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4.0 Planning Report
Town Planning Report Development Permit for a Material Change of Use for Low Impact Industry, Cartaker’s Accommodation and Operational Work Prepared for Ejmont Nominees Pty Ltd. Proposed Lot 2 & 3 at 1 Taylor Court Cooroy (Lot 6 SP197517) Submitted to Noosa Shire Council 24 November 2021 | 2021080
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Page 2
Contact
Will Johnson Town Planner [email protected]
Debbie Johnson Principal [email protected]
Please direct all queries associated with this application to Will Johnson (Town Planner).
This document has been prepared and reviewed by:
Will Johnson Debbie Johnson
This report has been prepared relying on information that was curr ent at the time of preparation. The material
within this report has been prepared for our client and is for the purpose of statutory assessment by the
relevant Local Authority. The material should not be relied upon by any third parties or for any other purpose
outside the intended scope without consulting the authors.
VERSION NO. DATE: REVIEWED BY: APPROVED BY:
1 24/11/2021 Will Johnson Debbie Johnson
Building Suncoast Green
building | design | town planning
6 Lorraine Avenue
Marcoola Beach, QLD, 4573
07 5448 8500
[email protected]
www.buildingsuncoastgreen.com.au
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 3
Property Details
Street Address: (Proposed Lot 2 and 3) on 1 Taylor Court COOROY QLD 4563
Lot/ Plan: Lot 6 SP197517
Current Use: Vacant industrial land
Site Area: 6307m2 (Lot 2 and 3)
Zone (Noosa Plan Low Impact Industry
2020):
Existing Approvals: RAL20/0017 – 1 Lot into 4 Lots.
OPW20/0144 – Landscaping, Drainage, Stormwater and Earthworks.
OPW21/0032 – Electrical Reticulation
Overlays: Bushfire Hazard Overlay; and
Landslide Hazard Overlay
Land Owner: Hass Holdings Pty Ltd
Details of Application
Application Type: Development Permit for Material Change of Use and Operational Work
Proposed Use: Low Impact Industry and Caretaker’s Accommodation
Level of Assessment: Code Assessment
Site Cover: 35.5%
Gross Floor Area: 3400m2 (Industry) and 65m2 (caretaker)
Height: Varies – Max Height 11.03m
Referral Triggers: Not Applicable
Applicant Details
Client: Ejmont Nominees Pty Ltd
Contact Persons: Will Johnson; Building Suncoast Green
Contact Details: (07) 5448 8500
[email protected]
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Contents
1.1 Application Summary ..................................................................................................................................... 6
2.0 Site Characteristics .................................................................................................................................................... 7
2.1 Site Location .................................................................................................................................................. 7
2.2 Development History ..................................................................................................................................... 9
2.3 Zoning ......................................................................................................................................................... 10
2.4 Site Surrounds ............................................................................................................................................. 10
2.4.1 Current Use and Improvement ................................................................................................................ 10
2.4.2 Topography and Features ....................................................................................................................... 10
2.4.3 Vegetation ............................................................................................................................................... 11
2.4.4 Easements .............................................................................................................................................. 11
3.0 Proposed Development ............................................................................................................................................ 12
3.1 Application Type .......................................................................................................................................... 12
3.2 Development Summary ............................................................................................................................... 13
3.3 Development Particulars.............................................................................................................................. 13
3.3.1 Built Form ............................................................................................................................................... 14
3.3.2 Building Height ........................................................................................................................................ 15
3.3.3 Landscape .............................................................................................................................................. 16
3.3.4 Car Parking, Infrastructure and Servicing ................................................................................................ 18
4.0 State Legislation Assessment .................................................................................................................................. 19
4.1 The Planning Act 2016 ................................................................................................................................ 19
4.2 State Planning Policy ................................................................................................................................... 19
4.3 South-East Queensland Regional Plan........................................................................................................ 19
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 5
4.4 Referral Matters ........................................................................................................................................... 20
5 Local Government Assessment .............................................................................................................................. 21
5.1 Relative Planning Scheme ........................................................................................................................... 21
5.2 Defined Use ................................................................................................................................................. 21
5.3 Category of Assessment .............................................................................................................................. 21
5.4 Operational Work............................................................................................ Error! Bookmark not defined.
5.5 Public Notification ........................................................................................................................................ 21
5.6 Code Assessment .......................................................................................... Error! Bookmark not defined.
5.6.1 Specific Outcome Assessment (non-compliance) ...................................... Error! Bookmark not defined.
6.0 Conclusions ............................................................................................................................................................. 22
Table of Figures
Figure 1 - Detail Survey, prepared by Land Surveying Dynamics 2021 .......................................................................... 7
Figure 2 - Aerial view of site, Nearmaps 2021 .................................................................................................................. 8
Figure 3 - Site Locality, Source: PD Online (MBRC), September 2021, extract from DA/34556/2017/VCHG/1 ................ 9
Figure 4 – Zone of site, Source: Noosa Council, Interactive Mapping 2021 ................................................................... 10
Figure 5 Proposed Elevation, prepared by Building Suncoast Green 2021 .................................................................... 15
Figure 6 Approved Landscape Treatments as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire
Council 2021 .................................................................................................................................................................. 17
Figure 7 Approved Landscape Treatment Sections as per OPW20/0144, prepared by Place Design Group, Source:
Noosa Shire Council, 2021 ............................................................................................................................................ 17
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 6
1.0 Introduction 1.1 Application Summary On behalf of Ejmont Nominees Pty Ltd Building Suncoast Green seek development approval for a Material Change of Use of the land for low impact industry & a caretaker’s accommodation and associated Operational Work for landscape, stormwater, parking, access and site works. The development is proposed over two lots being Lot 2 and Lot 3 SP324340 which are proposed on 1 Taylor Court Cooroy (Lot 6 SP197517) in the Cooroy Business Park. The subject sites are within the low impact industry zone and the proposed use requires code assessment against the relevant benchmarks listed in Part 5 – Table 5.5.9 of the Noosa Plan 2020. The proposal comprises the development of twenty small industrial tenancies with one tenancy including a caretaker’s unit. The development will be spread over two lots and provide a total gross floor area (GFA) of 3400sqm for industrial use and an additional 65sqm GFA attributed to the caretaker’s unit. The development will be supported by adequate parking for all expected vehicles and incorporates landscape which are easy to maintain and include endemic species. The purpose of this report is to describe the development and the subject site and identify and discuss the relevant State and Local Government planning matters. In concluding we have found the proposed development to be compliant with the relevant assessment benchmarks and/ or can be conditioned to comply where applicable. Should you have further questions please direct all correspondence to Will Johnson of Building Suncoast green on 07 5448 8500 or via email, [email protected] Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 7
2.0 Site Characteristics 2.1 Site Location The subject site is located at proposed Lots 2 and 3 on SP324340 on 1 Taylor Court Cooroy (Lot 6 SP197517). The sites form part of a 1 into 4 lot reconfiguration under application RAL20/0017 approved by Noosa Council on 3 December 2020. The land is situated on the southern side of Holts Road and is nested within the low impact industry zone adjoining Taylor Court. Figure 2 below depicts the proposed lots 2 and 3 subject to the proposal. Figure 1 - Detail Survey, prepared by Land Surveying Dynamics 2021 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 8
Figure 2 - Aerial view of site, Nearmaps 2021 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 9
The site is a corner lot and has a total area of 2429m2 which is currently vacant, development ready land. Access is via
Evans Drive which is a newly formed 22m wide road network created by the approved sub-division. A relevant standard
of infrastructure is available to the site comprising underground water, stormwater, electricity and sewer, details of which
are reflected in the attached Detail Survey prepared by Land Surveying Dynamics.
Sites
Figure 3 - Site Locality, Source: PD Online (MBRC), September 2021, extract from DA/34556/2017/VCHG/1
2.2 Development History
A desktop review has found the following development history relevant to the subject site being Lot 6 SP197517:
Application No. Property Description Approved
Date
RAL20/0017 1 Taylor Court Cooroy (Lot Development Approval for Reconfiguration of 1 3.12.2020
6 SP197517) lot into 4
OPW20/0144 - Operational Work – Drainage, Landscape, 3.12.2020
Stormwater and Earthworks
OPW21/0032 - Operational Work - Electrical Reticulation 19.02.2021
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 10
2.3 Zoning
SITE
Figure 4 – Zone of site, Source: Noosa Council, Interactive Mapping 2021
The purpose of the Low Impact Industry zone is to provide for—
a) service industry and low impact industry; and
b) other uses and activities that—
i. support industry activities; and
ii. do not compromise the future use of premises for industry activities.
2.4 Local Plan
The subject site is within the Cooroy Local Plan area. The area code does not contain specific considerations for
industrial development in Taylor Court, however having viewed the area code in consideration of the proposal the
underlying provisions are thought to be further addressed in the applicable zone and activity codes. Assessment of
these codes is provided in the Assessment Table attachements.
2.5 Site Surrounds
2.5.1 Current Use and Improvement
The subject site is currently vacant and will be improved by a sealed access arrangement and landscaping as per
OPW20/0144.
2.5.2 Topography and Features
The site exhibits a variable topography with a noticeable fall towards the north-east of the site. The attached site
surveys provide more accurate details of the sites topography.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 11
2.5.3 Vegetation The developable portion of the site is currently vacant. Existing landscaped areas are positioned within the northern boundary and eastern boundary due to OPW20/0144. 2.5.4 Easements The proposed lots will be constrained by an electrical pad mount easement and a reciprocal access easement. The development is not proposed so as to impact on the purpose and function of these easements. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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3.0 Proposed Development 3.1 Application Type The application is for a Material Change of Use of the vacant land to establish low impact industry and a caretaker’s accommodation. The application also seeks development approval for Operational Work to facilitate associated site works, landscaping, stormwater, car parking and access. The site is within the low impact industry zone. Part 5 of the Noosa Plan 2020, Table 5.5.9 nominates development which is a low impact industry use requires code assessment. Table 5.5.2 nominates Operational Work where associated with a Material Change of Use also requires code assessment. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 13
3.2 Development Summary
The table below lists the key features of the proposal, Figure 6 on the opposite page illustrates the layout of the
proposal on the site.
Site Area Combined Site Area = 6370sqm
Boundary North – 10m
Setbacks
East – 3.05M
South - .15m from access easement and 12m from boundary (varies)
West – 0m (build to boundary)
Tenancies 20. Tenancy 14 includes a 65sqm caretaker’s unit.
GFA 3400sqm for low impact industry and 65sqm for the caretaker’s accommodation
Site Cover 35.5%
Amenities Internal amenities within each tenancy
Landscape Existing landscape = 1032.9sqm
Proposed landscape = 223.1sqm
Total = 1256sqm or 19.7%
Height Varies from 4.89m to 11.03m (please refer to elevations_
Access Access taken from reciprocal access shared between lots 1-4
Parking 39 for Industry and 1 for caretaker, 8 motorcycle/ scooter and 5 bicycles.
3.3 Development Particulars
The development will be constructed of concrete tilt panels which will permit solid painted finish surfaces to all exterior
facades of the building. Each tenancy will include a steel roller door and personnel entry/ exit door. Internally, each
tenancy will include accessible amenities and kitchenette in addition to mezzanine floors accessed by an internal stair.
Nineteen of the twenty tenancies will have a mezzanine floor, whilst tenancy 14 includes an 65m2 caretaker’s unit.
Tenancies range in size, the smallest being 121sqm (including mezzanine) to the largest being 200m2 (including
mezzanine).
Access to the site is via a shared driveway arrangement between the subject lots (2 and 3) and adjoining lots 1 and 4
respectively. On-site parking is dispersed over the site to afford parking opportunities within proximity to each tenancy.
A designated AV vehicle set-down area is accounted for and is positioned to reduce impacts on site access for other
vehicles.
The site is credited existing landscaping which is generously provided adjacent to the road verge of Holts Road and the
sites northern boundary. Addiotnal landscape is allocated along the eastern boundary of the site. Additional landscape
is proposed with the development, mostly within the car parking area and the bio-retention basin.
Page 14
3.3.1 Built Form The development will adopt the use of two primary colours in addition to stenciled tilt-panels and small extrusions to each tenancy to adopt visual interest to the building facades. Each tenancy includes operable and fixed glazing to encourage natural light and ventilation to the internal spaces as well as break up the formed walls along the respective boundaries. Figure 7 and 8 below illustrate the proposals built form aspects. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 15
Figure 5 Proposed Elevation, prepared by Building Suncoast Green 2021 3.3.2 Building Height The building heights of the development vary in response to the topography of the site whilst still trying to maintain relatively graded driveway areas and tenancy transitions. Whilst the development is generally within the height limit for the site (10m) and does not exceed two storeys there is proposed parts of the building which are viewed as over height and need to be addressed accordingly. The extract above depicts the eastern elevation of the development. As evident, the building which will sit on top of the sites retaining wall provides overall heights from the natural ground ranging from 10.59m to 11.03m. The extract below depicts part of the conflicting height exceedance being 11.03m continuing for the corner of the building along the north boundary alignment. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 16
Outside of the above, the development has an overall height ranging from 7.065m to 7.75m measured from the top of the ground floor of all buildings. The height exceedance is therefore as a result of the building being positioned on top of the retained site which exhibits a considerable fall from the west to the east of the site respectively. An alternative solution has been discussed in detail in the accompanying assessment tables. 3.3.3 Landscape As referred to above, the sites exhibit existing landscaping which is mostly concentrated along the properties northern boundary adjacent to Holts Road with additional area situated along the properties eastern boundary which acts as a swale. The existing landscape was approved under application RAL20/0017 and OPW20/0144 and relevant parts of the approved landscape are provided below in figure 9 and 10. The proposed development includes additional landscaping within the car park and as part of the bio-retention basin which is positioned in the sites south-east corner. The landscape details propose the use of endemic plant species which are taken to respond well to the sites soil and climatic conditions. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 6 Approved Landscape Treatments as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire Council 2021 Figure 7 Approved Landscape Treatment Sections as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire Council, 2021 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 18
3.3.4 Car Parking, Infrastructure and Servicing Car parking The development will take access from a reciprocal access easement which services the subject lots (2 and 3) and adjoining lots 1 and 4. The development provides a total of 39 on-site parking spaces for cars associated with the industry use, 1 car park dedicated for the caretaker’s accommodation, 8 motorcycle/ scooter parks and 5 bicycle parks as per the requirements of Table 9.4.1.4 of the Driveways and Parking Code. Stormwater Stormwater for the site has been designed as per the attached Civil plans prepared by Empire Engineers. In summary the development will transfer site surface water via field inlets and roof water via downpipes into the on-site bio-retention basin. Stormwater is then discharged to the lawful point of discharge for the site and into the swale at the rear along the eastern boundary. Water/ Sewer Water will be provided to the site in accordance with relevant applications following receipt of a Development Permit. The development will be connected to the reticulated sewerage system in accordance with relevant applications following receipt of a Development Permit. Telecommunication/ Electricity The development is able to be connected to existing telecommunication and electricity services subject to relevant application upon receipt of a Development Permit. Waste Collection/ Refuse The development proposes on-site storage of waste devices within a screened bin enclosure inclusive of wash down facilities. Access to the enclosure is permitted via the shared access arrangement. The design and layout allows for a WCV to enter and leave the site in a forward gear. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 19
4.0 State Legislation Assessment
4.1 The Planning Act 2016
The application for proposed development is assessable development requiring Code Assessment pursuant to Section
45 (3) of the Planning Act.
Code Assessment is an assessment that must be carried out only:
(a) Against the assessment benchmarks in a categorising instrument for the development; and
(b) Having regard to any matters prescribed by regulation for this paragraph.
4.2 State Planning Policy
A review of the Queensland State Planning Policy identifies the following state interests relevant to the subject site and
development proposed:
Safety and resilience to hazards
o Natural hazards, risk and resilience
Potential impact buffer (bushfire), Flood hazard area and medium storm tide inundation
area
The above state interests matters have been adequately addressed by the relevant planning scheme. The site is partly
affected by a bushfire overlay in which case the development is seen to mitigate the impacts of bushfire as the
construction method relies on concrete tilt-panels. Concrete tilt-panels achieve a fire rating of 90/90/90 which is the
highest achieved for this type of development.
4.3 South-East Queensland Regional Plan
The subject site is mapped within the Urban Footprint under the Regional Plan.
The Urban Footprint Intent: The Urban Footprint identifies land within which the region’s urban development needs to
2041 can be accommodated in a way consistent with the goals, elements and strategies of ShapingSEQ.
Description: The Urban Footprint includes established urban areas, broad hectare and remnant broad hectare 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.
The proposed development is considered consistent with the strategic intent for the land.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 20
4.4 Referral Matters A desktop review of the QLD Development Assessment Mapping System confirms the site is not affected by any referral triggers to SARA as per Schedule 10 of the Planning Regulation (Fig. 8). Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 21
5 Local Government Assessment
5.1 Relative Planning Scheme
The development proposed is on land within the jurisdiction of the Noosa Shire Council. The relevant scheme is the
Noosa Plan 2020 as at 25th of September 2020.
5.2 Defined Use
The applicant proposes development for the following uses:
Caretaker’s Accommodation - means the use of premises for a dwelling for a caretaker of a non-residential use on the
same premises; and
Low Impact Industry - means the use of premises for an industrial activity—
1. that is the manufacturing, producing, processing, repairing, altering, recycling, storing, distributing, transferring
or treating of products; and
2. that a local planning instrument applying to the premises states is a low impact industry; and
3. that complies with any thresholds for the activity stated in a local planning instrument applying to the
premises, including, for example, thresholds relating to the number of products manufactured or the level
of emissions produced by the activity;
5.3 Category of Assessment
As per the relevant table of assessment for the District Industry zone in Part 4, Division 4 of the Caboolture Shire Plan,
the proposed use is subject to code assessment.
The following codes are applicable to the development proposal:
Cooroy Local Plan Code;
Low Impact Industry Zone Code;
Industry Activities Code;
Works Codes
Our assessment of the proposal concludes development is generally compliant with the relevant assessment
benchmarks. Matters of non-compliance have been identified and discussed as relevant in the attached Assessment
Tables.
5.4 Public Notification
The application proposes assessable development which requires Code Assessment and therefore does not require
public notification pursuant to Section 53 of the Planning Act 2016 and Part 4 of the Development Assessment Rules.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 22
6.0 Conclusions This application seeks a development permit for a Material Change of Use of the premises for Low Impact Industry and a Caretaker’s Accommodation. The development proposed comprises twenty tenancies which are sprawled over the site and includes suitable property access, vehicle parking and maneuvering areas, on-site landscaping and provision for servicing and infrastructure. The proposed use of the site is consistent and in accordance with the strategic intention for the land. Further to this the application has been made in accordance with the legislative requirements of the Planning Act 2016 and warrants Code Assessment. The development has been found to comply or be conditioned to comply with the outcomes sought by the relevant codes of the Noosa Plan 2020. Upon consideration of this report and material included we expect an approval of the development application subject to reasonable and relevant conditions. Should Council wish to discuss or seek further information please direct all queries to Will Johnson of Building Suncoast Green on (07 5448 8500 or [email protected] Kind Regards, Will Johnson Town Planner BUrbDes&TownPlan(Hons) PIA. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD