Council Report 131999.982622.5

131999.982622.5 & OPW17/0555 - change to the development approval for extension to existing shopping centre - AND operational works for signage, located at 4-24 Gibson road noosaville

Document information

Author	Development Planner, Lisa Pienaar
Environment and Sustainable Development Department

Index	ECM/ Application/ 131999.982622.5 & OPW17/0555

Attachments	1. 	Refurbishment Plans
2. 	Car parking modifications
3.		Proposed signage
4. 	Noosa Village Sign audit

APPLICATION DETAILS
Applicant	Marnham Pty Ltd
Proposal	Change to Development Approval for Extension to existing shopping centre & Operational Works – Signage
Properly Made Date	28 September 2017
Information Request Date	11 October 2017
Information Response Date	8 December 2017
Decision Due Date	14 February 2018 (extended 16 March 2018)
Number of Submissions	Original MCU – 1 submission which was later withdrawn

PROPERTY DETAILS
Property Address	4-24 Gibson Rd Noosaville Qld 4566
RP Description	Lot 1 SP115778
Existing Use of Land	Noosa Village Shopping Complex

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosaville
Zone	Business Centre zone

RECOMMENDATION
That Council note the report by Development Planner to the Planning & Environment Committee Meeting dated 6 March 2018 regarding Application No. 131999.982622.5 to Change to Development Approval for extension to existing shopping centre and Application for Operational Works – Signage situated at 4-24 Gibson Rd Noosaville Qld 4566 and:
A.	Agree to change conditions 14, 15, 26, 27, 29, as follows:
14.	At least 278 off-street car parking spaces (including 31 spaces on the adjoining hotel site - Lot 2 on RP842280) shall be provided with at least 6 of the spaces suitable for use by persons with disabilities within close proximity to the main access to the retail areas and signed appropriately.  Some of these spaces must be converted to provide for 8 motorcycle/scooter spaces. Access thereto shall be via a bitumen sealed or concrete pavement.
The car parking spaces and associated manoeuvring areas shall be in accordance with Australian Standard AS2890.1-1993 with respect to dimension and gradient for User Class 3 and User Class 4 for the disabled spaces.
15.	The proposed carpark layout shall generally be in accordance with the approved plans.
26.	Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan Name	Date
DA.01	4	Site Plan (as annotated), drawn by Thomson Adsett	23.08.2017
DA.02	2	Demolition Plan, drawn by Thomson Adsett	15.08.2017
DA.03	3	Proposed floor plan (as annotated), drawn by Thomson Adsett	23.08.2017
17BRT0143	D Sheet 1 of 3	Recommended traffic modifications – site plan, (as annotated) drawn by TTM Consulting Pty Ltd	29.11.2017
17BRT0143.02	D Sheet 2 of 3	Recommended traffic modifications – northern area, drawn by TTM Consulting Pty Ltd	29.11.2017
17BRT0143.02	D Sheet 3 of 3	Recommended traffic modifications – southern area (as annotated), drawn by TTM Consulting Pty Ltd	29.11.2017
17BRT0143.03	A Sheet 1 of 1	Recommended traffic modifications – Southern area – B99 vehicle sweep paths, drawn by TTM Consulting Pty Ltd	29.11.2017
27.	The total use area of the development is 4,538m2.
29.	The colour scheme for the development is to be generally in accordance with the approved plans.
B.	Refuse to amend condition 23.
C.	Include new Conditions 37, 38, and 39 and as follows:
37.	Fixed bicycle parking capable of holding 20 bicycles is required to be located at the main public access points to the centre.
38.	The site is required to upgrade existing landscaping which must be landscaped in accordance with an Operational Works approval.
39.	All works associated with the upgrading of the car park must be done in conjunction with an Operational Works approval. Note: Operational works for carparking and landscaping must be lodged with Council at the same time for a complete assessment.
D.	Approve in Part Application No. OPW17/0555 for a Development Permit for Operational Works – Signage situated at 4-24 Gibson Rd Noosaville Qld 4566 in accordance with the following conditions:
PLANNING
Nature and Extent of Approved Development
This approval authorises the following signs as defined by the planning scheme and shown on the Approved Plans:
Three freestanding pylon signs (advertising tenancies within centre), identified as S1, S2 & S3 on the Signage Plan;
The 3 freestanding pylon signs must be of a standard 2 face design only and not ‘V’ shaped.
Two centre logo signs at the southern and western pedestrian entry points, identified as S6 & S8 on the Signage Plan;
One entry sign (Gibson Road entry), identified as S10 on the approved plans;
Upgrade to 1 wall tenancy sign for Woolworths and BWS (identified as S5 on the Signage Plan), but have a sign face area of no greater than 10m2 and be no more than 300mm thick;
Provide for a greater surface feature paint area on the western wall to ‘break up’ or articulate the façade;
Signage shown as S12 & S13 on the approved plans. Any replacement of existing signage must not be any greater in size than what currently exists.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan Name	Date
DA.04	2	Elevations (as annotated), drawn by Thomson Adsett	15.08.2017
DA.05	2	Detail Elevations (as annotated), drawn by Thomson Adsett	15.08.2017
DA.06	2	Perspectives (as annotated), drawn by Thomson Adsett	15.08.2017
DA.07	3	Signage (as annotated), drawn by Thomson Adsett	05.09.2017
DA.07	4	Signage (Schedule of Signs) (as annotated),  , drawn by Thomson Adsett	22.11.2017
DA.08	1	Signage (as annotated), drawn by Thomson Adsett	22.11.2017
The approved signs must not be used for the advertisement of goods and/or services not sold or conducted on the site (ie. third party advertising).
The approved signs must be wholly contained within the subject site.
The approved signs must not exceed the dimensions and sign areas as shown on the Approved Plans or as varied by these conditions.
The approved signs must not project above any roof line, apart from the 2 centre logo signs at the entry points to the centre.
All other signage must be removed from the external facades of the building, with no other signage permitted on site.
A maximum of 1 wall sign is permitted for Woolworths.
Illumination
The approved signs must not be illuminated in any way, with the exception of:
Two freestanding pylon signs located on the Gibson Road and the Mary Street entry to the site, identified as S1 & S3 on the approved plan;
One Woolworths wall sign and one BWS sign.
Sign identified as S10 on the Signage Plan must not have in box illumination, but may have in ground up lights.
The approved signs must not incorporate flashing lights.
Illumination resulting from direct, reflected or other incidental light emanating from the approved signs must not exceed a luminance of 300 candelas per square metre.
All sign illumination must be switched off between 11:00pm and sunset of the following day.
All conduits, wiring, switches or other electrical apparatus installed on an advertising device must be concealed from general view.
Maintenance
The approved signs must be properly maintained by the owner of the property to ensure the signs continue to comply with the Approved Plans and conditions of this Decision Notice.
E.	Note that the report is provided in accordance with Section 63(5) of the Planning Act, 2016.

REPORT
PROPOSAL
The applicant submitted 2 applications for Noosa Village Shopping Centre as follows:
A change to the development approval to reconfigure carparking and tenancies and cosmetically upgrade the Noosa Village shopping complex.
An application for Operational Works – Signage to modify existing signage and include new signage.
Refer Figure 1 –Noosa Village.

Figure 1 – Noosa Village
Request for a Minor Change to Development Approval
The applicant proposes an increase of total use area of 56m2 (4,512m2 to 4,568m2).  The increase in floor area is to facilitate an expansion to the Woolworths supermarket tenancy and provide for a small outdoor dining area at the southern entry within the Noosa Village shopping complex site. Refer Figure 2 – proposed internal reconfiguration and outdoor dining.

Figure 2 – proposed internal reconfiguration and outdoor dining
The applicant also proposes a number of small functional and aesthetic improvements to the site, including improvements to the car parking layout, traffic flow and pedestrian provisions which seek to reduce conflict points on site.  These modifications, along with the changes proposed to the shopping centre, will remove 22 existing parking spaces, leaving 247 parking spaces on site.  The loss of 22 car spaces includes 3 car spaces that are proposed to be converted to an outdoor dining area on the southern entry to the complex.  1 car space will be lost to facilitate an additional disabled space.
Below is a summary of the functional and aesthetic improvements to the site:
Demolish existing specialty tenancies 7-9 to enable existing supermarket to expand;
Reconfigure existing tenancies 10 & 11 and add new tenancy in place of 11A;
Paint all exterior walls;
New soffits to existing entry canopies;
Reconfigure parking bays, line markings, islands, speed humps, wheel stops, kerb ramps, and new footpaths as per the proposed plans;
Add new outdoor dining area in place of existing parking spaces (approximately 30m2);
Remove shade awning over BWS entry and relocate existing tenancy entry door;
Remove redundant awning and chain wire enclosure to rear wall; and
Replace external seats and provide new mall furniture.

To facilitate the proposal, the applicant proposes new plans and changes to the Conditions 14, 15, 23, 26, 27 and 29 of the current approval. Refer to Attachment 1 - Refurbishment Plans and Attachment 2 - Car parking modifications
Operational Works – Signage
The applicant proposes a number of modifications to existing signage on site which are summarised as follows:
Remove the majority of the existing external wall and parapet specialty tenancy signage currently on the building and replace with a new illuminated sign for Woolworths and BWS;
Add a new entry sign ‘The Village’ in front of new footpath at the southern entry point;
Replace centre signs, wall and pylon signage (centre logo only) with new illuminated signage;
Refer to Attachment 3 – Proposed signage.
site details
Background
Noosa Village Shopping complex was originally approved 28 September 1995 through a rezoning approval.  Extensions to the shopping centre were approved by the Planning and Environment Court on 8 August 2001. Since that time there have been numerous changes to the approval which have included new toilets, additional landscaping and shade structures, with the most recent change issued on 2 November 2006.
Although an extension application was decided by the Planning and Environment Court, Council is the responsible entity for a minor change in accordance with the requirements of S78 (3) (b) of the Planning Act 2016.
Site Description
The site known as Noosa Village shopping complex was developed in the 1990’s and is located between Mary Street and Gibson Road.  The complex comprises a Woolworths supermarket and numerous smaller tenancies, with associated car parking. In addition to on-site parking, the site has an arrangement with the Villa Noosa/Dan Murphy’s site to utilise 31 of their car spaces. The two sites are under the one ownership.
Surrounding Land Uses
The site is centrally located in the Noosaville Business Centre zone. Villa Noosa Hotel and Dan Murphy’s adjoin the site to the west, while the Gibson Road retail shopping precinct is located to the south-east of the site and residences to the south-west.  Medical type uses are located to the north of the site.
STATUTORY PROCESS:
The applicant has requested to make a minor change to a development approval under s78 of the Planning Act 2016. An application for a minor change to a development approval can only be made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to constitute a minor change on the grounds that:
the development would not result in substantially different development as the additional floor area is minimal and changes largely relate to minor improvements to the centre;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency or cause a referral agency to have regard to new mattes prescribed by regulation;
where the original application was code assessable, the change would not cause the application to become impact assessable.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmarks from the Planning Regulation 2017 apply to the application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Development Area.
Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the provisions are relevant to the development.
Locality Provisions
The subject site is located in the Noosaville Locality and is zoned Business Centre. The proposed use is identified as a consistent use with the zone.
REQUEST FOR CHANGE TO THE APPROVAL
The applicant proposes an upgrade to the Noosa Village Shopping Complex which includes the expansion of the Woolworths tenancy, modification of the carparking layout and flow, a number of minor aesthetic changes to the building and outdoor furniture, a new outdoor dining area and upgraded signage. The pertinent matters associated with the proposal are discussed below.
Extension of Woolworths tenancy
The proposal to increase the Woolworths tenancy by an additional 153m2 is within the existing footprint of the shopping complex, resulting in the removal of 3 tenancies. This results in an additional 27m2 of use area within the complex. The tenancies to be removed from the complex appear to be those shops currently tenanted by the fruit shop, barber and florist.
The Overall outcome in the Noosaville Locality Code specifies there be ‘no significant change in retail floor space’ on this site. The Specific outcome on this site is that there is no ‘increase of retail floor space’, with no Probable Solution provided. The proposal complies with all other Specific outcomes in the Code.
The increase is considered minor and will not adversely impact on the hierarchy of centres in Noosa, with the centre still likely to predominately serve local residents and visitors to Noosaville in the area immediately surrounding the site. Woolworths is the centre’s anchor tenant and the expansion is in line with the desired operation of the centre.
Car parking numbers
The applicant proposes to improve traffic control and pedestrian provisions and reduce conflict points within the site, requiring modifications to the existing car parking areas. There are four internal intersections near the southern access which results in vehicle conflicts. There is also a lack of pedestrian facilities throughout the car park including connections to the shopping centre. Refer to Attachment 1 – Existing site Plan and Proposed site plan.
A total of 300 spaces exist for this use (including 31 spaces under the agreement with the site to the west). The current approval over the site requires a total of 295 parking spaces including the 31 spaces as per the agreement with the adjoining owners of the hotel based on existing GFA. The proposed modifications, along with the changes to the shopping centre will result in a net loss of 22 existing parking spaces, leaving 278 available car spaces (including 31 on the adjoining site under the agreement).
The Driveways and Carparking Code identifies an indicative retail parking rate of 1 space per 15m2, though this also applies to smaller retail centres. Larger shopping centres are known to generate lesser general parking demand, as they generate multiple purpose customer trips reflective of their scale and mix of uses.  Based on this car parking supply requirement for the proposed development, a total of 304.5 car spaces are required. The applicant proposes a parking rate of 1 space per 16.43m2.  Refer to Table 1 – Existing and proposed car parking numbers.

Table 1 – Existing and proposed car parking numbers
Council’s traffic consultant has advised that the proposed reconfiguration of the parking area represents an improvement from an operational traffic perspective, such that a small reduction in the on-site parking provision to achieve those benefits would be acceptable in this instance.
The site is also considered to be well serviced with public transport with good access to bus stops and taxi ranks.
There are no bicycle parking spaces proposed, however it was observed that a traditional large non fixed bicycle structure was present on site. It was located at the western entry, pushed to one side limiting its capacity. Therefore, given the upgrade to the centre, it is considered prudent to require an upgrade to bicycle facilities. The Noosa Plan requires 1 bicycle space per 100m2 of GFA of retail, thus requiring 49 spaces. Given demand would be less in this instance due to the fact that generally people will drive to the shopping centre for their groceries, it is reasonable to require the applicant to provide fixed bicycle stands capable of holding 20 bicycles. This will be conditioned as part of the proposal.
It is noted that the site does not provide for motorcycle or scooter parking.  Motorcycle spaces are not required in addition to the parking requirements. Scooters are popular in Noosa and the Noosa Village shopping precinct is a central destination. Therefore it is considered prudent to require spaces for motorcycle and scooters. It is proposed to require the applicant to provide 8 spaces for motorcycle or scooter parking. This is included within the proposed parking numbers and would occur through the conversion of 2 car spaces to equate to 8 motorcycle or scooter spaces.
The proposed extension of the Woolworths supermarket seeks to improve the layout of the store and may result in an increased product range. This increase is quite minor and increases of patrons to the centre as a result is likely to be minor also. The applicant’s proposal to improve circulation within the carparking layout on site is considered acceptable in this instance.
Outdoor dining
The proposal includes approximately 30m2 of outdoor dining area located at the southern entry point to the centre (opposite the ATM’s).  This is included in the proposed additional use area. Refer Figure 3 – proposed area for outdoor dining. The current bakery tenant has requested that some additional seating be provided for use by their patrons. The tenant will supply the table and chairs that will cater for around 16 people as shown on the Floor Plan. The centre has seating within the building which appears to be successfully utilised. No information has been provided to indicate if seating is in short supply.
The outdoor dining area is proposed in place of 3 existing car parks, 1 of which is an existing disabled space.  Refer Figure 4 – proposal for outdoor dining. Two disabled spaces are proposed to be made available in the remaining car parks in the same row, resulting in 1 additional disabled space overall across the site. Therefore instead of the existing 5 car spaces including 1 disabled car spaces located directly on the southern entry frontage, this would be replaced by 2 disabled spaces only. The loading/taxi bay is proposed to will remain.
The proposed location of the outdoor dining adjoins the existing southern car park and abuts the existing/proposed traffic flow.  Even though bollards are proposed to separate the outdoor dining from the car park and traffic flow, there are safety concerns with this as pedestrians/patrons may be put in a vulnerable situation should they trip, fall or walk out between the bollards in front of vehicles. The bollards are also designed (concrete cubes) where they could be used as seating. The proposed location of the outdoor dining is not considered to be conducive to an aesthetically pleasing experience.
Given the potentially marginal acceptability of the overall parking provision in practice, the proposal to simply replace some of the prime parking spaces on the site with an outdoor eating area is not an appropriate outcome from a traffic and parking perspective, and for this reason, this element of the proposal is not supported.
With the outdoor dining component removed there will be a net loss of 19 car spaces. The car parking rate for a proposed use area of 4538m2, provides for 1 space per 16.14m2. The proposed reconfiguration of the parking area represents an improvement for pedestrians and from an operational traffic perspective and usability of the site, where the benefits somewhat out-weigh the loss of car parks in this instance.

Figure 3 – proposed area for outdoor dining

Figure 4 – proposal for outdoor dining
The proposal for the upgrade to the centre provides an opportunity to improve on existing landscaping on site. In addition to the applicant requiring an operational works application for the proposed car park reconfiguration, the applicant will be required to submit an application for landscaping.
Other requested changes
a)	The applicant requested that Condition 23 be amended. Condition 23 is as follows:
23.	Minimum Floor Heights for the development shall be in accordance with the Planning Scheme at the time of Issue of the Building Permit.
The applicant requests that the condition be amended to allow the proposed extensions to match existing floor heights given the minor nature of the proposal. Council’s engineer determined a change to the condition is not necessary as the proposal complies with the Flood Hazard Overlay code and the Planning Scheme due to the proposal being contained within the existing footprint of an existing building.  Further, the proposal does not increase the risk associated with the existing situation. Therefore it is considered there is no need to amend the condition, as the proposal achieves the outcome of the condition.
SIGNAGE
The Noosa Village site has many existing signs. A recent audit of the site concluded that there is 124m2 of existing sign face area.  Of that total, 56m2 of that sign face area is illuminated. (Refer Attachment 4 - Noosa Village Sign audit). There is no record that any signage on site has Council approval.
Existing signage on site exceeds the maximum of 10m2 for any combination of signs on one premise as specified under the Advertising Devices Code. The applicant proposes an upgrade to the signage, which includes the replacement of some signage on site like for like, the removal of tenancy wall signs, illumination of some existing signage and the introduction of a new entry statement sign. The total sign face area of the resulting signs recommended for approval is approximately 80m2. This total seems excessive from a numbers point of view, however the assessment concluded that:
Given some existing signage will be removed and updated signage will be consolidated, this will result in less visual clutter;
The site is large with 2 road frontages and some signage is partly screened by vegetation when viewed externally;
The proposed signage (as recommended) is compatible and is designed and integrated into the built form;
The proposed signage (as recommended) does not adversely impact (or detract) on the amenity of the area;
The recommended signage contributes to the overall ‘refresh’ of the centre;
The proposed signage is summarised and assessed as follows in Table 1 – Assessment of proposed signage.

Pylon Signs on site
Freestanding/Pylon tenancy signs x 3 – located on the Mary St, and Gibson Road frontages (roundabout and opposite Harvey Norman near delivery docks). The sign on the roundabout appears to be partly within the road reserve. However it is difficult to determine if this is indeed the case. The structures are just under 5 metres in height. Each of the signs have 2 sign faces totalling an approximate sign face area ranging from 11m2-13.15m2. It is evident that these signs have been in these locations for in excess of 10 years.
Existing / Illuminated
These signs are existing and are illuminated.
Change/Assessment (S_1, S_2 & S_3 on signage plan)     (refer Attachment 3)
There is a slight change to the existing situation, whereby the centre logo is to be replaced. A Probable solution of the Advertising Devices Code limits 1 illuminated sign per tenancy. Notably, key tenants in the centre also have 3 or more existing illuminated signs pertaining to the pylon signs eg. Woolworths, BWS, BOQ, Reject Shop. The pylon sign at the southern exit point is setback into the landscaping and has limited visibility, but when illuminated, it stands out. 3 pylon illuminated signs are considered excessive. The pylon sign is also ‘V’ shaped and is considered excessive in size. It is therefore recommended 2 illuminated (Mary St and Gibson Road roundabout) and 1 not illuminated (Gibson Road – southern-eastern exit point) be approved. It is further recommended that the pylon signs be of a standard design, with 2 sides and not be ‘V’ shaped.

Centre Signs on site
Two existing centre logos are located on western and southern entry points to the centre, located above the awning.  They each have a sign face area of 11m2. There is another centre logo on the Gibson Rd, eastern side exit which is to remain as it currently is and is 6m2.
Existing / Illuminated
These logos exist on the main entrance to the building and are not currently illuminated: The wall centre sign at the south-eastern exit point is not illuminated:
Change/Assessment (S8, S6 & S4 on signage plan)      (refer Attachment 3)
The proposed change is to replace and illuminate 2 of the 3 centre logo signs. The proposal plans indicate the sign face area will be approximately 13m2 for the 2 entry (to the building) signs. The size for the sign on the south-eastern wall is to be 6m2. Additional illuminated signage on this site is considered excessive given that the existing illuminated sign face area is over 56m2.  There is no support for the illumination of these signs. A condition will ensure that replacement signs are not larger than what currently exists.

Tenancy wall Signs on site
Presently there are 4 tenancy wall signs, including 3 for Woolworths, 1 for The Reject Shop, 1 for BWS (plus 1 under awning sign), plus a range of other tenancy signs on various wall faces.
Existing / Illuminated
Woolworths signs are illuminated. Existing signage – Western and south-eastern wall: The Woolworths sign is 7.2m2. The other tenancy signs total 12m2. The 2 tenancy signs are existing on the southern wall.  These signs exist and have a total sign face area of 9.26m2 (Woolworths – 5.3m2 & The Reject Shop – 3.9m2). The Woolworths sign is illuminated: Southern wall – total 18.7m2 (to be removed)

Change/Assessment (S4, S5 and S9 on the signage plan)       (refer Attachment 3)
The change removes some existing tenancy signage and updates the 2 anchor tenancy signs, replacing them with a single sign spanning the horizontal width of this wall. Refer below. No measurements have been provided with respect to the new sign on the western wall.  The length of the wall is 14.5 metres long and the current sign is 1.2 metres wide.  The new sign appears to be extend about ¾ of the way along the wall. It appears the new sign area will be approximately 13m2.  The proposed size is considered excessive and dominates the western wall. It is reasonable to request that this sign be reduced in size. Therefore it is recommended that this sign be conditioned to be no larger than 10m2. This size is consistent with the existing Woolworths and BWS sign combined. It is also suggested to increase the area of the feature paint on the western wall to break up this façade. The proposed sign appears to project above the roof line.  This is not supported and the proposal will be conditioned accordingly. There are 3 illuminated wall signs proposed for the Woolworths tenancy. Although it is acknowledged these signs have existed for some time, the 3 illuminated signs is considered excessive. It is considered reasonable to allow for 1 Woolworths wall sign to be illuminated and for there to be a maximum 1 Woolworths wall sign. The BWS sign/logo is not currently illuminated on the western wall and the proposal intends for it to be.  It is considered reasonable to allow for 1 BWS sign to be illuminated on site. Presently the under awning sign is illuminated. The applicant can determine where this is to be most suitable and this will be conditioned accordingly. The Reject Shop sign is not proposed to be illuminated and will remain as it is currently. Tenancy signs on the southern wall will be removed. The Post Office and Café under awning signs (southern corner of western wall) and ATM sign will remain.  The total sign face area is approximately 3.3m2.

Proposed Entry Sign (S10 on the signage plan)
The proposed sign has a 2m2 sign face area to be placed on a new block wall which serves as an entry statement to the southern entry point to the site. The sign face area is proposed to be illuminated. The block wall is in keeping with the design of the centre and the new car park reconfiguration. The block wall is proposed to be approximately 11m2 and will be landscaped.
Existing / Illuminated
The proposed sign is an additional sign on site, with the sign face area proposed to be illuminated and has in ground up lights.
Change/Assessment (S10 on the signage plan) (refer Attachment 3)
The proposal is for an additional sign which is not existing. The look and feel of the sign provides for an entry statement to a refurbished centre and is in keeping with the look and feel of the centre. The proposal also includes the up lighting of the structure and sign face. The up lights are considered acceptable as it creates a somewhat ‘village’ ambience. It will not have in box illumination and will be conditioned accordingly.  Landscaping will be in accordance with an Operational Works approval. The proposed entry sign is therefore recommended for approval.
Table 1 – Assessment of proposed signage

cONSULTATION
Referral Agencies
The application was not referred to any Referral Agencies:
Other Referrals
The application was forwarded to the following internal Council officers:
Traffic consultant
Engineering, Development Assessment
Development Inspector, Development Assessment
conclusion & REASONS FOR DECISION
The proposed changes to the shopping complex are relatively minor and seek to improve the operational aspects of the centre.  The car parking layout will improve traffic flow and pedestrian access. The changes will also improve the aesthetics of the centre. The proposed signage is part of this upgrade to the centre, with the proposal legitimising some existing signage on site and improving in other instances.  The proposal is therefore recommended for approval in part as outlined in this report.

Departments/Sections Consulted:
	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer		Community Development		Financial Services
	Executive Support		Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	X	Environment & Sustainable Development		Infrastructure Services
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service	X	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture		Environmental Services		Disaster Management
			Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	6 MARCH 2018

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