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Town Planning Report
Attached to the e-mail MCU16/0012 - 5 Garnet Street Cooroy.
Town Planning Report
Garnet Street Retail
5 Garnet Street, Cooroy
Creekgold Pty Ltd
7588
11 February 2016
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Document Control
Title Garnet Street Retail
Address 5 Garnet Street, Cooroy
Job Number 7588
Client Creekgold Pty Ltd
Document Issue
Issue Date Prepared By Checked By
DA Lodgement January, 2016 EV AH
Contact
For any queries about this report, please contact Eddie Venturini on 07 3251 9421 or email
[email protected]
This report has been prepared for Creekgold Pty Ltd. Saunders Havill Group cannot accept responsibility
for any use of or reliance upon the contents of this report by any third party.
Reports and/or Plans by Others
Reports and/or plans by others may be included within this Town Planning Report to support the
document.
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Table of Contents
1. Executive Summary 4
2. Key Details 5
2.1. Key Site Details 5
2.2. Key Application Details 5
2.3. Applicant Details 5
2.4. Project Team 6
3. Site Analysis 7
3.1. Context 7
3.2. Site History 8
3.3. Existing Land Uses 8
4. Development Proposal 11
4.1. Proposal Summary 11
4.1.1 Landscaping & Open Space 13
4.1.2 Roads and Traffic 13
4.1.3 Refuse Collection and Servicing 14
4.1.4 Infrastructure & Servicing 14
4.1.5 Acoustic 14
5. Pre-lodgement Meeting 15
6. Key Planning Issues 17
6.1. Code Compliance 17
6.2. Servicing 17
7. Legislative Framework 18
7.1. Sustainable Planning Act 2009 18
7.2. State Planning Regulatory Provisions 18
7.3. State Planning Policy 12/13 18
7.4. State Development Assessment Provisions 20
7.5. Other State Planning Considerations 20
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7.6. Planning Scheme Considerations 20
7.6.1 Use Definition 20
7.6.2 Level of Assessment 20
7.6.3 Planning Scheme Codes 21
8. Conclusion 22
9. Attachments 23
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1. Executive Summary
This report is written on behalf of Creekgold Pty Ltd who proposes to develop land at 5 Garnet Street and
Wimmers Lane, Cooroy for a Retail Business Type 2 (Shop). It is to contain a single tenancy supermarket of
approximately1365m2.
The site is located within the Cooroy town centre. It is included within the Business Centre zone and is also
within the Cooroy and Lake Macdonald Locality Plan (CLMLP). Land surrounding is also included within the
Business Centre zone and CLMLP.
The site contains a number of older buildings associated with its previous use by Wimmers, a local soft
drink manufacturer. These buildings will be removed as part of the development of the site. A range of
retail/ commercial uses commensurate with the intent for the Business Centre zone are located adjacent
to and proximate to the site. The Cooroy Tavern is located opposite the site in Garnet Street.
The proposed supermarket is orientated towards Garnet Street with pedestrian and vehicle access gained
from same. Twenty – six car spaces and eight motor cycle bays are provided at ground level with a further
48 car spaces within a single basement level. The loading dock and delivery area is accessed from Wimmers
Lane.
The proposal necessitates a development application for a Material Change of Use (Development Permit)
and is subject to code assessment.
Having considered the history of the site; the current circumstances; and the State, regional and local
planning provisions applicable to the development, we are of the view that the Retail Business Type 2
(Shop) complies with the relevant provisions of the Noosa Planning Scheme. We therefore commend the
application to Council.
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2. Key Details
2.1. Key Site Details
Address 5 Garnet Street and Wimmers Lane, Cooroy
RPD Lot 14 RP845961
Registered Easements Easement B on RP 845961( for stormwater purposes)
Owner Creekgold Pty Ltd
Area 3035m2
Zone Business Centre
Local Plan Cooroy and Lake Macdonald Locality Plan
Overlays/Constraints Nil
2.2. Key Application Details
Description Material Change of Use for Retail Business Type 2 (Shop)
Type of Approval Sought Material Change of Use (Development Permit)
Level of Assessment Code
2.3. Applicant Details
Applicant Creekgold Pty Ltd C/- Saunders Havill Group
Contact Eddie Venturini
Saunders Havill Group
9 Thompson Street
BOWEN HILLS Q 4006
Telephone: (07) 3251 9421
Facsimile: (07) 3251 9455
Email: [email protected]
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2.4. Project Team
Town Planner Saunders Havill Group
Architect Verve Building Design and Concepts
Surveyor Saunders Havill Group
Landscape Architect Saunders Havill Group
Civil / Stormwater vT Consulting Engineers
Traffic Engineer Pekol Traffic and Transport
Acoustic MRG Environmental
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3. Site Analysis
3.1.Context
The site is located at 5 Garnet Street, Cooroy and is described as Lot 14 on RP845961, County March and
Parish Tewantin. The site has an area of 3035m2, with frontage of 59m to both Garnet Street and Wimmers
Lane. There is an existing easement encumbering the site for stormwater drainage purposes.
The site is located within the Cooroy town centre. It is included within the Business Centre zone and is also
within the Cooroy and Lake Macdonald Locality Plan (CLMLP). Land surrounding is also included within the
Business Centre zone and CLMLP. The Cooroy Tavern is located opposite the site in Garnet Street.
The following aerial photo extract shows the location of the subject site –
Figure 1 - Location of subject site (Source: Q Globe)
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3.2. Site History
The site contains a number of older buildings associated with its previous use by Wimmers soft drinks.
These buildings will be removed as part of the development of the site.
3.3. Existing Land Uses
A range of retail/ commercial uses commensurate with the intent for the Business Centre zone are located
adjacent to and proximate to the site.
Figure 2 - Garnet Street frontage of the site
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Figure 3 – Existing building facing Wimmers Lane
Figure 4 – Wimmers Lane looking west from Maple Street
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A Locality Plan is included at Attachment A; Registered Plan and Titles are included at Attachment B; and
a Detail Survey is included at Attachment C.
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4. Development Proposal
4.1. Proposal Summary
The proposed supermarket is orientated towards Garnet Street with pedestrian and vehicle access gained
from same. Twenty – six car spaces are provided at ground level together with 8 motor cycle spaces. A
further forty –eight car spaces are provided within the basement level. Wimmers Lane provides access to
the loading dock and delivery area.
The following table provides a brief synopsis of the key proposal details of the development –
Key Detail Proposal
GFA Required-
For the Business Centre Zone plot ratio does not exceed—
a) 0.8:1 for site areas up to and including 2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2.
= 1910m2
Proposed - 1365m2
Building Height Requirement - Buildings and other structures have a maximum building height
of—
a) if in the Rural or Rural Settlement Zone—8m, or 9m where the pitched roof
but no other part of the building or structure exceeds 8m; or
b) if in the Open Space Recreation Zone and used for an indoor sporting
complex—11m
c) if in the Industry Zone—10m;
d) in all other zones—8m.
Proposed
To Garnet Street- 5.5m
To Wimmers Lane -9.4m
Building Setbacks Built in part to western boundary and in part to northern and southern boundary
Car Parking 48 car spaces within basement and 26 car spaces and 8 motor cycle spaces at
ground level
Servicing From rear laneway – Wimmers Lane
The proposal plans, prepared by Verve Building Design and Concepts are included at Attachment D.
The following Architectural Design Statement has been provided by Verve-
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RE: ARCHITECTURAL DESIGN STATEMENT
DESIGN
The proposed supermarket development set amongst Garnet Street Cooroy has been designed
to sit confidently within the surrounding context. The design has resulted in a single storey
building fronting Garnet Street, whilst having a 2 storey fagade fronting Wimmers Lane.
The existing large leopard trees along Garnet Street are to remain unobstructed, maintaining
the lush streetscape that is currently present throughout Cooroy. In addition to this, the
development has taken a modern approach to the traditional awning lined shopfront providing
a horizontal arbour style awning and covered entry space benefiting those both passing through
and visiting the site.
Further enhancing the building aesthetics, a combination of paint finished concrete, face brick,
light weight timber cladding and timber battens provides for a modest yet modern material
palette of earthy natural tones reflecting that of the surrounding buildings. These materials in
combination with transparent shopfront glazing along Garnet Street, deliver subtle facade
frticulation whilst providing clear sight lines and a connection from inside to out.
A combination of differing height parapet walls conceal simplified roof form consisting of both
single pitch and hipped roof sections.
Signage zones have been represented on the building elevations, providing clear yet controlled
signage to the primary Garnet Street frontage, Signage locations are in line with the Noosa plan
being located on awning blades and/or parapet walls.
Nil setback has been given to the Garnet Street facade, whilst maintaining a generous
landscaped zone in excess of 5.5m in front of the car parking area. This provides for sufficient
separation from the site frontage and pedestrian movement, in addition to providing external
seating zones amongst the existing leopard trees.
The building elevations and site sections help to explain the relationship of the building to the
site. As a result of the site contour, the program of this development is zoned and separated
both in plan and section.
The deliveries / service zone accessed from Wimmers Lane, is physically separated from the
ground floor car park resulting in a more pleasant and safe experience for the user. A screened
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4.1.1 Landscaping & Open Space
The Landscaping Plans, prepared by Saunders Havill Group are included at Attachment E.
4.1.2 Roads and Traffic
A Traffic Engineering Report, prepared by Pekol Traffic and Transport is included at Attachment F. The
report assesses the proposed development in terms of peak hour traffic generation, parking and servicing
arrangements, impact on the surrounding road network and the scope of any external works required to
maintain safe and efficient traffic operations.
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4.1.3 Refuse Collection and Servicing
Servicing and refuse collection will be from Wimmers Lane. Refer to attached Traffic Engineering Report
for detail.
4.1.4 Infrastructure & Servicing
A Civil Engineering Services Report and Stormwater Management Plan, prepared by vt Consulting
Engineers are included at Attachment G. The report addresses required earthworks, roadworks,
stormwater drainage (including proposal for increasing the current stormwater pipe size and re-routing
within the site), sewer and water reticulation and electrical and telecommunication provision for the
development.
4.1.5 Acoustic
An Acoustic Report prepared by MRG Environmental is included at Attachment H. The report assesses the
impact of the proposed development onto surrounding sensitive receivers.
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5. Pre-lodgement Meeting
A pre-lodgement meeting was held on 20 February, 2015. Council notes on the meeting are provided at
Attachment I.
The following key issues were discussed at the meeting and have been resolved as follows –
Key Issue Raised Response
Design
Building form and treatment to Garnet St frontage The Garnett St footpath adjoining the site
Linkage between site and Wimmers Lane contains a number of large trees. The
Unitywater sewer easement awning treatment allows for the retention
Provision of lift /trolley ramp to basement of these trees whilst providing for the use of
• Carparking -1 per 20m2 for 1st 100m2 (5) then 1 “post” elements. Refer to Architectural
per 15m2 (80) of use area beyond. Also include Design Statement within Section 4 above.
scooter bays in accordance with PSP26 and
bicycle and change rooms/toilets in accordance An informal link is provided by connecting
with The Noosa Plan. stairs from Garnett St to Wimmers Lane. A
formalised link through the site from
Garnet St to Wimmers Lane is not provided
due to the fall of the site, carpark provision
and the impact on the delivery bay which is
accessed from Wimmers Lane.
Notwithstanding, Garnett St, between
Maple St and Wattle St is approximately
180m in length and the need for a cross
block link is marginal at best. The planning
scheme does not include a specific strategy
for such links and in the absence of a
formalised link to the north of Wimmers
Lane at this location, it is considered the
provision of a link thought the subject site
is not justified.
Refer to the civil engineers report at
Attachment G
Ramp access is provided from the ground
floor to the basement carpark as well as
stair access.
Provision is made for a total of 74 cars paces
and 8 motor cycle spaces. Based on the
supermarket use area of 1097m2, car
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5. Pre-lodgement Meeting
A pre-lodgement meeting was held on 20 February, 2015. Council notes on the meeting are provided at
Attachment I.
The following key issues were discussed at the meeting and have been resolved as follows —
Design
= Building form and treatment to Garnet St frontage = The Garnett St footpath adjoining the site
= Linkage between site and Wimmers Lane contains a number of large trees. The
= Unitywater sewer easement awning treatment allows for the retention
= — Provision of lift /trolley ramp to basement of these trees whilst providing for the use of
© Carparking -1 per 20m? for 1° 100m2 (5) then 1 “post” elements. Refer to Architectural
per 15m? (80) of use area beyond. Also include Design Statement within Section 4 above.
scooter bays in accordance with PSP26 and
bicycle and change rooms/toilets in accordance * An informal link is provided by connecting
with The Noosa Plan. stairs from Garnett St to Wimmers Lane. A
formalised link through the site from
Garnet St to Wimmers Lane is not provided
due to the fall of the site, carpark provision
and the impact on the delivery bay which is
accessed from Wimmers Lane.
Notwithstanding, Garnett St, between
Maple St and Wattle St is approximately
180m_ in length and the need for a cross
block link is marginal at best. The planning
scheme does not include a specific strategy
for such links and in the absence of a
formalised link to the north of Wimmers
Lane at this location, it is considered the
provision of a link thought the subject site
is not justified.
= Refer to the civil engineers report at
Attachment G
= Ramp access is provided from the ground
floor to the basement carpark as well as
stair access.
= Provision is made for a total of 74 cars paces
and 8 motor cycle spaces. Based on the
supermarket use area of 1097m?, car
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parking and motorcycle parking compliant
with the planning scheme is provided.
Traffic
Use of Heavy Rigid Vehicles (HRV) for servicing in • Refer to the attached Traffic report
Wimmers Lane and sweep paths to be addressed in prepared by PTT. The report includes an
Traffic Report. assessment of HRV access to the site via
Dedication of 1.5m to Wimmers Lane frontage Wimmers Lane and includes sweep path
analysis to both the Maple Street and
Wattle Street intersections.
• Dedication of land for the widening of
Wimmers Lane is not provided as-
1. the traffic report submitted with the
application demonstrates that service
vehicle access from Wimmers Lane is able
to be provided to the site in accordance
with relevant standards without the need
for road dedication,
2. road dedication is not reasonably
required by this development. Not
providing the dedication will in no way
affect the orderly development of the area.
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6. Key Planning Issues
An assessment of the development against the relevant provisions of the Noosa Planning Scheme (refer to
code response at Attachment K) has identified only few areas where the development does not comply
with the applicable Acceptable Outcome. Where compliance with the Acceptable Outcome is not
achieved, a performance-based approach is sought for these parameters. We believe the development
outcome provided on the site is consistent with the relevant Performance Criteria and the development
will be a positive addition to Cooroy Township.
6.1. Code Compliance
While the development is inconsistent with the Acceptable Outcomes – Building Height S7.1, Roof Pitch
S16.1 and Awning Design S58.1, it is considered to be consistent with the respective Overall Outcomes as
outlined within the Code response table at Attachment K.
6.2. Servicing
The Traffic Impact Assessment prepared by PTT (Attachment F) assess servicing requirements for the site,
provides an assessment of HRV access to the site via Wimmers Lane and includes sweep path analysis to both the
Maple Street and Wattle Street intersections. The assessment concludes that no upgrade to Wimmers Lane is required
by this development and that adequate manoeuvring provision exists at both the Wattle St and Maple St
intersections.
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7. Legislative Framework
7.1. Sustainable Planning Act 2009
Section 313 of the Sustainable Planning Act 2009 applies to any part of the application requiring code
assessment. The matters within this section have been given consideration and are addressed in this report
as relevant to the circumstances of the application.
7.2. State Planning Regulatory Provisions
None of the SPRPs apply to the site or proposed development, save for the Adopted Charges SPRP which
is reflected in the Noosa Shire Council Charges Resolution (No2) 2014.
7.3. State Planning Policy 12/13
The State Planning Policy (SPP) Mapping has been completed and is included at Attachment J. The site is
affected by the following SPP overlays –
Climatic regions- stormwater management design objectives;
Area within 400m of a public transport facility; and
Flood Hazard Area- Level 1 Local Government Flood Mapping.
Whilst the site is within 400m of a public passenger transport facility, it does not have a site area equal to
or more than 5000m2 and therefore is not subject to Part E – Interim Development Provisions of the State
Planning Policy. As the site falls within a flood hazard area and involves development on a site greater than
2500m2 with more than 25% impervious area, Part E provisions apply as follows-
State Interest Assessment requirement Comment
Water quality These requirements apply to development See Stormwater
applications as follows: Quantity and Quality
Receiving waters—a development application for any Report at Attachment
of the following: F which addresses
(1) a material change of use for urban purposes water quality matters.
that involves a land area greater than 2500 square
metres that: Notably, the site is not
(a) will result in an impervious area greater than contained within the
25 per cent of the net developable area, or water supply
(b) will result in six or more dwellings, or catchment for Lake
(2) reconfiguring a lot for urban purposes that involves Macdonald as
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a land area greater than 2500 square metres and will identified within the
result in six or more lots, or Natural Resources
(3) operational works for urban purposes that involve Overlay Map – OM 3.5.
disturbing more than 2500 square metres of land.
The development application is to
be assessed against the following
requirements:
For a development application mentioned under the
heading ‘Receiving waters’
Development:
(1) avoids or otherwise minimises adverse impacts
on the environmental values of receiving waters,
arising from:
(a) altered stormwater quality or flows, and
(b) wastewater (other than contaminated stormwater
and sewage), and
(c) the creation or expansion of non-tidal artificial
waterways, and
(2) by demonstrating it complies with the SPP code:
Water quality (Appendix 3).
Natural hazards, risk The development application is to be The proposal is
and resilience assessed against the following requirements: located within the
For all natural hazards: existing developed
Development: Cooroy town centre. It
(1) avoids natural hazard areas or mitigates the risks is not located within a
of the natural hazard to an acceptable or tolerable Flood Hazard Area as
level, and identified within
(2) supports, and does not unduly burden, disaster Flooding Overlay Map
management response or recovery capacity and OM 3.3). It is therefore
capabilities, and considered that the
(3) directly, indirectly and cumulatively avoids an proposal avoids
increase in the severity of the natural hazard and natural hazard areas
the potential for damage on the site or to other associated with
properties, and flooding.
(4) avoids risks to public safety and the environment
from the location of hazardous materials and
the release of these materials as a result of a
natural hazard, and
(5) maintains or enhances natural processes and the
protective function of landforms and vegetation
that can mitigate risks associated with the
natural hazard.
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7.4. State Development Assessment Provisions
The State Assessment and Referral Agency (SARA) mapping has been completed and is included at
Attachment J. The site is does not trigger referral and does not trigger assessment against the SDAP
provisions.
7.5. Other State Planning Considerations
The site is contained within the Urban Footprint designation of the SEQ Regional Plan. The proposed use
is consistent with this designation.
An assessment against other relevant state planning considerations has been undertaken and the
development is consistent with these or they not relevant to the proposal and/or subject site and therefore
need not be considered separately.
7.6. Planning Scheme Considerations
7.6.1 Use Definition
An assessment against the Noosa Planning Scheme has been undertaken and it is confirmed that the use
is defined as Retail Business Use – Type 2 (Shop) consistent with the definition as follows:
Retail Business Use
Type 2- Shop & Salon
The use of premises for an activity that is generally found in a shopping complex, strip or centre. The use includes a shop,
hairdressing salon, appliance repairs, alterations, dry cleaning and a café with dining facilities for up to 10 people.
7.6.2 Level of Assessment
A Retail Business Use – Type 2 (Shop) in the Business zone is code assessable if containing GFA less than
2000m2. The proposal incorporating a shop of 1097m2 (1365m2 GFA) is therefore code assessable.
The Cooroy and Lake Macdonald Locality Plan, nor any Overlays, change the level of assessment for the
proposed development.
The subject site is included with the Business Centre Zone.
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For the Business Centre Zone, the stated overall outcomes reads —
(i) significant retail and commercial uses provide residents and visitors with a range of goods and services
including some higher order services;
(ii) the business centre is a significant employment node and is serviced by public transport; and
(iii) a mix between business uses and upper level employee housing reduces commuting pressures and
creates a vibrant environment with opportunities for both day and night time casual surveillance.
The proposed development responds well to these overall outcomes.
7.6.3 Planning Scheme Codes
The following Codes are relevant to the proposed development and the subject site and have been
addressed as follows:
Code Location Consultant
Primary Codes
Cooroy and Lake Macdonald Attachment K Saunders Havill Group
Locality Code
Business Uses Code Attachment K Saunders Havill Group
Prescribed Secondary Codes
Driveways and Carparking Code Vt Engineers
Water Supply and Sewerage Vt Engineers
Reticulation Vt Engineers
Transport Roads and Drainage
Overlay Codes
Nil
Code Compliance Tables for these Codes are included at Attachment K, unless addressed by other
consultants as identified above.
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8. Conclusion
Having considered the history of the site; the current circumstances; and the State, regional and local
planning provisions applicable to the development, we are of the view that the proposed development
complies with the relevant provision of The Noosa Plan 2006. It is therefore considered that the proposal
should be approved, subject to relevant and reasonable conditions.
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9. Attachments
Attachment A
Locality Plan
Attachment B
Property Description
Attachment C
Detail Survey
Attachment D
Proposal Plans
Attachment E
Landscape Plans
Attachment F
Traffic Report
Attachment G
Civil Engineering Report and Stormwater Management Plan
Attachment H
Acoustic Report
Attachment I
Pre-lodgement minutes
Attachment J
SPP and SARA mapping
Attachment K
Code compliance tables
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