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Synergy Property Partners- Noosaville- Town Planning Report_REVA
Attached to the e-mail MCU15/0095 & REC15/0022 IDAS Forms, Report & Plans (1 of 3).
Synergy Property Partners Pty Ltd
Combined Material Change of Use for a
Service Station & Shop
and
Reconfiguration of a Lot (1 into 2)
115 Eumundi- Noosa Road,
Noosaville
Client: Synergy Property Partners
TFA Reference: 15193
TFA PROJECT GROUP BRISBANE
22/08/2015
01/10/2015
© TfA Project Group
The information contained in this document is confidential and intended solely for the use of the client for the purpose for which it has been prepared
and no representation or is to be implied as being made to any third party. Use or copying of this document in whole or part without the written
permission of TfA Project Group constitutes infringement of copyright. The intellectual property contained in this document remains the property of TfA
Project Group.
Head Office New South Wales Victoria
17 Dover Street, Albion Qld 4010 Suite 315, 33 Lexington Drive Suite 29, 150 Albert Road
PO Box 301, Albion Qld 4010 Bella Vista NSW 2153 South Melbourne Vic 3205
Reception : +61 7 3854 2900 Australia Wide: 1300 794 300 Website: www.tfa.com.au
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TfA Project Group Pty Ltd Synergy Property Partners- Noosaville- Town Planning Report
Table of Contents
1. INTRODUCTION ..................................................................................................................................... 1
2. THE SITE ................................................................................................................................................ 2
2.1. Site Description ................................................................................................................................... 2
2.2. Surrounding Land Uses ...................................................................................................................... 5
2.3. Pre-lodgement Advice ......................................................................................................................... 6
3. PROPOSED DEVELOPMENT ................................................................................................................ 7
3.1. Reconfiguration of a Lot ...................................................................................................................... 7
3.2. Service Station .................................................................................................................................... 8
3.2.1. General ..................................................................................................................................... 8
3.2.2. Access and Car parking ............................................................................................................ 9
3.2.3. Landscaping .............................................................................................................................. 9
3.2.4. Stormwater ..............................................................................................................................10
3.2.5. Fuel Storage............................................................................................................................10
3.2.6. Utilities .....................................................................................................................................11
3.2.7. Miscellaneous .........................................................................................................................11
3.2.8. Signage ...................................................................................................................................11
3.2.9. DA Drawings ...........................................................................................................................11
4. STATE GOVERNMENT PROVISIONS AND ASSESSMENT .............................................................. 12
4.1. Single State Planning Policy ............................................................................................................. 12
4.1.1. State Interest—Natural hazards, risk and resilience ...............................................................13
4.2. Referral Agencies .............................................................................................................................. 13
4.3. State Planning Regulatory Provisions (SPRP) ................................................................................. 14
5. LOCAL GOVERNMENT PROVISIONS AND ASSESSMENT .............................................................. 15
5.1. Planning Scheme Zoning .................................................................................................................. 15
5.2. Use Definition and Level of Assessment .......................................................................................... 16
5.3. Desired Environmental Outcomes Assessment ................................................................................ 17
5.4. Assessment of Relevant Planning Scheme Codes ........................................................................... 18
5.4.1. Reconfiguring a Lot Code .......................................................................................................18
5.4.2. Business Uses Code ...............................................................................................................19
5.4.3. Noosaville Locality Code .........................................................................................................19
5.4.4. Landscaping Code ..................................................................................................................20
5.4.5. Building Works Code ..............................................................................................................21
5.4.6. Driveways and Car parking Code ...........................................................................................21
5.4.7. Earthworks Code.....................................................................................................................22
5.4.8. Erosion and Sediment Control Code ......................................................................................22
5.4.9. Existing Services Code ...........................................................................................................23
5.4.10. Transport, Roads and Drainage Code ....................................................................................23
5.4.11. Waste Management Code ......................................................................................................24
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5.4.12. Water Sensitive Design Code .................................................................................................24
5.4.13. Water Supply and Sewerage Reticulation Code .....................................................................24
6. KEY ISSUES FOR ASSESSMENT ....................................................................................................... 25
6.1. Walter Hay Drive Streetscape ........................................................................................................... 25
6.2. Potential Impacts on the adjoining school ......................................................................................... 28
7. STATE PLANNING REGULATORY PROVISIONS .............................................................................. 29
7.1. Infrastructure Charges ...................................................................................................................... 29
8. CONCLUSION....................................................................................................................................... 30
FIGURES
Figure 1: Site Overview (Source: Google) ........................................................................................................................... 2
Figure 2: South eastern view of the subject site, from Eumundi- Noosa Road.................................................................... 3
Figure 3: View of the Eumundi- Noosa Road street frontage showing existing pedestrian and cyclist pathways................ 3
Figure 4: South western (front) view of the subject site and existing landscaping along Walter Hay Drive ......................... 4
Figure 5: North eastern view of the Eumundi- Noosa Road street frontage and existing site access ................................. 4
Figure 6: South eastern view Walter Hay Drive and entrance to the school ....................................................................... 5
Figure 7: Surrounding Land Uses (Source: Nearmap) ........................................................................................................ 6
Figure 8: Reconfiguration of a Lot proposal plan extract ..................................................................................................... 7
Figure 9: Indicative 3D Perspective (Source: TFA Project Group) ...................................................................................... 8
Figure 10: Landscape Concept Plan ................................................................................................................................. 10
Figure 11: Noosa Plan- Zone Map 8 (Source: Noosa Council) ......................................................................................... 15
Figure 12: Existing vegetation to be retained .................................................................................................................... 25
Figure 13: Aerial view of existing vegetation ..................................................................................................................... 26
Figure 14: Extract from detail survey ................................................................................................................................. 27
Figure 15: Extract from landscape concept plan ............................................................................................................... 27
TABLES
Table 1: Drawing Reference List ....................................................................................................................................... 11
Table 2: Interim development assessment requirements .................................................................................................. 12
Table 3: State interest—Natural hazards, risk and resilience requirements ...................................................................... 13
Table 4: Extract table from Schedule 7 of Sustainable Planning Regulations 2009 .......................................................... 13
Table 5: SPRP Development Requirements ..................................................................................................................... 14
Table 6: Overall Outcomes of the Industry Zone Precinct ................................................................................................. 15
APPENDICES
Appendix A Design DA Drawings
Appendix B Reconfiguration of a Lot Proposal Plan and Detail Survey
Appendix C Stormwater Management Plan
Appendix D Traffic Impact Assessment
Appendix E Local Code Response
Appendix F Pre-lodgement Meeting Minutes
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EXECUTIVE SUMMARY
Applicant
Applicant Details Synergy Property Partners Pty Ltd
Contact Details John Rowell (Principal Town Planner)/ Hayley Edmunds (Town Planner)
TfA Project Group
PO BOX 301
Albion, QLD 4010
Site
Site Address 115 Eumundi- Noosa Road, Noosaville
Site Details Lot 30 on SP170751
Site Area 5018m2
Current Land Use Vacant
Proposal
Proposal Description Service station development and reconfiguration of a lot
Application Type Combined Application
- Material Change of Use
o Retail Business Type 5 (Service Station)
o Retail Business Type 2 (Shop & Salon).
- Reconfiguration of a Lot (1 into 2)
Local Government
Assessing Authority Noosa Council
Local Planning Instrument Noosa Plan
Zone / Precinct Industry
Level of Assessment Impact Assessment
Local Area Plan Noosaville Locality Plan
Applicable Overlays Nil
State Government
State Planning Policy Single SPP
Referral Agencies Energex (Advice Agency)
State Development Assessment Nil
Provisions (SDAP)
State Planning Regulatory Noosa Shire Council Charges Resolution No.2 2014
Provisions
Executive Summary 6/10/2015
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1. INTRODUCTION
This planning assessment report has been prepared by TfA Project Group on behalf of Synergy Property Partners (the
applicant).
The application is made over land located 115 Eumundi- Noosa Road, Noosaville and formally described as Lot 30 on
SP 170751.
This combined application seeks approval for a Material Change of Use for a service station development and a
Reconfiguration of a Lot.
The proposal comprises the main attributes:
- Material Change of Use
Service station building/shop (254m2)
10 car parking spaces and 2 motorcycle spaces
1 refuelling canopy
3 fuel dispensers with 6 filling positions
3 x 60kL underground fuel tanks
- Reconfiguration of a lot (1 into 2)
Proposed Lot 1 (2915m2) , proposed Lot 2 (2104m2 ) and associated access easement (467m2)
Overall, the proposal will present an opportunity to provide for a service station which will comply with all current/modern
environmental standards and enhance the existing appearance of the site.
This report, which is submitted in support of the application, provides details of the proposed development and
addresses relevant town planning, architectural, traffic, environmental and preliminary engineering issues associated
with the proposal. The application is accompanied by the following consultant reports / documentation:
Design drawings, including vehicle turning paths and landscape concept plan by TfA Project Group;
Reconfiguration of a Lot Plan and Detail Survey prepared by John Dawson Surveys;
Stormwater Management and Erosion and Sediment Control Plan by TfA Project Group; and
Traffic Impact Assessment prepared by QTraffic
Section 2: a site description including site characteristics, the surrounding area and pre-lodgement history;
Section 3: a description of the proposed development;
Section 4: a review of the applicable state planning instruments;
Section 5: an evaluation of how the proposal complies with the relevant planning scheme provisions;
Section 6: an identification and assessment of what are considered the key issues to the proposed development;
and
Section 7: an assessment of the infrastructure charges associated with the proposed development.
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2. THE SITE
2.1. Site Description
The site is 5018m2 in area and comprises one lot. The site is generally flat with a gentle slope from the eastern boundary
of the site towards Walter Hay Drive with levels ranging from 12.2m AHD to 9.3m AHD.
The site has two frontages to Eumundi- Noosa Road and Walter Hay Drive with approximate lengths of 95m and 45m
respectively. Access to and from the site is obtained from one left-in left-out ingress / egress crossover via Eumundi-
Noosa Road.
Eumundi- Noosa Road is a council owned road and is classified as a major road which connects Noosaville with the
Bruce Highway/
The site contains several established trees along the Walter Hay Drive street frontage which are proposed to be retained
where possible. The site does not however contain any significant vegetation.
Figure 1 below provides an aerial view of the current site.
Subject Site
Bruce Highway
Figure 1: Site Overview (Source: Google)
Refer to the drawings in Appendix A of this report for further details of the proposed site layout as well as the site photos
in Figures 2 - 8 below for an illustration of the proposed site.
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Figure 2: South eastern view of the subject site, from Eumundi- Noosa Road
Figure 3: View of the Eumundi- Noosa Road street frontage showing existing pedestrian and cyclist pathways
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Figure 4: South western (front) view of the subject site and existing landscaping along Walter Hay Drive
Figure 5: North eastern view of the Eumundi- Noosa Road street frontage and existing site access
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Figure 6: South eastern view Walter Hay Drive and entrance to the school
2.2. Surrounding Land Uses
The subject site is immediately adjoined by community uses zoned land which comprises a school to the east and sub-
station to the north of the site.
It is considered that the proposed service station development will have little to no adverse impacts on the adjoining
school as the proposed petrol store building is located more than 10m from the school (school sports centre pool pump
house) and is landscaped appropriately. Refer Appendix B - Detail Survey.
Across Eumundi-Noosa Road and Walter Hay Drive comprises Industry zoned land comprising of a mixture of industrial
and commercial land uses.
Opposite the site, across Eumundi- Noosa Road comprises a car sales yard, a bicycle shop and a Bob Jane T-Mart.
Opposite the site, across Walter Hay Drive comprises a car sales yard. This site has been approved for a service station,
retail and industrial development.
As can be seen by the predominant industrial nature of the surrounding locality, the proposed development is considered
to be compatible.
Refer Figure 7 below for an aerial view of adjoining and surrounding land uses.
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Figure 7: Surrounding Land Uses (Source: Nearmap)
2.3. Pre-lodgement Advice
A meeting was held with Noosa Council on the 7 July 2015 to establish with council that the proposed development was
suitable to the subject site. The following is a summary of the key planning outcomes of the meeting:
- A ‘Service Station’ (Retail Business Type 5) is identified as a consistent use within the Industry Zone and a
‘Shop’ (Retail Business Type 2) is identified as an inconsistent use.
Section 5.1 of this report provides an assessment of the proposed development against the overall
outcomes for the Industry Zone.
- The potential impacts on the adjoining school will also need to be addressed in the application.
This has been addressed under section 2.2 and 6.2.
- Council advises that the development should provide an appropriate presentation and landscaping setback to
the road frontages.
It is considered that the proposal presents a high quality development that provides a more than
appropriate presentation to both street frontages. This has been addressed further under section 6.
- A Traffic Assessment Report is required
This has been provided. Refer Appendix D.
- A Stormwater Management Plan is required
This has been provided. Refer Appendix C.
- A Waste Management Plan is required.
A Waste Management Program will be provided during the Operational Works stage.
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3. PROPOSED DEVELOPMENT
3.1. Reconfiguration of a Lot
This application seeks approval for the Reconfiguration of a Lot (1 into 2). The proposed lot sizes for the two lots will be
2444m2 and 2574m2. Refer Figure 8 below. Both lots are greater than 1000m2 in accordance with the minimum lot size
for lots in the Industry Zone and Noosaville Locality under the Reconfiguration of a Lot Code.
Both proposed lots are to be accessed via Eumundi- Noosa Road, a formed public road, via the proposed access
easement comprising 467m2. Refer Appendix A and B for details.
The proposed service station is to be located wholly on proposed Lot 1. The proposed boundaries are to be identified
through the use of landscape treatments. Drawing No. D14 in Appendix A provides an indication of a potential
development/lot layout for the residual proposed Lot 2
Both lots are to be connected to infrastructure services including stormwater, sewer, water and electrical and
communication points.
Figure 8: Reconfiguration of a Lot proposal plan extract
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3.2. Service Station
3.2.1.General
It is proposed to erect a new service station and shop development on the site. The proposed development will include
the construction of service station development (Refer drawings in Appendix A) which includes:
a fuel pay point building (254m2)
a refuelling canopy over 3 new refuelling dispensers with 6 filling positions
3 x 60kL underground fuel tanks
10 car parks including a disabled space and 2 motorcycle spaces
1 Loading service bay and screened bin enclosure
High quality landscaped areas on the majority of boundaries, particularly on the Walter Hay Drive street
frontage
24 hours a day, 7 days a week operation
The proposed store building will be primarily orientated towards the refuelling forecourt and Eumundi- Noosa Road for
casual surveillance and security purposes. The proposed shop front will provide for an attractive facade to the road
frontage through the use of modern materials and glazing. Refer Figure 9 below for an indicative 3D perspective of the
proposed development.
The proposed development will be of modern design and will comprise high quality landscaping which will surround the
whole site (other than the relevant access points).
By achieving an appropriate design and layout for access and on-site queuing, the proposal will provide for the safe and
convenient access of vehicles entering and exiting from Eumundi- Noosa Road.
Figure 9: Indicative 3D Perspective (Source: TFA Project Group)
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3.2.2. Access and Car parking
The site currently has one crossover onto Eumundi- Noosa Road. The proposed development will utilise this point with
minor alterations and upgrades together with an additional crossover as part of the proposed access easement. These
two access points will be separated by a pedestrian refuge/ splitter island. These two driveways will ensure that all
vehicles including commercial vehicles are able to enter and exit the site in a forward gear.
The site layout will be of sufficient size for a tanker refuelling truck to enter the site and to stand wholly within the site and
suitably distanced from any areas of high pedestrian activity (refer tanker turning path drawing in Appendix A).
Waste collection and fuel delivery vehicles can conveniently access the site, stand wholly within the service bay area
whilst undertaking their operations and then exit the site in a forward gear.
A total of 10 car parking spaces are proposed, including a space for persons with disabilities and 2 spaces for
motorcycles.
The Traffic Impact Assessment, in Appendix D, demonstrates that the proposed access arrangements are considered to
be legible, efficient, and such that safety at the accesses onto Eumundi- Noosa Road is maximised.
3.2.3. Landscaping
A total of 739m2 of the subject site will be landscaped (30.2% of subject site area). The proposed landscaping is to be
located along all boundaries. This landscaping is considered to enhance the visual appearance of the proposed
development and soften the impact of hard surfaces of the overall site. Refer Figure 10 below.
One of the key requirements expressed by council at the pre-lodgement meeting was the ability for the proposed
development to demonstrate the continuation of the substantial vegetation buffers along the Walter Hay Drive street
frontage. Existing trees and vegetation on the corner of Eumundi- Noosa Road and Walter Hay Drive will be maintained
where possible. Refer section 6 below for a detailed assessment.
Refer to Appendix A for the landscaping concept plan.
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Figure 10: Landscape Concept Plan
3.2.4. Stormwater
The fuel dispensing area will be concrete surfaced and covered by a canopy and will drain to a grated trench drain which
in turn will drain to a SPEL® Puraceptor (10,000L spill containment tank). The tank will have a contents level probe to
alert the site staff when the tank contents reach 2,000 litres. The tank will have its contents removed and legally disposed
of by a licensed waste contractor.
Bulk fuel transfers from a road tanker into underground tanks takes place under the canopy, any runoff from the
dispensing area will be directed to a 10,000L holding (spill) tank. At the fill points there is a spill containment box which
captures any minor fuel spills that may occur during unloading, the spilt fuel then drains from the containment box into
the fuel storage tanks.
All driveways and car parking areas will be concrete surfaced. These areas will drain via gully inlet pits; these pits will
have Spel® Stormsacks inserts to capture Gross Pollutants and sediments.
Refer to Appendix C for further details of stormwater management measures.
3.2.5. Fuel Storage
The service station proposes an underground tank farm comprising a total of three double-walled fibre- glass, 60,000L
tanks. These tanks will store different types of flammable / combustible liquid including unleaded petroleum and diesel.
All tanks will be designed and maintained to satisfy the requirements of AS1940 -2004 The storage and handling of
flammable and combustible liquids.
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3.2.6. Utilities
All necessary utilities and services are currently available to the site. This includes all dedicated stormwater, sewer,
water and electrical / communications points to connect into.
3.2.7. Miscellaneous
The air / water facility will be located at car parking space 1 on the southern boundary adjacent to Eumundi-Noosa Road.
The refuse storage area will be located at the eastern boundary adjacent to the petrol building and will be suitably
screened with a barrier and will be set back from the refuelling forecourt area.
The vent pipes and breathers will be located in a landscaped area on the northern boundary in the landscaped area.
3.2.8. Signage
This application will comprise signage for indicative purposes only. An Operational Works Application will be lodged at a
later stage.
3.2.9. DA Drawings
Refer to Appendix A for the design DA drawing package of the proposal. For reference, the drawing titles and plan
numbers are shown in the table below.
Table 1: Drawing Reference List
Drawing Name Drawing Number
Site Locality Plan and site views 15193- D01
Proposed Site Layout 15193- D02
Proposed Building Floor Plan 15193- D03
Site and Building Elevations 15193- D04
Site Perspectives 15193- D05
Landscaping Concept Layout 15193- D06
Erosion and Sediment Control Plan 15193- D07
Pre-development Catchment Plan 15193- D08
Post-development Catchment Plan 15193- D09
Site grading and stormwater drainage 15193- D10
HRV Turning Path 15193- D11
Tanker Turning Path 15193- D12
Site Queuing Plan 15193- D13
Potential adjoining lot layout 15193- D14
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4. STATE GOVERNMENT PROVISIONS AND ASSESSMENT
4.1. Single State Planning Policy
The single State Planning Policy (SPP) is a statutory instrument developed by the State government under the
Sustainable Planning Act, 2009 on matters of State interest in land use planning and development. Where a particular
SPP provision is not incorporated within a local government planning scheme, and where the relevant trigger for the SPP
applies, the proposed development must satisfy the relevant provisions of the SPP. In relation to development
assessment, the Part E of the SPP discusses ‘Interim development assessment requirements’.
The table below provides a list of the interim development assessment requirements which have been prepared under
Part E of the SPP with a corresponding section providing justification as to whether the particular requirement is
applicable to the subject development application.
Table 2: Interim development assessment requirements
Requirement Applicability
Mining and extractive Not Applicable
resources The subject development application will not have any impact on areas designated for
mining or extractive resources.
Biodiversity Not Applicable
The subject site is not affected by Biodiversity.
Coastal Environment Not applicable
The subject site is not located in a coastal management district.
Water Quality Not Applicable
The developable area is less than 2,500 square metres.
Not Applicable
The proposed site is not identified as being constrained by potential or actual acid sulfate
soils as per council’s overlay maps.
Emissions and Not Applicable
hazardous activities The proposed development is not a sensitive land use.
Natural hazards Applicable
The subject site is located in the flood hazard area. Refer to the assessment
requirements under 4.1.1 below.
State transport Not Applicable
infrastructure The subject site is not located within 400metres of a current or known future public
passenger transport facility.
Strategic airports and Not Applicable
aviation facilities The proposed material change of use development is not located within the assessable
boundaries of a strategic airport.
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4.1.1. State Interest—Natural hazards, risk and resilience
The Interim development assessment requirements, for the flood hazard overlay area and the potential bushfire impact
buffer area, are applicable to the proposed development. The table below demonstrates compliance against the
applicable requirements.
Table 3: State interest—Natural hazards, risk and resilience requirements
Requirement Response
For all natural hazards: Development:
Avoids natural hazard areas or mitigates the risks of the The proposed development will not adversely impact on
natural hazard to an acceptable or tolerable level, and or increase any risks to the natural hazard area.
Supports, and does not unduly burden, disaster It is considered to be a small scale development which
management response or recovery capacity and highly unlikely to burden any disaster management
capabilities, and response.
Directly, indirectly and cumulatively avoids an increase in The proposed development will not add to the severity
the severity of the natural hazard and the potential for of potential damage to the natural hazard area on the
damage on the site or to other properties, and site or adjoining properties.
Avoids risks to public safety and the environment from The proposed development will provide for an oily-
the location of hazardous materials and the release of water treatment system for all stormwater captured over
these materials as a result of a natural hazard, and the refuelling / fuel unloading areas to ensure the
release of materials as a result of natural hazards are
mitigated.
Maintains or enhances natural processes and the The proposed development will have no adverse impact
protective function of landforms and vegetation that can on natural landforms.
mitigate risks associated with the natural hazard
4.2. Referral Agencies
Schedule 7 of the Sustainable Planning Regulation, 2009 (the Regulation) lists all potentially relevant referral
triggers and their jurisdictions. The table below provides an extract from Schedule 7 and identifies those
referral triggers considered relevant to the proposed development. The State Assessment Referral Agency
(SARA) will be the central point of contact for all referrals.
Table 4: Extract table from Schedule 7 of Sustainable Planning Regulations 2009
Application Involving Comment on Referral Trigger
Schedule 7, TABLE2 - Development made assessable under a planning scheme, temporary local planning instrument,
preliminary approval to which section 242 of the Act applies or State planning regulatory provisions
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Application Involving Comment on Referral Trigger
Table 2, Item 21 (6) – Reconfiguring a lot Applicable
if—b) any part of the lot is situated within The development involves the reconfiguration of a lot located within
100m of a substation site 100m of a substation. The development is to be referred to Energex
as an Advice Agency.
As demonstrated above, the application will require referral.
4.3. State Planning Regulatory Provisions (SPRP)
Further to the above addressed state planning instruments, additional areas of state interest are regulated through
SPRPs. This particular application triggers assessment against the following items identified in Table 5 below.
Table 5: SPRP Development Requirements
Requirement Applicability
State Planning Regulatory Applicable
Provision (adopted The proposed development will be subject to infrastructure charges levied through the
charges) 2012 (SPRP) council’s Noosa Shire Charges Resolution (No.2) 2014. This has been further
detailed in section 7 below.
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5. LOCAL GOVERNMENT PROVISIONS AND ASSESSMENT
5.1. Planning Scheme Zoning
The site is currently included in the Industry Zone. Refer to Figure 12 below.
Figure 11: Noosa Plan- Zone Map 8 (Source: Noosa Council)
The proposed Service Station and Reconfiguration of a lot comply with the development location and uses overall
outcomes for the Industry zone precinct in the Noosaville Locality Plan.
Table 6: Overall Outcomes of the Industry Zone Precinct
Overall Outcomes Development Response
Land in this zone:
i. consists of the Noosaville Industrial Estate, being The proposed service station and shop are considered to
Noosa’s principal industrial centre; be an appropriate land use in this industry zone.
ii. is protected for industrial functions including The proposed service station and shop comprise of
Industrial business Type 2 to the exclusion of Retail Business Type 2 (Shop) and Retail Business Type 5
(Service Station). While these uses are not strictly
incompatible uses including Residential Uses,
compatible, a service station is listed as a consistent use
Community Uses, Commercial business and most
and a shop is ancillary to this use. It is therefore
sport and recreation uses and Retail business
considered that the proposed use is consistent with the
uses; zone and the local area.
iii. has high accessibility to arterial roads and the The proposed use is located on Eumundi- Noosa Road
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Overall Outcomes Development Response
Bruce Highway; which connects directly onto the Bruce Highway.
iv. does not accommodate uses that would harm the The proposed development will not comprise excessive
environment through excessive noise, odour, noise, odour, dust, or other waste. All mitigation measures
will be incorporated where possible.
dust, or other waste;
v. is developed in a fashion that does not detract The development does not adversely impact on the
from the character of its locality or impact on the character of the predominantly industrial area or the
operation of the road network.
major road network;
vi. provides important industries and service-related The proposed development adds a service-related
businesses to the whole of Noosa, but particularly business to the local catchment.
the coastal area and the north-east area of the
former Maroochy Shire; and The Noosa Plan
Including amendments to 16 September 2013 11-
35 The Noosa Plan Including amendments to 16
September 2013
vii. provides for a high level of runoff water quality to All water run-off will have been treated on site prior to
Eenie Creek and Lake Doonella; discharge.
5.2. Use Definition and Level of Assessment
The planning scheme defines a service station under Type 5 Vehicle Uses as”
“The use of premises for the retail sale of petrol, diesel or any derivatives products or the use of premises for the hiring of
motor cars, trucks, motorcycles, mopeds, boats or other registered vehicles. The term includes a service station and a
vehicle hire premises”
The proposed service station is considered to fall within the parameters of this definition.
The planning scheme defines a shop under Type 2 Shop & salon as”
“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.”
Table 11.9 of the Noosaville Locality Plan, the table of assessment for the Industry Zone designates the
proposed ‘Service Station’ as Impact Assessable development. A service station in this zone is a consistent
use.
Table 11.9 of the Noosaville Locality Plan, the table of assessment for the Industry Zone designates the
proposed ‘Shop’ as Impact Assessable development. A shop in this zone is an inconsistent use. However, the
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separate use of a ‘shop’ is only applied for because the definition of a ‘service station’ under the planning
scheme does not include a shop/retail area as an ancillary function of the use. We note that the extent of
shop/retail proposed as part of the service station building is typical to that of modern day suburban service
stations of this scale. Based on the above, it is therefore considered that the ‘inconsistent’ reference for a ‘shop’
(which in this case is ancillary to the service station) use is not a significant consideration for this particular
application.
Table 11.12 of the Noosaville Locality Plan designates the proposed Reconfiguration of a Lot as Code
Assessable development.
The following codes are applicable to the proposed Impact Assessable development:
Reconfiguring a Lot Code
Business Uses Code
Noosaville Locality Code
Landscaping Code
Building Works Code
Driveways and Car Parking Code
Earthworks Code
Erosion and Sediment Control Code
Existing Services Code
Transport, Roads and Drainage Code
Waste Management Code
Water Sensitive Design Code
Water Supply and Sewerage Reticulation Code
An assessment of the proposal against the relevant specific outcomes / acceptable outcomes of the above codes is
contained in Appendix E, with a summary of the code compliance detailed below.
5.3. Desired Environmental Outcomes Assessment
The proposal, as an impact assessable form of development, demonstrates compliance with the relevant DEOs as per
Part 3 of the planning scheme. The desired environmental outcomes are as follows:
Desired Environmental Outcomes Development Response
Commercial & Retail Uses
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—
protecting the long term viability of the Shire Business The proposed development will not compromise the
Centre as the principle business, retail and administrative viability of the Shire Business Centre.
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Desired Environmental Outcomes Development Response
centre;
recognising that it may be necessary to increase floor The proposed development will not compromise the
space in existing centres to meet changing needs, viability of the Shire Business Centre.
provided any increased floor space does not impact on the
successful operation and development of the Shire
Business Centre;
business centres at Cooroy, Noosa Junction, Noosaville The proposed development is consistent with the Industry
and Tewantin; Zone of the Noosaville Locality.
Uses that comprise a large component of Commercial and Not Applicable
Retail business uses or other non-industrial uses are not The development does not include a large component of
located on land that is otherwise intended for Industrial commercial and retail business.
business uses;
energy efficiency and water conservation principles. The development incorporates the highest level of energy
efficiently and water conservation principles available.
Infrastructure and Services
The efficient provision and use of services such as water, The development will utilise the services in an efficient
sewerage, power, telecommunications and waste disposal manner, suitable to the proposed use.
caters for the needs of residents and visitors, relative to
their location within Noosa.
The ongoing viability of existing infrastructure services and The development will maintain existing infrastructure.
facilities are protected from the impacts of future
development.
5.4. Assessment of Relevant Planning Scheme Codes
This section provides a brief commentary as to how the proposed development will fulfil the purpose of the applicable
codes.
5.4.1.Reconfiguring a Lot Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Reconfiguration a Lot Code. The key findings of this assessment have been summarised below:
Both lots are greater than 1000m2 in compliance with minimum lot requirements for the Industry Zone and
Noosaville Locality.
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A pedestrian and cyclist pathway exists along the entire frontage of the site. Where minor alterations or
upgrades are required to existing pathways, the proposal will comply with the relevant standards where
applicable.
All necessary utilities and services are currently available to the site. This includes all dedicated stormwater,
sewer, water and electrical / communications points to connect into.
It is considered that the proposed access easement has been designed in accordance with Sections 2 and 3 of
PSP5 Engineering Design Standards – Roads, Drainage and Earthworks.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.2.Business Uses Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Business Uses Code. The key findings of this assessment have been summarised below:
The proposed service station building, associated structures and works are an adequate distance from the
adjoining substation. All relevant measures will be taken to ensure that electrical infrastructure will not be
compromised.
The proposed development is suitably distance and buffered through landscaping from sensitive land uses.
Further, as the site is located on a busy road and roundabout, it is considered that there will be no worsening
effects in terms of noise.
The proposed development will incorporate a building design and layout which will provide for non-graffiti
friendly development, structures and layout through design within an absence of natural ladders, minimal
unbroken vertical surface areas, CCTV surveillance, a small retail and fast food component (not conducive to
loitering), a layout which will promote passive surveillance over the site, be well illuminated and comprise
minimal opportunities for concealment.
The proposal complies with all relevant standards to ensure that no contaminants are released into the natural
receiving environment.
The subject site comprises the appropriate dimensions for a service station development. Fuel pumps and inlets
are appropriately setback from property boundaries.
It is considered that the proposed service station development is suitably located, given that the immediate
locality comprises predominantly industry zoned land with a variety of uses including retail and commercial.
The proposed development will comprise an oily water holding tank to treat stormwater flows from the refuelling
forecourt area prior to being directed to a legal point of discharge to ensure that no contaminants are released
in to the receiving environment.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.3.Noosaville Locality Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Noosaville Locality Code. The key findings of this assessment have been summarised below:
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It is considered that the proposed development includes all necessary mitigation measures to ensure that the
amenity of adjoining uses is maintained.
The proposed development will not adversely impact on Eumundi- Noosa Road which is a council owned road
and classified as a major road. The proposed development will not dramatically affect the visual amenity and
character of this road.
The site comprises established landscaping that is to be retained where possible, further the proposal
comprises additional landscaping along both road frontages to enhance visual amenity.
The proposed development is considered to be compatible with the surrounding development. It is appropriately
located on the subject site with suitable setbacks from the adjoining community use (school).
All proposed buildings and structures are below the maximum height of 8m in accordance with height
requirements.
The proposed buildings and structures are setback more than 7m from the road frontages in accordance with
Schedule 1- Minimum Boundary Setbacks.
Given the size of the lot and the proposed developable area, the proposed scale of the development is
considered to be compatible to the surrounding development.
The proposal presents a development that comprises an appropriate combination of building and hard surfaces
with high quality landscaping to adjoining properties.
Existing established trees along Walter Hey Drive are to be retained where possible.
The storm tide Information Map (Map 10-D34) obtained from the Noosa Council website states that the site is
outside the known floodplain extent. Refer to Appendix C.
The proposed materials are acceptable as the site is in the Industry Zone where there are no specific
requirements; however the petrol station building comprises a variety of materials and features such as glazing
and recessions to create visual appeal.
The site does not contain any biodiversity, native vegetation, native fauna habitat, landscaped quality, water
quality or cultural heritage values; however the proposal does take urban run-off into consideration, ensuring
that contaminants are not released through water sensitive urban design.
Pedestrian and bicycle pathways are already in place along both street frontages. The proposed development
will ensure that these pathways are maintained. Where upgrades are required, they will comply with council
provisions.
A landscaped strip between 7m and 10m is proposed along the Walter Hay Drive frontage and 8.4m and 3m
along Eumundi- Noosa Road frontage. These landscaped strips comprise landscaping suitable to the proposed
use. This includes mulched garden beds with mass plantings of low level shrubs and ground covers to enable
good visibility for traffic safety.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.4.Landscaping Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Landscaping Code. The key findings of this assessment have been summarised below:
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The proposed development is considered to maximise water infiltration on-site through providing for a generous
landscaped area (33% of total lease area).
3m or more wide landscaping strips are provided along the entire frontage of the lease area (proposed lot 1)
apart from the vehicular access driveways.
Proposal plans comprise of mulched garden beds with mass plantings of low level shrubs and ground covers.
This landscaping is considered to comprise low maintenance.
It is proposed that local native species will be selected where appropriate.
Areas around entrances, exits and pedestrian crossing points to consist of low shrubs and ground covers to
enable good visibility for safe movement of vehicles and pedestrians.
The types of low shrubbery and garden beds proposed will not compromise the substation or any of its
infrastructure. The proposed landscaping along all proposed boundaries comprises landscaping to soften the
impact on hard surfaces.
It is considered that both Eumundi-Noosa Road and Walter Hay Drive road reserves comprise several
established trees. It is considered that these are more than adequate and no additional plantings are required.
The development will retain and maintain these trees where possible.
The site is not mapped as containing koala habitat or other significant vegetation under council’s mapping.
It is considered that one advanced tree for every 6 parking spaces is not appropriate given that the car parking
area is located between the petrol building and the fuel court. It is considered that trees will limit casual
surveillance of this area.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.5.Building Works Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Building Works Code. The key findings of this assessment have been summarised below:
Building and structures height do not exceed 8m in height in accordance with height requirements.
All proposed filling and excavation will comply with the applicable provisions where necessary.
All lighting will comply with the relevant requirements where possible.
The site does not include any mapped native vegetation.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.6.Driveways and Car parking Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Driveways and Carparking Code. The key findings of this assessment have been summarised below:
Vehicle access is considered to be compliant with the relevant requirements/provisions.
The proposal is not considered to compromise the function of Eumundi- Noosa Road a major road.
The proposal will be designed in order to cater for a refuelling tanker to enter and leave the site in a forward
gear.
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The proposed development will provide vehicle site access, servicing facilities, on-site loading / unloading
facilities, parking bays, manoeuvring areas and driveways designed in compliance with council’s provisions and
Australian Standards.
The proposed development will provide 10 car parking spaces. Technically this is below the minimum according
to Table 14-51 Vehicle Parking Requirements. However, it is considered that 10 spaces are suitable given the
ancillary nature of the proposed petrol building. The likely number of users of the service will be there to refuel
their vehicles, which involves leaving the vehicle at the fuel dispenser. The amount of users specifically using
the site for the ancillary shop component is considered to be low. It is therefore considered that 10 spaces are
appropriate.
Bicycle parking can be provided as there is ample room. It is considered that this will be conditioned where
council deems appropriate.
Stormwater from the car parking area will be captured and drained to a legal point of discharge, in order to
prevent direct flow onto adjoining properties.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.7.Earthworks Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Earthworks Code. The key findings of this assessment have been summarised below:
The proposed development will require only minor filling and excavation (associated with levelling the refuelling
forecourt area as well as supporting the construction of the store building) and will not comprise the disturbance
of any contaminated material or acid sulfate soils.
The proposed development is not considered to introduce any dust or air emissions detectable at the boundary
of the site. Detailed construction management measures will be provided as part of the operational works
application where required.
The appropriate measures will be undertaken to minimise any adverse impacts on groundwater and drainage as
part of the development.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.8.Erosion and Sediment Control Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Erosion and Sediment Control Code. The key findings of this assessment have been summarised below:
The proposed development and Erosion Management Plan avoid unnecessary soil erosion or disturbance of
natural land maintaining a healthy state during construction. This proposal includes a Storm Management Plan
and Erosion and Sediment Control Plan both in accordance with Council requirements.
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Diversion drains will be constructed to avoid upstream overland runoff come into the disturbed area. In addition,
sediment fences will be installed along the low side of the disturbed areas preventing sediment runoff onto
adjoining properties.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.9.Existing Services Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Existing Services Code. The key findings of this assessment have been summarised below:
The proposed development will be located on a site which will be provided with reticulated water, sewerage,
drainage, electricity and telecommunications services.
All buildings and structures are located further than 1.5m from any easement on site, existing or proposed.
Where levels are required to be altered and existing services are required to be relocated, they will be done in
accordance with PSP6 –Engineering Design Standards — Water and Sewerage and Section 4 of PSP5 –
Engineering Design Standards – Roads, Drainage and Earthworks.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.10. Transport, Roads and Drainage Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Transport, Roads and Drainage Code. The key findings of this assessment have been summarised below:
The proposed development will be located on a site which is currently provided with concrete kerb and channel,
forming and grading to walkways, crossings over channels and walkways and a constructed bikeway / walkway.
Where upgrades are required, the proposal will comply with the relevant policies.
The proposed development is considered to be minor in nature and therefore does not lead to the need for an
increase in transport infrastructure in the Shire.
No new roads are proposed as part of this development.
A pedestrian pathway is proposed connecting the development to Walter Hay Drive. This pathway is suitably
landscaped for visual appeal and pedestrian safety and will comply with design standards.
The petrol store building is orientated towards Eumundi- Noosa Road, the entrance to the site for ease of use of
the site.
The proposed development does not compromise the existing road hierarchy. Safety and road operations will
not be worsened by the development. All Australian Standards and Council provisions will be applied where
applicable.
The proposed Stormwater Management Plan is based on the Water Sensitive Urban Design (WSUD) approach.
This approach minimises negative impacts in the environment and considers the civil, landscape and ecological
aspects of the site when assessing stormwater solutions.
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The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.11. Waste Management Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Waste Management Code. The key findings of this assessment have been summarised below:
The proposed development including construction and operational works will comply with PSP1131 as required.
A waste storage area will be provided for all waste materials in their specific waste streams during construction,
operational and demolition works as applicable.
The refuse storage area will be located at the eastern boundary adjacent to the petrol building. It will be suitably
screened from the street with barriers and is appropriately set back from adjoining uses, the refuelling forecourt
area and areas of high pedestrian activity.
Waste collection and fuel delivery vehicles can conveniently access the site, stand wholly within the service bay
area whilst undertaking their operations and then exit the site in a forward gear.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.12. Water Sensitive Design Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Water Sensitive Design Code. The key findings of this assessment have been summarised below:
The development complies with water quality standards for Water Sensitive Urban Design and all other
Australian Standards where applicable to the site.
The proposal is therefore considered to adequately address all relevant aspects of this code.
5.4.13. Water Supply and Sewerage Reticulation Code
The proposed development has been able to demonstrate compliance against all relevant acceptable outcomes of the
Water Supply and Sewerage Reticulation Code. The key findings of this assessment have been summarised below:
The proposal is considered to comply with best practice techniques as recommended in the PSP6 –
Engineering Design Standards — Water and Sewerage.
Construction drawings will be designed in accordance with the PSP6 – Engineering Design Standards — Water
and Sewerage where applicable.
The proposal is therefore considered to adequately address all relevant aspects of this code.
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6. KEY ISSUES FOR ASSESSMENT
The following key issues have been identified for the proposed development:
Walter Hay Drive streetscape
Potential impacts on the adjoining school
6.1. Walter Hay Drive Streetscape
One of the key requirements expressed by council at the pre-lodgement meeting was the ability for the proposed
development to demonstrate the continuation of the substantial vegetation buffers along the Walter Hay Drive street
frontage. Figure 12 above the existing line of mature vegetation between the site and Walter Hay Drive. This vegetation
is also shown in aerial view form in Figure 13 below.
Figure 12: Existing vegetation to be retained
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Figure 13: Aerial view of existing vegetation
When viewing Figures 12-13 above in the context of the existing detail survey and the proposed landscape concept plan
in Appendix A and B (extract below in Figure 14 and Figure 15), the following is observed:
- the majority of the existing mature vegetation is located inside of the site boundary
it is proposed that these established trees will be maintained where possible.
a condition of approval can be applied to ensure that where possible, this vegetation is maintained and
not damaged when constructing the proposed development.
- additional landscaping comprising a variety of plant types such as shade and feature trees and mulched garden
beds with mass plantings of low level ground covers will be provided along the site’s northern boundary
this includes a setback between 3m and 7m along this frontage as well as a generous 10m
setback between the line of existing mature vegetation and the proposed store building
The above assessment is considered to appropriately demonstrate that the proposed development will not adversely
impact on the existing view/vista of Walter Hay Drive when approaching the Eumundi- Noosa Road roundabout from the
south east.
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Figure 14: Extract from detail survey
Figure 15: Extract from landscape concept plan
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6.2. Potential Impacts on the adjoining school
Council has express that would like an assessment of the potential impacts the proposed development may have on the
adjoining school to the east of the subject site.
It is considered that the proposed service station development will have little to no adverse impacts on the adjoining
school. The following is an outline of reason for this consideration:
The proposed petrol store building is located more than 10m form the school boundary
The nearest structure on the school boundary is the pump house for the school pool
The proposed service station is orientated away from the school and towards the Eumundi- Noosa Road
frontage, providing visual distinction between both sites.
The service station refuelling area is sufficiently distanced from the school boundary which is greater than 25m.
All vehicle access relating to the service station and future proposed Lot 2 development is obtained via
Eumundi- Noosa Road which is more than suitably distanced from the school access off Walter Hay Drive.
A dedicated pedestrian pathway from Walter Hay Drive is proposed. This pathway connects Walter Hay Drive
directly to the site and the store building, thus reducing any potential conflict between pedestrians and vehicles.
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7. STATE PLANNING REGULATORY PROVISIONS
7.1. Infrastructure Charges
The Noosa Shire Council Charges Resolution 2014 came into force on the 16 February 2015, providing a means for
council to extract charges from new development to assist in the cost recovery for essential services and infrastructure.
The following provides a rationale for the applicable charges associated with the proposed development.
As outlined in Table 10.3 the proposed uses are identified as being a Business class of development. The adopted
charge rate for a Retail Business development is $180 per m2 of GFA and $10 per m2 of impervious area (as per Table
10.3).
“impervious area means the area of the premises that is impervious to rainfall. This includes all roofed, decked, paved,
concreted, bitumen or other type of sealed areas.”
“gross floor area (GFA) means the sum of the floor areas (inclusive of all walls, columns and balconies, whether roofed
or not) of all stories of every building located on a site, excluding the areas (if any) used for building services, a ground
floor public lobby, a public mall in a shopping centre, and areas associated with the parking, loading and manoeuvring of
motor vehicles.”
The proposed development will connect with existing trunk infrastructure provided to the site, will comprise a gross floor
area of 195m2 (service station shop) and will comprise a total impervious area of 1132m2.
It is considered that the total amount of infrastructure charges required is $35,100.00 (195m2 x $180) + $11,320.00
(1132m2 x $10).
It is considered that the relevant infrastructure charge for the reconfiguration of one non-residential lot into two is
approximately $16,800.00.
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8. CONCLUSION
This application seeks approval for a combined Material Change of Use for a service station and shop and the
Reconfiguration of a Lot located at 115 Eumundi- Noosa Road, Noosaville.
The service station will operate 24 hours a day, 7 days a week and comprise a store building (254m2), 3 petrol refuelling
dispensers (with 6 filling positions) under a canopy and associated parking, landscaping and signage.
The service station has been assessed under the Impact Assessment procedure of the Noosa Plan and all relevant State
Planning Policies. From this assessment, the following conclusions are able to be drawn:
The proposed use is considered to be an appropriate and reasonable form of development within the area in
which it is located.
The proposed development is of a type, scale and intensity that is consistent with a reasonably anticipated
service station type development.
The proposal will comprise high quality, improved landscaping which is considered to soften the visual impact
on the hard surface areas and improve the current appearance of the site.
The existing vegetated buffer is to be continued along Walter Hay Drive and established trees are to be retained
where possible.
The proposal is considered to significantly improve the visual amenity of the existing site and adjoining area by
incorporating modern architectural qualities, improved landscaping and upgraded street frontages.
The application demonstrates compliance with all relevant local and state provisions including all relevant
codes.
On the basis of the above, it is considered sufficient planning grounds exist to warrant the proposal and the application is
recommended for Council approval.
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Appendix A
Design DA Drawings
Appendix A 6/10/2015
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Appendix B
Reconfiguration of a Lot Proposal Plan and
Detail Survey
Appendix B 6/10/2015
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Appendix C
Stormwater Management Plan
Appendix C 6/10/2015
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Appendix D
Traffic Impact Assessment Report
Appendix D 6/10/2015
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Appendix E
Local Code Response
Appendix E 6/10/2015
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Appendix F
Pre-lodgement Meeting Minutes
Appendix F 6/10/2015