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planning report BDH - eumundi noosa rd v2
Development Application
Planning Report
Material Change of Use for Medium Impact Industry
(Tyre Retreading and Mechanical)
situated at 170-174 Eumundi Noosa Rd, Noosaville
(1RP135064 & 2RP131406)
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Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ....................................................................................................................... 4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
2.3 Background ............................................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 9
4.1 Compliance with Code requirements ....................................................................................... 9
4.1.1 Setbacks and Landscaping .............................................................................................................. 11
4.2 Engineering and Servicing ...................................................................................................... 13
5.0 State assessment and other matters .............................................................................. 13
5.1 State interests ....................................................................................................................... 13
5.1.1 Matters established in the Planning Regulation ............................................................................ 13
5.1.2 State Planning Policy ...................................................................................................................... 13
6.0 Conclusion .................................................................................................................... 13
Client Name: BDH Group Investments Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 2
Date: 24 August 2020
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Medium Impact Industry
Type of approval sought: Development Permit for Material Change of Use
Site address: 170-174 Eumundi Noosa Rd, Noosaville
Real property description: 1RP135064 & 2RP131406
Site area: 880m2 + 8091m2
Lot 1 = 2096m2 (RAL17/0502)
Assessment manager: Noosa Council
Owner details: BDH Group Investments Pty Ltd
Applicant details: BDH Group Investments Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan (v.1 - 25 September 2020)
Zone: Medium Impact Industry Zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosaville Local Plan Code
Medium Impact Industry Zone Code
Industry Activities Code
Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing structures 170 Eumundi Noosa Rd currently includes 8 industrial units accessible via
Industrial Lane.
174 Eumundi Noosa Rd is currently vacant.
Topography The site is flat with a small amount of site works required to allow for drainage
back to Eumundi Noosa Rd.
Frontage and 170 Eumundi Noosa Rd includes an existing access along the southeastern
access property boundary with Eumundi Noosa Rd.
174 Eumundi Noosa Rd includes an existing driveway within the southwestern
corner of the site.
Easements A 3m wide sewer easement extends across 170 Eumundi Noosa Rd.
An access easement is proposed as part of RAL17/0503.
Existing vegetation A row of 2m high lilly pillys are located along the existing sewer easement which
was used as a screen between the previous land uses.
Figure 1: Aerial view and site identification
Source: Noosa Council Mapping System
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Figure 2: Site Photo looking north east from Eumundi Noosa Rd (Source: Google Maps)
Figure 3 - Site Photo looking south west from Eumundi Noosa Rd (Source: Google Maps)
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North 8 Industrial units and storage units part of 170 Eumundi Noosa Rd and Storage First at
176 Eumundi Noosa Rd
South Across Eumundi Noosa Rd is a service station and new industrial unit development at
173-175 Eumundi Noosa Rd
East 168 Eumundi Noosa Rd includes a 6,755m2 collection of industrial sheds
West Storage shed entrance and Bunnings Warehouse
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2.3 Background
On 1 February 2018, Council approved a 2-lot boundary realignment on the subject site, as shown
below.
The applicant has commenced the plan
sealing process with the registered
surveyors and is expected to receive
titles before the end of the currency
period (1 February 2022).
The conditions of the approval included
specific conditions requiring formalising
the 170m2 shared access driveway within
the south eastern corner of the site.
It was anticipated that proposed Lot 1
(2,096m2) would require its own access
from Eumundi Noosa Rd to
accommodate larger vehicles.
Prior to this subdivision approval 170
Eumundi Noosa Rd had a 24 hour
carwash. The carwash was located
higher than the industrial sheds to the
rear and was physically separated from
the sheds by a retaining wall, fence and
landscaping.
Figure 4 – RAL17/0502 Approval Plan
174 Eumundi Noosa Rd previously contained an old dwelling that had been converted and expanded
for industrial uses with the last tenant being Jax Quick Fit Tyres.
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3.0 Proposed development details
The application proposes a new building for a Medium Impact Industrial use (Tyre retreading and
mechanical). The architects i2C have designed the building and the proposal includes the following
key design considerations:
• Building setback from Eumundi Noosa Rd with parking and manoeuvring in front of the
garage.
• Large landscaping areas in front of the parking, manoeuvring and built form to soften the
appearance from Eumundi Noosa Rd.
• Natural palette of external materials including timber look vertical battens, stone cladding at
the base of the pylon signage to support the landscaping, awnings along the perimeter of the
building and glass transparent widow fronts facing the street in the office/showroom.
• 156m2 office/showroom in the eastern end of the site.
• 365m2 garage with 110m2 mezzanine for tyre storage.
• 21m2 used tyre storage.
• 20 parking spaces including an accessible bay adjoining the showroom and 3 staff bays.
• 6 bicycle spaces.
• 7 motorcycle bays.
• A screened refuse and storage area at the back of the site.
• An 8.0m high pylon sign adjoining Eumundi Noosa Rd to match in with the building design.
Table 3: Summary of development aspects
Material change of use
Building height 8.0m
Gross Floor Area (GFA) 687m2
Use Area 650m2
Car parking 20 x user class 3 customer spaces (2.6m wide)
3 x user class 1 employee spaces (min 2.4m wide)
1 x user class 4 park for people with disabilities (AS/NZS2890.6)
Figure 5: Perspective of proposed building looking northeast from Eumundi Noosa Rd
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Figure 6: Proposed Site Plan
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[OCR of page images]
we
PIVOTAL
LOT BOUNDARY
LOT BOUNDARY
FENCE AND
RETAINING WALL
EUMUNDI NOOSA ROAD
ea
SECTION- OFFICE 1: 200
Figure 6: Proposed Site Plan
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4.0 Planning assessment
4.1 Compliance with Code requirements
The following table details compliance against the key quantifiable key development requirements,
with further discussion against the relevant Performance Outcomes provided thereafter.
Table 4: Key development parameters assessment
Parameter Requirement Proposal Compli
ance
Visual Amenity Development adjacent to Eumundi The site is currently vacant and grassed. The Y
along Major Noosa Road incorporates landscaping application proposes wide landscaping areas
Road Network that complements the natural species to enhance the landscaping treatment along
occurring in the local area, protects Eumundi Noosa Rd that complements the
existing vegetation within the road building design and adds visual interest to the
reserve and incorporates design streetscape.
elements that add visual interest to the
streetscape.
Buildings and structures:
Roof Design - incorporate articulated roof forms The architecturally designed industrial Y
which are visible from the street building incorporates a darker building palette
and have a pitch of no less than 5 with lightweight materials with large
degrees; landscaping along the road frontage. The
awning above the roller doors provides
- incorporate a mix of lightweight
horizontal articulation to complement the
and textured
vertical cladding.
external building materials or
materials that reflect the natural The office/showroom provides for glazing
environment such as timber and along the street frontage and landscaping
rock face. areas consistent with the requirements for
- provide variation through business uses in commercially zoned areas.
articulation, texture and detailing;
The office/showroom component includes a 5
- incorporate verandahs, open
degree roof pitch visible from the street and
balconies or shaded patios for
the awning to the garage includes a 5 degree
outdoor living, with open,
pitch – the building provides for an attractive
transparent or semi-open
building that is consistent with the Noosaville
balustrades;
Industrial zone setting.
- use understated colour schemes
and low-reflective roofing and
cladding materials.
Development in the Low Impact Industry
Medium Impact zone and the Medium Impact Industry The proposal is appropriately located and Y
Industry Zone zone: designed to provide for the Medium Impact
- provides a range of enterprises Industrial use. The design will not detract from
that contribute to the economic Eumundi Noosa Rd and sets a high-quality
diversity of the Shire and local building standard for the entrance to
employment options; Noosaville from Eumundi.
- provides important industries and
service-related functions to the
whole of Noosa Shire but
particularly the coastal area;
- offers a range and diversity of
employment types;
- does not accommodate uses
better located in a centre zone
- does not detract from the safe
function or amenity of Eumundi
Noosa Road, Walter Hay Drive or
Eenie Creek Road; and
- does not accommodate uses that
would harm the environment,
including Eenie Creek, Lake
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Doonella and Lake Weyba,
through excessive pollutants.
The Medium impact industry zone,
Role and excluding the Venture Drive Enterprise The ancillary office and showroom associated Y
Function Precinct, accommodates medium with the tyre retreading and mechanical
impact industries, businesses and workshop is 156m2. This represents 22% of
supporting ancillary uses. For ancillary the 687m2 total GFA.
uses the gross floor area of any food
and drink outlet, retail or administration
component does not exceed a
combined gross floor area of no more
than 40% of the total gross floor area of
the site with:
- any ancillary retail sales
or administration component
having an individual gross floor
area no greater than 30% of the
total gross floor area of the site;
and
- any ancillary food and drink
outlet component having an
individual gross floor area no
greater than 30% of the total gross
floor area of the site or
60m2 whichever is the lesser
Height 10m 8.0m Y
Setbacks Eumundi Noosa Rd Eumundi Noosa Rd
- 6m - 0.3m to pylon sign PO
- 4.5m to awning
Rear & Sides - 10.0m average
- 0.0m Rear & Sides
0.0m Y
Waste Visual amenity and character Used tyres and waste is to be stored at the Y
Storage/Manag surrounding the major road network is rear of the site in a screened enclosure.
ement protected and enhanced by providing an
interesting built form, appropriate
landscaping, safe and efficient
pedestrian movement and minimal
advertising signage.
Streetscape Visual amenity and character The architecturally designed built form Y
surrounding the major road network is provides appropriate landscaping and
protected and enhanced by providing an pedestrian movement through the parking
interesting built form, appropriate area. Advertising will be in accordance with
landscaping, safe and efficient the Local Law requirements.
pedestrian movement and minimal
advertising signage.
- 455m2 (22%)
Landscaping - 15% with 60% forward of building - Up to 10m of landscaping setback to Y
line Eumundi Noosa Rd
- 10m to Eumundi Noosa Rd PO
- Parking setback 3.1m
- Uncovered parking setback 2m - Landscaping around boundary perimeter Y
- 0m to industry side and rear
boundaries Y
An on-site recreation area is provided in
Staff Amenity a private location, removed from any A staff breakout area is located at the rear of Y
noisy or odorous activities, and the building and is wide enough to incorporate
incorporates— outdoor staff amenities, as well as indoor
breakout facilities within the office.
- protection from the weather;
- safe access for all staff eating; and
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- tables and rubbish bins
Parking Medium Impact Industry 20 spaces Y
- 1 per 50m2 up to 500m2
- 1 per 100m2 >500m2
687m2 GFA - 12 spaces required
Bicycles Medium Impact Industry 6 spaces Y
- 1 per 50m2 up to 500m2
- 1 per 100m2 >500m2
Motorcycles 1 bay per 100m2 (7) 7 bays Y
Signage The maximum signface area of any Each sign will be compliant with the 4m2 and Y
single sign does not exceed 4m2 on any 10m2 local law requirements.
face;
The maximum combined signface area
of all signs on the premises is 10m2
Sustainable Electricity, Water Design, orientation, The site includes large expanses of Y
Building permeable, landscaping, materials landscaping that can be designed (as part of
Design the detailed OPW) to include garden
landscape treatments. Solar is also planned
for the building to offset electricity
consumption. The garage can be opened up
to allow for natural ventilation and is finished
in products that do not require constant
maintenance and a 40 year design life cycle.
4.1.1 Setbacks and Landscaping
Although proposal does not strictly meet the required 6m building and 10m landscaping setback
requirements, the main building line is setback 6m and landscaping up to 10m in width as shown
below.
Figure 7: Site Plan with encroachments marked
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The relevant Performance Outcomes PO10 seek for buildings and other structures are appropriately
designed and sited to—
• provide amenity for users of the premises as well as preserve the visual and acoustic amenity
of adjoining and nearby properties
• provide adequate distance from adjoining land uses;
• allow space for required vehicle parking;
• allow for landscaping between buildings and within frontages to soften buildings, car parking,
infrastructure and services;
• maintain the visual continuity and pattern of buildings and landscape elements within the
street;
• avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief;
• not visually dominate the street or surrounding spaces.
The relevant Performance Outcomes PO15 seek for landscaping to be designed and planted to-
• provides planting in mulched areas at entrances, along street frontages, around car parking
and site facilities to provide screening and shading;
• reduces the impact of building bulk through the planting of vegetation that is in scale with
the building, and by using mounding where appropriate;
• enhances the visual amenity of the existing streetscape;
• enhances the view from the major road network;
• suits the relative size and nature of the development;
• screens incompatible land uses; and
• reduces the visual impact of stormwater infrastructure on site.
Considering the triangular shape of the lot and responding to the proposed tenant’s requirement to
locate a large garage/workshop with sufficient access, it is requested Council consider the
Performance Outcomes in the design response.
The design response allows for vehicle parking to be screened behind enhanced landscaping along
the Major Road Network. The building and landscaping have been integrated to enhance the view
of the existing streetscape and sets a high standard for future redevelopment along Eumundi Noosa
Road.
The proposed pylon sign is setback a similar distance to the adjoining pylon signs at 174 and 186
Eumundi Noosa Rd and is designed to integrate into the landscaping and building design. The street
frontage edge and eaves to the showroom have also been provided with a different roof design to
avoid large areas of continues wall planes and using architectural techniques to provide visual relief
that break into parts of the setback.
The proposal responds to the site constraints and includes a setback further than the surrounding
buildings, whilst enhancing the landscaping treatment for the site and streetscape. The design meets
the relevant Performance Outcomes of the Medium Impact Industry Zone Code.
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4.2 Engineering and Servicing
The site is connected to all existing services and a detailed operational works submission will be
prepared as part of a subsequent application process.
A previous preliminary stormwater design was provided by SCG Engineers outlining how stormwater
is to be directed under the driveway and back to Eumundi Noosa Rd. This plan is to be updated as
part of the subsequent Operational Works approvals based on the new plan to include recent survey
and finished levels.
The preliminary plans demonstrate general compliance with the works codes, subject to further
Operational Works detailed assessment.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part (not applicable to this application).
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Medium Impact Industry
at 170 & 174 Eumundi Noosa Rd, Noosaville. The proposal is Code assessable development under
The Noosa Plan. The Planning Act 2016 prescribes that a code assessment must be carried out
only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
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2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development complies with the Outcomes of the applicable codes. The
Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
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