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response to information request
Attached to the e-mail Response to Information Request - MCU18/0162 - 4 Project Avenue, Noosaville.
20 November 2018 Billy Glover Development Planner Noosa Council [email protected] RE: Response to Information Request (MCU18/0162) Material Change of Use - Entertainment & Dining Type 2 Recreation, Amusement & Fitness (Gym) – situated at 4 Project Ave, Noosaville (31/RP886551) Council issued a further information request on 29 October 2018. The applicant provides the following additional information in response to the ten (10) items: 1. Clarify all uses proposed for the site. 2. Amend the application and plans to include all of the uses operating on the property. 3. Provide amended plans which accurately detail and reflect the use area of all the uses operating on the property. A separate application (MCU18/0178) has recently been lodged for all other uses on the combined three (3) sites associated with the Thomas Surfboard Factory. This application for the gym use is being applied for separately, as this proposal relates to the use of 4 Project Ave only. A use plan is included as part of MCU18/0178, which clarifies the proposed use of the site/s. 4. Provide amended plans which include the mezzanine floor and additional use area of the mezzanine floor within the car parking calculation for the site. 5. Provide amended plans which demonstrate that each parking space (specifically the motor cycle and motor scooter spaces) can function when all other spaces are occupied. 6. Provide a car parking assessment based on the car parking requirements for the use area of each use operating on the site as per The Noosa Plan, demonstrating compliance. It is noted that a rate of 1 space per 50m2 has been incorrectly applied to the gym use. Please find attached amended proposal plans including 115m2 of ground floor and 13m2 of mezzanine floor use area (total 128m2). The existing building was originally constructed at a rate of 1 car space per 50m2 of gross floor area, with 9 parking spaces provided for the 450m2 building. Considering the proposed gym’s size, 2.55 spaces are attributed to the gym use area and 6.45 spaces to the existing Industrial business. Four (4) onsite motor scooter spaces are provided for, and do not interfere with the existing parking spaces. The proposal plan has been updated to clarify the location of the motor scooter parking and use area table.
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The Driveways and Carparking Code of The Noosa Plan requires carparking for the use
at the following rate:
1 space per 20m2, or part thereof, of use area;
OR
1 space per 3 persons capable of being entertained at any one time, whichever is
the greater.
Based on the tenancy floor area of 128m2, the gym would require 6.45 spaces.
As part of the recent approval for a swim school within an existing industrial tenancy at
Commerce Ct (MCU17/0550), the building was constructed at a rate of 1 car space per
50m2 gross floor area and although the site is contained within one ownership 4 carspaces
are attributed to the 200m2 tenancy. An additional space was provided in front of the roller
door (5 spaces).
The Council officer’s report considered the requirement for 10 spaces ‘excessive
considering the proposed number of staff and students related to this use’. The more
appropriate rate of 1 space per 3 persons capable of being entertained at any one time
was considered satisfactory for the proposal.
This was provided class times were staggered, with a 15-minute break between classes.
The conditions therefore proposed up to 2 x 3 person classes and 2 staff at any one time
(8 people for the 5 car parking spaces – 1 space per 1.65 persons including staff).
It is noted a similar rate was also attributed to the larger Fernwood fitness studio in Selkirk
Avenue (MCU16/0137) and noted in the original planning report.
Considering the 1.5 person parking rate previously adopted by Council for a fitness centre
and the number of spaces attributed to the use, the business is willing to accept conditions
to manage parking impacts including:
• The start times of classes must be staggered, with each class having a 15 minute break
between the conclusion of the class and beginning of the next;
• Fitness classes limited to no more than 3 clients* at any one time between 8am and 4pm
(Monday to Friday) and 8am to 1pm (Saturday);
• Fitness classes limited to no more than 15 clients* at any one time before 8am and after
4pm - Monday to Friday, and before 8am and after 1pm - Saturday, and any time Sunday
*Not including staff of the affiliated industrial businesses using the training facility.
The proposed fitness gym use will be managed in conjunction with the existing industrial
uses and there is sufficient carparking available on site to address likely parking demands
for the nature of the business activities. The proposal meets the relevant Specific
Outcomes of the Driveways and Parking code.
7. Provide details of the proposed designated bicycle parking spaces on the
site, demonstrating compliance.
An updated plan includes the location of the 4 bicycle parking spaces for the site.
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Page 3
8. Provide reasoning and suitable justification for Council to support the
relatively small floor area use within the Industry zone.
Council have approved numerous Entertainment & Dining Business Type 2 uses including
swim schools, bowling alleys, gym, dance and fitness studios throughout the Industry
Zone.
Similar size/scale fitness studios have been approved including the 158m2 fitness
studio/martial arts centre at 63 Rene Street (MCU12/0004), and Crossfit Noosa (originally
Body By Muir) at 9/5 Commerce Ct (132003.220966.2) which is 140m2.
The proposal is consistent with the size of other gym approvals in the Industry Zone, with
the nature and function of the proposed business use suitable for the proposed site and
location. Although Entertainment and Dining Business Type 2 Recreation, Amusement &
Fitness is an inconsistent use in the Industry Zone, the proposed use requires a significant
floor area and is most appropriately located in the industrial area.
Despite being an inconsistent use with the zone, the following grounds of approval justify
the decision despite the conflict with The Noosa Plan:
1. Gyms (fitness centres) are generally floor area intensive and require tenancies within
industrial units that are most readily found in the Industrial Zone;
2. Some sport and recreational uses are accepted within the Industry zone given the
potential impacts of sport and recreation uses; and
3. The fitness centre is of a size and scale similar to other approved Entertainment &
Dining Business’s Type 2 uses within the Noosaville Industrial area.
9. Provide details of or reconfirm the proposed maximum number of patrons
attending the gym on site at any one time.
10. Provide details of the proposed class times with a minimum 15 minute break
between each class.
Considering the 1.5 person parking rate previously adopted by Council for a fitness centre
and the number of spaces attributed to the use, the business is willing to accept conditions
to manage parking impacts including:
• The start times of classes must be staggered, with each class having a 15 minute break
between the conclusion of the class and beginning of the next;
• Fitness classes limited to no more than 3 clients* at any one time between 8am and 4pm
(Monday to Friday) and 8am to 1pm (Saturday); and
• Fitness classes limited to no more than 15 clients* at any one time before 8am and after
4pm - Monday to Friday, and before 8am and after 1pm - Saturday, and any time Sunday.
*Not including staff of the affiliated industrial businesses using the training facility.
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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. It is therefore requested that Council send the
adjoining owners details, in order to commence public notification of the application at their
earliest convenience.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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