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Helitak MCU App - Planning Report
Town Planning Report Material Change of Use Medium Impact Industry 305 Lake Macdonald Drive, Lake Macdonald QLD 4563 Lot 1 on SP108094 Jasemri Pty Ltd as Trustee for the Jasemri Property Trust Helitak Fire Fighting Equipment Pty Ltd 8th December 2021
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Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Application Information 5
3. Development Intent 6
4. Characteristics of Site and Surrounds 7
4.1 Site Characteristics 7
4.2 Site History 7
4.3 Surrounding Land Uses 8
4.4 Current Registered Landowner 8
5. Proposed Development Details 10
5.1 Material Change of Use 10
6. State Planning Interests 12
6.1 Planning Act 12
6.2 Referral Agencies and State Development Assessment Provisions 12
6.3 State Planning Policy 12
6.4 South East Queensland Regional Plan 2017 12
7. Noosa Plan 2020 Considerations 13
7.1 Level of Assessment 13
7.2 Strategic Framework 13
7.3 Applicable Development and Overlay Codes 15
7.4 Biodiversity, Waterways and Wetlands Overlay Code 16
7.5 Flood Hazard Overlay Code 16
7.6 Rural Zone Code 17
7.7 Industry Activities Code 18
7.8 Driveways and Parking Code 19
7.9 Waste Management Code 19
8. Other matters under S.45(5)(B) 20
9. Conclusion 21
List of Figures
Figure 1 : Fire Tank in Production. .................................................................................................................................................3
Figure 2 : Componentry ................................................................................................................................................................. 4
Figure 3: Subject Site ....................................................................................................................................................................... 7
Figure 4: Smart map Cadastral Plan..........................................................................................................................................9
Figure 5: Shed and Facilities ........................................................................................................................................................ 10
List of Tables
Table 1: Application Information...................................................................................................................................................5
Table 2: Project Team and Appendices.....................................................................................................................................5
Prepared By Glen Conforti – Senior Planner 6th December 2021
Reviewed By Russell Green - Director 8th December 2021
RG Strategic Town Planning Report – Material Change of Use 1
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Jasemri Pty Ltd as Trustee for the Jasemri
Property Trust (“Client”) for the specific purpose of demonstrating the proposed use as being
permitted under the Noosa Plan 2020 (“Purpose”). This report is strictly limited to the purpose and
the facts and matters stated in it and does not apply directly or indirectly and will not be used for
any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability, or claim
arising out of or incidental to a Third Party; and
• publishing, using, or relying on the facts, content, opinions or subject matter contained
in this report
If a Third Party uses or relies on the facts, content, opinions, or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
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In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential, or financial or other loss.
RG Strategic Town Planning Report – Material Change of Use 2
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1. Summary Jasemri Pty Ltd as Trustee for the Jasemri Property Trust (the Applicant) trading as Helitak Fire Fighting Equipment Pty Ltd has engaged RG Strategic to seek development approval for a Material Change of Use for a Medium Impact Industry for the manufacturing of Helitak firefighting equipment. Site plan are included as Attachment 1. The application is required to follow an impact assessment application process. Helitak Fire Fighting Equipment Pty Ltd (Helitak) is a Rotary Aerial Fire Fighting specialist, aerial firefighting design and manufacturer since 2006. Helitak manufactures fire tanks, described internationally as Agricultural Water Dispensing Units, which fit to the underside of helicopters. The tanks range in capacity from 1,000 litres to 10,000 litres and sizes from 2m x 1.2m x 0.27m to 6.5m x 2.2m x 0.36m depending on the size and lifting capacity of the helicopter. The fire tank is a ground breaking design constructed of a carbon fibre top, heavy duty vinyl extending bladder with all the electrical system, microprocessor, pneumatics, and foam/retardant dispensing tank on board. An onboard pump takes less than 60 seconds to fill. Figure 1 : Fire Tank in Production. The applicant seeks to manufacture and assemble the tanks within the existing 450m² shed. A small outdoor area of 156m² and a new transportable demountable office space of 72m² will be used. A total GFA proposed of 522m². The business employs up to 12 people onsite operating from 7am – 3pm Monday to Friday and occasionally on Saturday from 7am – 12 noon. Deliveries include a 2 tonne Pantech approximately 1-2 times per week with larger deliveries 1-2 RG Strategic Town Planning Report – Material Change of Use 3
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times per month of a medium rigid vehicle. No semi-trailers or B-doubles are used. Traffic generation
is far less than the former intensive cultivation use of the site.
Access is provided via an easement located to the southern side of Wimmers. Sight lines from this
access have been assessed under a previous approval and determined to comply with the relevant
Australian Standards. The proposal use will not generate any additional traffic.
One 3m³ industrial waste bin collected every second week is proposed to manage operational
waste.
The site is affected by the Flood Hazard Overlay and the whole site is known to flood. In this regard,
all hazardous chemicals and operational tools will be stored above the defined flood level which is
1.5m above the surrounding ground level. A flood warning system can be implemented to reduce the
risk to people or property from flooding.
The building near Lake Macdonald Drive will be used by the company CEO and family to reside in
and the surrounding area used for an emergency evacuation area, being above the 1% AEP.
It is extremely important to note the fire fighting tanks are not made from steel but from vacuum
moulded carbon fibre. There is no grinding, chipping or noisy cutting tools required for this process.
Effluent disposal has been constructed and the disposal area is located on the access handle
above the flood extent.
The Medium Impact Industry is an inconsistent use in the Rural zone which requires impact
assessment.
Figure 2 : Componentry
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2. Application Information
Table 1: Application Information
Address 305 Lake Macdonald Drive, Lake Macdonald QLD 4563
Real Property Description Lot 1 on SP108094
Land Area 33.16ha
Local Authority Noosa Council
Abandoned multiple purpose shed used as part of the Cultivation
Current Use
Type 2 Intensive – indoor tomato growing
Medium Impact Industry – manufacturing and assembling of
Proposed Use
firefighting equipment / agricultural water dispensing units.
Planning Scheme Noosa Plan 2020
Agricultural Land Overlay (provisions in Rural Zone Code)
Biodiversity, Waterway and Wetlands Overlay Code
Applicable Overlay Codes
Bushfire Hazard Overlay Code
Flood Hazard Overlay Code
Local Plan Area Not applicable
Zone Rural
Precinct N/A
• Strategic Framework
• Rural Zone Code;
• Industry Activities Code;
• Works Codes;
– Driveways and Parking Code
Relevant Codes – Earthworks Code
– Landscaping Code
– Sustainable Building Design Code
– Transport Code
– Water Quality and Drainage Code
– Waste Management Code
Jasemri Pty Ltd as Trustee for the Jasemri Property Trust (Helitak Fire
Applicant
Fighting Equipment Pty Ltd)
Level of Assessment Impact Assessment
Referrals N/A
Table 2: Project Team and Appendices
Town Planning RG Strategic
Site Plan and Layout Plans RG Strategic Appendix A
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3. Development Intent Helitak Fire Fighting Equipment Pty Ltd (Helitak) is a Rotary Aerial Fire Fighting specialist, aerial firefighting design and manufacturer since 2006. Helitak manufacturer fire tanks fitted to the underside of helicopters. The tanks range in capacity from 1,000 litres to 10,000 litres and sizes from 2m x 1.2m x 0.27m to 6.5m x 2.2m x 0.36m depending on the size and lifting capacity of the helicopter. The fire tank is a ground breaking design constructed of a carbon fibre top, heavy duty vinyl extending bladder with all the electrical system, microprocessor, hydraulic components and foam dispensing tank on board. An onboard pump takes less than 60 seconds to fill. The tank. The applicant seeks to manufacture the tanks within the existing 450m² shed. A small outdoor area of 156m² and a new office space of 72m² will be used. A total GFA proposed of 522m². The business employs up to 12 people onsite operating from 7am – 3pm Monday to Friday and occasionally on Saturday from 7am – 12 noon. Deliveries include a 2 tonne Pantech approximately 1-2 times per week with larger deliveries 1-2 times per month of a medium rigid vehicle. No semi’s trailers or B-doubles are used. Traffic generation is far less than the former intensive cultivation use of the site. Access is provided via an easement located to the southern side of Wimmers. Sight lines from this access have been assessed under a previous approval and determined to comply with the relevant Australian Standards. The proposal use will not generate an additional traffic. One 3m³ industrial waste bin collected every second week is proposed to manage operational waste. The site is affected by the Flood Hazard Overlay and the whole site is known to flood. In this regard, all hazardous chemicals and operational tools will be stored above the defined flood level which is 1.5m above the surrounding ground level. A flood emergency management plan is provided which provides a detailed plan in the event of flood. A flood warning system can be implemented to reduce the risk to people or property from flooding. The building near Lake Macdonald Drive will be used for the company CEO and family to reside in and the surrounding area used for an emergency evacuation area, being above the 1% AEP. It is extremely important to note the fire fighting tanks are not made from steel but from vacuum moulded carbon fibre. There is no grinding, chipping or noisy cutting tools required. Effluent disposal has been constructed and the disposal area is located on the access handle above the flood extent. The Medium Impact Industry is an inconsistent use in the Rural zone which requires impact assessment. Noting the existing greenhouse is not part of this application. RG Strategic Town Planning Report – Material Change of Use 6
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4. Characteristics of Site and Surrounds 4.1 Site Characteristics The land which is subject of this report (i.e. the subject site) is located at 305 Lake Macdonald Drive, Lake Macdonald. The site is bounded Six Mile Creek with some associated riparian vegetation. The balance of the site is grassed (former turf farm) with an abandoned intensive cultivation ‘greenhouse’. Refer to Figure 3 Site Location and Figure 4 Smart Map Cadastral Plan. The subject site identified with a red perimeter and the insets show the existing shed for the manufacturing of the fire tanks and the easement through Lot 2. Figure 3: Subject Site 4.2Site History A Development Permit for Material Change of Use of Premises - Cultivation Type 2 – Intensive (Greenhouse) MCU14/0039 and REC15/0012 (access easement) was initially issued by Council on 19 November 2015. The applicant subsequently lodged an appeal with the Planning and Environment Court on the 1 December 2015 (Appeal D171/2015) seeking a number of changes to the conditions of approval. Following further submission of revised flood and stormwater management plans, Council resolved to finalise the appeal at the Ordinary Meeting of 20 October 2016. RG Strategic Town Planning Report – Material Change of Use 7
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The Planning and Environment Court issued its judgment and Development Approval on 18
November 2016 which triggered the assessment and issue of Infrastructure Charges Notice N1163 on
5 December 2016 in accordance with:
• Sustainable Planning Act 2009;
• State Planning Regulatory Provision (adopted charges) July 2012 as amended by Adopted
Charges Schedule 2016 (SPRP); and
• Council’s Charges Resolution (No.2) 2014 (Amendment 1) effective date 28 October 2016. The
Infrastructure Charges Notice required the applicant to pay the amount of $250,096 at the
current Adopted Infrastructure Charges Schedule 2016 index date (29 July 2016).
An appeal was lodged with the Planning and Environment Court on the 11 January 2017 seeking the
court to set aside the infrastructure charge.
As a result of the appeal an amended infrastructure charge notice was issued on 14 February 2018
A change to the development approval MCU14/0039 was approved on the 5 December 2018 to
amend the bunds in relation to firefighting access to the greenhouse.
The site has a history as a turf farm and an abandoned intense cropping use within the existing
greenhouse. Both uses have been abandoned as insufficient water supply hampered the ability of
the businesses to be viable.
4.3 Surrounding Land Uses
As illustrated in Figure 3, the subject site is surrounded by rural low lying land to the west. Noting
some of these lots are cleared and some fully vegetated. Tewantin National Park is located further
to the west.
• To the east - a few rural residential sized lots and Lake Macdonald.
• To the south - Wimmers, formerly PGH Brickworks
• North – small Rural zoned lots.
4.4 Current Registered Landowner
The Current Registered Landowner of the subject site is Jasemri Pty Ltd as Trustee for the Jasemri
Property Trust and trades as Helitak Fire Fighting Equipment Pty Ltd. The above details are
confirmed by the Certificate of Title enclosed within this application.
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Figure 4: Smart map Cadastral Plan RG Strategic Town Planning Report – Material Change of Use 9 [OCR of page images] AP23630 NP vx 124.228ha GE 800331 118 SP305289 Enero wenevess ‘ ” * ” ™ =. [3445-22411 VORZONTALCATIARGEAGS 0RE-2D eeaiz mee MAP WIRD PORTION & seers ~ SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Soe acre oe | vero sate 2 Oco8 00 wh ane en sen ashe + Local Goverment (NOOGA SHEE isa Tewcws | | mneeestmnneratnge anne eet mest et — toe, >» cm mest a ten ELS a SS Seas currency and ail lability ter ary direct Pdivect aud coraequertie: comb. ‘canes Gemagee ond Sarees SS GDA paeagedaeiyaiererinniy SSeS Se Figure 4: Smart map Caaastral Plan RG Strategic Town Planning Report — Material Change of Use
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5. Proposed Development Details 5.1 Material Change of Use This application is seeking a Development Permit for Material Change of Use for a Medium Impact Industry for manufacturing of firefighting equipment within an existing 450m² shed, 156m2 concrete apron adjoining the shed and a separate 72m² office building. The structures are located near the abandoned greenhouse. The shed was previously used as a multiple purpose shed and the concrete apron and separate office space are new structures as shown in Figure 5 below. Figure 5: Shed and Facilities Figure 5 illustrates the existing shed, new concrete apron and demountable office building. Greenhouse in the background. Helitak Fire Fighting Equipment Pty Ltd, the business, employs up to 12 people onsite operating from 7am – 3pm Monday to Friday and occasionally on Saturday from 7am – 12 noon. Deliveries include a 2 tonne Pantech approximately 2-3 times per week with larger deliveries 1-2 times per month of a medium rigid vehicle. No semi’s trailers or B-doubles are used. Traffic generation is no greater than the former intensive cultivation use of the site. Access is provided via an easement located to the southern side of Wimmers. Sight lines from this access have been assessed under a previous approval and determined to comply with the relevant Australian Standards. The proposal use will not generate any additional traffic to that of the former intensive agricultural use. One 3m³ industrial waste bin collected every second week is proposed to manage operational waste. RG Strategic Town Planning Report – Material Change of Use 10
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The site is affected by the Flood Hazard Overlay and the whole site is known to flood. In this regard, all hazardous chemicals and operational tools will be stored above the defined flood level which is 1.5m above the surrounding ground level. A flood emergency management plan is provided which provides a detailed plan in the event of flood. A flood warning system can be implemented to reduce the risk to people or property from flooding. The office building is on posts and sits above the ground level. Effluent disposal has been constructed and the land application area is located within the access handle, above the flood extent. The building near Lake Macdonald Drive will be used for the company CEO and family to reside in and the surrounding area used for an emergency evacuation area, being above the 1% AEP. Noise is contained with the existing shed and faces to the west, away from any of the rural residential lots. It is extremely important to note the fire fighting tanks are not made from steel but from vacuum moulded carbon fibre. There is a very limited use of noise generating tools for this process. RG Strategic Town Planning Report – Material Change of Use 11
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6. State Planning Interests 6.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 6.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017: A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed no matters of state interest are applicable. Noting the that the application is not triggered under Part 16 Division 6, Subdivision 2 27F of the Planning Regulation 2017 as the use has a gross floor area of less than 800m² and a total outdoor area less than 1,500m². 6.3 State Planning Policy The relevant sections of the State Planning Policy (July 2017) have been incorporated into the Noosa Pan 2020 except for Natural Hazards, risk and resilience – coastal hazards – in part. The application does not trigger assessment against for coastal hazards. 6.4South East Queensland Regional Plan 2017 The South East Queensland Regional Plan 2017 (SEQRP) is the principal planning document for managing growth and development within the South East Queensland region. The subject site is located within the Regional Landscape and Rural Production area. The proposed development is consistent with the regional land use intent, regional policies and desired regional outcomes and no further assessment is required. RG Strategic Town Planning Report – Material Change of Use 12
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7. Noosa Plan 2020 Considerations
7.1 Level of Assessment
Pursuant to Table of Development Assessment 5.5.13 of the planning scheme the application
requires Impact assessment because Medium Impact Industry is not listed in the Use column and
therefore is an inconsistent use in the Rural zone.
The application is therefore assessed against the relevant Strategic Outcomes and codes of the
planning scheme as outlined below.
7.2 Strategic Framework
The Strategic Framework of the Noosa plan 2020 (Planning Scheme) sets the policy direction for the
region and forms the basis for ensuring appropriate development occurs within Noosa Shire. The
Strategic Framework is premised on 8 themes that seek to achieve the strategic intent established
by the Planning Scheme, including:
1) Settlement;
2) Community Wellbeing;
3) Housing Choice;
4) Biodiversity and Environment;
5) Economy and Employment;
6) Transport and Movement;
7) Infrastructure and Services;
8) Natural Hazards and Resilience.
The proposed development does not compromise the outcomes sought by the Strategic Framework
with the most relevant being Strategic Outcome for Economy and Employment Outcomes 3.3.5(d)
and (g), Natural hazards and Resilience Outcome 3.3.8 (a).
(d) Smart, innovative and sustainable businesses and industries are promoted and provided
for, which are responsive to new technologies and changing market conditions.
(g) Employment areas, education/ training and mixed-use developments are provided to
meet the needs of the current and next generation.
Natural Hazards and Resilience
(a) The Noosa community is well informed, resilient and able to adapt and plan for natural
hazard and climate change risks.
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Helitak Fire Fighting Equipment Pty Ltd is a niche manufacturing business globally leading in its class.
The product allows helicopters to carry a maximum payload of water and foam/retardant when
fighting fires with all componentry on board for its use. The refill time is less than 60 seconds which
is important in the context of firefighting.
The innovative product is new technology manufactured from carbon fibre and importantly, is
designed and manufactured in Noosa Shire. The product is unique as it allows the helicopter a
greater payload than other tanks, and a refill turnaround time far less than fixed wing aircraft which
may have a greater payload but a much slower turnaround time. The ability of a helicopter to access
certain landform areas is far superior to the fixed wing aircraft.
The Strategic Outcomes seek those innovative industries are promoted, provided for and be
responsive to new technologies and market conditions. Helitak Fire Fighting Equipment is a unique
innovative product designed and manufactured onsite. It is this type of product which the strategic
outcomes seek to support. In terms of climate change where more frequent and intense bushfires
are expected, Helitak Fire Fighting Equipment have the foresight to provide a product that helps to
meet these changing conditions.
In support of the innovativeness of the business, the following is offered -
• Helitak won the 2010 Australian Technologies Awards – Disaster & Emergency Award;
• Helitak was selected as a finalist in the 2010 Endeavour Awards – Global Supply Chain
Integration of the Year;
• Helitak was selected as a finalist in the 2021 Queensland Community Achievement Awards
– Synaco Safety Award;
• Helitak was selected as a finalist in the 2021 Queensland Premiers Export Awards;
• Helitak was selected as a finalist in the 2021 Sunshine Coast Business Awards – Export
Award;
• Helitak was selected as a finalist in the 2021 Telstra Business Awards; and
• Helitak won the 2021 Sunshine Coast Business Awards – Advanced Manufacturing Award.
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The company employs up to 12 people contributing to the local economy and teaching the younger
generation the skills to manufacture and assemble a product that is highly needed in a changing
climate. The applicant offers the following important information in regard to training/employment
of local youth for the future.
Helitak has for the last 3 years collaborated with a number of Sunshine Coast Schools and
offered a pathway for students to either attend School Based work experience at Helitak to
provide a hands on aviation and engineering experience to students considering further
education ‘post schooling’ in either of these career subjects. Local schools St. Theresas
Catholic College, Good Sheperd Lutheran College, Peregian Beach College and Noosa
District State High School have all utilised this opportunity.
Apart from work experience Helitak has enjoyed the attendance of a number of students
from years 10 through to 12 who have undertaken a School Based Traineeship program
completing a Cert III in Engineering with two of these students continuing in full time
employment with Helitak after leaving school. These two students are currently in the final
few months of completing their Cert IV Engineering in their selected fields (Machining and/or
Electrical/Avionics)
Over the last two weeks we have provided work experience to a further two St. Theresa’s
students (1 just finishing Year 11 and another just finishing Year 12 and taking a Gap year).
Both of which will continue with Helitak throughout 2022.
Helitak have also committed to involvement in the 2022 Aerospace Gateway to Industry
Schools program coordinated by the Defence Jobs Queensland section of the Department
of State Development, Infrastructure, Local Government and Planning of which Noosa
District State High School are a participant. This will provide on the job training to school
students in the Aerospace/Aviation industry.
The use does not conflict with the Strategic Outcomes as it provides a locally designed and
manufactured innovative product which the Strategic Outcome’s seek to promote and provide for.
Also, and importantly Helitak is providing Noosa youth with a pathway for industry based
traineeships contributing to employment, education and training of the local community.
The Use is appropriately located so as not to negatively affect adjoining land uses.
7.3 Applicable Development and Overlay Codes
The following planning scheme codes are relevant to the proposed development:
• Biodiversity, Waterways and Wetlands Overlay Code
• Flood hazard Overlay Code
• Rural Zone Code including (Agricultural Land Overlay provisions)
• Industries Activities Code
• Works Codes
o Driveways and Parking Code
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7.4 Biodiversity, Waterways and Wetlands Overlay Code The shed is located in the Riparian buffer area. The use is not using any highly toxic chemicals and is a far less environmental risk than the previous agricultural uses (intensive cropping and turf farm). As part of the previous approval for intensive cultivation, the shed’s location in the riparian buffer area was scrutinised and considered to comply with the code. A small 72m² office building is proposed generally within the existing footprint given car parking previously occurred in the office location. In support of the application, the applicant is proposing to regenerate with tube stock the equivalent area of the new building within the riparian buffer. The proposal complies with the Biodiversity, Waterways and Wetland Overlay Code as all development is contained generally within the existing footprint and regeneration with native tube stock of the equivalent area to the office is proposed in the riparian buffer. 7.5 Flood Hazard Overlay Code The site is known to flood and was highly scrutinised in the previous approval for intensive cultivation which included the existing shed subject of this application. Performance Outcome PO1 and PO11 are relevant and provided below for reference. PO1 Development provides that for all flood events up to and including the DFE : (a) the safety of people on the site is protected; and (b) the risk of damage to property on the site is avoided or minimised as far as practicable. PO11 Development ensures that public safety and the environment are not adversely affected by avoiding the release of hazardous materials into flood waters and the environment. The Flood Assessment prepared for the previous intensive cultivation approval is a public document and indicates that including the subject shed and the greenhouse, there is a no flood worsening at the boundaries of the site. Given there is no further building works as part of this proposal, other than a small demountable type office on skids which allows for the free flow of flood waters, no change to the impact on the flood plain will occur. The applicant is also willing to provide an early warning flood system to Six Mile Creek to ensure there is ample time to evacuate to higher ground. As indicated in the Flood Assessment under the previous approval, there is a minimum of 2 hours from the time Six Mile Creek reaches 92m AHD at a location along the sites south western boundary. The Helitak Fire Fighting Equipment Pty Ltd CEO will reside in the Dwelling house located near the Lake Macdonald Drive frontage which will ensure any flood management plan is activated so staff and delivery entry to the site is not accessed during flood events. RG Strategic Town Planning Report – Material Change of Use 16
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In terms of hazardous materials, a very small quantity of low hazardous materials are kept in a
cupboard which consists of a can of thinners and undercoat paint which can be quickly and easily
moved to a shelf which is above the 1% AEP for the surrounding area of the shed.
Tools are kept on shelves approximately 1m above NGL and 0.4m above the FFL of the shed., above
the 1% AEP extent.
Historical owners of the site indicate that the area where the shed is constructed has never been
inundated with flood waters.
The proposal meets the Flood Hazard Overlay Code as measures are in place to ensure that people
are protected from flood and the risk to property is minimised.
7.6 Rural Zone Code
The subject land is within the Rural Zone and an assessment of the proposed development against
the relevant Performance Outcomes of the Code including for the provisions for Agricultural Land
Conservation Area (ALCA) Overlay is provided in below.
PO1
Land uses in the Rural zone are limited to those which are compatible with agriculture and the
protection of environmental and landscape values.
PO2
Development does not result in the loss or diminished productive capacity of Agricultural Land
Conservation Area.
PO9
Development does not result in environmental harm or environmental nuisance to sensitive land
uses.
PO11
Development does not have a significant adverse impact on the natural values of the site including
through:
(a) loss of biodiversity values, fauna habitat and fish passage;
(b) changes to natural drainage;
(c) disturbance to any wetland systems;
(d) erosion and the transport of sediments off site (including pollutants and other contaminants
which would affect the capacity of agricultural lands);
(e) worsening of landslide or fire risk;
(f) on-site effluent disposal;
(g) creation of dust and air pollutants;
RG Strategic Town Planning Report – Material Change of Use 17
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(h) disturbance of buildings and features, including natural features, of cultural heritage
significance.
The proposal complies with the above Performance Outcomes for the following reasons;
• The proposal is not a noisy land use as the firefighting tanks are NOT manufactured from
steel but vacuum moulded carbon fibre;
• Does not generate abnormal quantities of traffic. The existing access for the use is located
to the southern side of Wimmers which has sufficient sightlines for exit and entry to the site;
• Does not dimmish the productive capacity of the land as the shed is not located on ALCA
and the land can still be used for any suitable agricultural use. As an example, the existing
green house could continue its use for intensive cropping purposes with the relevant
approvals;
• The shed occupies around 0.14% of the land area resulting in more than 99.86% of the land
to be used for agricultural purposes;
• The use would not negatively affect cattle grazing or cropping uses onsite given that it is
not a noisy use and leaves more than 99% of the land for agricultural pursuits;
• Notwithstanding the availability of the land to be used for agricultural purposes mentioned
above, the land’s agricultural uses are limited as the properties topsoil qualities are severely
diminished as the site has historically been a turf farm, which erodes the topsoil with each
harvest;
• The shed is nearly 300m from the nearest sensitive land use with most dwellings being more
than 350m – 600m from the shed.
• The shed is located behind vegetation and is not seen from any surrounding or adjoining
properties;
• Access is via an easement located on another adjoining non-agricultural use (Wimmers), so
there is no negative impact on vehicle entry or exit.
• While the shed is located in the riparian buffer, there is no additional impacts to the
ecological values of the area. In fact the operation has less environmental impact as no
herbicides, fungicides or chemical fertilisers are used, which may be used in agricultural uses.
7.7 Industry Activities Code
The Performance Outcomes PO1, PO2, PO3 and PO10 are relevant to this proposal and provided
below for reference.
PO1
Industry activities are located on a site suitable for their intended purpose and are supported by
adequate infrastructure and services.
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PO2 Industry activities are of a type, scale and intensity that is consistent with the zone, locality and character of the area in which it is located. PO3 Industry activities contribute to the local economy and employment in the area in which it is located. PO10 Industry activities are conducted in an environmentally responsible manner, operating without deleterious impacts on immediate, surrounding or downstream communities, environments or environmental processes. The proposal is located with access to all infrastructure that is required for the use to occur. An approved effluent disposal system exists on site with the land application area located above the flood extent. The shed is located behind another non-agricultural use (Wimmers) and is not seen from Lake Macdonald Drive or from any of the adjoining properties. The proposal is not a high intensity use and generates less traffic than the previous agricultural uses that have occurred on site. The shed is existing within the riparian buffer and the small new office is located within the general footprint of the area and is where carparking used to occur. The use will not impact on environmental values of the site nor any of the potential agricultural pursuits. The proposal uses a very limited amount of hazardous material which can be easily located higher than flood levels when needed. The development meets the provisions of the Industry Activities Code as the site is serviced by all the required infrastructure, is of a scale no greater than previous agricultural activities and will not have any deleterious environmental affects. 7.8 Driveways and Parking Code An existing road base carparking area for more than 20 vehicles provides parking in excess of the code provisions. A circular driveway exists for safe access of delivery and waste collection. The development meets the minimum quantity of carparking required by the planning scheme as outlined in Table 9.4.1.4 and AO6.2 of the Code. 7.9 Waste Management Code The nature of the business is that there is a minimum quantity of waste generated with the tanks made from carbon fibre and heavy duty vinyl. Therefore, only 1 x 3m³ industrial waste bin is required to be collected every second week. RG Strategic Town Planning Report – Material Change of Use 19
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8. Other matters under S.45(5)(B)
The Planning Act 2016 s45(5((B) states that an Impact assessment application may have regard to
any other relevant matter such as a planning need. Section 45 is provided below for reference.
(5) An impact assessment is an assessment that—
(a) must be carried out—
(i) against the assessment benchmarks in a categorising instrument for the
development; and
(ii) having regard to any matters prescribed by regulation for this subparagraph; and
(b) may be carried out against, or having regard to, any other relevant matter, other than a
person’s personal circumstances, financial or otherwise.
Examples of another relevant matter— • a planning need • the current relevance of
the assessment benchmarks in the light of changed circumstances • whether
assessment benchmarks or other prescribed matters were based on material errors.
In this regard, there is a planning need for the development. There is a shortage of large floor plate
tenancies where a business of this type can operate. The Industrial zoned area in Cooroy including
the Taylor Court developments are small tenancies and in Noosaville all new industrial developments
offer small 100m² – 200m² tenancies. The lack of large floor plate industrial tenancies forces
businesses outside the Noosa Shire. In this case, being a local business, the owners seek to continue
operating in the Shire.
Larger tenancies are available at Quanda Road Coolum Industrial Estate, but the owners seek to
keep the business in Noosa Shire. As discussed in section 7.2 of this report, Helitak provides
employment and traineeships to Noosa locals and is a unique business like no other in Noosa. The
Noosa Shire benefits economically from the proposal providing training and employment
opportunities for local people.
When considering the deficiency in large floor plate industrial land in the Noosa Shire, and the
economic and employment benefits of the development, the proposal is well located on the subject
site to deliver benefits to the Noosa community into the future.
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9. Conclusion
Jasemri Pty Ltd as Trustee for the Jasemri Property Trust (the Applicant) trading as Helitak Fire
Fighting Equipment Pty Ltd seeks a Development Permit for a Material Change of Use for a Medium
Impact Industry at 305 Lake Macdonald Drive, Lake Macdonald described as Lot 1 on SP108094.
This report demonstrates that the proposed development complies with the relevant provisions of
the Noosa Plan 2020, and the proposed development can be supported on the following grounds:
• The proposal complies with Strategic Outcomes 3.3.5(d) and (g) and 3.3.8 (a) as the proposal:
o is to manufacture a very vital innovative, locally designed firefighting product which is
partly in response to a predicted climate change scenario of an increased risk of and more
intense bushfires; and
o is employing up to 20 local people and providing the young generation with new skills.
• Complies with the Biodiversity, Waterways and Wetlands Overlay Code as:
o the use is being undertaken within the existing shed and the new office and concrete apron
is generally within the development footprint; and
o an offset area of planting tube stock is proposed (on a m² to m² rate) within the riparian
buffer to enhance the environmental values of the land.
• The proposal complies with the Flood Hazard Overlay Code because:
o the shed has been previously assessed for flooding impacts as part of a previous approval
which demonstrated there is no worsening of flood extent at the boundaries as a result of
the proposal; and
o the new office building is on posts which does not inhibit the flow of flood waters.
o A flood warning system is proposed onsite to protect people and property from flooding.
• This report demonstrates the proposal complies with PO1, PO2 and PO11 of the Rural Zone Code
for the following reasons:
o The shed sits outside the Agricultural Land Conservation Area;
o The productive capacity of the land is not diminished as all agricultural uses can still
operate. As an example, the existing greenhouse could operate with the relevant
approvals; and
o The shed occupies no greater than 0.14% of the land area resulting in more than 99% of the
land available for agricultural pursuits;
o Only a very small amount of hazardous material are used and can be located above the
flood level.
For the reasons above, it is recommended that Noosa Council approve the application subject to
reasonable and relevant conditions.
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