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5.0 Planning Report Lot 15 Venture Drive
Attached to the e-mail MCU16/0087 & OPW16/0159 Development Application.
28 July 2016 The Chief Executive Officer Noosa Council PO Box 141 Tewantin QLD 4565 Via email: [email protected] RE: MATERIAL CHANGE OF USE & OPERATIONAL WORKS APPLICATION TO ESTABLISH INDUSTRIAL BUSINESS – TYPE 2 PRODUCTION, ALTERATION, REPACKAGING & REPAIRING ADDRESS: 24 Venture Drive, Noosaville 4556 LOT: 15 SP 216079 AREA: 1650 SQM PLANNING SCHEME: The Noosa Plan 2006 PLANNING AREA: Noosaville Dear Sir/Madam We are writing on behalf of our client Audrey Beth Butler who has recently purchased this land. It is our clients intention to receive approval for Material Change of Use and Operational Works for a industrial development on the above mentioned site. The site is located in a new industrial subdivision of the current Noosaville industrial estate. The land is zoned for Industrial Business and whilst the intended use of the tenancies is speculative at this time, it will be consistent with the requirements for a code assessable development for Type 2 Industrial Use. The following attachments accompany this report; IDAS Forms 1,5 & 6 Certificate of Title Contour and Detail Survey Registered Lot Plan Civil Engineering Drawings prepared by Empire Engineers, Job No. SC-5763, Issue A Building Design Drawings prepared by Building Suncoast Green, Issue F Building Suncoast Green Page 1
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SITE LOCATION The subject site is a relatively flat allotment with a street frontage width of 30 metres. The site is part of the Noosa Industrial Park which is centrally located amongst the established industrial precinct of Noosaville (see figure 1). Situated 7 minutes drive from Hastings street and less than 1 Kilometre from Noosa’s Shire business centre and shopping centre. Noosa Eumundi Road acts as a major feeder road in and out of the Noosa region from the Bruce Highway and is the main spine road through the Noosaville industrial precinct. Noosaville Industrial Park will offer access to Eumundi Road from both Venture Drive and Gateway Drive and will link road the two precincts together, improving traffic flow and the volume of passing traffic through the area. Figure 1. Building Suncoast Green Page 2
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SITE CHARACTER The land subject of this application (i.e. the site) is located at 24 Venture Drive, Noosaville and described as Lot 15 on SP 216079. The site is rectangular in shape fronting Venture Drive Venture Drive is predominately newly created lots within the proximity of this proposed development. With existing developments present on Gateway Drive on the western side and to the East within the existing industrial estate situated on Venture Drive. Figure 2 indicates zoning. Figure 2. Building Suncoast Green Page 3
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STATE PLANNING CONSIDERATION
The proposed development is located within the Urban Footprint of the South East
Queensland Regional Plan.
Urban Footprint Intent;
The Urban Footprint identifies land that can meet the region’s urban development
needs to 2031 in a more compact form. -(SEQRP)
Description;
The Urban Footprint includes established urban areas, broadhectare and remnant
broadhectare areas that could be suitable for future urban development. It incorporates the
full range of urban uses, including housing, industry, business, infrastructure, community
facilities and urban open space. –(SEQRP)
Further to this Local Government planning schemes are the main instrument to which will
refine the desired use of the land and the preferred timing of development within the Urban
Footprint.
Comment; Upon consideration of this proposed development against the provisions
of the Noosa Planning Scheme and that relevant parts of the South East Queensland
Regional Plan, this proposed development has been found to be consistent with the overall
intent for the land and area of which it is proposed.
NOOSA PLANNING SCHEME CONSIDERATION
Land Use Definition
The proposed development at the above mentioned address, has been defined by the
Noosa Plan as;
Primary Use – Business
Use Class – Industrial Business; means the conduct of an industrial business activity, where
goods or products are produced, manufactured, dismantled, altered, repackaged, repaired or
stored at a scale of greater than that defined by retail business. The use includes the sale of
goods, resulting from such operations, provided that sales space does not exceed 20% of
the use area. Any space dedicated for administration or accounting work in connection with
such operations does not exceed 20% of the use area. The term includes the following types
Use – Type 2 Production, alteration, repackaging & repairing ; Means, the use of premises
for the production, manufacturing, dismantling, altering, cleaning, re-packaging, freezing or
repairing of goods. The use includes food industries, textiles, mechanical, boat repair,
sandblasting.
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The intended use is speculative at this time however future use will comply the definitions
above.
Locality and Zone
The subject development is located in the Noosaville locality – Map area 8, within the
industry zone of the Noosa Council
The overall outcomes sought for the Noosaville Locality are the following—
a) New uses and works are located, designed and managed to—
1. be compatible with other uses and works;
2. maintain the safety of people and works;
3. avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
4. avoid significant adverse effects on the natural environment, including
native habitat removal, fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
The proposed development is recognised as a consistent use and is compatible with and
complimentary to the mix of industrial business uses within the surrounding area.
All development works and business operations will be carried out according to work health
and safety requirements. The proposed development includes landscaping for visual
screening and noise will be kept to a level that is acceptable within an Industrial area.
The subject site is currently vacant as it has been cleared for the development and
reconfiguring of new lots creating further available lots in the industrial park.
In response to building height – The proposed development is subject to the Division 17—
Specific Outcomes and Probable Solutions for the Noosaville Locality, which outlines the
height requirement of 10M for a development of this nature in the Industrial Zone. Please
refer to attached Design Drawings reflecting the height of the proposed development – As it
complies.
APPLICABLE CODES & OVERLAYS
The following Codes and Overlays have been identified as needing assessment against this
proposed development.
Noosaville Locality Code; (refer section 8.2.1 – 8.2.3)
Business Uses Code;
Landscaping Code;
Biodiversity Overlay Code;
Natural Hazards Overlay Code;
Engineering Works Codes;
o Driveways and Carparking Code;
o Earthworks Code;
o Erosion and Sediment Control Code;
o Existing Services Code;
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o Transport, Roads and Drainage Code;
o Waste Management Code;
o Water Sensitive Design Code;
Comment: An assessment of the Business Use Code, Landscaping Code and Driveways and
Carparking Code has been done and included in this report from page 7.
This code assessment has determined that the proposal generally complies with all probable
solutions and specific outcomes.
The remainder of the codes listed above in Italics have been addressed as follows.
Biodiversity Overlay Code
The proposed development is identified as being in the Environmental Protection Area. The
subject site is located within the industrial zone on land that has been cleared and prepared
for future development purposes. Currently the site does not contain any natural and
regulated vegetation or regional ecosystems. At most, vegetation on the site is sections of
re-growth and small to medium sized groupings of grass species. The proposed
development will include landscaped sections facing the street totalling 256.1 sq/m which will
include preferred endemic species suited to the area, (refer to attached landscape plans for
details).
As a result vegetation and biodiversity of the site will be improved, as will surrounding sites
with future development anticipated. Erosion and sediment control measures will be
implemented during construction and appropriate drainage networks will be put in place to
ensure minimal impact on the surrounding waterways from runoff from the site.
Earthworks Code
The proposed development achieves the specific outcomes of the Earth Works Code as
detailed in the attached Engineering Drawings
Erosion and Sediment Control Code
The proposed development achieves the specific outcomes of the Erosion and Sediment
Control Code
as detailed in the attached Engineering Drawings
Existing Services Code
The proposed development achieves the specific outcomes of the Existing Services Code as
detailed in the attached Engineering Drawings
Transport, Roads and Drainage Code
The proposed development achieves the specific outcomes of the Transport, Roads and
Drainage Code as detailed in the attached Engineering Drawings. There is no existing
pedestrian cycle path infrastructure present, however the proposed development is sited so
as to accommodate such infrastructure in due time.
Waste Management Code
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The proposed development achieves the specific outcomes of the Waste Management Code
as contained within Table 14-60. Please refer to the attached Design Concept Drawings
prepared by us reflecting the detail, location, storage and waste management design as
required within the applicable table
Water Sensitive Design Code
The proposed development achieves the specific outcome of the Water Sensitive Design
Code as detailed in the attached Engineering Drawings.
PLANNING SCHEME CODE ASSESSMENT
Division 26. Specific Outcomes and Probable Solutions for the Industry Zone
column 1 column 2
Specific Outcomes Probable solutions
11.51 Consistent uses
O186 The following defined uses and use classes
are consistent uses and are located in the Industry Complies – The proposed
Zone— development is for Industrial
Business Type 2 – Production,
a) Industrial business Types 1 or 2; Alteration, Packaging & Repairing.
b) Retail business Types 3, 5 or 6; And is a consistent use within the
industrial zone.
c) Retail business Type 4 if a vehicle sales
premises and located with frontage to Lionel
Donovan Drive;
d) Education Type 3 if trade related vocational
training
e) Emergency Service Type 2;
f) Service and utility;
g) Transport Types 1, 2 or 3; and
h) Ancillary dwelling unit.
11.52 Inconsistent uses
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O187 The following defined uses and use classes
are inconsistent uses and are not located in the N/A
Industry Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business;
d) Home-based business;
e) Industrial business Type 3
f) Retail business Types 1, 2 or 7;
g) Retail business Type 4 if not a vehicle sales
premises located with frontage to Lionel
Donovan Drive
h) Education if not Type 3 and trade related
vocational training;
i) Emergency Service Type 1;
j) Open Space;
k) Wellbeing;
l) Transport Type 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation
column 1 column 2
Specific Outcomes Probable solutions
11.53 Effects of use
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Amenity Complies – The proposed development is a
O188 Uses are predominantly of an Industrial Business, Type 2 – Production,
industrial nature ordinarily expected in Alteration, Packaging & Repairing. Whilst the
an industrial estate with ancillary uses future business use is speculative at this
compatible with industrial businesses. stage, it is expected that future businesses
will/may have ancillary administration and/or
O189 Industry business uses are retail components that will be compatible with
located, designed and operated to industrial business.
avoid significantly changing the
amenity enjoyed by users of Complies – The proposed industrial
surrounding premises. development is situated central to other future
and existing industrial business uses. The
proposed development will include
landscaping for visual screening, and noise
will consistent with what is expected for
industrial business in the area, and will not
adversely impact on the surrounding
environment and amenity.
Storage of materials Complies – It is expected the storage of
O190 Materials stored outside of materials will be kept inside in allocated areas
buildings do not exceed half the height of of the development, where materials will be
the on-site buildings; OR stored externally, appropriate screening will
O191 If there are no on-site buildings, be constructed so as to not be seen from the
the stored materials do not exceed 5m; street and adjoining properties
AND
O192 Storage areas are screened from
the street and adjoining properties by
buildings, landscaping or fencing.
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.
Frontages S193.1 A landscaped Complies – Please refer
O193 The frontage of each site contains building setback of 10m is to to the attached
landscaping without adversely screening be provided to Walter Hay landscape plans for
the business or visitor carparking; Drive, Eumundi-Noosa details.
Road and Eenie Creek
AND Road, unless this is the only
frontage to the site, in which N/A
case it can be reduced to
6m; AND
N/A - The proposed
S193.2 This setback area development does not
is to include a minimum of front
O194 Vehicle display is focused on and 2m of soft landscaping onto Walter Hay Drive,
orientated towards Lionel Donovan Drive behind which uncovered Eumundi-Noosa Road or
rather than Walter Hay Drive, Eumundi- visitor carparking may be Eenie Creek Road.
Noosa Road or Eenie Creek Drive; located;
AND AND
O195 Development fronting Walter Hay
Drive, Eumundi-Noosa Road and Eenie S194.1 There is no display
Creek Road is sympathetic to the of motor vehicle for sale or
character of the area and suitable for its hire on Walter Hay Drive,
position along the entry roads to the Eumundi-Noosa Road or
coastal urban part of Noosa. Eenie Creek Road frontages;
AND
S195.1 No direct vehicular
access is taken off Eenie
Creek Road or Walter Hay
Drive where the property
has access to any other
road
Environmental Protection No solution provided. Complies - The proposed
O196 Industrial development is development is located on
conducted in an environmentally land that has been
responsible manner, operating without previously
deleterious impacts on immediate, cleared and filled for
surrounding or downstream development purposes.
communities, environments and The proposed
environmental processes. development will be
conducted in an
environmentally
responsible
manner. Erosion and
sediment control
measures will be
implemented during
construction and
appropriate
drainage networks will be
put in place to ensure
minimal impact on the
surrounding waterways
from runoff from the site.
11.54 Built form
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Visual amenity and character No solution provided Complies – The proposed
O197 Buildings are designed and sited to development reflects visual
provide visual interest and amenity by— interest requirements as
a) providing well articulated required by this provision.
buildings with strong horizontal Please refer to the
and vertical design attached Design drawings
reflecting this statement.
elements and features;
b) using a variety of external building
materials within external walls where Complies – The proposed
such walls are visible from the development reflects the use
street; and of varying materials to create
c) providing for interesting and features and textures so as to
varied site layouts and roof vary the site layout and roof
designs; design.
AND
O198 Buildings are designed to provide
for a range of potential users by allowing Complies – The proposed
for adaptable floor plans and adequate development has
floor to ceiling heights. been designed with high
ceiling spaces to allow future
range of uses. The floor plans
are wide and deep providing
for opportunities at a future
point in time for other uses.
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BUSINESS USES CODE
14.12 Specific Outcomes and Probable Solutions for the Business Uses Code
column 1 Specific Outcomes column 2
Probable solutions (if code assessable)
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided
O18 The development does not Complies – Proposed
adversely impact on existing or development does not
future electricity supply adversely impact on electricity
infrastructure; infrastructure.
AND S19.1 Development for uses adjacent
to or within 50m of an existing Complies - Premises is not
O19 All uses and works maintain an electricity substation incorporates located within 50m of an
adequate safe distance from noise attenuation measures to electricity substation.
electrical infrastructure including mitigate noise impacts;
substations, overhead power lines, AND
power poles and transformers.
S19.2 Buildings and structures Complies – Is not built
(including swimming pools, sheds, within easement or overhead
tennis courts and outbuildings) are power lines.
not constructed under overhead
electricity transmission lines, or
within electricity easements
Noise No solution provided Complies – The proposed
O20 Development is designed and building design consists of tilt
sited to avoid noise emissions that slab construction with high
unreasonably diminish the amenity ceilings which provides an
of the area or surrounding uses. effective means to capture
and bounce sound internally
within
the building. Limited openings
reduce the escape of sound.
The level of noise from the
operation is one that is
expected within the industrial
zone.
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Mechanical plant and equipment
and storage areas S21.1 Mechanical plant and Complies – All mechanical
O21 Mechanical plant and equipment equipment are— plant and equipment will be
(including air conditioning equipment) a) located more than 2m from located on the ground and
and storage areas are designed and any property boundary; screened by landscaping as
located to— b) where located at ground provided for in Landscaping
a) avoid adverse visual impacts level, screened by fencing Plan.
when viewed from the street 1.5m in height or dense
and adjoining properties; and vegetation of at least 1.5m in
b) visually integrate with the building width incorporating grouped
design. trees and shrubs with
maximum separation distance
of 1m measured from the
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
d) S21.2 For Industrial Complies – No material will
business and Retail be stored external, provision
business Type 3, materials has been made within
stored outside of a building building design for all storage
do not exceed 4m in height to occur inside.
or half the height of the on-
site buildings whichever is
the greater.
Safety and security
Complies - The subject
O22 All property boundaries are S22.1 Boundaries are identified by
property boundaries are
clearly identifiable with public and such means as -
clearly identifiable by fencing
private spaces clearly defined.
a) fencing; or style landscaping in place.
b) changes in surface
materials or levels; or
c) landscape treatments;
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column 1 column 2
Specific Probable solutions (if code assessable)
Outcomes AND
S22.2 Loading and storage areas are well lit or Complies - Loading and
can be locked after hours. storage areas are contained
O23 All premises and inside the proposed building
S23.1 All premises are identified by the
access routes are clearly and will be locked after hours.
provision of the street number in a prominent
identifiable to all persons, location, preferably near the site entry, (i.e. on
particularly emergency Complies- The Proposed
the kerb or letterbox or by signage on the
services personnel. development will have
building or site).
signage
S24.1 The number of entrances and exits are to depict street number which
limited and main building entrances/exits are will be easily viewed.
O24 All building entries located at the front of the site, in view of the
are designed to be street. Where this is not possible, due to site or Complies – Entrances and
obvious and easily existing building constraints, a well defined path exits are provided at the front
identifiable. is provided to the entrance/exit; of the site, in view of the
street. Secondary exits are
AND
provided at the rear of the
S24.2 All entrances/exits to buildings, are well lit tenancy for convenience of
and signed, and signage includes hours of staff and to take advantage of
operation; outdoor area at rear of the
site.
AND
S24.3 Entrances/exits are located to provide a Complies - Lighting is
direct link to driveways and carparking areas; provided over all entrances
and signage provides hours of
AND operation.
S24.4 Recessed doorways are avoided where
the recess is of sufficient size to conceal a Complies – The car parking
person. Where recessed doorways are provides direct access to the
unavoidable, measures are used to enhance tenancy
safety, as follows—
Complies – The doorways
a) good lighting installed; are not recessed.
b) strategically placed mirrors installed;
c) angled approaches provided; or Complies - Windows and
d) gates which restrict access provided. main
O25 Uses are arranged S25.1 Windows and main entrances are entrances are located facing
within buildings and on positioned to allow for casual surveillance. onto the driveway and parking
sites to enable external area allowing for casual
areas to be monitored. surveillance.
S26.1 Communal open spaces, including
congregation and seating areas are situated
O26 Communal open where they are in the line of sight of windows, Complies – The building
space, including doors and/or balconies of buildings, or can be design, external lighting has
congregation and seating seen from a street or other public space. been designed to minimise
areas, is located where it the
can be monitored. opportunities for vandalism.
S27.1 Buildings or structures that are visible
from a public street or laneway—
a) avoid the use of solid fences and blank
O27 Buildings and walls which attract graffiti. Where solid
structures are designed blank surfaces are unavoidable,
to minimise opportunities measures in the form of landscaping,
for vandalism. creepers, murals, vandal resistant paint,
etc are used;
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column 1 column 2
Specific Probable solutions (if code assessable)
Outcomes
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shop fronts) 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
O28 Lighting of the construction of buildings.
appropriate intensities Complies – Electrical
S28.1 Lighting of appropriate intensities is contractors will install lighting
is provided to provided which satisfies the requirements of
maximise safety. which meets Australian
Australian Standard AS1158: Public Standard AS1158: Public
Lighting Code, unless otherwise specified in Lighting Code, unless
this Code; otherwise specified in this
AND Code;
S28.2 External lighting of a graduated Complies – The lighting design
intensity is provided which starts at a lower achieves the solution.
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
Complies - Lighting spill has
S28.3 Lighting is directed onto the site and been considered and will be
away from neighbouring properties; operated at acceptable levels
AND and will not impact adjoining
properties.
S28.4 Vandal-resistant lighting is used in
O29 Public toilets are public and publicly accessible areas. Complies - The lighting design
designed and constructed S29.1 Public toilets are located in high achieves the solution.
to— traffic areas;
a) ensure the safety of
all people using AND N/A
them; and S29.2 Features that may legitimise N/A
b) take advantage loitering, such as seating or public
of informal telephones are not located within 20m of N/A
surveillance from toilet entrances; Complies - A public bus stop is
adjoining uses located on Eumundi Noosa Road.
and activities, AND There is currently no pathway
discouraging S29.3 Entrances to public toilets are infrastructure linking this proposed
non-legitimate visible from the street, footpath and other development with the bus stop, but
uses. activity areas on the site or adjoining the design and layout of the
sites. development is such that it will
accommodate future infrastructure.
S30.1 Safe and convenient pathway access
O30 Premises have is provided from the site to link to existing Complies – The subject site is
accessibility to public pathway networks that services public located within a newly created
transport. transport facilities; industrial area of an existing
OR industrial precinct. Pathway access
infrastructure is present in existing
S30.2 Direct pathway access is provided to areas, but not in the area of this
the public transport facility if the facility is subject development. The
contained on site or within 50m from the proposed development, will
property boundary. accommodate future infrastructure.
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column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
O31 Business Uses S31.2 Secure and convenient parking
are designed and constructed to space for bicycles is provided on site in Complies - Existing pathway
encourage users of the accordance with AS2890.3 Bicycle Parking network and access encourage
development to access the site by Facilities and Figure 14-1 Minimum walking and cycling.
means of foot or bicycle through Requirements for Bicycle Parking;
provision of appropriate end-of- AND
trip facilities including bicycle
parking and shower/change S31.3 Where at least 5 bicycle parking Complies - The proposed
spaces are required in accordance with development consists of
rooms.
Figure 14-1 Minimum Requirements for 743 m² of total floor area and
Bicycle Parking, end-of-trip cycle facilities provides for 2 bicycle parking
are provided at the following rate: spaces. See Appendix 5
a) 1 locker per 2 bicycle parking spaces; and Landscape Plan for detail of
b) 1 shower cubicle with ancillary bike parking spaces.
change rooms per 10 bicycle spaces or
part thereof;
AND
Complies - A shower and
S31.4 Bicycle parking spaces and cyclist change room is provided for so
facilities are designed in accordance with as to cater for end of trip
AUSTROADS Guide to Traffic facilities. Please refer to attached
Engineering Practice, Part 14 – Bicycles, Design Drawings reflecting this.
Section 10; AND
Complies – The bicycle
S31.5 On-site pedestrian facilities such as facilities are designed
seating and shade structures are provided in according to the standard.
developments for the convenience of
persons walking to the site.
Figure 14-1 Minimum Requirements
for Bicycle Parking
Use Minimum bicycle
parking
Commercial 1 bicycle parking space
2
Business per 50m or part thereof
of gross floor area.
Entertainment & 1 bicycle parking space
2
Dining Business per 50m or part thereof
of gross floor area.
Industrial 1 bicycle parking space
2
Business Type per 100m or part thereof
2 of gross floor area.
Retail Business 1 bicycle parking space
2
Type 1 (if not a per 50m or part thereof
roadside stall) of gross floor area.
Retail Business 1 bicycle parking space
2
Type 2 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 3 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 6 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 7 per 100m or part thereof
of gross floor area.
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column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
Complies - Waste storage
32.1 Waste storage areas, external storage areas, external storage areas
Site facilities areas and loading docks are situated to the and loading docks are either
O32 Waste storage areas, rear of the building or under the ground; located within the building or
external storage areas and OR out of site from the street
loading docks do not detract front.
from the visual amenity of S32.2 With the exception of the access way,
the streetscape or cause waste storage areas, external storage areas Complies – Please refer to the
nuisance to adjoining and loading docks are visually screened by attached landscape plans for
properties. landscaping or fencing. details.
Environment & heritage
values No solution provided Complies - The proposed
O33 There are no significant development is located within
adverse effects on the the industrial zone on land
biodiversity, natural Advisory note that has previously been
vegetation, native wildlife, PSP24 – Effluent Disposal details cleared and filled for
habitats, landscape quality, requirements for the design and siting of development purposes.
water quality or heritage Vegetation on site consists of
effluent disposal systems where located
values, including those related regrowth, small to medium
outside a sewerage service area.
to— sized saplings and
a) changes to natural Compliance with PSP24 will be considered undergrowth shrubs and
drainage; as part of Council’s assessment of the grasses which will need to be
b) disturbance to any of the plumbing and drainage application. cleared for development.
wetland systems; Erosion and sediment control
c) management of landslide measures will be implemented
and fire risk; during construction and
d) erosion and the appropriate drainage networks
transport of sediments will be put in place to ensure
off- site; minimal impact on the
e) unmanaged public surrounding waterways from
access; runoff from the site. The site is
4
f) effluent disposal ; not located within a landslide or
g) changes to fauna fire risk area.
habitat and
behaviour; and
h) disturbance of
buildings and
features, including
natural features,
of heritage
significance.
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Division 13 – Driveways and Parking Code
column 1 column 2
Specific Outcomes P Probable solutions (if code assessable)
14.113 General
O1 Vehicular access does S1.1 Vehicular access is located and designed
not adversely impact on safety, in accordance with AUSTROADS- Guide to
capacity and operations of the Traffic Engineering Practice requirements for
existing or planned road sight distance and Section 3 of AS2890.1
network, the proposed Parking Facilities;
driveway, cycleways or AND
22
pedestrian pathway systems. S1.2 Only one footpath crossing is provided ;
AND
S1.3 Driveways, other than within any
setback have a maximum grade in
accordance with Section 3 of AS/NZS 2890.1
O2 Driveways S2.1 Design of the driveway across the Complies – The proposed
and crossovers— footpath is in accordance with Council’s development will comply with
a) are suitable and safe for Standard Drawings 9002 or 9005 as this requirement, please refer
their intended use; and appropriate for the particular type of to attached site plan and
b) match Council development as annotated on the drawings; engineering drawings reflecting
infrastructure. AND these details of compliance.
S2.2 Driveways are designed and Complies – The driveway is
constructed in accordance with Council designed in accordance with
Standard Drawings 9014, 9019, 9020, 9021, Council Standard Drawings
as appropriate for the particular type of 9014, 9019, 9020, 9021 to be
development as annotated on the drawings; consistent for the particular
AND type of development as
annotated on the drawings
S2.3 The change in grades in the driveways
and ramps is in accordance with Section 3 of Complies – Please refer to
AS2890.1 Parking Facilities. attached Design Drawings
O3 In commercial zoned S3.1 Design of multi-tenanted developments N/A - The proposed
areas, the number of in commercial zoned areas include shared development is not located
driveways across pedestrian driveways and parking areas; within a commercial zone.
footpaths is minimised. AND
S3.2 Driveways are located so they abut
existing driveways of adjoining development
where practicable and reciprocal easements
are created to reduce the sealed driveway
width.
O4 Vehicular access does S4.1 Footpath and kerb crossings are located Complies - The proposed
not adversely impact on the clear of existing stormwater inlet structures, development driveways and
capacity, operations and water and sewerage infrastructure fittings, any crossovers comply. Please
maintenance of the existing other exiting utility infrastructure, existing refer to attached Design
infrastructure; landscaping and vegetation. drawings for details.
AND
Complies - Existing vegetation
O5 Vehicular access does S5.1 No solution provided within the road reserve will be
not adversely impact on the retained to enhance proposed
integrity of existing onsite landscaping, except
landscaping or native where provision is made for
vegetation. the driveway access points.
Building Suncoast Green Page 18
Page 19
column 1 column 2
Specific Probable solutions (if code assessable)
O6 Outcomes
Driveway run-off is S6.1 For— Complies – Please refer to
filtered prior to leaving the a) Ancillary dwelling unit, Multiple attached Engineering
premises. housing Types 1 or 2 if less than 5 Drawings reflecting this
carparking spaces, Visitor compliance.
accommodation Type 1 and Home-
based business Type 3—the driveway
is formed to drain to landscaped areas;
and
b) for other uses—grease and oil arrestors
or stormwater quality improvement
devices are incorporated into the design
to treat run-off prior to run-off exiting
from the premises.
Table 14-50 — Car parking and manoeuvring
column 1 Probable
Specific Outcomes
14.114 Carpark design and layout
O7 Sufficient carparking is S7.1 The number of parking and loading
provided to accommodate the bays is not less than the minimum number
number and type of vehicles specified in Table 14-51 Vehicle Parking
likely to be generated by the Requirements;
development having regard to
the specifics of the use
including—
a) the type and intensity of
land use;
b) any existing parking
available on the site;
c)
O8 hours of operation;
The layout of the S8.1 Parking bays, manoeuvring areas, Complies - Parking and
d) likely numbers
development provides of users; queuing areas, loading, setdown and pickup maneuvering areas are clearly
e) the peak
adequate, parking
clearly defined areas and driveways are designed to the defined
demand
and easily periods of
accessible— standards set out in Sections 2 and 3 of
a) uses on the
on-site vehiclesite; and Australian Standard AS 2890.1 Parking
f) the availability
parking and of Facilities (Part 1: Off-street Carparking) and
alternative carparking.
manoeuvring AS 2890.2 – Off-street Parking (Part 2:
areas; and Commercial Vehicles);
b) loading and AND Complies – One loading bay is
manoeuvring areas S8.2 The number of loading bays is not less provided.
for delivery and than the minimum number specified in Table
service vehicles 14-51.
O9 Parking areas are S9.1 Carparking areas are accessed from N/A
located where they will not rear laneways where practicable.
unduly conflict with
pedestrians
O10 Provisionandis will
made notfor a S10.1 Carparking spaces are provided for Complies – Accessible
dominate the
reasonable streetscape.
number of on site people with disabilities at the rate specified in parking is provided at the
carparking spaces identified Section 2.4.5 of AS 2890.1 – Parking Facilities calculated rate required (1) for
and reserved for people with (Part 1: Off-street Carparking). the proposed development.
disabilities.
O11 Access and egress points S11.1 Vehicle manoeuvring areas are Complies – Please refer to
do not impact on the safety provided in accordance with Section 3 of engineering drawings
and operations of the road AS 2890.1 Parking Facilities (Part 1: Off- attached for details.
system. street Carparking) so vehicles enter and
leave the site in a forward gear.
Building Suncoast Green Page 19
Page 20
c column 2
o Probable solutions (if code assessable)
O12 Parking l S12.1 At locations where pedestrian and Complies – Please refer to
areas are u vehicle conflicts are likely to occur – engineering drawings
designed to - m a) sight distances of at least 2.5 seconds of attached for details.
a) n
provide a progressive travel time at the designated speed are
reduction in1 speed provided;
between the S external b) splayed corners on structures are
p
road and internal parking incorporated;
spaces; e c) landscaping is designed to allow clear
b) ensure lowerc views;
speeds near if d) sign placement ensures that views
i
areas of high are not impeded;
pedestrianc
O
activity through
the use of u S13.1 In large open car parks with greater N/A
appropriatet road than 200 car parking spaces, a pedestrian
geometry or c path between parking spaces is provided on
o
devices designed every second aisle;
m
to limit speed;
and e
c) s distances
maintain sight
which are appropriate for
the likely operating S14.1 No probable solution identified; N/A
speeds in all areas of
potential
pedestrian/vehicle and S15.1 Lighting is provided in accordance with N/A
vehicle/vehicle conflict; Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category
O13 A clearly defined V) Lighting - Performance Installation and
pedestrian network is Design Requirements.
provided
O16 that –use areas of
In mixed S16.1 Resident carparking is limited to one N/A
a) is located
Business centres in residents
areas space per dwelling unit or accommodation unit.
do not compete withwill
where people AND
choose
customers fortocarparking
walk; S16.2 Resident carparking is not located in the N/A
b)
spaces.ensures that pedestrian road reserve or between the residential or
movement through car business building and the principal street
parking areas or frontage.
structures are along
O17 Caraisles ratherareas
parking than across
are No solution provided Complies – Landscaping
them; to—
landscaped areas are landscaped, please
a) provide shade; see attached landscape plans
O14 Provision
b) maximiseisinfiltration
made for of for details.
pedestrian and vehicular
stormwater run-off;
queues
c) at conflict
define parking points;
areas;
d) reduce direct
O15 Parking
visibilityareas
of carare lit
to provide
O18 parkingsecurity
Development areaswithfor
fromthe No solution provided N/A
night-time
potential tousers.
external viewpoints;
generate
e) soften
significant views
traffic and of parking
hardstand
impactsareas
gives appropriate
consideration to transport
23
and land use issues .
Building Suncoast Green Page 20
Page 21
co column 2
lumn 1 Probable solutions (if code assessable)
Motor Cycles &Specifi
Motor Complies – Please refer
Scooters c S19.1 For Commercial businesses, to attached Building
O19 DesignatedOutco
Motor cycle or Entertainment & dining business, design and Engineering
mes spaces
motor scooter parking Industrial business Types 1 and 2, Retail drawings for details.
reduce the reliance on cars. business Types 2, 4, 5, 6 and 7, Education
Types 1 and 2, Open Space, Wellbeing
Uses and Transport Types 1, 2, 3 and 4
motor cycle parking spaces accord with
Planning Scheme Policy PSP26 Motor Cycle
& Motor Scooter Parking
O20 Carparks are designed to S20.1 Grease and oil arrestors or Complies – The
ensure run-off is treated to stormwater quality improvement devices development complies,
remove pollutants prior to leaving are incorporated into the design to treat please refer to the
the premises. run-off prior to it leaving the premises. attached civil
engineering drawings
for details.
O21 Carparking areas are No solution provided Complies - The
designed to ensure drainage without development complies,
the use of pumps or other electrical please refer to the
apparatus. attached civil engineering
drawings for details.
O22 Site layout and building S22.1 Below ground components of Complies – Below
design provides for buildings, including car parks, do not ground components of
soft landscaping to be extend beyond the above ground footprint the proposed
established. to allow for the provision of landscaping, development will not
particularly within building setbacks. adversely impact or
intrude on landscaping
areas, so as to comply
with this provision
Education Types 1, 2
or 3 S23.1 Paved setdown areas are provided Complies - The
O23 Carparking and setdown areas within the site; development complies,
are designed and located to facilitate AND please refer to the attached
their safe and efficient use. S23.2 For a minimum of 50% of carparking civil engineering drawings
spaces, pedestrian access to buildings is not for details.
across or through driveways, car parks,
setdown or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are
visible from off-site.
Building Suncoast Green Page 21
Page 22
Table 14-51 — Minimum vehicle parking requirements
Industrial Business—
2
Type 1 Warehouse 1 space per 50m or part thereof of use area N/A
OR
2
For self storage units — 1 space per 500m
of use area
2
Type 2 Production, 1 space per 30m , or part thereof, of use Complies – 15 car
2
alteration, repackaging area, for areas up to 150m ; spaces have been
& repairing AND provided as calculated
2
1 space per 50m , or part thereof, of use from the 743 m2 of use
2
area, for areas up to 500m ; area.
AND
2
1 space per 100m , or part thereof, of Complies – Loading bay
2
use area in excess of 500m ; has been provided at the
AND required specifications.
2 2 Please refer to attached
a) for sites 1000m - 1999m a
loading bay for a single unit truck Design Drawings
of 12m x 3.6m; or reflecting this.
DIVISION 17 - LANDSCAPING CODE
14.130 Specific Outcomes and Probable Solutions for the Landscaping Code
column 1 Specific column 2
Outcomes Acceptable
solutions (if self
14.134 General requirements assessable)
Streetscape and amenity Probable
O1 Sufficient landscaped areas S1.1 Landscaped areas, not less (if
solutions thancode Complies – Please refer to
are provided to— assessable)
the minimum areas and dimensions attached proposed Design
a) enhance the visual specified in Tables 14-56 or 14-57, Drawings and landscape
amenity and natural are provided and maintained; plans for details.
landscape character of the AND
area, streetscape and local S1.2 Landscaping is designed, planted and
area; maintained in accordance with PSP3 Complies – Please refer to
b) retain natural landscape Landscaping Plants and Guidelines. attached proposed plans
features, such as rock and landscape plans for
outcrops and existing large details.
trees;
c) retain existing native
vegetation and enhance
buffer areas around
property boundaries;
d) suit the relative size and
nature of the
development and its
setting;
e) reduce the visual impact
of large or bulky structures
and fencing along
watercourses; and
f) conceal service,
carparking and loading
areas of
developments;
g) Building Suncoast
screen Green land
incompatible Page 22
uses; and
h) provide privacy between
any dwelling units and
Page 23
Building and landscape Complies – Below ground
design S2.1 Below ground components of components of the proposed
O2 Site layout and building buildings do not extend beyond the above development will not
and landscape design— ground footprint to allow for landscaping adversely impact or intrude
a) provides for soft particularly within building setback areas; on landscaping areas, so as
landscaping to be AND to comply with this
established in and provision.
around the
development; S2.2 Basement car parks do not N/A
encroach into building setback areas;
b) maximizes the retention of AND
large canopy trees; S2.3 Plants are grouped in mulched beds Complies – Please refer to
c) within the Eastern Beaches rather than planted individually to provide for attached Design Drawings
Locality and Noosa Heads optimum growing conditions and less and landscape plans for
Locality, avoids the removal maintenance; details.
of heath vegetation, except AND
where required for internal S2.4 These plants grouped in mulched
roads and service and beds are not subject to any hedging Complies – Please refer to
infrastructure construction; maintenance regimes; AND attached Design Drawings
and landscape plans for
d) minimizes the extent of S2.5 Landscaping is designed, planted and details.
impervious paved areas; maintained in accordance with PSP3
e) provides for suitable Landscaping Plants and Guidelines; Complies – Please refer to
plant layouts and AND attached Design Drawings
densities; and landscape plans for
S2.6 Alternatives to impervious pavement details.
f) facilitates the adoption are provided and are located where
of appropriate planting landscaping and existing vegetation will
techniques; and benefit from increased infiltration of
g) considers on-going rainwater.
maintenance requirements
to assure the establishment
and ongoing survival of
plantings.
Species selection
O3 Landscaped areas include S3.1 Plantings— Complies – Please refer to
plant species that— a) comprise plant species identified for the attached Design Drawings
relevant landscape character area in and landscape plans for
PSP3 Landscaping Plants and details.
Guidelines; and
Building Suncoast Green Page 23
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colu column 2
mn 1 Acceptable solutions (if self
Specific assessable) Probable solutions (if
Outcome
a) are appropriate to the code assessable)
b) avoid undesirable plant species
biophysical s conditions and identified in
landscape character of the PSP3 Landscaping Plants and N/A
area; Guidelines;
b) are suitable for the space OR
available, the level of visual
and climatic exposure, the S3.2 For landscaping around pool
functional requirements of areas—
the site and the scale of the a) no more than 30% of the landscaped
development; area is a mixture of plants of local
c) provide for appropriate origin and exotic plant species,
levels of shade and provided none of the plant species are
sunlight to occupants of undesirable plants identified in PSP3
the development Landscaping Plants and Guidelines;
throughout the year; and
d) minimise the demand for water b) palms are specifically located in
use; group plantings in accordance
e) in road reserves, provide with PSP3 Landscaping Plants
street trees with effective and Guidelines; N/A
canopy shading having AND
regard to the size and scale S3.3 Root guards are utilized around
of the road reserve and the species with potentially invasive roots.
location of services and
other structures;
f) for street trees in towns
are villages, are consistent
with the existing
streetscape character;
g) do not cause
potential damage to
buildings
Safety or
and security
O4 structures;
Landscaping is designed S4.1 No solution provided. Complies – Please refer to
h) located
and are not harmful
to maximiseto the attached Design Drawings
pedestrians,
safety and security particularly
of public and and landscape plans for
Figure 14-16 — Landscaping
around
private areasschools,
by— childcare details.
allows for adequate safe vision at
a) centres, shopping
clearly defining theareas and
driveways and intersections
other high pedestrian
boundaries between areas;
i) in intensively
private used spaces;
and public
b) environments,
promoting casual can
endure high levels
surveillance of
of buildings and
activity; and from the street
public areas
j) forandrural residential
other public areas for
developments,
personal security arereasons;
best
c) suited
avoidingto less intensive spots;
concealment
maintenance
and and low
d) availability
maintainingofsafewater for
sight
gardens.
distances to and from road
and building corners,
Carpark entrances and
driveways (see Figure 14-
16);
e) maintain safe sight distances
at planting bed ends within
car parks;
f) protecting solid fences from
graffiti by incorporating
elements such as
landscaping, creepers,
murals or vandal resistant
paint; and
g) separating and defining
pedestrian and vehicle
Building
circulationSuncoast
routes. Green Page 24
Page 25
colum column 2
n1 Acceptable solutions (if self
Specific assessable) Probable solutions
O5 Outcomes
The provision of (if codeprovided
S5.1 Landscaping assessable)
which allows Complies – Please refer to
landscaping is to a satisfactory adequate visibility for casual surveillance attached Design Drawings
standard ensuring that it does not of public and semi-public spaces, including and landscape plans for
lead to opportunities for entrances and exits to sites and buildings, details.
concealment and possible assault by:
sites. a) planting trees which have clean
trunks to a height of at least 1.8 m;
and
b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum
height of 0.75m, to avoid clumping
and to retain sightlines. Complies – Please refer to
S6.1 Street trees and trees in carparking attached Design Drawings
O6 Street trees and plantings areas achieve a maximum of 900mm and landscape plans for
in towns and villages, carparks clear trunk height for a 2.0m high tree at details.
and other areas where potential planting and are able to attain a clear
conflicts with vehicles and trunk height of 1900mm on maturity; AND Complies – Please refer to
pedestrians are evident, are S6.2 All scrub planting to be a maximum attached Design Drawings
planted so as to maximise height of 700mm from the road pavement and landscape plans for
vehicle and pedestrian safety. (not top of kerb). details.
Services and utilities
O7 All landscaping works S7.1 Plant species used in landscaping N/A
maintain adequate safe distance adjacent to substations, or adjacent to or
from services and utilities including on electricity transmission line easements,
substations, overhead powerlines, are less than 4m high at maturity and do
power poles and transformers, not encroach within 3m of a substation
street lamps, stormwater boundary;
catchment pits, and underground OR
services and utilities. S7.2 For trees higher than 4m, trees are
planted at a distance from any part of an
electricity transmission line at least equal
Figure 14-17
to the expected height of the tree at
maturity (see Figure 14-17); AND
S7.3 For power lines that connect to a
premises, the height of plant species at
maturity provides for a 2m clearance
below the power line; (see Figure 14-18)
AND
S7.4 Trees and large scrubs are
located a minimum of—
a) 5m from electricity poles and pillars;
Figure 14-18 b) 4m from street lamps;
c) 2m from stormwater catchment pits;
and
d) 2m from underground services and
utilities; AND
S7.5 Plants are located to enable
tradespersons to access, view and
inspect service meters, such as water
and electricity meters;
AND
S7.6 Root barriers are installed around
trees that are located within 3m of any
infrastructures or that have potentially
invasive roots.
Building Suncoast Green Page 25
Page 26
Industrial Business
O20 Landscaping within No solution provided Complies – Please refer
industrial developments to attached Design
is designed to— Drawings and landscape
Figure 14-25 Appropriate species at
a) maximise retention of existing plans for details.
correct density and height
vegetation;
effectively screen bulky industrial
b) provide planting in mulched
buildings
areas at entrances, along
boundaries and around car
parking and site facilities to
provide screening and
shading;
c) lessen the impact of building
bulk though the planting of
vegetation that is in scale
with the building, and by
using mounding where
appropriate (see Figure 14-
25); and
d) provide outdoor areas for staff.
14.139 Carparking areas
Off street carparks
28
O28 Landscaping of carparking S28.1 One advanced canopy tree (a Complies – Please refer
areas is designed to— minimum of 100 litres pot size) is to attached Design
a) reduced the visual provided— Drawings and landscape
impact of the a) in towns and villages, shopping plans for details.
development; centres or commercial areas— for
b) provide for advanced every 4 carparking spaces; or
canopy trees to shade b) otherwise—for every 6 carparking
vehicles and to reduce spaces; AND
2
reflected radiation; S28.2 A minimum area of 5m is provided
c) ensure canopy trees are around each canopy tree, which is
protected from vehicle mulched and treated;
damage by providing AND
adequate sized garden beds; S28.3 Plants are grouped in mulched beds
d) maximise opportunities for rather than using individual, evenly spaced
infiltration of rainwater on- trees and scrubs;
site; and AND
e) minimise contaminated S28.4 Semi-pervious pavement surfaces
runoff entering the are used, such as grass cell paving, to
stormwater system and increase infiltration of rainwater and
watercourse. minimise contaminated runoff, including
hydrocarbons, entering the stormwater
system and watercourses;
AND
S28.5 Runoff from carparking areas is
directed to landscaped areas to minimise
contaminate runoff, including
hydrocarbons, entering the stormwater
system and watercourses;
Building Suncoast Green Page 26
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colum column 2
n1 Acceptable solutions (if self
Specific assessable) Probable solutions
Outcomes AND (if code assessable)
S28.6 Garden mounding is
incorporated into carparking areas
adjacent to frontages; AND
S28.7 Surface and subsurface drainage
swales are used to maximise stormwater
infiltration; AND
S28.8 A planting bed of at least 1m width
with screen fencing and dense planting is
provided to any property boundary with an
adjacent residential development.
On-street car parks
O29 Edges to parking and turning S29.1 Where vehicles are parked parallel to Complies – Please refer
spaces for on street parking are the kerb, landscaping is setback a minimum to attached Design
landscaped to provide shade and of 500mm from the back of the kerb to allow Drawings and landscape
screening, while ensuring adequate adequate access (see Figure 14-27); plans for details.
access to vehicles. AND
S29.2 Street trees are planted a minimum
Figure 14-27 Allow 500mm for
of 1m from the back of the kerb in the road
passenger access
reserve verge.
Conclusion
In conclusion we find this development to be compliant with the overall outcomes of the
applicable codes and provisions of the Noosa Planning Scheme. If Council requires any
further assistance regarding this application please do not hesitate to contact our office.
Yours Sincerely
Debbie Johnson
[email protected]
Building Suncoast Green Page 27