proposed development does not
uses. present an incompatible land use. A number of
design measures have been incorporated into the
proposed development to ensure no detrimental
amenity impacts result and the development is
compatible with surrounding residential land uses.
The proposal achieves a contemporary
architectural design that maintains a low rise built
form and residential character elements and
incorporates an attractive landscape design. The
proposal achieves a large setback of 4.9m-6.425m
to adjoining residential premises. The proposal
includes landscaping to all site boundaries to
soften the built form of the development and
screen car parking areas to ensure the proposal
presents attractively to all site boundaries.
Accompanying reports demonstrate that no traffic
or noise impacts will result.
Community implications of Residential Use:
The values identified in the Community Vision Complies: The proposed development reflects a
are a major element of attraction to those who number of the key principles outlined in the
chose Noosa as a place to live. Residential community vision for Noosa. The proposal
environments have a significant role in the supports community wellbeing by addressing an
maintenance of those values. identified short fall in medical facilities in Noosa.
The medical centre also represents a significant
construction project and ongoing employment
opportunity for medical professionals and therefore
supports a strong sustainable economy. The
proposal promotes environmental excellence and
sustainability as the subject sites does not contain
any significant environmental attributes and
incorporates best practice stormwater
management to ensure the continued quality of
Noosa’s waterways. The proposal also includes a
contemporary architectural design with residential
character elements and extensive landscaping to
maintain the “Noosa Style”.
The impact of residential development on Complies: The proposal is not for residential
Noosa’s natural resources, open space and development but does achieve this element of the
clean environment, as well as the degree to residential uses DEO. The subject site is located
which development is integrated with the within an existing urban area and does not include
landform and landscape will have a significant any identified natural habitat, significant
bearing on residents’ perceptions of the place vegetation or riparian zones. The development
they live, Noosa’s character and natural proposes deep planted landscaping which will
environment and residents’ lifestyle. include locally endemic plant species. The
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ELEMENT PROPOSAL
proposed landscaping will help maintain the
character of Noosa, integrate the natural
environment and enhance the visual amenity of
the surrounding area.
In rural areas, the predominant land use is Not applicable: The site is not located within a
open space or farming. Urban or rural rural area. The proposal will not impact on open
settlement can have a significant impact on the space or farming land uses.
role performed by those land uses.
Urban or rural settlement that is not sensitive Complies: The proposed development is
to the community values would create less compatible with many of the key principles of the
desirable living environments and ultimately an Community Vision for Noosa as demonstrated
urban form that undermines those values. In above.
addition, such development threatens economic
sectors, particularly tourism.
The quality lifestyle sought by residents of Complies: Extensive design considerations have
Noosa also demands high standards of been incorporated into the development to ensure
residential amenity. Factors such as density, the existing standards of residential amenity are
noise, accessibility to community services and maintained. Some of these include maintaining a
infrastructure, security, traffic and aesthetics low rise built form, including an attractive
are of significance. architectural design with residential character
design elements, including landscaped screening
to car parking areas, including extensive
landscaping to all site boundaries, including a large
setback of 4.9m-6.425m to adjoining residential
premise, ensuring traffic is consistent with the
capacity of Goodchap Street and incorporating
acoustic attenuation measures. The proposal will
increase access to community services and
infrastructure by addressing an identified short fall
in medical facilities in Noosa.
The above aspects are factors that assist in Complies: The proposed development has
making Noosa distinct from other urban and demonstrated compliance with the above aspects.
rural settlement environments in south-east
Queensland.
Residential development is to use energy Complies: The proposal is not for residential
efficiency principles in design and minimise the development but does achieve this element of the
reliance on fossil fuels for thermal comfort and residential uses DEO. The development will
water heating. incorporate energy efficiency and water
conservation principles where practical and viable.
The development design includes awnings and
roof overhangs which will shade building facades
and help maintain thermal comfort. Energy
efficient water heating devices can be installed.
Factors such as changing demographics, Complies: The proposal is not for residential
changing composition of households, ageing development but does address demographic
and in-migration to Noosa alter the housing change in Noosa as demonstrated by the attached
needs of the community. Whilst it is necessary Economic Needs Analysis. Noosa is expected to
to cater for these changing needs, resultant experience a growth of more than 5,100 persons
development should not impact on the amenity aged 65+ between 2016 and 2031 which will
of residential neighbourhoods or environmental generate strong and ongoing demand for health
values. and medical services. By 2016 there will be an
estimated demand for 58 full time equivalent GPs
and 85 specialists to cater for the needs and
demands of the residents of Noosa. This demand
is higher than the national average given the
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ELEMENT PROPOSAL
characteristics of the Noosa community. The
proposed medical centre will help address these
changing needs of Noosa. The proposed
development will not result in unreasonable impact
on residential amenity of the surrounding area or
the environmental values of Noosa as
demonstrated in the above responses to the
applicable elements of the residential uses DEO
and throughout this report.
Noosa’s urban and rural settlements not only Complies: The proposal is not for a residential
satisfy the needs and aspirations of residents, use but will help meet the health care needs of
but in many cases meet the requirements of both residents of and visitors to Noosa. By 2016
visitors. This extends to residents and visitors there will be an estimated demand for 58 full time
being attracted to the same forms of equivalent GPs and 85 specialists to cater for the
accommodation, which can cause some level of needs and demands of the residents of and visitors
conflict. to Noosa. The proposed medical centre will help
address these changing needs of Noosa.
Population growth resultant from residential Complies: Noosa is expected to experience a
development has significant potential to impact growth of more than 5,100 persons aged 65+
on the economic provision of community between 2016 and 2031 which will generate
services and infrastructure. Proper planning strong and ongoing demand for health and
and commonsense dictate that the medical services. By 2016 there will be an
commitments made for residential development estimated demand for 58 full time equivalent GPs
should coordinate with the ability to provide and 85 specialists to cater for the needs and
the resultant communities with water, demands of the residents of Noosa. This demand
sewerage, community services, roads and the is higher than the national average given the
like. As a consequence, planning commitments characteristics of the Noosa community. The
made within this scheme are designed for proposed medical centre will help address these
consistency with the existing or planned changing needs of Noosa.
capacity of the various community services and
infrastructure.
7.3.10 TOURISM
Comment: the proposed development does not constitute a tourism related use or impact tourism
operations within Noosa. No further assessment against the tourism DEO is required.
7.3.11 TRANSPORT AND MOBILITY FUNCTIONS
The purpose of the Transport and Mobility Functions DEO is as follows:
Community access for all is provided to a range of safe and efficient transport choices appropriate to
community needs considering the location of residential uses, community and shopping facilities, leisure
opportunities and employment. These transport choices include—
i. affordable community transport, including on the roads and the Noosa River;
ii. private vehicle;
iii. cycling; and
iv. walking.
Comment: The site is highly accessible having good access to higher order roads, public transport
infrastructure and active transport infrastructure. The site is located within proximity to a number of
existing bus stops located along Goodchap Street including one located at the frontage of the site. The site
has good connections to active transport infrastructure with existing pedestrian/cyclist pathways located
on both sides of Goodchap Street. The site also has good access to the higher order road network being
located within proximity to both Eumundi Noosa Road and Hilton Terrace.
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7.3.12 INFRASTRUCTURE AND SERVICES
The purpose of the Infrastructure and Services DEO is as follows:
i. The efficient provision and use of services such as water, sewerage, power, telecommunications
and waste disposal caters for the needs of residents and visitors, relative to their location within
Noosa.
ii. The ongoing viability of existing infrastructure services and facilities are protected from the
impacts of future development.
Comment: The proposed development can be connected to all essential urban infrastructure networks as
demonstrated by the attached Engineering Services Assessment prepared by Morgan Consulting Engineers.
The attached Traffic Impact Assessment Report prepared by RoadPro Development found that after the
completion of the development the existing traffic network will continue to operate with spare capacity and
the impact of development traffic on the operational performance of the external road network will be
insignificant. The proposal represents infill development and will maximise the efficient use of existing
infrastructure. The proposal represents infill development within close proximity to a variety of services,
facilities and infrastructure in accordance with sound town planning principles.
7.4 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Natural hazard: bushfire and acid sulfate soils overlay
The site is identified as being subject to both
low potential and high potential acid sulfate soil
areas.
In accordance with Table 13.6 the proposal has
been assessed against the natural hazards
overlay code in the attached code assessment.
7.5 LOCALITY PLAN
The site is included within the Noosaville locality.
An assessment of the overall outcomes of the Noosaville locality is provided below:
Overall Outcomes Comment
a) New uses and works are located, designed Complies:
and managed to—
i. be compatible with other uses and i. The proposed development has been
works; suitably collocated with the Noosa Hospital
and maintains a low rise built form.
ii. maintain the safety of people and works; ii. The subject site is relatively unconstrained
by natural hazards and the development has
been designed in accordance with the
applicable planning scheme codes, planning
scheme policies and Australian Standards to
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Overall Outcomes Comment
ensure the maintained safety of people and
works.
iii. avoid significant adverse impacts on the iii. The proposal achieves a contemporary
amenity enjoyed by users of other architectural design that maintains a low rise
premises, including acoustic and visual built form and incorporates an attractive
qualities; and landscape design. The proposal also
achieves a large setback of 4.9m-6.425m to
adjoining residential premises. A noise
impact assessment has also been prepared
for the development which confirms that
noise can be attenuated to acceptable levels.
iv. avoid significant adverse effects on the iv. The site is located within a well-established
natural environment, including native urban environment and is not identified as
habitat removal, fragmentation and having any environmentally significant
attrition; attributes. A Stormwater Management Plan
has been prepared for the development to
ensure there are no negative environmental
effects from stormwater leaving the site.
b) Development is consistent with the Priority Complies: The subject site is located with the
Infrastructure Plan in Part 15. Priority Infrastructure Area and the development
will be provided with connections to all essential
urban infrastructures.
c) Noosaville retains its role as a focus for visitor Complies: The proposal increases the range of
accommodation and services in the Shire; services on offer for both residents and visitors or
Noosaville.
d) Attached accommodation is focussed on the Not applicable: The proposed development does
areas closest to the Noosaville Business not involve attached accommodation.
Centre, in areas with good public transport
facilities and in areas with ready access to the
recreation features of the locality.
e) Urban detached housing is contained to the Not applicable: The proposed development does
Detached Housing, Semi-Attached Housing & not involve detached housing.
Attached Housing Zones.
f) The resident population is accommodated in Not applicable: The proposed development does
both Detached housing and Multiple housing not involve residential uses.
forms with high levels of residential amenity;
g) Substantial sites are protected for resort Not applicable: The subject site is not
developments where they focus on Noosa’s considered to be a substantial site for a resort.
natural low key outdoor appeal and cultural
values;
h) The mixed urban character of Noosaville is Complies: The proposed development will
maintained through the retention of older contribute to the mixed urban character of
building forms and the introduction of new Noosaville. The medical centre constitutes a low
buildings that complement old building forms rise built form with a high level of articulation,
by incorporating low rise, low scale, well- differentiation in building materials and a varied
articulated buildings, lightweight building roof form.
materials and pitched roof forms that
contribute to the skyline;
i) Significant retail and commercial uses provide Complies: The proposed development will
residents and visitors with a range of low to increase the range of services on offer in
high order goods and services; Noosaville. The attached Economic Needs Analysis
prepared by Urban Economics found that there is a
need for increased provisions of medical related
development in Noosaville and the surrounding
area.
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Overall Outcomes Comment
j) Business centres are significant employment Complies: While the development is not located
nodes and are serviced by public transport; within an existing business centre, nor will result in
a new business centre, the proposed development
will increase employment opportunities within
Noosaville and the surrounding area. The medical
centre is expected to provide jobs for some 70 to
80 practitioners and support staff. The site has
good access to public transport infrastructure
being within proximity to a number of existing bus
stops located along Goodchap Street including one
located at the frontage of the site.
k) A public open space corridor extends along Not applicable: The subject site is not located
the foreshores of the Noosa River from within proximity to the Noosa River foreshore.
Munna Point to Hilton Esplanade;
l) Areas of native remnant or regrowth Not applicable: The site does not contain any
vegetation, including their biodiversity and native remnant or regrowth vegetation.
habitat values are protected and retained in
their natural state;
m) The environmental and aesthetic values of Complies: The proposal does not adjoin any of
Noosa National Park, Keyser Island and the mentioned conservations areas and will not
Weyba Creek Conservation Parks; Noosa negatively impact the environmental and aesthetic
River and its foreshore; Lakes Doonella and values of any of the mentioned conservation
Weyba; Eenie and Weyba Creeks and their areas. A stormwater Management Plan has been
associated riparian communities are of the prepared for the development to ensure all
highest significance and have the highest required water quality objectives are met.
order of protection;
n) Gibson Road, part of Mary Street, Noosa Not applicable: The subject site does not have
Parade, Reef Street, Weyba Road, Walter Hay frontage to any of the mentioned roads.
Drive, Eenie Creek Road, Beckmans Road and
Eumundi-Noosa Road are protected as parts
of the Noosa’s major road network;
o) The function, safety and visual amenity of the Complies: The development will not impact the
Noosa’s major road network are protected; function, safety or visual amenity of Noosa’s major
road network.
p) The Noosa Airport off Weyba Drive, Complies: The proposed development will not
Noosaville is retained and operated as the affect Noosa Airport.
only commercial airport within Noosa;
7.6 ZONING
The site is included within the Detached Housing Zone.
An assessment of the overall outcomes of the Detached Housing Zone is provided below:
Overall Outcomes Comment
Single detached housing prevails which Complies: The prevalent form of development
maintains— within the surrounding area will remain as
a) low rise, low density development form; detached housing. The proposed development is
to accommodate the relocation of an existing
medical practice located within the Noosa
Professional Centre to the south of the subject site
which has outgrown its current premises. The
attached Economic Needs Analysis found that
there are no other nearby sites of a suitable size
and location that can accommodate the proposed
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Overall Outcomes Comment
development. The proposed medical centre has
been suitably collocated with the Noosa Hospital
and presents an opportunity to consolidate health
care facilities. The proposed development
maintains a low rise built form, includes residential
character design elements and incorporates siting
and design considerations to ensure the
development is compatible with surrounding
development and doesn’t cause any unreasonable
nuisance or amenity issues for surrounding
detached housing.
b) a high level of residential amenity consistent Complies: The proposal achieves a contemporary
with the varied character of the locality’s architectural design that maintains a low rise built
residential neighbourhoods; form and incorporates an attractive landscape
design. The proposal also achieves a large setback
of 4.9m-6.425m to adjoining residential premises.
A noise impact assessment has also been prepared
for the development which confirms that noise can
be attenuated to acceptable levels. These
measures will ensure that the development does
not impose any unreasonable impacts on existing
residential amenity.
c) allotment sizes and densities which are Complies: The surrounding locality is
consistent with the character of the particular characteristic of a variety of lot sizes and densities.
neighbourhood; The proposed development is consistent with
allotment sizes and densities currently existing
within Goodchap Street and the wider
neighbourhood.
d) building styles befitting the character of the Complies: The proposed development
locality and the regional climate, and which incorporates a high quality architectural design
respond to, and are integrated with, natural with residential character design elements. The
site characteristics including native development includes awnings, roof overhangs
vegetation; and large windows and openings to respond to the
regional climate. The site is not identified as
containing any native vegetation.
e) various styles and eras depicting a cross Complies: The proposal represents a
section of architectural development and the contemporary architectural design that will
history of Noosaville; and contribute to the varied architectural styles present
in Noosaville.
f) landscaping amongst buildings, retaining Complies: The proposal includes a high quality
trees and vegetation wherever practical; landscape design to all site boundaries and
between portions of the building that will
incorporate locally endemic plant species to reflect
the natural character and environmental values of
Noosa.
7.7 DEVELOPMENT CODES
In accordance with the applicable Tables of Assessment the following Codes are applicable to the proposal:
Noosaville Locality Code
Business Uses Code
Landscaping Code
Driveways and car parking code
Earthworks code
Development Assessment Report Page 27 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
Erosion and sediment control code
Existing services code
Transport roads and drainage code
Waste management code
Water sensitive design code
Water supply and sewage reticulation code
Comment: An assessment of the applicable codes has been included within Attachment 1. The code
assessment has determined that the proposed development generally complies with all outcomes of the
codes. Where probable solutions are not met, an alternative solution demonstrating compliance with the
corresponding specific outcome is provided (refer to Section 7.7.1 below). Where Specific Outcomes are
not met sufficient planning grounds are provided to justify the proposals conflicts with the Noosa Plan
2006 (refer to Section 7.8 below).
7.7.1 ALTERNATIVE SOLUTIONS
NOOSAVILLE LOCALITY CODE:
S9.1 Buildings and structures comply with the setbacks identified in Schedule 1 - Minimum
Boundary Setbacks.
Alternative Solution – The proposed development exceeds the required setback to Goodchap Street, the
northern boundary setback to Val Cresent and the southern side boundary setback. The development
proposes a varied setback to the site’s western boundary to Val Crescent of 2.08m – 16m (approx.). A
frontage setback of 6.0m to Val Crescent would typically be applicable in accordance with Schedule 1 of
the Noosa Plan.
Although a reduced setback is proposed to the rear of the site fronting Val Crescent, extensive buffer
landscaping is proposed to the rear of the site as shown on the attached Architectural Plans. This
landscaping will soften the built form of the development and screen large sections of the western building
façade to ensure the existing visual amenity is preserved for surrounding detached housing. The proposed
landscaping will include locally endemic species and will help maintain the character of Noosa by
integrating the development with the surrounding landscape. The attached Noise Impact Assessment has
also confirmed that noise can be attenuated to acceptable levels to further ensure the amenity currently
experienced by existing detached housing is maintained. The development has also avoided large areas of
continuous wall planes by varying the building setback. The proposed development complies with the
corresponding Specific Outcome O9 of the Noosaville Locality Code.
7.8 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan 2006 has determined that the only
potential conflict with the Noosa Plan 2006 is with specific outcomes 11, 28, 29 & 33 of the Noosaville
Locality Code. These specific outcomes relate to consistent/inconsistent uses within the Detached Housing
Zone and the built form of the development.
It is considered that there are sufficient planning grounds to justify the proposal despite these conflicts in
accordance with Statutory Guideline 05/09 which provides guidance on matters that may be considered in
determining if there are sufficient grounds to justify a decision that conflicts with a relevant instrument
under sections 326(1)(b) or 329(1)(b) of the Sustainable Planning Act 2009.
The term sufficient grounds has been considered by the Planning and Environment Court and Statutory
Guideline 05/09 has been prepared with regard to these decisions of the court about this term. One of the
deciding matters to determine if there are sufficient grounds to justify a conflict with a planning scheme is
that there is urgent need for the proposal.
It is considered that there is an urgent need for the proposal as it has been identified that there is an
undersupply of medical facilities in Noosa and, as a result, there is likely to be a significant shortfall in the
Development Assessment Report Page 28 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
amount of medical services on offer for the ageing population of Noosa into the future. This is in
accordance with the example provided by Statutory Guideline 05/09 which uses residential care
accommodation to demonstrate the ‘urgent need for the proposal’ sufficient ground. The examples state
the following:
‘…there is an undersupply of residential care accommodation in the local government area and, as a result,
there is likely to be a significant shortfall in the amount of accommodation available in the next five
years...’
The urgent need for medical facilities in Noosa is evidenced by the attached Economic Needs Analysis
prepared by Urban Economics which found the following:
The Noosa population is characterised by a distinctly older population aged 60+, indicative of the
area’s popularity for retirees and the aged and a heightened propensity for access to health facilities.
Noosa is expected to experience a growth of more than 5,100 persons aged 65+ between 2016 and
2031 which will generate strong and ongoing demand for health and medical services.
Analysis of persons who identified as having a ‘Need for Daily Assistance’ within Noosa revealed some
2,700 persons or 4.8% of the population who would have a particularly high propensity for access to
health and medical services. This need is most acute within Tewantin which had a very high 850
persons or 8.4% of the population having a need for daily assistance.
By 2016 there will be an estimated demand for 58 full time equivalent GPs and 85 specialists to cater
for the needs and demands of the residents of Noosa. This demand is higher than the national
average given the characteristics of the Noosa community.
The demographic characteristics of the community are indicative of a particularly strong propensity for
demand for health and wellbeing services. The Catchment Area is characterised by a growing, aged
population who would require access to a broad range of health care services. The proposed medical
centre would cater to a need of accessibility, convenience and availability of health care services
which are particularly important to this demographic.
In particular, it is Urban Economics’s opinion that the level of demand for medical practitioners within
Catchment Area would be higher than the national average given the characteristics of the
community, suggesting that the community is somewhat under serviced by clinical practitioners at this
point in time.
By improving the level of access to health services in the Catchment Area, the medical centre would
have the potential to help to improve the overall health of the community, including addressing the
identified population health issues in the locality. This would provide on-flowing economic benefits
such as increased workforce productivity and lower long-term strain on the public health system.
There are no purpose built health and specialist centres of the nature proposed within the Noosa
Shire.
There are no other premises offering 1,000m 2 of contiguous space for the relocation of Noosa
Radiology. More particularly, there are no vacant and appropriate health premises that would
maintain the proximity to the Noosa Hospital and convenience for patients as afforded by the subject
site.
The location of the proposed medical centre opposite the Noosa Hospital would create a ‘hub’ that
allows Noosa to capitalise on the economic and social benefits that the co-location of related services
provides.
The findings of the Economic Needs Analysis prepared by Urban Economics demonstrate and conclude:
There is a clear and pressing need for the development of a purpose-built health care centre that would
consolidate health care facilities within the one location, reducing the need for Noosa residents to travel
outside their local area to access radiology services and other specialist treatment.
Further, the proposed specialist health centre would have a net positive economic and social benefit for
the Noosa community and would not undermine the existing centres hierarchy. More particularly, it is
Urban Economics’s opinion that the proposed specialist health centre will complement and enhance the
vibrancy, vitality and performance of the centres network for Noosa.
Development Assessment Report Page 29 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
Page 30
KHA DEVELOPMENT MANAGERS – 15180 December 2015 The only centre location that could possibly accommodate a purpose built health care centre as proposed is the Shire Business Centre. However as discussed in the Economic Needs Analysis, the Shire Business Centre is detached from the Noosa Private Hospital, and therefore does not offer the level of convenience or accessibility for patients nor the potential for the consolidation of health care facilities for Noosa Shire as that afforded by the subject site. The Shire Business Centre does not provide the opportunity to create a medical hub that results from the proposals co-location with the Noosa Hospital. Accordingly there are sufficient planning grounds in the community interest to justify the proposals conflict with specific outcomes 11, 28, 29 & 33 of the Noosaville Locality Code in accordance with Statutory Guideline 05/09 and sections 326(1)(b) or 329(1)(b) of the Sustainable Planning Act 2009. Development Assessment Report Page 30 of 34 Material Change of Use for Medical Centre and Café 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Medicentre Property No 2 Pty Ltd to
support a Development Application for Material Change of Use for commercial business type 2 medical and
Retail business Type 2 shop in respect of land at 52-58 Goodchap Street & 3-7 Val Crescent, Noosaville,
legally described as Lots 6-9 RP138011 & 13-15 RP151414.
Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Noosaville
Locality.
This report has demonstrated that the establishment of the proposed development on the subject site is
warranted. The assessment of the proposed development against the relevant sections of the Noosa Plan
2006 and the relevant State level requirements indicates that the use demonstrates general compliance
with all relevant provisions.
Grounds for approval are included as follows:
The proposal has demonstrated compliance with the Desired Environmental Outcomes (DEO’s) of the
Noosa Plan 2006;
The proposed development complies with the overall outcomes for the Noosaville locality;
The proposed development complies with the overall outcomes for the Detached Housing Zone;
The development generally complies with all outcomes of the relevant Planning Scheme codes. Where
probable solutions are not met, an alternative solution demonstrating compliance with the
corresponding specific outcome is provided;
The development generally complies with all outcomes of the relevant Planning Scheme codes. Where
Specific Outcomes are not met sufficient planning grounds in the community interest are provided to
justify the proposals conflicts with the Noosa Plan 2006;
The proposed development demonstrates compliance with all relevant State level development
assessment requirements;
The proposed development is to accommodate the relocation of an existing specialist medical practice
(Noosa Radiology) located within the Noosa Professional Centre to the south of the subject site which
has outgrown its current premises. The attached Economic Needs Analysis found that there are no
other nearby sites of a suitable size and location that can accommodate the proposed development;
The location of the proposed medical centre opposite the Noosa Hospital would create a ‘hub’ that
allows Noosa to capitalise on the economic and social benefits that the co-location of related services
provides;
The proposed development will result in a significant economic benefit for Noosaville and is expected
to provide jobs for some 70 to 80 practitioners and support staff;
The Economic Needs Analysis demonstrates sufficient planning grounds in the community interest
including:
o There is a clear and pressing need for the development of a purpose-built health care
centre that would consolidate health care facilities within the one location, reducing the
need for Noosa residents to travel outside their local area to access radiology services and
other specialist treatment;
Development Assessment Report Page 31 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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KHA DEVELOPMENT MANAGERS – 15180 December 2015
o The proposed specialist health centre would have a net positive economic and social
benefit for the Noosa community and would not undermine the existing centres hierarchy.
More particularly, it is Urban Economics’s opinion that the proposed specialist health
centre will complement and enhance the vibrancy, vitality and performance of the centres
network for Noosa.
Based on the above, it is considered that the proposed development warrants approval from Council
subject to the imposition of reasonable and relevant conditions.
Development Assessment Report Page 32 of 34
Material Change of Use for Medical Centre and Café
52-58 Goodchap Street & 3-7 Val Crescent, Noosaville
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ATTACHMENT 1 PROPOSAL OVERVIEW PREPARED BY NOOSA RADIOLOGY [OCR of page images] ATTACHMENT 1 PROPOSAL OVERVIEW PREPARED BY NOOSA RADIOLOGY
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noosa radiology 17" December 2015 To Whom It May Concern, Please find attached our DA application for 52-58 Goodchap Street and 3-7 Val Crescent. The goal of the site is to: 1. Increase the provision of Radiology services locally 2. Provide supplementary services to Noosa Hospital 3. Accommodate a medical education training facility By doing this we will: 1. Increase the range of specialist health care services available locally 2. Enable new health care services to our region 3. Promote Noosa in both health care vocation or training Increase the provision of Radiology services locally Noosa Radiology has been in practice since 2009. We have a multimodality practice, independently owned and operated, offering MRI, CT, Ultrasound, Fluoroscopy, Mammography, Nuclear Imaging, DEXA, Xray, Dental imaging and Interventional Radiology. Since then and over that time we have introduced the 1% MRI, cardiac capable CT, digital and 3D mammography and radiofrequency units. Our goal is to provide access to patients and their referrers to all of their imaging services locally and in one clinic. As Radiology continues to evolve, we require additional space in a 9a certified building, in a hospital colocation to continue to achieve this. There is currently no alternatives for this in Noosa. In this new facility the following would be provided in addition to the existing imaging services, both currently not available in our region: 1. PET Imaging — Gold standard in Oncology Evaluation. 2. Angiography Suite — Gold standard in Cardiology and Vascular Surgery PET has recently been installed in Buderim and will be installed at Kawana. PET would supplement our existing oncology treatment services at Noosa Hospital. Currently, Radiation Oncology services are only available in Nambour and Maroochydore. This facility would also be able to accommodate this service. The goal would be to service all cancer patient’s locally in every aspect of their care. Heart disease is the number 1 killer in our community. We do not have an angiography suite in our region to service cardiac patients. There is an old saying in cardiology, “time is muscle”. Currently patients in our community have the delay of travel to Noosa Hospital, assessment, transfer to Buderim or Kawana, reassessment, then treatment. An angiography suite requires colocation with a Hospital. This will facilitate both Cardiology and Vascular Surgery services locally. noosaville medical & professional centre 90 goodchap street, noosaville phone: 07 5440 9700 email: [email protected] fax; O7 5440 9777 web: www.ncosaradiology.com.au
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Access to supplementary services to Noosa Hospital Currently Noosa Hospital has no capacity for new specialists. There will be an increased number of specialists coming to the Sunshine Coast with the opening of the new Kawana Public Hospital. To attract the best specialists to work in Noosa, but they need a suitable place to practice. There are several deficiencies currently in outpatient services in our region, most notably in relation to Cardiology, Obstetrics, Paediatrics, Rheumatology and Gastroenterology. Colocation development is present in the majority of Public and Private Hospitals around Australia. Locally there are examples at the Nucleus Suites, Buderim, Pulse, Kawana and Genesis Radiation Oncology, Nambour. Not only does colocation allow healthcare efficiency and allows more specialists to work in a Hospital precinct, there are several healthcare regulations that necessitate it, particularly in relation to PET and angiography. We will supply a supplementary independent healthcare report to give you these details in case they are not familiar to you. There are many procedures being performed in Nambour, Kawana and Buderim each day that should be performed locally. In addition, the facility would give QLD health an option for providing relevant services in Noosa. Medical education training facility Lightbox radiology Education has been in operation since 2010, providing education to a wide range of Healthcare Professionals, Universities and Hospital Departments both domestically and internationally. This facility would accommodate a state of the art medical training centre as well providing a venue for hosting local clinical meetings to discuss optimal management of our patients. This would also give the opportunity for a University Clinical School to be on site at Noosa Hospital. Thank you for your consideration. If you have any queries or require further information | am happy to meet with you before Monday 21% December, when our application will be submitted. Please contact me or our Practice Manager, Sandy Rogers on 07 5440 9700 to arrange a time convenient for you. Yours sincerely, Dr Drew McMenamin
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ATTACHMENT 2
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
[OCR of page images]
ATTACHMENT 2
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
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NOOSAVILLE LOCALITY CODE
Division 17 – Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Specific Outcomes Probable Solutions Proposal
11.9 Effects of use
Amenity No solution provided Complies – The proposal achieves a
O1 Uses are located, designed and contemporary architectural design that
operated to avoid significant adverse maintains a low rise built form and
changes to the light, air quality, noise, incorporates an attractive landscape
accessibility or other conditions enjoyed design. The proposal also achieves a
by users of associated, adjoining or large setback of 4.9m-6.425m to
nearby uses. adjoining residential premises. A noise
assessment has been prepared for the
development which confirms that noise
can be attenuated to acceptable levels.
A Traffic Impact Assessment has also
been prepared for the development to
ensure that the development is highly
functional and does not have any
unreasonable negative impacts on
existing accessibility of the surrounding
area. These measures will ensure that
the development does not impose any
unreasonable impacts on conditions
enjoyed by associated, adjoining or
nearby uses.
Major Road Network No solution provided Complies – The proposed development
O2 Through traffic in Noosaville uses does not direct traffic towards Gympie
Gibson Road or Eenie Creek Road, Terrace.
ensuring the visual amenity of Gympie
Terrace is protected with a consequent
enhancement of visitor and recreation
opportunities and benefit to businesses
along Gympie Terrace.
Visual amenity No solution provided Complies – The proposed development
O3 The visual amenity and character will not impact on the visual amenity of
surrounding the major road network is the major road network. The proposed
protected and enhances the development will enhance the existing
recognisable entrance to Noosaville character through new landscape
through— frontage treatment.
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 accessways.
Neighbourhood identities No solution provided Complies – The prevalent form of
O4 The separate identities of the development within the surrounding
various residential neighbourhoods area will remain as detached housing.
remain important and distinct elements The proposed medical centre has been
of the residential character of suitably collocated with the Noosa
Noosaville. Hospital. The development maintains a
low rise built form, achieves a high
quality architectural design and includes
an attractive landscape design to ensure
that the medical centre maintains a
human scale, presents attractively to all
site boundaries and appropriately
integrates with the surrounding built
form and landscape fabric. The
development will not compromise the
separate neighbourhood identities.
Lake Entrance Boulevard No solution provided Not applicable – No new lots are
O5 There is no increase in the number proposed and the subject site does not
of lots that gain access via Lake gain access via Lake Entrance
Entrance Boulevard. Boulevard.
Page 38
Specific Outcomes Probable Solutions Proposal
Airport No solution provided Not applicable – The subject site is
O6 Development and use of premises not located within 750m of the Noosa
within 750m of the airport do not cause Airport.
an obstruction or other potential hazard
to aircraft movement associated with
the airport by the way of—
a) the physical intrusion of buildings or
other structures into aircraft take-off
and approach flight paths;
b) attracting birds or bats to the area,
which could cause or contribute to bird-
strike hazard;
c) providing very bright lighting or
lighting similar to runway lighting, which
can distract or confuse aircraft pilots;
d) interfering with navigation or
e) communication facilities;
f) emissions that may affect pilot
visibility or aircraft operations; and
g) transient intrusions into the airport’s
operational airspace.
11.10 Built form
Density No solution provided Complies – The site is located within
O7 The density of development within the detached housing zone and is not
the site area— subject to a specific density requirement
a) is compatible with surrounding by O7. The density of the development
development; and is considered to be compatible with
b) does not exceed— surrounding development given the sites
i) for the Semi-Attached Housing collocation with the Noosa Hospital and
Zone: the ability of the development to
A) for sites between 500m2 and achieve appropriate numbers of car
2
599m inclusive—4.8 persons parks, extensive landscaping and large
B) for sites 600m2 or more — 6.6 setbacks to existing residential uses.
persons or 100 persons per hectare The development also has a low site
ii) for the Attached Housing and impact as the subject site does not
Business Centre Zones—a maximum contain any native vegetation or any
population density of 100 persons per other values of environmental
hectare with the exception of the significance.
following sites which have an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel—
A) Lots 3 & 4 on RP122928
situated at 14-16 Mary Street; and
B) Lot 21 on RP815864 situated at
11-13 William Street;
iii) For the Visitor Mixed Use Zone—
160 persons per hectare; and
iv) for the Business Centre Zone a
maximum population density of 100
persons per hectare with the exception
of Lots 3 & 4 on RP122928 situated at
14-16 Mary Street which have an
allowable population density of 320
persons per hectare exclusively for the
purpose of a visitor hostel
v) for the Shire Business Centre
Zone 160 persons per hectare or 320
persons per hectare exclusively for the
purpose of a visitor hostel
vi) for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
Page 39
Specific Outcomes Probable Solutions Proposal
vegetation and natural landforms.
Height S8.1 Buildings and other structures Complies – The development does not
O8 Buildings and other structures— have a maximum building height of— exceed a height of 2 storeys or 8m.
a) are low rise and have a visual bulk a) if in the Attached Housing Zone – 8m,
and an architectural scale consistent with the exception of those properties
with structures on adjoining or nearby with frontage to the following streets: -
land; Russell St, William St and Howard St, or
b) do not exceed a building height of — Weyba Rd, James St and Albert St north
i) for the Attached Housing Zone 2 of their intersections with Elizabeth St
storeys unless located on property with where they have a maximum building
frontage to the following streets: - height of 12m;
Russell St, William St and Howard St, or b) if in the Visitor Mixed Use Zone –
Weyba Rd, James St and Albert St north 12m;
of their intersections with Elizabeth St, c) if in the Business Centre or Industry
where they are not to exceed a Zones — 10m;
maximum building height of 3 storeys; d) if in the Shire Business Centre Zone –
ii) for the Visitor Mixed Use Zone– 3 8m, except in Precinct E1 or E2 where
storeys, although present only 1-2 12m;
storey façades to Gympie Terrace; e) if in the Industry Zone – 10m
iii) for the Shire Business Centre f) in all other zones—8m.
Zone– 2 storeys, except in Precinct E1
and E2 where 3 storeys and Precinct
REC/MU where 1 storey; and
iv)for all other zones— 2 storeys;
A) do not visually dominate the
street or surrounding spaces;
B) preserve the amenity of
surrounding land;
c) ensure that development responds to
the site topography; and
d) are well articulated with strong
horizontal and vertical design elements
to provide an interesting streetscape
and to complement landform changes
and landscapes.
Setbacks S9.1 Buildings and structures comply Complies/Alternative Solution –
O9 Buildings and other structures are with the setbacks identified in Schedule Please refer to section 7.7.1 of the
appropriately designed and sited to— 1 - Minimum Boundary Setbacks. development assessment report.
a) provide amenity for users of the
premises as well as preserve the visual
and acoustic amenity of adjoining and
nearby land uses;
b) provide adequate distance from
adjoining land uses;
allow space for required vehicle parking;
c) preserve any existing vegetation that
will buffer the proposed building;
d) allow for landscaping to be provided
between buildings;
e) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
f) avoid large areas of continuous wall
planes by varying the building setbacks
and using appropriate techniques to
provide visual relief; and
g) help protect the natural character
and visual amenity of the Noosa River
system and other watercourses.
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Specific Outcomes Probable Solutions Proposal
Site cover, gross floor area and plot No solution provided Complies – The proposed medical
ratio centre has been suitably collocated with
O10 The site cover, gross floor area and the Noosa Hospital and is situated on
plot ratio of buildings and other roofed Goodchap Street which has varied
structures— existing character and building scale.
a) results in a building scale that is The development maintains a low rise
compatible with surrounding built form with residential character
development; elements and a high level of articulation
b) does not present an appearance of which will reduce the appearance of any
bulk to adjacent properties, roads or perceived building bulk. The
other areas in the vicinity of the site; development includes deep planted
c) maximises the retention of existing landscaping to all site boundaries and
vegetation and allows for additional soft between portions of the building which
landscaping between buildings; will further soften the built form of the
d) allows for adequate area at ground development and ensure it presents
level for outdoor recreation, attractively. The proposal provides
entertainment, clothes drying and other adequate room at ground level for all
site facilities; and required site facilities, vehicular access
e) facilitates onsite stormwater and stormwater management.
management and vehicular access.
O11 Site cover— No solution provided Conflict with specific outcome – The
a) for a class 1 or class 10a structure development proposed a site cover of
within the Detached Housing Zone, 46/3%. Please refer to section 7.8 of the
b) does not exceed— Development Assessment Report.
i) for a single storey building - 50%;
or
ii) for a building of 2 or more storeys
- 50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
c) for other classes with the Detached
Housing Zone, does not exceed—40%;
d) for the Semi-Attached Housing Zone
does not exceed 40%;
e) for the Attached Housing Zone does
not exceed 40%;
f) for the Visitor Mixed Use Zone does
not exceed 40%; or
g) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
O12 For the Semi-Attached Housing No solution provided Not applicable – The site is included in
Zone buildings do not exceed a plot the detached housing zone.
ratio of 0.45:1
O13 For the Attached Housing Zone the No solution provided Not applicable – The site is included in
maximum gross floor area is equivalent the detached housing zone.
to the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the No solution provided Not applicable – The site is included in
maximum gross floor area equals the the detached housing zone.
allowable population in persons
multiplied by 40m2, provided that the
gross floor area does not exceed
13,600m2.
O15 For the Business Centre Zone, No solution provided Not applicable – The site is included in
outside of the Mary Street/Thomas the detached housing zone.
Street Precinct the maximum plot ratio
is —
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
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Specific Outcomes Probable Solutions Proposal
O16 Within the Shire Business Centre No solution provided Not applicable – The site is included in
Zone, the maximum plot ratio for the detached housing zone.
development within the following
precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage S17.1 Floor levels for habitable rooms Not applicable – The site is not
O17 Buildings and other works are are not less than the specified minimum identified as being subject to flooding or
designed and sited to— floor levels minimum floor level requirements.
a) provide flood free access to premises AND
and flood free habitable areas; S17.2 Where Council infrastructure is Complies - please refer to the attached
b) allow only minor, short term and available—any drainage (including Stormwater Management Plan.
infrequent flooding of non-habitable buildings and yards) flows to that
areas; infrastructure; and the infrastructure
c) ensure drainage does not adversely has the capacity to accept any additional
impact upon other premises; and loading;
d) ensure filling or excavation does not AND
adversely impact upon other premises S17.3 for Residential Uses - where slab Not applicable – no residential uses
by— on ground construction is used, filling are proposed.
i) causing ponding on the site or does not extend more than 1m beyond
nearby land; the building footprint, measured from
ii) increasing flooding, which the outer walls of the building ; or
adversely affects the safety or use of the design consists of a suspended floor
any land upstream and downstream; construction.
and AND
iii) adversely affecting the flow of S17.4 Car parking and maneuvering Complies - please refer to the attached
water in any overland flow path. areas are constructed at a level that Stormwater Management Plan.
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable – no residential uses
have flood immunity above the Q100 are proposed.
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S17.6 Basements for non-residential Not applicable - the subject site is not
uses have flood immunity above the located within a flood area.
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites S18.1 Buildings and associated access Not applicable – The development is
O18 Development on sloping sites— ways are not constructed on land with a not located on a sloping site.
a) is responsive to the natural slope greater than 25% (1 in 4);
topography of the site and minimises AND
cut and fill; S18.2 Buildings are of split level design Not applicable – The development is
b) does not visually dominate the hill that step down the slope or have not located on a sloping site.
slope or interrupt the skyline; suspended floor construction;
c) is integrated with the natural site AND
characteristics including vegetation; and S18.3 Cut or fill is less than 2m in Not applicable – The development is
d) for Multiple housing, takes the depth; not located on a sloping site.
form of small separate buildings; AND
S18.4 The distance between the Not applicable – The development is
ground and the lowest part of the floor not located on a sloping site.
of the building does not exceed 3m to
avoid large under building areas;
AND
S18.5 Buildings present no more than 3 Not applicable – The development is
storeys at any one point. not located on a sloping site.
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Specific Outcomes Probable Solutions Proposal
AND
O19 On sites which are visible from the S19.1 No solution provided Complies – The proposed development
major road network, areas of public will not impact on the visual amenity of
open space, the Noosa River or he the major road network. The proposed
beaches new buildings and structures development achieves a contemporary
including outbuildings, are designed so architectural design that maintains a low
as not to dominate or detract from the rise built form and incorporates an
scenic and environmental qualities of attractive landscape design.
the site and its setting.
Roof form S20.1 With the exception of buildings Complies
O20 Rooflines— within the Industry Zone, the main roof
a) contribute positively to the local of the building has a roof pitch no less
skyline; than 5 degrees and has minimum
b) complement the character of the 600mm eaves to at least 75% of the
locality; perimeter of the building;
c) are articulated, pitched or skillion; AND
d) avoid low pitched (eg. less than 5 S20.2 Buildings and structures do not Complies - no roof top terraces are
degrees) or box roof profiles/parapets; include roof top terraces. proposed.
and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring properties.
Materials and finishes S21.1 With the exception of buildings Complies - The proposed development
O21 Buildings and other structures use within the Industry Zone, buildings includes a high quality architectural
materials and finishes that complement a) use a mix of lightweight and textured design with building articulation and
the Noosaville character and integrate external building materials, including variation in building material and
with the surrounding natural and built timber finishes; or treatments.
environment. b) use masonry construction where
variation is provide in texture, detailing
and the like;
c) use open or transparent balustrades;
and
d) Incorporate open balconies.
11.11 Environment, conservation and recreation
Environment and cultural heritage No solution provided. Complies – The site is not identified as
values containing any native vegetation, having
O22 There are no significant adverse any biodiversity significance, having any
effects on biodiversity, native fire risk, or having or adjoining any
vegetation, native fauna habitat, cultural heritage values in accordance
landscaped quality, water quality or with State and Council mapping. A
cultural heritage values, including those Stormwater Management Plan has been
related to— prepared for the development to ensure
a) changes to natural drainage; appropriate management of stormwater
b) management of fire risk; quality and quantity. The development
c) erosion and the transport of proposed a high quality landscape
sediments off site; design which incorporated locally
d) unmanaged public access; endemic plant species.
e) effluent disposal;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance.
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Specific Outcomes Probable Solutions Proposal
Open space network S23.1 Open space corridors and Complies – the subject site is not
O23 An integrated open space network existing native vegetation in areas located in an open space corridor or
is established throughout the locality indicated in Schedule 5 – Map 4 are native vegetation area in accordance
and— protected from fragmentation and with schedule 5.
a) allows for both passive and active encroachment by development.
recreational pursuits;
b) provides safe and convenient
connectivity for pedestrians and cyclists
to neighbourhood centres, community
services and other key destinations such
as public open space, the Noosa River
and Wallace Estate;
c) provides habitat connectivity for
wildlife;
d) protects watercourses and drainage
lines in the lowlands; and
e) forms a scenic backdrop for the
locality’s residential neighbourhoods.
AND
1. O24 Physical and visual links between S24.1 No solution provided Complies - the proposed development
public open space areas and does not impede any physical or visual
watercourses are retained. links between any public open space
areas or watercourses.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways Complies – the pedestrian and cyclist
O25 Safe and convenient pedestrian are provided and retained where pathway on the site’s Goodchap Street
and bicycle pathways are provided and indicated in Schedule 5 – Map 2; frontage will be retained.
retained between and around key AND
destinations including—
a) an east-west link between the S25.2 Contributions toward a Pathways Complies – contributions will be paid in
Tewantin & Doonan Locality and the Network are provided in accordance accordance with Council’s adopted
Noosa Heads Locality along the Noosa with PSP20. infrastructure charges resolution.
River foreshore; and
b) a north-south link between the Shire
Business Centre and Wallace Park to the
Noosa River foreshore.
c) Recreation areas off Shorehave Drive
and Seacove Court;
d) Scouting facilities at Gympie Terrace
and Gibson Road;
e) The Australian Rules field at Weyba
Road; and
f) Camping and caravanning facilities at
Munna Point.
Foreshore character No solution provided. Not applicable – the site does not
O26 The natural landscape character have frontage to any of Noosa’s
and vegetation along the foreshore watercourses and is located within a
areas of the Noosa River, Lakes well-established urban locality.
Doonella and Weyba and Eenie Creek,
Noosa National Park, Keyser Island and
Weyba Creek Conservation Parks is
protected.
Watercourses No solution provided Complies – A stormwater Management
O27 The environmental, economic, Plan has been prepared for the
amenity and transportation values of the development to ensure appropriate
Noosa River system is protected. management of stormwater quality and
quantity.
Page 44
Division 18—Specific Outcomes and Probable Solutions for the Detached Housing Zone
Specific Outcomes Probable Solutions Proposal
11.12 Consistent uses
O28 The following defined uses and No solution provided Conflict with specific outcome –
use classes are consistent uses and are please refer to section 7.8 of the
located in the Detached Housing Zone— development Assessment Report.
a) Commercial business Type 1 if an
estate sales office;
b) Home-based business Types 1 or 2;
c) Detached house;
d) Community residence;
e) Multiple housing Type 1; and
f) Visitor accommodation Type 1
11.13 Inconsistent uses
O29 The following defined uses and No solution provided Conflict with specific outcome –
use classes are inconsistent uses and please refer to section 7.8 of the
are not located in the Detached Housing development Assessment Report.
Zone—
a) All Agricultural Uses;
b) Commercial business unless Type 1
and an estate sales office;
c) Entertainment and dining business;
d) Home-based business Type 3;
e) Industrial business;
f) Retail business;
g) All Community Uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit;
j) Multiple housing Types 2, 3, 4 or 5;
and
k) Visitor accommodation Types 2, 3 or
4.
11.14 Amenity
O30 New dwelling units provide for No solution provided Not applicable – the proposal does
sufficient buffer area between the not include any residential uses and the
premises and existing Industrial subject site is not located within
business uses on other premises to proximity to any industrial business
avoid any potential adverse amenity uses.
impacts on residents.
11.15 Built Form
Streetscape and character S31.1 The main entrance of the Complies – The main entrance of the
O31 Buildings and structures— building faces and is recognisable from building faces and is recognisable from
a) are at a scale and nature the street; the street.
complementary and respectful to its AND
surroundings;
b) maintain the visual amenity of
adjoining and surrounding
development;
c) are designed to address the street
and contribute positively to the
streetscape character;
d) are not visually dominated by
garages or car ports; and
e) orientate front doors, feature
windows and roof treatment towards
the street.
AND
O32 Buildings and other structures S32.1 For buildings and other Complies – The proposed development
provide for visual interest and amenity structures– includes a high level of articulation and
by:- a) the maximum wall length is 15m; variation in building materials and
a) staggering or separating continuous and treatments.
walls into smaller sections to vary the b) each external wall plane incorporates
elevation; and at least one design element to add
b) providing well articulated building visual interest and amenity such as
forms with strong vertical design windows, pergolas, sun shading
features. devices, balconies or a change of
building material. (Refer to Figure 11.2
which illustrates how a combination of
design features such as varying
materials, finishes, horizontal and
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Specific Outcomes Probable Solutions Proposal
vertical articulation, break up building
bulk and create interest and shadow
lines. Awnings create interest and the
roof profile aims to reduce building bulk
by sloping to perimeter gutters).
O33 Buildings give the physical S33.1 No solution provided Conflict with specific outcome –
appearance of being one Detached please refer to section 7.8 of the
house. development Assessment Report.
O34 Buildings and structures are S34.1 No solution provided Not applicable – the site does not
designed to address any waterfront adjoin a watercourse.
aspect and to contribute positively to
the waterfront character.
Garages and carports S35.1 Garages and carports— Not applicable – no garages or
O35 Garages and carports are designed a) have a front boundary setback of at carports are proposed. Basement level
and sited to visually integrate with the least 6m; and and ground level parking is proposed.
building and avoid dominating the b) adopt a roof form and building style
street. similar to that of the building; and
c) present a minimum width to the
streetscape (the total width of garage
doors is no more than 6m or 50% of
the frontage width, whichever is the
lesser, where the structure faces the
street); or
d) that are visible from, but do not face
the street, include windows or other
articulation and have a 6m landscaped
buffer between the structure and the
road frontage.
Setbacks to watercourses of Noosa S36.1 For lots adjacent to the Not applicable – the site is not located
Waters Estate watercourses of Noosa Waters Estate, adjacent to the watercourses of Noosa
O36 Buildings works, filling or building works, filling or excavation Waters Estate.
excavation works and improvements for works and improvements are
lots adjacent to the watercourses of the undertaken no closer than 4.5m from
Noosa Waters Estate are appropriately the centreline of the concrete revetment
designed and sited to ensure that— wall.
a) the flood storage capacity of the
watercourse is not affected;
b) no additional load is placed on the
revetment walls;
c) the membrane adjoining the
revetment wall is not affected;
d) the amenity of surrounding
development is maintained; and
e) views from the watercourses and
public open space are not obscured.
BUSINESS USES CODE
Table 14-8 for all Business Uses
Specific Outcomes Probable Solutions Proposal
14.13 Effects of use
Electricity infrastructure S18.1 No solution provided Complies - The proposal does not
O18 The development does not adversely impact on existing or future
adversely impact on existing or future electricity supply infrastructure
electricity supply infrastructure;
AND S19.1 Development for uses adjacent to Not applicable - Site is not within 50m
O19 All uses and works maintain an or within 50m of an existing electricity of an electricity substation.
adequate safe distance from electrical substation incorporates noise
infrastructure including substations, attenuation measures to mitigate noise
overhead powerlines, power poles and impacts;
transformers. AND
S19.2 Buildings and structures Complies - The proposal will not be
(including swimming pools, sheds, tennis constructed under overhead electricity
courts and outbuildings) are not lines or within electricity easements.
constructed under overhead electricity
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Specific Outcomes Probable Solutions Proposal
transmission lines, or within electricity
easements.
Noise Complies – a Noise Assessment has
O20 Development is designed and sited No solution provided been prepared for the development
to avoid noise emissions that which demonstrates that noise can be
unreasonably diminish the amenity of attenuated to acceptable levels.
the area or surrounding uses.
Mechanical plant and equipment S21.1 Mechanical plant and equipment Complies - Mechanical plant and
and storage areas are— equipment will be appropriately sited
O21 Mechanical plant and equipment a) located more than 2m from any and screened from view.
(including air conditioning equipment) property boundary;
and storage areas are designed and b) where located at ground level,
located to— screened by fencing 1.5m in height or
a) avoid adverse visual impacts when dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and
properties; and shrubs with maximum separation
b) visually integrate with the building distance of 1m measured from the
design. centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties;
AND
S21.2 For Industrial business and Retail Not applicable - The proposal is for
business Type 3, materials stored commercial business type 2 and retail
outside of a building do not exceed 4m business type 2.
in height or half the height of the on-site
buildings whichever is the greater.
Safety and security S22.1 Boundaries are identified by such Complies – Site boundaries will be
O22 All property boundaries are clearly means as - clearly defined by fencing/landscaping
identifiable with public and private a) fencing; or and the site’s road frontages.
spaces clearly defined. b) changes in surface materials or
levels; or
c) landscape treatments;
S22.2 Loading and storage areas are Complies – Any loading or storage
well lit or can be locked after hours. areas will be well lit and/or lockable.
O23 All premises and access routes are S23.1 All premises are identified by the Complies - The site is easily
clearly identifiable to all persons, provision of the street number in a identifiable.
particularly emergency services prominent location, preferably near the
personnel. site entry, (i.e. on the kerb or letterbox
or by signage on the building or site).
O24 All building entries are designed to S24.1 The number of entrances and Complies - Building entrances are
be obvious and easily identifiable. exits are limited and main building limited with the main entry located at
entrances/exits are located at the front the front of the building in view of
of the site, in view of the street. Where Goodchap street.
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to buildings, Complies - Entrance/exit points will be
are well lit and signed, and signage well lit and signed.
includes hours of operation;
AND
S24.3 Entrances/exits are located to Complies - Entrance/exit points
provide a direct link to driveways and provide a direct link to car parking
carparking areas; areas and driveways.
AND
S24.4 Recessed doorways are avoided Complies - Recessed doorways are not
where the recess is of sufficient size to proposed.
conceal a person. Where recessed
doorways are unavoidable, measures
are used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
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Specific Outcomes Probable Solutions Proposal
d) gates which restrict access provided.
O25 Uses are arranged within buildings S25.1 Windows and main entrances are Complies – The proposal includes
and on sites to enable external areas to positioned to allow for casual windows to all site boundaries to
be monitored. surveillance. maintain a high level of casual
surveillance.
O26 Communal open space, including S26.1 Communal open spaces, Not Applicable – No communal open
congregation and seating areas, is including congregation and seating space areas are proposed.
located where it can be monitored. areas are situated where they are in the
line of sight of windows, doors and/or
balconies of buildings, or can be seen
from a street or other public space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies - The building has been
designed to minimise opportunities for visible from a public street or laneway— designed to minimise opportunities for
vandalism. a) avoid the use of solid fences and vandalism.
blank walls which attract graffiti. Where
solid blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shopfronts) are used in windows
which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and
anti-graffiti paint are used in the
construction of buildings.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate intensities Complies - Appropriate lighting will be
is provided to maximise safety. is provided which satisfies the provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S28.2 External lighting of a graduated Complies - Appropriate lighting will be
intensity is provided which starts at a provided.
lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to buildings
or at the centre of the site;
AND
S28.3 Lighting is directed onto the site Complies - Appropriate lighting will be
and away from neighbouring properties; provided.
AND
S28.4 Vandal-resistant lighting is used Complies - Appropriate lighting will be
in public and publicly accessible areas. provided.
O29 Public toilets are designed and S29.1 Public toilets are located in high Not applicable - The proposed use
constructed to— traffic areas; does not include or require public
a) ensure the safety of all people using AND toilets.
them; and
b) take advantage of informal S29.2 Features that may legitimise Not applicable - The proposed use
surveillance from adjoining uses and loitering, such as seating or public does not include or require public
activities, discouraging non-legitimate telephones are not located within 20m toilets.
uses. of toilet entrances;
AND
S29.3 Entrances to public toilets are Not applicable - The proposed use
visible from the street, footpath and does not include or require public
other activity areas on the site or toilets.
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies - The site has access to
public transport. access is provided from the site to link nearby public transport facilities via the
to existing pathway networks that existing pathway network. An existing
services public transport facilities; bus stop is located at the site’s
OR Goodchap Street frontage.
S30.2 Direct pathway access is
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Specific Outcomes Probable Solutions Proposal
provided to the public transport facility if
the facility is contained on site or within
50m from the property boundary.
O31 Business Uses are designed and S31.1 Safe and convenient cycle access Complies – Safe and convenient cycle
constructed to encourage users of the to and from the site from the existing access to the site exists via the existing
development to access the site by road and bicycle network, and safe path network. Safe pathway movement
means of foot or bicycle through pathway movement within the site is within the site is provided.
provision of appropriate end-of-trip provided;
facilities including bicycle parking and AND
shower/change rooms. S31.2 Secure and convenient parking Can Comply - A large area within the
space for bicycles is provided on site in basement has been provided for bicycle
accordance with AS2890.3 Bicycle and motorcycle parking.
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle parking Can Comply – End of trip facilities are
spaces are required in accordance with provided on the ground level of the
Figure 14-1 Minimum Requirements for development.
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
a) 1 locker per 2 bicycle parking spaces;
and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces or
part thereof;
AND
S31.4 Bicycle parking spaces and cyclist Can Comply
facilities are designed in accordance with
AUSTROADS Guide to Traffic
Engineering Practice, Part 14 – Bicycles,
Section 10;
AND
S31.5 On-site pedestrian facilities such Complies – An ancillary café is
as seating and shade structures are provided within the development.
provided in developments for the
convenience of persons walking to the
site.
Figure 14-1 Minimum Requirements for
Bicycle Parking
Site facilities 32.1 Waste storage areas, external
O32 Waste storage areas, external storage areas and loading docks are
storage areas and loading docks do not situated to the rear of the building or
detract from the visual amenity of the under the ground;
streetscape or cause nuisance to OR
adjoining properties. S32.2 With the exception of the access Complies - The waste storage area is
way, waste storage areas, external screened.
storage areas and loading docks are
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Specific Outcomes Probable Solutions Proposal
visually screened by landscaping or
fencing.
Environment & heritage values No solution provided Complies – The site is not identified as
O33 There are no significant adverse containing any native vegetation,
effects on the biodiversity, natural having any biodiversity significance,
vegetation, native wildlife, habitats, having any fire risk, or having or
landscape quality, water quality or adjoining any cultural heritage values in
heritage values, including those related accordance with State and Council
to— mapping. A Stormwater Management
a) changes to natural drainage; Plan has been prepared for the
b) disturbance to any of the wetland development to ensure appropriate
systems; management of stormwater quality and
c) management of landslide and fire quantity. The development proposes a
risk; high quality landscape design which
d) erosion and the transport of incorporates locally endemic plant
sediments off-site; species.
e) unmanaged public access;
f) effluent disposal; A very small portion of the site’s north
g) changes to fauna habitat and western corner is identified as an
behaviour; and erosion prone area by State mapping.
h) disturbance of buildings and The site is within an existing urban
features, including natural features, of area, has previously been developed
heritage significance. and there are no signs of previous
erosion. Given the above it is not
considered that there is any actual risk
of erosion to the site.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code,
Traffic and Parking is included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: Landscaped areas are shown on the proposal plans and will comprise 18% of the site.
The Landscaping Code will be assessed as part of a subsequent Operational Works application.
DRIVEWAYS AND CAR PARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
Page 50
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development
and will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves general compliance with the Specific Outcomes of the Driveways
and Carparking Code as follows:-
The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
All cars will be able to enter and leave the site in a forward motion.
The site achieves good connection to established alternative means of transport (e.g. pedestrian
walkways, bikeways and bus stops).
The proposed development accommodates the required number of car parking spaces in
accordance with the requirements of Table 14-51.
Please refer to the Traffic Impact Assessment prepared by Road Pro Development.
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: Please refer to the assessment of the Earthworks code included within Appendix C of the
Engineering Services Assessment prepared by Morgan Consulting Engineers.
EROSION AND SEDIMENT CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: Please refer to the assessment of the Erosion and Sediment Control Code included within
Appendix C of the Engineering Services Assessment prepared by Morgan Consulting Engineers.
Page 51
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: Please refer to the assessment of the Existing Services Code included within Appendix C
of the Engineering Services Assessment prepared by Morgan Consulting Engineers.
TRANSPORT ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport Drainage
and Works Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or
convey the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: Please refer to the assessment of the Transport Roads and Drainage Code included
within Appendix C of the Engineering Services Assessment prepared by Morgan Consulting Engineers.
Page 52
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe
and ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose
of waste generated by the development.
Comment: The proposal will comply with all applicable Specific Outcomes of the Waste Management
Code. A refuse storage area is provided in a screened hardstand waste enclosure to reduce nuisance
and aesthetic issues. Recyclable and standard waste storage will be provided to minimise waste and
support recycling. Waste is able to be conveniently serviced from the waste enclosure. Please refer to
the attached Traffic Impact Assessment prepared by Road Pro Development.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive
Design Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The requirement for water reuse systems is no longer applicable as a result of the state
government’s repeal of laws (on 1 February 2013). Please refer to the attached Stormwater
Management Plan which demonstrates that appropriate management of stormwater quality and
quantity will be achieved by the development.
WATER SUPPLY AND SEWAGE RETICULATION CODE
The purpose of this code is to ensure:
a) To provide water supply and sewerage reticulation infrastructure that is designed and
constructed in a cost-effective, coordinated and efficient manner that supports ecologically
sustainable development practices;
b) To ensure that, where sites have access to Council’s reticulated sewerage system all
associated infrastructure and connections are designed and constructed in accordance with
acceptable engineering design standards; and
c) All water supply and sewerage reticulation infrastructure designed and constructed by private
contractors utilise systems, processes and materials that are able to be fully integrated into
Council’s existing infrastructure.
Comment: Please refer to the attached Engineering Services Assessment prepared by Morgan
Consulting Engineers.
Page 53
NATURAL HAZARDS OVERLAYS CODE
The purpose of this code is to ensure:
a) development in areas at risk from natural hazards is compatible with the nature of the natural
hazard;
b) the risk to people, property and the natural environment from natural hazards is minimised;
c) development does not result in a material increase in the extent or severity of natural
hazards; and
d) for acid sulfate areas—the generation or release of acid and associated metal contaminants
into the environment is avoided
Comment: The subject site is identified as being affected by acid sulfate soils. Standard conditions
can be imposed in relation to acid sulfate soils management.
Page 54
mle DEVELOPMENT MANAGERS ANNI CME din (CN Mala ON son MU NCL = 218 ald NE)
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