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response to information request
Attached to the e-mail Response to Information Request - MCU18/0157.
18 March 2019 Patrick Murphy Coordinator Planning Noosa Council [email protected] RE: Response to Information Request (MCU18/0157) Material Change of Use - Entertainment & Dining Business - Type 3 Bar (Brew Café), Industrial Business - Type 2 Production, Alteration, Repackaging & Repairing (Brewery) – situated at 130 & 134 Eumundi Noosa Rd, Noosaville (5 & 6 RP173876) Council issued a further information request on 15 March 2019. The applicant provides the following additional information in response to the five (5) items: 1. Provide updated layout for the parking areas to address the following: a. Vehicle manoeuvring for carpark spaces 1, 2 and 18 of the south parking area (at 134 Eumundi Noosa Road). b. Amendments to carpark spaces 12 and 13 of the south parking to comply with Blind aisles requirements in compliance with Section 2.4.2 (c) and Figure 2.3 of AS2890.1. c. Parking space 7 for staff of the north parking area should not be in tandem with a customer parking space (No 5). Please find attached updated Site Plan (Rev. B dated 15.03) with preliminary parking layout including the following changes: - Additional notes about ‘Long Term Surplus Parking For Mechanic’ - Additional notes about driveway finish, stormwater, levels and site lines to be provided at Operational Works Stage. - Move Carparks 15 - 18 at 134 Eumundi Noosa Rd 2m to the north to allow turnaround and maneuvering - Remove Carpark 13 and replace with scooter bay, with additional 3 scooter baysnear the existing building at 134 Eumundi Noosa Rd - Additional gravel driveway for turning adjacent to carpark 9 at 134 Eumundi Noosa Rd - Carpark 5 allocated to staff bay at 130 Eumundi Noosa Rd. Chris Gibberd (RPEQ) of 360 Civil Consulting has reviewed the changes and considers the design to meet the relevant standards of AS2890.1. Further detailed design drawings will be provided during the Operational Works application stages.
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2. Provide the following information:
a. Provide longitudinal cross section and finished levels for the driveway
starting from the kerb line and to a minimum distance of 20m into the site
or up to carpark space No 4.
b. The finished levels for carpark 1, 2 and 10 and identifying any required
earthworks and retaining walls for constructing these spaces to match
the levels of the driveway.
The 18 equivalent parking bays at 134 Eumundi Noosa Rd with frontage onto Project
Avenue are surplus spaces to the operation of the existing industrial tenancies on the site.
Currently, this area is level and used as an informal carpark/storage yard for the Pitstop
Mechanic. Nine (9) of the carparking spaces along the southern boundary of the site will
continue to be used for this mechanical storage purpose (albeit in a more formal capacity).
The other 9 equivalent bays will be used for the brewery and brew café use, with a formal
carparking plan to be developed as part of the subsequent operational works plans.
Operational Works stage.
The new formal parking area will be largely screened by existing vegetation within the road
verge and within the front 5m of the site (see photo of existing parking area below). The
driveway is existing and additional minor alterations and details regarding the levels and
longitudinal cross sections will be provided at operational works stage.
3. Provide a general stormwater management and disposal plan for the south
parking area.
The new parking area will be gravel sealed. The site slopes towards Project Ave (legal
point of discharge) and additional stormwater pits and drainage lines will be provided on
the site in accordance with PSP5 at Operational Works Stage.
4. Details of the lease agreement with the adjoining property owner including
the period of the lease. It is preferred that a copy of the proposed lease be
provided.
The final lease agreement has not yet been drafted, as it is expected to reflect any
development approval and conditions imposed. It is anticipated the lease will be drawn up
by solicitors and include, but not limited to the following points:
- Allow the exclusive use of 9 parking spaces as generally indicated on (Use Plan – Stie
Plan Rev B drawn by Sparks Architects and dated 15.03.2019) for the use of a brewery
and associated brew café at 130 Eunumdi Noosa Rd.
- In the case of 134 Eumundi Noosa Rd being redeveloped, the proposed design will
endeavour to retain 9 parking spaces on the site for exclusive use by the uses at 130
Eumundi Noosa Rd.
- In the event the use of the 9 car parking spaces at 134 Eumundi Noosa Rd are
relinquished - the retail sale and consumption of food and alcohol to the visiting public
is restricted to the 60m2 of internal dining area indicated on the approved plans
associated with MCU18/0157 and associated conditions.
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Page 3
5. Details of a compliant landscaped setback to Project Avenue.
The Landscaping works codes seeks a minimum 15% landscaping area and a 2m
landscape setback to any carparking areas. The proposal meets the minimum landscaping
area requirements and sets the carparking spaces back >2m from the boundaries.
The applicant has constructed a retaining wall along the boundary of the site, which is less
than 1m in height (relative to Natural Ground Levels), with associated handrails for duty of
care. The terrace area includes a peremeable surface for a children’s play area and dining.
Considering a 2m high fence may be constructed ‘as of right’ along this boundary (not
considered assessable building works), the proposed retaining wall is more visually and
aesthetically pleasing when viewed from Project Avenue.
The applicant is willing to accept conditions for landscaping in front of the retaining wall to
further screen the retaining wall and subject to a further operational works application.
The entire site (130 & 134 Eumundi Noosa Rd) includes 650m2 of industrial uses
(mechanic, tyre repair and warehouse), plus the proposed 375m2 for the brewery (945m2).
Considering the total use areas on the entire site is 1,130m2, the entertainment and dining
business represents 11% of the entire site area (130m2).
Given the adjoining tenants on the site have very small sales/office components and
owner’s consent has been obtained for the proposal - this further demonstrates the
proposed entertainment and dining business will be subordinate to all other industrial
uses on the site, as shown in the use area table below (not including truck manoeuvring
area).
Use Area 1,130m2 100%
Industry 945m2 84%
Ground Floor (185m2)
Cold Storage 1 & 2, brewery floor and cold room 185m2 16%
First Floor (125m2)
Office area 40m2 (boardroom) 4%
and
10m2 (office)
Loft 1 & 2, Store 4 and staff toilets 85m2 8%
PitStop Mechanical and Rug Warehouse 320m2 28%
Bridgestone 315m2 28%
Entertainment & Dining 130m2 11%
Toilets 15m2 1%
Inside dining 60m2 5%
Outside terrace dining 55m2 5%
Kitchen & Food Storage Areas 55m2 5%
Kitchen and survey 40m2 4%
Bar 15m2 1%
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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.
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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