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3. FINAL-160721-BA4090-Town Planning Report
Attached to the e-mail MCU16/0084 & OPW16/0157 Development Application IDAS Forms, Planning report & Plans email 1 of 3.
18 JULY 2016 PREPARED FOR DENMAC NOMINEES [OCR of page images] NUN We 140-142 EUMUNDI UA UN NOOSAVILLE URS LY 2016 PREPARED FOR DENMAC NOMINEES
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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Cameron Stanley Consultant Penny Milton Project Code BA4090 Report Number Final © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au
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TABLE OF CONTENTS
Executive Summary ........................................................................................................................................... 5
1. Introduction ................................................................................................................................................. 7
2. The Site and Surrounds ............................................................................................................................. 8
2.1. Site Location ...................................................................................................................................... 8
2.2. Site Characteristics ............................................................................................................................ 9
2.3. Surrounding Land Uses ................................................................................................................... 10
3. Prelodgement Discussion ......................................................................................................................... 11
4. The Proposal ............................................................................................................................................ 12
4.1. Overview .......................................................................................................................................... 12
4.2. Proposal Details ............................................................................................................................... 12
4.3. Specialist Information in Support of Proposal.................................................................................. 15
4.3.1. Landscape Design ................................................................................................................... 15
4.3.2. Civil Engineering Services Report ........................................................................................... 15
4.3.3. Traffic Impact Assessment ...................................................................................................... 16
4.3.4. Stormwater Management ........................................................................................................ 16
5. State and Regional Legislative Framework and Assessment .................................................................. 17
5.1. Relevant State Planning Provisions ................................................................................................ 17
5.1.1. Sustainable Planning Act 2009 ................................................................................................ 17
5.1.2. State Planning Regulatory Provisions ..................................................................................... 17
5.1.3. State Planning Policy ............................................................................................................... 18
5.2. Referral Agencies ............................................................................................................................ 19
5.3. State Development Assessment Provisions .................................................................................... 19
5.4. South East Queensland Regional Plan ........................................................................................... 19
6. Local Planning Framework ....................................................................................................................... 20
6.1. The Noosa Plan ............................................................................................................................... 20
6.2. Definition .......................................................................................................................................... 20
6.3. Level of Assessment ........................................................................................................................ 20
6.4. Strategic Framework ........................................................................................................................ 21
6.4.1. Desired Environmental Outcomes ........................................................................................... 22
6.5. Zoning .............................................................................................................................................. 24
6.6. Noosaville Locality Plan ................................................................................................................... 25
6.7. Overlays ........................................................................................................................................... 26
6.8. Codes............................................................................................................................................... 26
7. Key Performance Outcomes .................................................................................................................... 27
7.1. Sloping Sites .................................................................................................................................... 27
7.2. Shop and Food Outlet Uses ............................................................................................................ 28
7.3. Siting of Service Station ................................................................................................................... 29
7.4. Ancillary Shop .................................................................................................................................. 30
7.5. Crossover Separation ...................................................................................................................... 30
7.6. Landscaping .................................................................................................................................... 31
7.7. Signage ............................................................................................................................................ 32
URBIS
NOOSA ENERGY CENTRE INTRODUCTION 3
Page 4
8. Conclusion ................................................................................................................................................ 34
Disclaimer ........................................................................................................................................................ 35
Appendix A Title, Easement and Contaminated Land Documentation
Appendix B Prelodgement Meeting Minutes
Appendix C State Planning Policy Triggers
Appendix D State Planning Policy Assessment
Appendix E State Development Assessment Provision Checklist
Appendix F Noosa Council – Code Responses
FIGURES:
Figure 1 – Site Context (Source: Nearmaps) ..................................................................................................... 8
Figure 2 –Site Photos ......................................................................................................................................... 9
Figure 3 – Photos of Surrounding Land use .....................................................................................................10
Figure 4 – Proposal ..........................................................................................................................................14
Figure 5 – Proposed Landscape Design ..........................................................................................................15
Figure 6 – State Planning Policy Interactive Mapping ......................................................................................18
Figure 7 – Strategy Map ...................................................................................................................................21
Figure 8 – Zoning Map (Source: NooSa Interactive Mapping) .........................................................................24
Figure 9 – Trees Retained along the Project Avenue Frontage .......................................................................27
Figure 10 – Service Stations in the Noosa Locality ..........................................................................................29
Figure 11 – Landscaping Around the Base of the Pylon Sign ..........................................................................33
Figure 12 – Existing Pylon Signs ......................................................................................................................33
PICTURES:
Picture 1 – Site Location ..................................................................................................................................... 8
Picture 2 – Site Location ..................................................................................................................................... 8
Picture 3 – View Northeast Along the Project Avenue Frontage of the Site ...................................................... 9
Picture 4 – View Southeast to the Site Rear From Project Avenue ................................................................... 9
Picture 5 – View West to the Site From Eumundi Noosa Road ......................................................................... 9
Picture 6 – View Northwest to the Site From Eumundi Noosa Road ................................................................. 9
Picture 7 – View to the South of the Adjoining Site From Eumundi Noosa Road ............................................10
Picture 8 – View to North of the Site From Eumundi Noosa Road ...................................................................10
Picture 9 – View to the South of the Adjoining Site From Project Avenue .......................................................10
Picture 10 – View to the North of the Adjoining Site From Project Avenue ......................................................10
Picture 11 – Site Plan .......................................................................................................................................14
Picture 12 – North-Eastern Elevation ...............................................................................................................14
TABLES:
Table 1 – Development Details ........................................................................................................................12
Table 2 – State Planning Regulatory Provisions ..............................................................................................17
Table 3 – Level of Assessment ........................................................................................................................20
Table 4 – Strategic for Commercial and Retail Uses .......................................................................................22
Table 5 – Desired Environmental Outcomes for Commercial and Retail Uses................................................23
4 INTRODUCTION URBIS
NOOSA ENERGY CENTRE
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Site and Proposal Details
Site Address 140-142 Eumundi Noosa Road, Noosaville QLD 4566
Real Property Description Lot 2 on RP173876
2
Total Site Area 2,428m
2
Proposed Development Area 290m GFA
Land Owner Graeme Albert Martin and Bruce Douglas Martin
Local Government Noosa Shire Council
Planning Scheme The Noosa Plan
Area Classification Industry
Local Area Plan Noosaville Locality Plan
Precinct N/A
Purpose Under Planning Scheme Retail Business – Type 5 Vehicle Uses (Service Station)
Retail Business – Type 2 Shop & Salon (Shop)
Entertainment & Business – Type 1 Food & Beverages
(Restaurant/Café/Fast Food)
Advertising Device (1 x Pylon Sign)
General Description of Use The development is for a Material Change of Use for a Service Station
with a Shop and Food Outlet and associated Operational Works for an
advertising device (pylon sign).
Aspects of Development
Type of Development Level of Assessment Approval Sought
Material Change of Use (Service Impact Assessment Development Permit
Station, Shop,
Restaurant/Café/Fast Food) and
Associated Operational Works for Code Assessment Development Permit
an advertising device (pylon sign).
Preliminary Approval Building Self Assessment Preliminary Approval
Works
URBIS
NOOSA ENERGY CENTRE INTRODUCTION 5
Page 6
Applicant Details
Applicant Contact Details Reference Number
Denmac Nominees Cameron Stanley | Penny Milton BA4090
C/- Urbis Pty Ltd Ph: (07) 3007 3800
Level 7, 123 Albert Street Fax: (07) 3007 3811
BRISBANE QLD 4001 Email: [email protected] |
[email protected]
6 INTRODUCTION URBIS
NOOSA ENERGY CENTRE
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Urbis Pty Ltd, on behalf of Denmac Nominees, has prepared this development application for a proposed Service Station, Shop and Food Outlet at 140-142 Eumundi Noosa Road, Noosaville, formally described as part of Lot 2 on RP173876. Specifically, this application seeks Council approval for a Development Permit for a Material Change of Use (Retail Businesses Type 5 Service Station and Type 2 Shop and Salon, Entertainment and Dining Business Type 1 Café/Food Outlet) and associated Operational Works for an advertising device (pylon sign).. This report addresses the merits of the development with regard to the provisions of The Noosa Plan and relevant sections of the Sustainable Planning Act 2009. For the purposes of this report, The Noosa Plan will be described as the ‘Planning Scheme’ and the Sustainable Planning Act 2009 will be described as ‘SPA’. The development application is supported by a number of specialist’s reports and other material including the following: Volume 1 – Architectural Plans prepared by Thomson Adsett; Volume 2 – Landscape Design Concept prepared by Urbis; Volume 3 – Civil Engineering Services Report prepared by Lambert & Rehbein; Volume 4 – Traffic Impact Assessment prepared by Lambert & Rehbein; and Volume 5 – Stormwater Management Plan prepared by Lambert & Rehbein. The assessment of the application is to be undertaken in accordance with Section 314 of SPA. This report provides the applicant’s assessment against these provisions and concludes that the development is appropriate, generally consistent with existing planning controls and intent for the area, and is not anticipated to impact adversely upon the amenity of the locality. Council’s approval of the application is therefore sought, subject to relevant and reasonable conditions. As outlined in the Development Summary, the application is for a Development Permit for a Material Change of Use for the purpose of a Service Station, Shop and Food Outlet and associated Operational Works for Advertising Device, which is subject to Impact Assessment. URBIS NOOSA ENERGY CENTRE INTRODUCTION 7
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The proposed development site is located at 140-142 Eumundi Noosa Road, Noosaville, formally described
as Lot 2 on RP173876 (refer to Figure 1). The site is located in an established industrial area. The site is
located within the suburb of Noosaville, approximately 6km from Noosa Main Beach. The site has suitable
accessibility being located on Eumundi-Noosa Road. The location of the site in the wider area is illustrated
in Figure 1.
FIGURE 1 – SITE CONTEXT (SOURCE: NEARMAPS)
Lake Doonella
Keyser Island
Noosa Private Hospital Conservation Park
Good Shepard Lutheran College
Subject site
Eenie Creek Road
Noosa Civic Shopping Centre
PICTURE 1 – SITE LOCATION
PICTURE 2 – SITE LOCATION
8 THE SITE AND SURROUNDS URBIS
NOOSA ENERGY CENTRE
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2
The site, being Lot 2 on RP173876 is of regular shape and has an area of 2,428m . The primary frontage is
to Eumundi Noosa Road (approximately 40m), with a secondary frontage to Project Avenue (approximately
40m). Access to the site is currently gained from both street frontages. The site is currently occupied by an
‘Auto Pro’ store (vehicle accessories and parts), ‘Snack Bar’ food outlet, and a ‘Motorcycle Garage’ /
‘Tyrepower’ store. Furthermore, the site is serviced by electricity, sewer, water, and stormwater
infrastructure.
Vehicle access to the site is currently achieved by Eumundi Noosa Road and Project Avenue. The site falls
away to Project Avenue.
The existing condition of the site is further illustrated in the photographs of the site provided in Figure 2.
FIGURE 2 –SITE PHOTOS
PICTURE 3 – VIEW NORTHEAST ALONG THE PICTURE 4 – VIEW SOUTHEAST TO THE SITE
PROJECT AVENUE FRONTAGE OF REAR FROM PROJECT AVENUE
THE SITE
PICTURE 5 – VIEW WEST TO THE SITE FROM PICTURE 6 – VIEW NORTHWEST TO THE SITE
EUMUNDI NOOSA ROAD FROM EUMUNDI NOOSA ROAD
URBIS
NOOSA ENERGY CENTRE THE SITE AND SURROUNDS 9
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The land immediately surrounding the site is characterised by a range of industrial and retail land uses which
reflect the Industry zone. The following specific uses are located within the immediate vicinity of the
development site:
North – immediately to the north, the site adjoins a number of industrial and retail buildings fronting
Eumundi Noosa Road. Good Shepard Lutheran College is located further to the north. Further to the
north is predominately low density residential dwellings, Noosa Private Hospital and Lake Doonella.
East – immediately to the east, across Eumundi Noosa Road is a vacant site (approved to be developed
as a service station development).
South – immediately to the south, the site is adjoined by a music studio. Further south are industrial and
retail uses. Further southeast is the Noosa Civic Shopping Centre.
West – immediately west, across Project Avenue are industrial and retail uses.
Figure 3 illustrates the surrounding land uses.
FIGURE 3 – PHOTOS OF SURROUNDING LAND USE
PICTURE 7 – VIEW TO THE SOUTH OF THE PICTURE 8 – VIEW TO NORTH OF THE SITE
ADJOINING SITE FROM EUMUNDI FROM EUMUNDI NOOSA ROAD
NOOSA ROAD
PICTURE 9 – VIEW TO THE SOUTH OF THE PICTURE 10 – VIEW TO THE NORTH OF THE
ADJOINING SITE FROM PROJECT ADJOINING SITE FROM PROJECT
AVENUE AVENUE
10 THE SITE AND SURROUNDS URBIS
NOOSA ENERGY CENTRE
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A prelodgement meeting was held at Noosa Council on 17 May 2016 to discuss the proposed development.
The meeting was held between the applicant and Council Officers, to review the preliminary proposals for
the site.
A copy of the prelodgement record is attached at Appendix B and the outcomes of the meeting are
summarised as follows:
It was confirmed during the meeting that the service station use is consistent within Noosaville’s Industry
zone however the shop and food outlet uses are listed as inconsistent uses and subject to an Impact
Assessable development application. Reference could be made to the inconsistent use components of
recent similar development applications MCU15/0095 and MCU14/0102 to assist with consideration of
grounds for this proposal.
Council noted the existing fast food café on site, which would provide significant grounds for re-
instatement of a similar use with the new development. It was further acknowledged that shops and
food/drink outlets are common components of the modern day service station development.
In response to the submitted sketch plan 11037 – SK001 (Rev D) dated 25/08/15, Council commented
that the site should achieve the landscaping requirements under the Landscaping Code, and justification
for the relaxation to Project Avenue would be required. Additionally, loading/refuse areas may be located
2
at the Project Avenue frontage, car parking should be provided at the rate of 1 per 20m of use area for
2
the retail shop and 1 per 10m of use area for the food business and signage should comply with The
Noosa Plan’s provisions for advertising devices.
Council detailed that specialist reports should be submitted to address traffic/manoeuvring. In regard to
traffic, the report should demonstrate that heavy vehicles can access and exit the site without adversely
affecting the through traffic movements on Eumundi Noosa Road, heavy vehicles have a free flowing
path when entering and existing the site that is not impeded by other vehicles,
customer/loading/servicing spaces are in accordance with the relevant Australian Standards and Council
codes, and a consideration/avoidance of conflicts with pedestrians along the Eumundi Noosa Road
frontage is provided.
Council noted than an application would need to include a site specific stormwater management plan
that included collection, control, treatment and discharge of stormwater runoff from the development.
The service station must also be assessed in respect to environmental health, against the Environmental
Protection Act and the Manifest Quality Workplace (MQW).
For additional details regarding the prelodgement discussions, please refer to Appendix B.
URBIS
NOOSA ENERGY CENTRE PRELODGEMENT DISCUSSION 11
Page 12
The proposal seeks a Development Permit for a Material Change of Use for a Service Station with an
ancillary shop and a Restaurant/Café/Fast Food and associated Operational Works for advertising device
(pylon sign).
The development is referred to as the Noosa Energy Centre as the proposal offers the conventional petrol
station but also provides electric charge station and a bike fix station. The proposal seeks to encourage the
use of alternative vehicles particularly vehicles which are not dependant on petrol. Providing a charge
station at the service station will encourage the use of electric vehicles in Noosa. Similar, the bike fix station
will also encourage cycling in Noosa.
Upon completion, the Noosa Energy Centre will include a service station for petrol, electric charge and bike
fix station with an ancillary shop and one (1) food outlet shop. Please refer to Volume 1 for the Architectural
Plans.
A summary of the key components of the development proposal are summarised in Table 1:
TABLE 1 – DEVELOPMENT DETAILS
Development Parameters
Proposed Use Retail Business – Type 5 Vehicle Uses (Service Station)
Retail Business – Type 2 Shop & Salon (Shop)
Entertainment & Business – Type 1 Food & Beverages (Restaurant/Café/Fast
Food)
Note: the proposal will also involve an electric charge station for electric
vehicles and a bike fix station.
2
Proposed Site Area 2,423m
Building Height 4.705m – Fuel Canopy
7m – Pylon Sign
4.35m – Service Station/Food Outlet
2
Gross Floor Area Service Station with ancillary shop (Coles Express store) – 200m
2
Food outlet – 90m
2
Total GFA – 290m
Front Boundary Setback Eumundi Noosa Road - 18.94m
Project Avenue – 6m
Northern Side Boundary
Setbacks 1.26m
12 THE PROPOSAL URBIS
NOOSA ENERGY CENTRE
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Southern Side Boundary
Setback Built to boundary
Vehicle Parking Car park - 18 spaces (includes 4 spaces for employees)
Disable car parks – 1 space
Total car parks – 19 spaces
Vehicular Access and Vehicular access (entry and exit) via Eumundi-Noosa Road
Servicing
Vehicular access (staff entrance and exit) via Project Avenue
Pedestrian Access Via Eumundi-Noosa Road
2
Landscaping 202m (8% of site area)
Signage 1 x Pylon Sign (7m in height) located along the Eumundi Noosa Road Frontage
Operating Hours Operating hours of 24/7 are proposed to ensure that the local clientele are
adequately serviced.
The proposal seeks a Development Permit for a Material Change of Use for a Service Station with an
ancillary shop and Restaurant/Café/Fast Food and associated Operational Works for an advertising device
(pylon sign).
The proposal comprises two tenancies involving a food outlet (defined as Type 1 Food & Beverages
(Restaurant/Café/Fast Food)) and a shop tenancy (defined shop which is ancillary to the service station).
2 2
The food outlet consists of 90m of GFA and the Coles Express tenancy consists of 200m of GFA which
supports the operation of the service station. The proposal includes four (4) fuel bowsers which are located
in the middle of the site and are covered by a fuel canopy (Figure 4). It is proposed that the development
will operate up to 24 hours a day and 7 days a week.
The proposal also provides a charging station for electric cars and bicycles along Eumundi Noosa Road
frontage. The proposal accommodates other modes of transport which do not rely on petrol in the Noosaville
neighbourhood. The proposal also incorporates photovoltaic panels to accommodate renewable energy into
proposal.
The vehicle access points are gained via Eumundi-Noosa Road (entry and exit) and Project Avenue (exit
and entry for staff). The proposal provides a total of 19 car spaces (including 1 disable spaces); car parking
is located in front of the food outlet tenancy and service station and along the frontage boundary. Four (4)
employee parking is located at the rear of the tenancies along Project Avenue.
Landscaping is provided along the boundary corners of the proposal. Landscaping includes low shrubs and
groundcover only at street frontage to maintain sightlines and visuals of all signage on the site. Along the
secondary frontage (north-western boundary) dense screen planting is provided to shade the staff car
parking and screen the refuse and storage areas.
URBIS
NOOSA ENERGY CENTRE THE PROPOSAL 13
Page 14
FIGURE 4 – PROPOSAL
PICTURE 11 – SITE PLAN
PICTURE 12 – NORTH-EASTERN ELEVATION
14 THE PROPOSAL URBIS
NOOSA ENERGY CENTRE
Page 15
In addition to the Architectural Plans in Volume 1, a number of specialist reports have been undertaken in
support of the proposed development. These include:
Volume 2 – Landscape Design Concept prepared by Urbis;
Volume 3 – Civil Engineering Services Report prepared by Lambert & Rehbein;
Volume 4 – Traffic Impact Assessment prepared by Lambert & Rehbein; and
Volume 5 – Stormwater Management Plan prepared by Lambert & Rehbein.
4.3.1. Landscape Design
A Landscape Concept Plan prepared by Urbis is provided at Volume 2. The proposed landscape design
aims to address the Eumundi Noosa Road frontage and contribute to the characteristics of the locality. The
landscape plans illustrates the following design elements;
Low shrubs and groundcovers only at the Eumundi Noosa Road frontage for maintaining sightlines and
visuals of all signage on site;
Landscaping is provided to conceal carparking at the front of the site;
Existing trees along the Project Avenue frontage have been retained.
Landscaping incorporates 1.8m high clear trunk trees and groundcovers to deliver Crime Prevention
Through Environmental Design outcomes.
Figure 5 illustrates the proposed landscape plans for the development.
FIGURE 5 – PROPOSED LANDSCAPE DESIGN
Please refer to the Concept Landscape Plan prepared by Urbis provided at Volume 2 for further details.
4.3.2. Civil Engineering Services Report
An Engineering Services Report prepared by Lambert & Rehbein is provided at Volume 3. The proposal
addresses the services arrangements for the proposal. The key matters are as follows:
The site currently slopes towards the Project Avenue frontage at an average grade of approximately
10%. Access to the site and manoeuvring of B Double Trucks limits the grade transition that can be
achieved from Eumundi Noosa Road to the service station hardstand, hence cut and fill will be required
to achieve the service station hardstand level and the lower level carparks.
URBIS
NOOSA ENERGY CENTRE THE PROPOSAL 15
Page 16
Retaining walls will be required along the site boundaries of up to approximately 3.25m of the carpark
and hardstand area.
The site currently grades to the rear towards Project Avenue. It is proposed to discharge site runoff to
the existing stormwater gully pits located in Project Avenue.
The proposal will connect to the existing sewer main and water main. It is proposed to maintain the
existing property connection for this development or upgrade if required.
Please refer to the Engineering Services Report prepared by Lambert & Rebhein provided at Volume 3 for
further details.
4.3.3. Traffic Impact Assessment
A Traffic Impact Assessment prepared by Lambert & Rehbein is provided in Volume 4. The report assesses
water quantity and water quality following the proposed service station development and concludes that:
As per the Driveways and Car Parking Code the proposal is required to provide 19 car parking spaces.
The proposal provides a total of 19 car parks which include four (4) staff car parks accessed via project
Avenue;
The proposal is to primarily be serviced by a 19m B-Double for fuel deliveries and serviced by heavy
ridged vehicle (HRV) for the service station and food outlet stock delivery vehicles and refuse collection.
A loading bay has been provided for the service station and food outlet to accommodate delivery
vehicles and refuse collection vehicles.
A swept path assessment has been undertaken to demonstrate the manoeuvrability of a 19m B-Double
entering the site from Eumundi-Noosa Road, stopping to access the refuelling points, and then exit the
site in a forward gear via Eumundi-Noosa Road. The B-Double is anticipated to service the site
infrequently and will operate outside the peak times; therefore is expected to have minimal impact on the
operation of the service station.
The potential impact of the proposed development on the external road network has been assessed in
this report. The result of the assessment demonstrates that the relatively low volume of development
generated traffic should have negligible impact on the operation of the surrounding road network.
Please refer to the Traffic Impact Assessment prepared by Lambert & Rehbein at Volume 4 for further
details.
4.3.4. Stormwater Management
A Stormwater Management Plan prepared by Lambert & Rehbein is provided in Volume 5. The report
assesses water quantity and water quality following the proposed service station development and
concludes that:
Due to the increase in impervious surfaces a detention tank will be located under the service station
tenancy. The proposed lawful point of discharge for the stormwater is the existing fully pits located in
Project Avenue.
Site runoff will be treated via a series of filter baskets within gully pits and filter cartridges incorporated in
the detention tank.
Please refer to the Stormwater Management Plan prepared by Lambert & Rehbein at Volume 5 for further
details.
16 THE PROPOSAL URBIS
NOOSA ENERGY CENTRE
Page 17
5.1.1. Sustainable Planning Act 2009
The purpose of the Sustainable Planning Act 2009 (‘SPA’) is to achieve ecological sustainability by
coordinating planning at all levels of government and by managing the development process as well as the
impact of the development.
This application is for a Material Change of Use (Retail Businesses Type 5 Service Station and Type 2 Shop
and Salon, Entertainment and Dining Business Type 1 Café/Food Outlet) and this element is identified as
assessable development under the SPA and a Development Permit is therefore required prior to the
commencement of the use.
The Planning Scheme indicates that the proposed application to develop a Service Station is subject to
Impact Assessment and is to be assessed in accordance with Section 314 of SPA.
5.1.2. State Planning Regulatory Provisions
State Planning Regulatory Provisions (‘Regulatory Provisions’) are the pre-eminent planning instruments and
have the ability to regulate and prohibit development, despite the provision of a local planning instrument. As
outlined in Table 2 below, none of the current SPRPs are of relevance to the proposed development.
TABLE 2 – STATE PLANNING REGULATORY PROVISIONS
Current Regulatory Provisions Applicability
Yeerongpilly TOD State Planning Regulatory Not Applicable – The site is not located within the area of
Provision the Yeerongpilly TOD.
South East Queensland Regional Plan Not Applicable – The site is located within the Urban
2009-2031 State Planning Regulatory Footprint.
Provisions
Guragunbah State Planning Regulatory Not Applicable – The site is not located within the
Provision Guragunbah region.
State Planning Regulatory Provision Not Applicable – Infrastructure charges applicable to the
(Adopted Charges) proposal will be subject to the Adopted Charges SPRP,
however as the Noosa Council adopted the Noosa Shire
Council Charges Resolution (No.2) 2014 on 12 February
2015 in accordance with the Adopted Charges SPRP, no
further assessment of this SPRP is required.
Off-Road Motorcycling Facility on State- Not Applicable – The site is not located in Wyaralong nor is
Owned Land at Wyaralong the proposed development for a motor sport activity facility.
State Planning Regulatory Provisions (Adult Not Applicable – The proposed development does not
Stores) involve an Adult Store.
South East Queensland Koala Conservation Not Applicable – The site is not identified within an
State Planning Regulatory Provisions Assessable Development Area in the SEQ Koala
Conservation trigger maps.
URBIS
NOOSA ENERGY CENTRE STATE AND REGIONAL LEGISLATIVE FRAMEWORK AND ASSESSMENT 17
Page 18
5.1.3. State Planning Policy
The single State Planning Policy (‘SPP’), introduced on 2 December 2013 has been developed to replace
multiple state planning policies previously in place. The SPP allows the State Government to identify
matters of state interest and express a single voice to guide the preparation of local planning instruments,
assess development applications, and assist in the preparation of development applications. The SPP will
apply for the assessment of some development applications until a planning scheme that appropriately
integrates the state interests in the SPP takes effect.
The SPP provides supporting mapping to assist in spatially representing policies and requirements contained
within the SPP. A comprehensive overlay map of state planning interests is illustrated in Figure 6.
FIGURE 6 – STATE PLANNING POLICY INTERACTIVE MAPPING
Subject site
Water Quality
Climatic regions - stormwater management design objectives
Natural Hazards Risk and Resilience
Flood hazard area* - Level 1 - Queensland floodplain assessment overlay
Flood hazard area* - Local Government flood mapping area
The SPP contains interim development assessment (DA) requirements for some state interests; however,
not all state interests have DA requirements. Importantly, these interim requirements apply to the extent the
SPP has not been identified in the planning scheme as being appropriately integrated in the planning
scheme. A review of the proposed development against the state interest triggers has been included in
Appendix C.
The following state interests have been identified as relevant to this development application:
Water Quality – Climatic Regions – stormwater management design objectives; and
Natural Hazards Risk and Resilience – Flood Hazard area.
The Noosa Plan has not integrated the state interests into the planning scheme. Therefore assessment
against the SPP is required. An assessment of the proposed development against the relevant elements of
the SPP is included in Appendix D of this report. The proposal does not compromise any of the
requirements identified in the SPP and is therefore capable of progressing without contradicting any state
interests.
18 STATE AND REGIONAL LEGISLATIVE FRAMEWORK AND ASSESSMENT URBIS
NOOSA ENERGY CENTRE
Page 19
The State Assessment and Referral Agency (‘SARA’), introduced on 1 July 2013, seeks to deliver a
coordinated, whole-of-government approach to the state’s assessment of development applications. In short,
SARA provides:
A single agency lodgement point for development applications, where the state has a jurisdiction;
A single coordination and contact point; and
A final decision maker to ensure that no ‘unreasonable’ requirements are imposed on applicants.
Unlike the previous arrangements where referral agencies were either advice agencies or concurrence
agencies and referrals were made to the relevant state agencies, the chief executive of SARA, being the
Director-General of the Department of State Development, Infrastructure and Planning (‘DSDIP’), is now the
single referral agency for all development applications where the state has jurisdiction.
It should be noted that all relevant agencies are regarded as key stakeholders and will provide technical
advice where they had former jurisdiction in that particular matter, however for the purposes of SPA, these
agencies will not be formal advice agencies. Importantly, there is only one state agency decision notice
issued from the DSDIP.
The State Development Assessment Provisions (‘SDAP’) is an outcome of the SARA and a statutory
instrument made under the SPA which sets out matters of interest of the state for development assessment,
where the chief executive of administering the SPA is the assessment manager or a referral agency.
Importantly, the SDAP outlines the criteria for assessment by the chief executive and provides applicants
with:
1. Clarity on when the state is to be involved in the assessment of development applications; and
2. Increased transparency and clarity on how development can comply with matters of interest of the
state through a set of State Codes.
An assessment of the proposed development against the State Assessment criteria for the relevant referral
agency role is included at Appendix E. This assessment reveals that the proposal does not require referral
to DSDIP.
The site is located within the bounds of the SEQ Region and is therefore subject to the South East
Queensland Regional Plan 2009-2031 (“SEQ Regional Plan”). The purpose of the SEQ Regional Plan is
“… to manage regional growth and change in the most sustainable way to protect and enhance quality of life
in the region”.
In order to achieve this purpose, the SEQ Regional Plan sets forth a land use pattern. The regional land use
pattern seeks to set out a blueprint for the development of the region through the identification of various
land use categories and earmarks areas of regional significance. The site is located within the Urban
Footprint.
The Urban Footprint identifies land predominantly allocated to accommodate for the region’s urban
development needs to 2031. When considering the nature of the proposal, the intended use of the site
accords with and promotes the objectives, principles and overall intent of the SEQ Regional Plan.
Significantly, the proposal will contribute to the delivery of infill development within an appropriate location as
intended by the SEQ Regional Plan.
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The Noosa Plan (‘the Planning Scheme’) will be the planning instrument used to assess the proposed
development. The following sections of this report assess the proposed development against the relevant
provisions of the Planning Scheme.
The use proposed within this application is defined under the Planning Scheme as Retail Business – Type 5
Vehicle Uses (Service Station), Retail Business – Type 2 Shop and Salon (Shop) and Entertainment &
Dining Business – Type 1 Food & Beverages (Restaurant/Café/Fast Food). The uses are defined as follows:
Retail Business Type 5 Vehicle Uses: The use of premises for the retail sale of petrol, diesel
or any derivatives products or the use of premises for the hiring of motor cars, trucks,
motorcycles, mopeds, boats or other registered vehicles. The term includes a service station
and a vehicle hire premises.
Retail Business Type 2 Shop and Salon (Shop): The use of premises for an activity that is
generally found in a shopping complex, strip or centre. The use includes a shop, hairdressing
salon, appliance repairs, alterations, dry cleaning and a café with dining facilities for up to 10
people.
Entertainment and Dining Business Type 1 Food & Beverages: The use of premises
involving the sale of food and beverages for consumption on the premises. The use class
includes a function room or restaurant or café with dining facilities for 10 or more people.
The Planning Scheme determines the level of assessment for the application. Where a locality plan
specifies the level of assessment for a use, these levels of assessment prevail over the zone level of
assessment. The Noosaville Locality Plan (Part 11, Division 11 of the Planning Scheme) establishes the
level of assessment for the sites within the industrial zone. Table 3 demonstrates the level of assessment
for each use
TABLE 3 – LEVEL OF ASSESSMENT
Defined use Level of assessment
Retail Business Type 5 Vehicle Uses Impact assessment
Retail Business Type 2 Shop and Salon (Shop) Impact assessment
Entertainment and Dining Business Type 1 Food & Beverages Impact assessment
Advertising Device (pylon sign (freestanding)) Code assessment
The application is therefore subject to Impact Assessment.
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Given the proposed development is identified as being subject to Impact Assessment, the application is
required to be assessed against the entire planning scheme, including the Strategic Framework. The
Strategic Framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs in the planning scheme area for the life of the planning scheme.
Figure 7 illustrates the strategy map which demonstrates the preferred land use patterns, centres, the major
transport network, water supply catchments, centres hierarchy, extractive and mining resources and
conservation corridors. The site is located within the industry area.
FIGURE 7 – STRATEGY MAP
Approximate
location of site
The Strategic Framework specifically provides an outcome which relates to the proposal:
1.7.1 The majority of urban residential, business, community, industrial and recreational
development is consolidated in the southern coastal part of Noosa within the localities of Eastern
Beaches, Noosa Heads, Noosaville and Tewantin. These localities account for roughly three
quarters of Noosa’s resident population and are the ones most affected by visitor influx in peak
period
The proposal involves a service station with an ancillary shop and food outlet located in the industrial area of
Noosaville. The proposal will support the daily function of the area and visitors exploring Noosa.
The Strategic Framework also provides a strategy with respect to specific uses. The proposal involves a
retail business uses and therefore the relevant commercial and retail uses have been enclosed in Table 4
and assessed against the proposal.
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TABLE 4 – STRATEGIC FOR COMMERCIAL AND RETAIL USES
Strategy Response
a) Noosa’s centre hierarchy is shown on Map SM. a) Complies
The proposal involves a service station and food
outlet located in the industrial area. The proposal is
not located within a centre however the proposal
supports the daily function of the centres and the
surrounding industrial land uses. The proposal
offers a convenience component and allows the
surrounding community to make ‘drop-in’ purchases.
b) With the exception of the new Shire Business Not Applicable
Centre, additional commercial development is
confined to existing business centres, The proposal involves a service station and food
neighbourhood centres, village centres and mixed- outlet which is defined as a retail business. The
use areas in the visitor precincts of Hastings Street, proposal will not compromise the existing centres.
Gympie Terrace and Sunshine Beach.
c) The scheme allows for a substantial Shire c) Not applicable
Business Centre off Eenie Creek Road, Noosaville.
This centre will be the business and employment The proposal is located on Eumundi Noosa Road
focus of Noosa and amongst industrial, commercial and involves service station and food outlet. The
and community facilities will include a shopping proposal will support the daily function of the existing
centre anchored by a discount department store. uses in the area.
d) The existing business centres of Noosa Junction, d) Complies
Noosaville, Tewantin and Cooroy will include some
commercial and retail infill within the Business Zone The proposal is located in an established industrial
to service the surrounding population. Cooroy area located in Noosaville. The proposal facilitates
particularly has scope for expansion to cater for the infill development to support the surrounding
rural hinterland and passing visitors population.
6.4.1. Desired Environmental Outcomes
The Planning Scheme for Noosa outlines 12 Desired Environmental Outcomes which sets the policy
direction in the strategic framework. These themes include:
Agriculture Uses;
Commercial & Retail Uses;
Community Uses and Facilities;
Heritage;
Industrial Business Uses;
Natural Resources;
Open Space, Environment & Conservation Functions;
Sport & Recreation Uses;
Residential Uses
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Tourism;
Transport & Mobility Functions; and
Infrastructure and Services
The desired environmental outcomes of the strategic framework have been reviewed and it is considered
that the Industrial Business Uses and the Community Uses and Facilities themes are relevant to the
assessment of the proposal. Table 5 demonstrates the consistency of the proposal to the strategic
framework of the Noosa Plan.
TABLE 5 – DESIRED ENVIRONMENTAL OUTCOMES FOR COMMERCIAL AND RETAIL USES
Desired Environmental Outcomes Response
Commercial & Retail Uses
(1) A hierarchy of centres with a range of Commercial 1 Complies
and Retail business uses provide suitable levels of
The proposal is for a service station and food outlet
amenity, service and access to the community,
located in the Industry Zone. The proposal provides
consistent with the community’s location and needs
landscaping along Eumundi Noosa Road and
and is based on—
Project Avenue to ensure the amenity of the area is
i a proportion of Noosa’s higher order needs fulfilled improved. The proposal is located in Eumundi
by centres in other areas, particularly the key regional Noosa Road which is highly accessible to the
centre of Maroochydore; community. Furthermore, the service station and
food outlet is located within an industrial area which
ii the Shire Business Centre, a Major Activity Centre is consistent with community’s location. The
for the purposes of the SEQ Regional Plan and the proposal also based on the following:
highest order centre within the former Noosa Shire,
developed in stages consistent with the needs of the i/ii The proposal involves a service station and food
population of the former Noosa Shire and areas to the outlet which it is not a higher order retail use. The
immediate south; proposal is appropriately located outside the centres
to support the daily function of community and
iii protecting the long term viability of the Shire commuting throughout Noosa.
Business Centre as the principle business, retail and
administrative centre; iii The proposal protects the long term viability of
the Shire business centre as the proposal provides
iv recognising that it may be necessary to increase lower order retail to support the daily function of the
floor space in existing centres to meet changing area.
needs, provided any increased floor space does not 2
impact on the successful operation and development iv the proposal involves 209m of GFA. The
of the Shire Business Centre; proposal supports the need to increase floor space
to support the changing needs of the community.
v business centres at Cooroy, Noosa Junction,
Noosaville and Tewantin; v the proposal is located in the industry area of
Noosaville which support the surrounding land uses
vi neighbourhood or visitor centres at Peregian in their daily function. The proposal is not located
Beach, Sunrise Beach, Sunshine Beach, Noosa within the business centre in Noosaville
Heads, Noosaville, Tewantin, Cooroibah and Teewah;
vii the proposal is not located within the town of
vii the town of Pomona and the village centres of Kin Pomona, Kin Kin, Boreen Point or Cooran.
Kin, Boreen Point and Cooran;
viii The proposal involves a service station and food
viii Uses that comprise a large component of outlet which is a lower order retail uses. The
Commercial and Retail business uses or other non- proposal supports the function of the surrounding
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industrial uses are not located on land that is industrial uses.
otherwise intended for Industrial business uses ;
ix The proposal does not include a home-based
ix Home-based business uses that contribute to the business.
economy of Noosa, but do not reduce surrounding
residential amenity or environmental values; and x
energy efficiency and water conservation principles.
The proposal has been assessed against the Strategic Framework and Desired Environmental Outcomes, in
particular the relevant outcomes of the Commercial and Retail Uses. The proposal complies with the
relevant Desired Environmental Outcomes as the development is consolidated within identified urban area
and facilitates infill development. The proposal is also consistent with the surrounding commercial and
retails uses and particularly supports motorist driving from the Noosa Shire Business Centre heading north-
east along Eumundi Noosa Road.
Under the Planning Scheme, the site is identified in the Industry Zone (refer to Figure 8).
FIGURE 8 – ZONING MAP (SOURCE: NOOSA INTERACTIVE MAPPING)
Subject site
Industry
The purpose of the Industry zone is as follows:
Land is in this zone –
i. consists of the Noosaville Industrial Estate, being Noosa’s principal industrial centre;
ii. is protected for industrial functions including Industrial business Type 2 to the exclusion of
incompatible uses including Residential Uses, Community Uses, Commercial business and most
sport and recreation uses and Retail business uses;
iii. has high accessibility to arterial roads and the Bruce Highway;
iv. does not accommodate uses that would harm the environment through excessive noise, odour, dust,
or other waste;
v. is developed in a fashion that does not detract from the character of its locality or impact on the
major road network;
vi. provides important industries and service-related businesses to the whole of Noosa, but particularly
the coastal area and the north-east area of the former Maroochy Shire; and
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vii. provides for a high level of runoff water quality to Eenie Creek and Lake Doonella;
The proposal involves a service station and food outlet in an industry area. The proposed uses are defined
as retail business uses. It is noted that (ii) states that retail business uses are considered incompatible uses
within the industry zone. However, the proposed service station will support the surrounding industrial land
uses in their daily function. Furthermore, as noted in the Noosaville Locality level of assessment states that
service stations are considered consistent uses within the industry zone. The proposal also includes a food
outlet which is not strictly compatible within the Industry zone. However the site currently contains an
existing ‘snack bar’ which is a food outlet, it is considered that the introduction on a new food out let on the
site is consistent with community expectations and will not compromise the long term viability of the industrial
uses.
The site is located within the Noosaville Locality Plan. The overall outcomes sought for the locality are:
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native habitat
removal, fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
c) Noosaville retains its role as a focus for visitor accommodation and services in the Shire;
d) Attached accommodation is focussed on the areas closest to the Noosaville Business Centre, in
areas with good public transport facilities and in areas with ready access to the recreation features of
the locality.
e) Urban detached housing is contained to the Detached Housing, Semi-Attached Housing &
Attached Housing Zones.
f) The resident population is accommodated in both Detached housing and Multiple housing forms
with high levels of residential amenity;
g) Substantial sites are protected for resort developments where they focus on Noosa’s natural low
key outdoor appeal and cultural values;
h) The mixed urban character of Noosaville is maintained through the retention of older building
forms and the introduction of new buildings that complement old building forms by incorporating low
rise, low scale, well articulated buildings, lightweight building materials and pitched roof forms that
contribute to the skyline;
i) Significant retail and commercial uses provide residents and visitors with a range of low to high
order goods and services;
j) Business centres are significant employment nodes and are serviced by public transport;
k) A public open space corridor extends along the foreshores of the Noosa River from Munna Point
to Hilton Esplanade;
l) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are
protected and retained in their natural state;
m) The environmental and aesthetic values of Noosa National Park, Keyser Island and Weyba Creek
Conservation Parks; Noosa River and its foreshore; Lakes Doonella and Weyba; Eenie and Weyba
Creeks and their associated riparian communities are of the highest significance and have the
highest order of protection;
n) Gibson Road, part of Mary Street, Noosa Parade, Reef Street, Weyba Road, Walter Hay Drive,
Eenie Creek Road, Beckmans Road and Eumundi-Noosa Road are protected as parts of the
Noosa’s major road network;
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o) The function, safety and visual amenity of the Noosa’s major road network are protected;
p) The Noosa Airport off Weyba Drive, Noosaville is retained and operated as the only commercial
airport within Noosa;
The proposal generally complies with the outcomes of Noosaville Locality Plan. The proposed service
station and food outlet is consistent with the built form and uses of the industrial area. The proposal is
appropriately located within an industrial area and will have minimal impacts to the surrounding land uses in
terms of noise. Landscaping is proposed along the street frontages to ensure the amenity of the area is
maintained. The function, safety and visual amenity of Eumundi Noosa Road is maintained as a separate
entry and exit to the site.
The site is only subject to a single overlay which is Acid sulfate soils overlay (5m to 20m AHD). The
proposal is therefore assessed against the Natural Hazards Overlay Code in Appendix F.
The following Codes are considered most relevant to the proposed development:
Primary Codes Secondary Codes Overlay Codes
Noosaville Locality Code; Landscaping Code; and Natural Hazards Overlay Code.
Business Uses Code; and Engineering Works Code;
Advertising Device Code. Driveways and Carparking
Code;
Earthworks Code;
Erosion and Sediment Code;
Existing Services Code;
Transport, Road and Drainage
Code;
Waste Management Code;
Water Sensitive Design Code;
and
Water Supply & Sewerage
Reticulation Code.
Comprehensive assessments of the proposed development against the relevant Codes are attached at
Appendix F or within the relevant supporting documents as outlined above.
In summary, this assessment coupled with the relevant supporting reports demonstrates that the proposed
development is capable of fulfilling the Acceptable Outcomes or associated Performance Outcomes of each
Code.
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The key performance solutions being sought by the development have been outlined and justified below.
Probable Solutions 18.2 of the Noosaville Locality Code state:
S18.2 Buildings are of split level design that step down the slope or have a suspended floor
construction;
It is acknowledged that the proposal does not involve a spilt level design for the slope of the land and
therefore requires assessment against Specific Outcome 18 which states:
O18 Development on sloping sites—
a) is responsive to the natural topography of the site and minimises cut and fill;
b) does not visually dominate the hill slope or interrupt the skyline;
c) is integrated with the natural site characteristics including vegetation; and
d) for Multiple housing, takes the form of small separate buildings;
It is acknowledged that the site slopes towards Project Avenue at an average grade of 10%. As the proposal
involves a service station the development requires access and manoeuvring of B-Double Trucks. This limits
the grade transition that can be achieved from Eumundi Noosa Road to the service station hardstand, hence
cut and fill will be required to achieve the service station hardstand level and the lower level carparks.
Therefore a split level design is not the most efficient design of the proposal.
The site is also located on a site where the topography declines from Eumundi Noosa Road. The site is not
located on a slope which is a prominent landmark in the Noosa area. The proposal is not visually dominating
as it reflects the topography of the adjoining land on the Eumundi Noosa Road frontage. The proposal also
retains the majority of existing trees along the Project Avenue frontage (Figure 9). The existing trees have
been incorporated in the landscape plan to improve the streetscape along the Project Avenue frontage.
FIGURE 9 – TREES RETAINED ALONG THE PROJECT AVENUE FRONTAGE
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There is no Probable Solutions provided for the Specific Outcome 187 of the Noosaville Locality Code –
Specific Outcomes and Probable Solutions for the Industry Zone. The proposal contains a shop that is
associated with the service station and food outlet which does not strictly adhere to the Specific Outcome of
O187 which states:
O187 The following defined uses and use classes are inconsistent uses and are not located in the
Industry Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business;
d) Home-based business;
e) Industrial business Type 3
f) Retail business Types 1, 2 or 7;
g) Retail business Type 4 if not a vehicle sales premises located with frontage to Lionel Donovan
Drive
h) Education if not Type 3 and trade related vocational training;
i) Emergency Service Type 1;
j) Open Space;
k) Wellbeing;
l) Transport Type 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation
The proposal is for a service station that consists of an associated shop (defined as Retail Business Type 2)
and a food outlet (defined as Entertainment and Dining Business) which are considered as inconsistent
uses. However, it is noted that the modern-day service station incorporates a convenience component to the
development which often takes the form of a small store and/or food outlet. The objective of the proposal is
to not only provide a fuel service to the community but also a convenience service as well. For the proposal,
in particular, it has incorporated an ancillary shop to the service station and a food outlet. The inclusion of
additional uses allows the development to service the surrounding businesses. The proposal also
encourages employees of the area to walk to the shop/food outlet to purchase food for meals or other small
items.
It is also noted that there is an existing fast food café on site that provides services for employees in the
area. This also demonstrates that a food outlet is already servicing the surrounding areas and has
overcome the conflicts of the development scheme as it is operating successfully on site.
Furthermore, a previous approval was made for a similar development and should be recognised as it was
approved within the industry zone. MCU14/0102 was approved and included the uses Entertainment and
Dining Business Type 1 Food and Beverage and the Retail Business – Type 2 Shop and Salon. These uses
were approved in this application despite the uses being inconsistent with the zone.
The proposed shop and café which is a typical ancillary component of a modern service station will be
provide at a small scale and is appropriate and compatible with the main consistent use of a service station
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Probable Solutions S76.1 and S76.2 of the Noosaville Locality Code – Specific Outcomes and Probable
Solutions for the Industry Zone state:
S76.1 The service station is located in a Commercial zone, on a site fronting part of the major road
network; or
S76.2 The service station is co-located with, or adjoining, shopping facilities or established business
development.
It is acknowledged that the proposed service station is located in an industry zone and not within close
proximity shopping facilities or business development which does not strictly adhere to S76.1 and S76.2.
Therefore the relevant Specific Outcome:
O76 Service stations are located only where they are compatible with the existing and proposed
amenity and development of a neighbourhood and where they are appropriate given the existing or
likely future traffic movements in the area.
The proposed service station is located in the industry zone along the Eumundi Noosa Road frontage. It is
considered that the location is appropriate given the surrounding industrial land uses. The proposed service
station offers a similar standard of amenity that already exists in the industrial locality. However the proposal
is a modern design and provides adequate landscaping to contribute to the amenity and characteristics of
the neighbourhood.
The proposal is located along the Eumundi Noosa Road frontage can captures the traffic drive northeast into
Noosaville. Although there is an approved service station on the opposite side of Eumundi Noosa Road,
there are limited opportunities for motorist to re-fuel along Eumundi Noosa Road heading in-bound to
Noosaville. Figure 10 illustrates that there are limited service stations within the local area. The proposal
offers convenience and will reduce drive time for motorists who need to travel long distances to for petrol.
FIGURE 10 – SERVICE STATIONS IN THE NOOSA LOCALITY
BP
BP Noosaville
Proposal Approved Service Station
Caltex
Source: Google Maps
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Probable Solutions S83.1 of the Noosaville Locality Code – Specific Outcomes and Probable Solutions for
the Industry Zone states:
S83.1 The gross floor area used for the associated retail sale of goods is limited to 15% of the gross
floor area
2
The service station and the associated shop tenancy contain 200m of GFA. The shop component of the
proposal comprises more than 15% of the GFA of the service station (but not total use area) and therefore
strictly does not complying with S83.1. Therefore the relevant Specific Outcome states:
O83 The associated sale of goods, including foodstuffs, is ancillary to the service station use.
As outlined in Section 6.2, the shop associated with the proposed service station is for an ancillary use and
included as it provides an additional level of convenience for customers and the surrounding locality. The
proposed service station is the primary use of the site, however to remain competitive in the market a
modern service station must provide additional services/conveniences. The ancillary shop only supports the
function and operation of the service station and is not considered as the primary use of the site.
Probable Solutions 85.1 of the Noosaville Locality Code – Specific Outcomes and Probable Solutions for the
Industry Zone states:
S85.1 Any vehicular crossing over a footpath is—
a) not less than 8m in width;
b) located so the crossing is not less than 14m from any other vehicular crossing on the same site;
and
c) not less than 12m from any road intersection
It is noted that the proposal complies with a) an c) of S85.1 as the two vehicular crossovers that are over the
footpath are more than 8m (8.8m and 10.5m) in width and these vehicular crossovers are not less than 12m
from any road intersection. The proposal does not strictly adhere to b) the proposal provide 8.66m in
separation between crossovers and therefore requires assessment against Specific Outcome 85 which
states:
O85 The use of land for a service station—
a) does not impair traffic flow or road safety;
b) facilitates safe and convenient movement to and from the site through the design and
arrangement of vehicular crossovers; and
c) provides adequate, safe and functional on-site parking and manoeuvring areas
It is considered that the proposal complies with O85 based on the following:
a) does not impair traffic flow or road safety;
Outlined in the Traffic Impact Report prepared by Lambert & Rehbein (Volume 4) it has been assumed that
the proposal will consist of an hourly peak generation of 143 vehicles. It is also generally accepted that there
is a significant level of ‘drop-in’ or multi-purpose trips associated with service station developments.
Given the location of the site on a major arterial road it is considered reasonable to assume a “drop-in” rate
of up 90% in the peak hours. Therefore, it is estimated that the site will generate a total of 25 new vehicles
per hour, including 14 trips per hour for the service station and 11 trips per hour for the food outlet shall be
adopted.
Furthermore, the site is currently occupied by a number of commercial businesses, which currently includes
2
an Autopro Parts Professional and a snack bar. The total commercial area is approximately 600m which
currently generates traffic to and from Eumundi-Noosa Road.
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The amount of new traffic generated by the development is considered to be negligible based on a high
proportion of drop in trips associated with the service station use and existing traffic generated by the site
and it is assumed that the development will have an insignificant impact on the operation of the external road
network. Furthermore the location of a roundabout to the north and the south of the proposed site are
expected to facilitate any U-turn traffic with southbound traffic travelling to and from the site.
b) facilitates safe and convenient movement to and from the site through the design and arrangement of
vehicular crossovers; and
Outlined in the Traffic Impact Report prepared by Lambert and & Rehbein (Volume 4), the proposal includes
two driveways onto Eumundi-Noosa Road, one entry only and the other exit only.
All public traffic will enter the site via the left in-entry only driveway when travelling northeast on Eumundi-
Noosa Road and exit via the left out-exit only driveway to the northeast on Eumundi-Noosa Road. The
adjacent roundabouts, located approximately 100m to the north and south of the site, will provide U-turn
facilities for traffic entering the site from the north or exiting the site to the south.
The proposed left turn entry and exit only driveways have been designed to accommodate the swept paths
of the 19m B-double fuel tanker, used to service the site, which are demonstrated in Volume 4.
c) provides adequate, safe and functional on-site parking and manoeuvring areas
Outlined in the Traffic Impact Report prepared by Lambert and & Rehbein (Volume 4), the proposal internal
arrangement of the site with regards to the parking layout has also been designed to accommodate the
manoeuvring of a 19m B-Double (fuel tanker) as well as a 12.5m heavy rigid vehicle.
The fuel bowsers are considered to be sufficiently separated from the site access to ensure all queuing
occurs onsite. The site layout will allow for each bowser to be accessible, whilst accommodating one vehicle
to queue behind the vehicle at each bowser without impacting on accessibility to the car park, as
demonstrated in Volume 1. The circulation provisions within the site are considered to allow vehicles to enter
with minimal conflicts, reducing the opportunity for queuing back onto Eumundi-Noosa Road.
The proposal also provide 19 car parks which comply with the Driveway and Car Parking Code which are
easily accessible from the entry to the site
For further details please refer to Traffic Impact Report in Volume 4.
Probable Solutions S1.1 of the Landscape Code states
S1.1 Landscaped areas, not less than the minimum areas and dimensions specified in Tables 14-56
or 14-57, are provided and maintained;
It is noted that service station is specifically noted in table 14-57 and therefore requires a minimum of:
10% of site area for landscaping;
3m width at the frontage except for vehicle entrances and exits; and
3m width to a depth of 10m from the frontage.
The proposal provides 8% of site area to landscaping and does not strictly adhere to the landscaping
requirement for landscaping being provided along the side boundaries for 10m and the front boundary on
Eumundi Noosa Road. Therefore the relevant Specific Outcomes states:
O1 Sufficient landscaped areas are provided to—
a) enhance the visual amenity and natural landscape character of the area, streetscape and
local area;
b) retain natural landscape features, such as rock outcrops and existing large trees;
c) retain existing native vegetation and enhance buffer areas around property boundaries;
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d) suit the relative size and nature of the development and its setting;
e) reduce the visual impact of large or bulky structures and fencing along watercourses; and
f) conceal service, carparking and loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling units and accommodation units on and adjoining
the site to a height and density appropriate to the scale of the development.
The proposal provides sufficient landscaped areas throughout the development. The landscaping in
particular is focused along the frontages of the site. The Eumundi Noosa Road frontage consists of primarily
low shrubs and ground covers which also ensure that sightlines are maintained. Landscaping is also
provided to conceal the carparking at the front of the site.
The Project Avenue frontage contains the majority of existing trees on site. Although the proposal removes
some existing vegetation, the proposal has been design to maximise the retention of existing vegetation.
The proposal incorporates 1.8m high clear trunk trees and ground cover to provide Crime Prevention
Through Environmental Design outcomes.
The landscaping of the proposal aims to contribute to the surrounding streetscape for the Eumundi Noosa
Road and Project Avenue frontages. The landscaping is strategically located to soften the hardstand areas
of the proposal and the adjoining industrial uses.
The probable solutions S2.6, S2.7, S6.3 of the advertising device code state:
S2.6 The maximum sign face area of a single sign does not exceed 4m2 on any face, unless
otherwise specified in S6.1, S6.2, S6.4 and S6.5 below; AND
S2.7 The maximum combined sign face area of all signs on the premises is 10m2
S6.3 Freestanding signs, other than flagpoles —
a) do not exceed 5m in total height;
b) do not exceed 4m2 of sign face area per side; and
c) are limited to 1 sign per frontage.
It is acknowledged that the proposal provides a pylon sign which has a maximum height of 7m and a face
2
area of 14.07m which does not strictly adhere to S2.6, S2.7 and S6.3. Therefore the relevant Specific
Outcomes include:
O2 Advertising devices —
f) are compatible with the human-scale and character of the locality in which they are
situated;
g) are compatible with the scale, proportion, bulk and other characteristics of buildings,
structures and landscaping; and
h) are designed, sited and integrated so as not to contribute to the proliferation of visual
clutter.
O6 Advertising devices respect the scale and nature of surrounding development and contribute
positively to the visual amenity, streetscape, landscape setting and natural and built environment of
where the advertising device is placed.
The proposed signage complies with O2 and O6 as the proposed pylon is an appropriate scale given the
surrounding land uses. The proposed sign is slender in shape and has been position in the middle of the
site to ensure it minimises the visual clutter of the area. Landscaping is also incorporated around the base of
the sign to soften the vertical structure (Figure 11).
32 KEY PERFORMANCE OUTCOMES URBIS
NOOSA ENERGY CENTRE
Page 33
FIGURE 11 – LANDSCAPING AROUND THE BASE OF THE PYLON SIGN
It is also noted that there are existing pylon signs in the local area (existing and approved). The adjoining
site to the north involves a Honda dealership which contains two pylon sign along the Eumundi Road
frontage (Figure 12). The proposal is of a similar scale and form as the existing signs and is separated from
the to avoid visual clutter.
FIGURE 12 – EXISTING PYLON SIGNS
Existing Pylon
signs on the
adjoining site
Source: Google Maps
In addition, the approved service station located on the opposite side of Eumundi Noosa Road
(MCU14/0102) has approved pylon signs 6m in heights. It is recognised that the proposed pylon sign
comprises 7m in heights however it is considered that the scale is an appropriate with the surrounding
development.
URBIS
NOOSA ENERGY CENTRE KEY PERFORMANCE OUTCOMES 33
Page 34
Urbis Pty Ltd has been commissioned by Denmac Nominees to prepare this development application for a
proposed Service Station, Shop and Food Outlet and a single pylon sign at 140-142 Eumundi Noosa Road,
Noosaville. As outlined above, this application specifically seeks approval for a Development Permit for
Material Change of Use (Retail Businesses Type 5 Service Station and Type 2 Shop and Salon (Shop),
Entertainment and Dining Business Type 1 Food and Beverages (Restaurant/Café/Food Outlet) and
associated Operational Works for an advertising device (pylon sign).
Within the legislative and physical context, the proposal has been assessed against, and is considered not to
compromise the intent or Specific outcomes of the relevant planning provisions. The proposal provides a
service station and ancillary shop and food outlet which will support the surrounding land uses of the
industrial area. In this regard, it is noted:
The proposal offers alternative fuel options and stations in the form of an electric charge station and a
bike fix station. The proposal seeks to cater to sustainable forms of transport.
the architectural design provides high quality presentation, addressing Eumundi Noosa Road, and is of a
scale that is in keeping with adjoining developments;
the development does not compromise the intent for the Noosaville Locality;
the height and bulk of the proposed development is consistent with the intent for the area;
the development generally meets the Probable Solutions or associated Specific Outcomes of the
relevant Codes; and
the proposal represents sound planning, will not result in any potential adverse impacts on the amenity
of the surrounding environment and is considered appropriate within its locality.
On the basis of the assessment contained within this report, Council is requested to favourably consider the
development proposal, subject to reasonable and relevant conditions.
34 CONCLUSION URBIS
NOOSA ENERGY CENTRE
Page 35
This report is dated 18 July 2016 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Denmac Nominees (Instructing Party) for the purpose of Development Application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above. URBIS NOOSA ENERGY CENTRE DISCLAIMER 35
Page 36
URBIS APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT [OCR of page images] APPENDIX A TITLE, EASEMENT AND CONTAMINATED LAND DOCUMENTATION URBIS
Page 37
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 23337645
Search Date: 06/05/2016 10:24 Title Reference: 16435104
Date Created: 24/02/1983
Previous Title: 15576140
16425048
REGISTERED OWNER Interest
Dealing No: 716770988 22/09/2015
BRUCE DOUGLAS MARTIN 1/2
GRAEME ALBERT MARTIN 1/2
AS TENANTS IN COMMON
ESTATE AND LAND
Estate in Fee Simple
LOT 2 REGISTERED PLAN 173876
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 10334173 (POR 151)
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2016]
Requested By: D-ENQ INFOTRACK PTY LIMITED
Page 1/1
Page 38
Department of Environment and Heritage Protection (EHP)
ABN 46 640 294 485
400 George St Brisbane, Queensland 4000
GPO Box 2454, Brisbane QLD 4001, AUSTRALIA
www.ehp.qld.gov.au
SEARCH RESPONSE
ENVIRONMENTAL MANAGEMENT REGISTER (EMR)
CONTAMINATED LAND REGISTER (CLR)
InfoTrack Pty Ltd
PO Box 10314
Adelaide Street Brisbane QLD 4000
Transaction ID: 50288850 EMR Site Id: 30 May 2016
Cheque Number:
Client Reference:
This response relates to a search request received for the site:
Lot: 2 Plan: RP173876
140-142 EUMUNDI NOOSA Road
NOOSAVILLE
EMR RESULT
The above site is NOT included on the Environmental Management Register.
CLR RESULT
The above site is NOT included on the Contaminated Land Register.
ADDITIONAL ADVICE
All search responses include particulars of land listed in the EMR/CLR when the search was generated.
The EMR/CLR does NOT include:-
1. land which is contaminated land (or a complete list of contamination) if EHP has not been notified
2. land on which a notifiable activity is being or has been undertaken (or a complete list of activities)
if EHP has not been notified
If you have any queries in relation to this search please phone 13QGOV (13 74 68)
Administering Authority
Page 1 of 1
Page 39
504
153°02'42".465 55 60 65 153°02'48".739
19
SP187860 31
0 FH
3
BUP103775 RP886551
0 SP173113 5
FH FH
BUP103775 0
26°24'32".220SP173113
177m² 1000m²F VEN
FH 0 FH
BUP103775 145m²
TUR
E
26°24'32".220
BUP
5
120m²
103775
1
2
BUP
FH886551
RP
6 DR
0m² FH
22
21
BUP103415
FH
0
BUP
103775
103775
RP173876
SP 20 121m²
SP 0 BUP103415
187860
187860 SP187860 0m²BUP 4 Q 0m² E
FH
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BUP103415 P RP RP
FH
7079
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113m²
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0
4
81m²
3 1
RP D
FH RP886552
886552
886551
FH 7079
00
4
SP 3 4
0
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103394
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5
5 FH FH
174661
SP174661 BUP103395
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RP173876
FH 208m² 145m²
FH 106m² FH 103394 0m²
106m² 2
196m²
3
BUP
0
103395 BUP103395
1
BUP
85m²
103394
FH
2278m²
4
UE
BUP
FH 103394 0
RP173876
EN
2
BUP103394
AV
1
BUP
103395
BUP FH W
1214m²
T
0 103395 RP884847
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3 FH
EC
SP174661
0m² M
RP C EA
0m²
RP
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0m²
886552
RP886552
RP886552
886552 RP173876
PR
95 1214m² 95
FH
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2
D
RP886552
RP173876 4
A
0
RO
W
SP106089 1214m²
0 EA RP884847
0m²
FH SP159610
SA
BUP104297 0m² 1 0
OO
1 SP106089 2 SP106089
BUP104297 3 SP
94m²
FH
IN
FH SP 106089
158m² 106089
ND
1
MU
2 FH
FH RP173876
BUP104297
FH
EU
FH
B
183m²
7078
90 3
RP
895782
C
RP FH 2428m² 7078
90
BUP104297 895782
0m²
125m² 0m² D E
0 RPRP
BUP104297
895782
895782
1797m²
1 1 4166m²
RP222164 RP153308
7
FH
RP908663
1086m² FH
7078
85 0 m N LIO 85
FH NE 1185m²
RD
L
DO
SA
1 NO
O
NO
VA N
RP908662 DR
N DI
18
IV
MU
E
RP
FH
EU
26°24'38".890 908662 26°24'38".890
1.226ha
6117m²
153°02'42".465 153°02'48".739
504
55 0m E 504
60 65
0 25 50 75 100 125
STANDARD MAP NUMBER
9545-33424 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 1250
m
SmartMap
An External Product of
MAP WINDOW POSITION &
NEAREST LOCATION SmartMap Information Services
SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
Digital Cadastral Data Base
PRINTED (dd/mm/yyyy) 07/07/2016
DCDB
Lot/Plan 2/RP173876
Area/Volume 2428m²
153°02'45".602 DCDB 06/07/2016
26°24'35".555 Tenure FREEHOLD
NOOSAVILLE Local Government NOOSA SHIRE
2.04 KM Users of the information recorded in this document (the Information) accept all responsibility and
Locality NOOSAVILLE
risk associated with the use of the Information and should seek independent professional advice in
Segment/Parcel 30951/9 relation to dealings with property.
Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makes
no representations or warranties in relation to the Information, and, to the extent permitted by law,
exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or
currency and all liability for any direct, indirect and consequential costs, losses, damages and
expenses incurred in any way (including but not limited to that arising from negligence) in
connection with any use of or reliance on the Information (c) The State of Queensland,
GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap
(Department of Natural
Resources and Mines) 2016.
Page 40
URBIS FINAL-160721-BA4090-TOWN PLANNING REPORT APPENDICES [OCR of page images] APPENDIX B PRELODGEMENT MEETING MINUTES URBIS
Page 41
PRE-LODGEMENT NOTES
PRELODGEMENT ADVICE SERVICES
PLANNING ASSESSMENT BRANCH
1. PLM DETAILS
Date 17/05/2016 Application No PLM16/0017
Applicant DENMAC NOMINEES C/- URBIS
Applicant Name Title/Organisation
Attendees WILL GRIFFIN DENMAC NOMINEES
CAMERON STANLEYQ URBIS
Council Name Title/Branch
Attendees DENIS WALLACE, COORDINATOR PLANNING
MARK LEWIS, COORDINATOR OPERATIONAL WORKS
2. PLANNING SCHEME INFORMATION
Development Type OPW ROL X MCU BA
Level of Assessment Code X Impact
Planning Locality Noosaville
Zone Industry
Overlays Potential Acid Sulphate Soils
3. PLM PROPOSAL
Street Address 140-142 EUMUNDI NOOSA RD NOOSAVILLE QLD 4566
Real Property Description LOT 2 RP 173876
Proposal Details MATERIAL CHANGE OF USE OF PREMISES - RETAIL
BUSINESSES - TYPE 5 (SERVICE STATION) & TYPE 2
(Use Type, Number of Units/Lots, (SHOP) AND ENTERTAINMENT & DINING BUSINESS –
Retail GFA, Car Parking, etc) TYPE 1 (CAFE/ FOOD OUTLET)
PLM Document(s)/Plan(s) Title
Supporting 11037 – SK001 (REV D) SITE CONCEPT PLAN
Information DATED 25/08/15
(Provided by Applicant)
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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Page 42
4. ADVICE & INFORMATION
Planning Officer Name Denis Wallace
The proposal is considered to constitute the following uses under The Noosa Plan:
• Retail Business – Type 5 Vehicle Uses (Service Station)
• Retail Business – Type 2 Shop & Salon (Shop)
• Entertainment &Business – Type 1 Food & Beverages (Restaurant/Café/Fast Food)
The service station use is identified as a consistent use within Noosaville’s Industry zone.
The shop and food outlet uses are identified as inconsistent uses within the zone and subject
to an impact assessable development application.
The application should demonstrate sufficient grounds exist to overcome the conflicts with the
planning scheme, in accordance with S326 of the Sustainable Planning Act.
Reference could be made to the inconsistent use components of recent similar development
applications MCU15/0095 and MCU14/0102 to assist with consideration of grounds for this
proposal.
The existing fast food/tradies café on the site is noted. This would provide significant grounds
for re-instatement of the use with the new development.
The submitted sketch plan has been reviewed and the following planning comments are
provided:
• The site should achieve the minimum landscaping requirements under the Landscaping
Code, in particular to the Eumundi Road frontage.
• The layout involves a significant relaxation to the Project Avenue frontage at the rear.
Justification and design treatment to this area will be important assessment issue.
• The site falls away steeply to Project Avenue at the rear and may provide opportunity for
location of loading/refuse areas at a lower level via that frontage.
• Carparking rates listed in the Driveways & Parking Code are 1 per 20m2 of use area for
the retail shop and 1 per 10m2 of use area for the food business. The proposal appears to
provide sufficient spaces to meet likely demand.
• Signage should comply with The Noosa Plan’s provisions for advertising devices.
Specialist reports should be submitted to address traffic/manoeuvring and stormwater as a
minimum.
Due to the planning scheme conflict involved with the proposed uses, a report on the
development application would be made to a full Council meeting for its decision.
Further detailed plans can be submitted for additional feedback prior to lodgement.
Please feel free to contact me on ph. 53296239 to discuss any aspect of this advice.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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Page 43
Civil Engineering Officer Name Mark Lewis
Traffic
Council has concerns with the potential impacts on the through traffic on Eumundi Noosa
Road created by the heavy vehicles entering and exiting the site. It is noted that the concept
plan does not correctly indicate the existing kerb line or indicate existing services and central
median which may affect the vehicle paths. An application would need to include a traffic
report that includes but is not be limited to:
• Demonstrating that heavy vehicles can access and exit the site without adversely
affecting the through traffic movements on Eumundi Noosa Road
• Provide heavy vehicles with a free flowing path when entering and exiting the site that
it not impeded by other vehicles
• Demonstrating that customer/loading/servicing spaces and vehicle paths are in
accordance with the relevant Australian Standards and Council codes. Please note
that customer vehicle paths must be based on a B99 vehicle.
• Consideration/avoidance of conflicts with pedestrians along the Eumundi Rd frontage.
Stormwater and water quality
An application would need to include a site specific stormwater management plan that
includes collection, control, treatment and discharge of stormwater runoff from the
development.
ENVIRONMENTAL HEALTH
The service station use must be assessed against the general environmental duty under the
Environmental Protection Act 1994 and state interests under the Development Code for
Hazardous Industries and Chemicals. The following information is required:
Manifest Quantity Workplace (MQW)
• Service station design details in accordance with the Code for the design and operation of
the site i.e. plan details of how the site will comply with State interests (Workplace Health
and Safety Queensland)
Environmental Protection Act
• Suitable service station design details that prevent or minimise environmental harm,
including (but not limited to) -
1. detailed drawings showing the proposed design of service station including
underground and/or above ground storage capacity of flammable and combustible
liquids on site
2. maximum storage volume of storage tanks and type of fuel
3. the type of storage tanks (e.g. double containment FRP etc.)
4. location of tanks & distances to protected works, including site plan etc.
5. leak detection methods proposed (e.g. statistical inventory analysis, automatic tank
gauging, electronic line leak detection, safe suction etc) - at least 2 methods capable
of detecting a leak at a rate of 0.76 litres per hour or more with at least 95% accuracy
and a probability of false detection of 0.05 or less
6. ground water monitoring wells and location
7. vapour recovery design proposed (Type 1and/or Type 2)
8. the description of the forecourt spillage containment system and drip line using
drawings and contours etc (i.e the system to capture all spilt fuels and other
contaminants as a result of the dispenser pumps operation and bulk delivery filling of
the underground/above ground tanks)
9. the capacity of forecourt containment vessel (i.e. minimum 10,000L sump/tank with no
connections to stormwater and with/without connections to sewer).
10. any sewer pre-treatment devices/options (if any) consistent with Unitywater’s Trade
Waste Policy and/or advice
11. regulated waste removal and disposal options
12. designs that comply with relevant Australian Standards
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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Page 44
5. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Contributions Estimate relevant to your
proposal may be obtained for a fee of $211.
6. FURTHER ADVICE TO BE SOUGHT
You are advised to contact Unitywater and any relevant Queensland Government
Agencies for their specific requirements in respect of your proposal.
7. PLM NOTES ACKNOWLEDGEMENT
Council Project Director
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 4 of 4
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Page 45
URBIS APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT [OCR of page images] APPENDIX C STATE PLANNING POLICY TRIGGERS URBIS
Page 46
Matter of Type Triggers Assessment
Interest Required
Mining and ROL Within a Key Resource Area (KRA). N/A
extractive
resources MCU Within the resource/ processing area of a KRA or the NO
separation area for the resource/processing area of a KRA,
unless for:
(a) dwelling house on an existing lot, or
(b) home-based business (where not employing more than
two non-resident people on a full-time equivalent basis), or
(c) caretaker’s accommodation (associated with an
extractive industry), or
(d) animal husbandry, or
(e) cropping.
MCU Within the transport routes separation area of a KRA that NO
will result in an increase in the number of people living in
the transport route separation area, unless for:
(a) dwelling house on an existing lot, or
(b) home-based business (where not employing more than
two non-resident people on a full-time equivalent basis), or
(c) caretaker’s accommodation (associated with an
extractive industry), or
(d) animal husbandry, or
(e) cropping.
Biodiversity OPW Where the land relates to a matter of state environmental N/A
significance.
MCU Where the land relates to a matter of state environmental NO
significance, other than for a dwelling house.
ROL Where the land relates to a matter of state environmental N/A
significance and resulting in more than six lots or lots less
than five hectares.
Coastal MCU On land in a coastal management district. NO
environment
ROL N/A
OPW N/A
Water quality Receiving Waters
MCU Where for urban purposes that involves a land area greater YES
URBIS
FINAL-160721-BA4090-TOWN PLANNING REPORT APPENDICES
Page 47
2
than 2500m that:
(a) will result in an impervious area greater than 25 per cent
of the net developable area, or
(b) will result in six or more dwellings.
ROL Where for urban purposes that involves a land area greater N/A
2
than 2500m and will result in six or more lots.
OPW Where for urban purposes that involve disturbing more than N/A
2
2500m of land.
Water Supply Catchment in South East Queensland
MCU Where the development is: NO
ROL (1) wholly located outside an urban area, and N/A
OPW (2) relates to land wholly or partly within a water supply N/A
buffer area; and
BWK N/A
(3) is for any of the following:
(a) a material change of use for:
i. intensive animal industry, or
ii. medium and high-impact industry, or
iii. noxious and hazardous industry, or
iv. extractive industry, or
v. utility installation involving sewerage services, drainage
or stormwater services, or waste management facilities), or
vi. motor sport facility, or
(b) reconfiguring a lot to create five or more additional lots if
any resultant lot is less than 16 hectares in size, and the
lots created will rely on on-site wastewater treatment.
Acid Sulphate Soils
MCU Where the development relates to an identified local YES
government area and containing acid sulphate soils.
ROL N/A
OPW N/A
BWK N/A
Natural MCU Where within: YES
hazards
ROL (1) a flood hazard area, or N/A
URBIS
APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT
Page 48
OPW (2) a bushfire hazard area, or N/A
(3) a landslide hazard area, or
(4) a coastal hazard area.
Emissions and MCU Where for a sensitive land use located wholly or partly NO
hazardous within a management area.
activities ROL N/A
State transport MCU Where the land: NO
infrastructure
ROL (1) is located within 400 metres of a public passenger N/A
transport facility or a future public passenger transport
facility, and
2
(2) has a total site area equal to or more than 5000m .
Strategic Where the site is impacted by a strategic airport or an aviation facility (identified in Part
airports and D; Table 2 of the SPP and Appendix 1 of the SPP Guideline).
aviation
facilities MCU Where resulting in work encroaching into the operational NO
airspace of a strategic airport and is at least 12 metres high.
BWK N/A
MCU Where any part of the land is within the 20 ANEF contour, NO
or greater, for a strategic airport.
ROL N/A
MCU Where any part of the land is within the public safety area of NO
a strategic airport.
ROL N/A
MCU Where any part of the land is within the lighting area buffer NO
zone of a strategic airport.
MCU Where any part of the land is within the wildlife hazard NO
buffer zone of a strategic airport.
MCU Where resulting in work encroaching into the building NO
restricted area of an aviation facility.
BWK N/A
URBIS
FINAL-160721-BA4090-TOWN PLANNING REPORT APPENDICES
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URBIS APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT [OCR of page images] APPENDIX D STATE PLANNING POLICY ASSESSMENT URBIS
Page 50
State Interest Requirements Response
Mining and Extractive Resources Not applicable
The proposal is not subject to Mining and extractive
resources State Matters.
Biodiversity Not applicable
The proposal is not subject to Biodiversity State
Matters.
Coastal Environment Not applicable
The proposal is not subject to Coastal environment
State Matters.
Water Quality
Receiving Waters
(1) Development avoids or minimises adverse Complies (1)
impacts on:
The proposal avoids and minimises adverse
(a) coastal processes and coastal resources, and impacts on the coastal process, coastal resources
and scenic amenity.
(b) scenic amenity of important natural coastal
landscapes, views and vistas. The proposal appropriately manages stormwater on
site to ensure it does not impact on the surrounding
environment. Please refer to Volume 5 for the
Stormwater Management Plan.
The proposal is located in an established industrial
area and does impact the scenic amenity of the
area.
(2) complies with the SPP code: Water quality Complies (2)
(Appendix 2).
The proposal complies with the SPP Code: Water
Quality. Please refer to Section D1 for the
complete assessment.
Water Supply Catchment in South East Not applicable
Queensland
The proposal is not required to be assessed against
the Water Supply Catchment in SEQ.
Acid Sulphate Soils
(1) Development avoids the disturbance of acid Complies (1)
sulfate soils by:
The proposal avoids the disturbance of acid
(a) not excavating or otherwise removing soil or sulphate soils by:
sediment that contains acid sulfate soil (ASS), and (a) not excavating or otherwise removing soil or
sediment that contains acid sulfate soil (ASS), and
(b) not permanently or temporarily extracting
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groundwater that results in aeration of previously (b) not permanently or temporarily extracting
saturated ASS, and groundwater that results in aeration of previously
saturated ASS, and
(c) not undertaking filling that results in moving
ASS below the water table. (c) not undertaking filling that results in moving ASS
below the water table.
(2) Development ensures that the disturbance of Complies
ASS avoids or minimises the mobilisation release
of acid and metal contaminants by: The proposal ensures that the disturbance of ASS
avoids or minimises the mobilisation release of acid
(a) neutralising existing acidity and preventing the and metal contaminants by:
generation of acid and metal contaminants, and
(a) neutralising existing acidity and preventing the
(b) preventing the release of surface or generation of acid and metal contaminants, and
groundwater flows containing acid and metal
contaminants into the environment. (b) preventing the release of surface or groundwater
flows containing acid and metal contaminants into
the environment.
Natural Hazards
(1) Development avoids natural hazard areas or Complies (1)
mitigates the risks of the natural hazard.
The proposal is located in a Flood Hazard are in
accordance with the SPP mapping.
However, in accordance with the Noosa Plan the
site is not subject to flooding.
(2) Development supports, and does not unduly Complies (2)
burden, disaster management response or
recovery capacity and capabilities. The proposal does not unduly burden, disaster
management response or recovery capacity and
capabilities.
(3) Development directly, indirectly and Complies (1)
cumulatively avoids an increase in the severity of
the natural hazard and the potential for damage on The proposal avoids increasing the severity of the
the site or to other properties, flood and coastal hazards.
(4) Development avoids risks to public safety and Complies (4)
the environment from the location of hazardous
materials and the release of these materials as a The proposal avoids risks to public safety and the
result of a natural hazard. environment from the location of hazardous
materials and the release of these materials as a
result of a natural hazard.
(5) Development maintains or enhances natural Complies (5)
processes and the protective function of landforms
and vegetation that can mitigate risks associated The proposal maintains natural processes and the
with the natural hazard. protective function of landforms and vegetation that
can mitigate risks associated with the natural
hazard.
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(6) Development is not located in an erosion prone Not Applicable (6)
area within a coastal management district unless:
The proposal is not located within an erosion prone
(a) it cannot feasibly be located elsewhere, and area.
(b) is coastal-dependent development, or
temporary, readily relocatable or able-to-be-
abandoned development.
(7) that is the redevelopment of existing Not Applicable (6)
permanent buildings or structures, is located
outside an erosion-prone area or, where this is not The proposal is not located within an erosion prone
feasible, redevelopment: area
(a) is located:
i. as far landward from the seaward property
boundary as possible, or
ii. landward of the seaward alignment of the
neighbouring buildings, and
(b) provides space seaward of the development
within the premises to allow for the future
construction of erosion control structures, such as
a seawall.
(8) Development proposes to undertake coastal Not applicable
protection work (excluding beach nourishment)
only as a last resort where coastal erosion The proposal does not involve coastal protection
presents an imminent threat to public safety or work.
existing buildings and structures, and all of the
following apply:
(a) the property cannot reasonably be relocated or
abandoned, and
(b) any coastal protection work to protect private
property is located as far landward as practicable
and on the lot containing the property to the
maximum extent reasonable, and
(c) the coastal protection work mitigates any
increase in coastal hazard risk for adjacent areas.
Emissions and Hazardous Activities Not applicable
The proposal does not involve Emissions and
Hazardous Activities.
State Transport Infrastructure Not applicable
The proposal is located within 25m to a state
controlled road however the Noosa Plan 2013
appropriately integrated infrastructure into the
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Planning Scheme. Therefore assessment is not
required against the SPP.
Strategic Airports and Aviation Facilities Not applicable –
Strategic Airports and aviation facilities have been
adopted by the Planning Scheme. Therefore
assessment is not required.
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D.1 SPP CODE WATER QUALITY
Performance Outcomes Acceptable Outcomes Assessment of Proposal
Plan to avoid/minimise new impacts
PO1 AO1.1 AO1.1 Complies
The development is planned and A site stormwater quality The proposal provides a
designed considering the land management plan (SQMP) is stormwater quality management
use constraints of the site for prepared, and: plan which is consist with Noosa
achieving stormwater design Council’s Stormwater
objectives. a. is consistent with any local requirement. The Stormwater
area stormwater management management plan also provides
planning, achievable stormwater quality
treatment measures.
and
For further details, please refer to
b. provides for achievable
Volume 5 for the Stormwater
stormwater quality treatment
Management Plan.
measures meeting design
objectives listed below in Table A
(construction phase) and Table B
(post construction phase), or
current best practice
environmental managements,
reflecting land use constraints,
such as:
erosive, dispersive, sodic and/or
saline soil types
landscape features (including
landform)
acid sulfate soil and
management of nutrients of
concern
rainfall erosivity.
Editor’s note: Local area
stormwater management
planning may include Urban
Stormwater Quality Management
Plans, or Catchment or waterway
management plans, Healthy
Waters Management Plans,
Water Quality Improvement
Plans, Natural Resource
Management Plans.
PO2 AO2.1 Not Applicable
Development does not discharge A wastewater management plan A wastewater management plan
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wastewater to a waterway or off (WWMP) is prepared by a is not required as the wastewater
site unless demonstrated to be suitably qualified person and is connected the existing sewer
best practice environmental addresses: infrastructure.
management for that site.
a. wastewater type, and For further details, please refer to
Volume 5 for the Stormwater
b. climatic conditions, and Management Plan.
c. water quality objectives
(WQOs), and
d. best-practice environmental
management, and
AO2.2
The WWMP provides that
wastewater is managed in
accordance with a waste
management hierarchy that:
a. avoids wastewater discharges
to waterways, or
b. if wastewater discharge to
waterways cannot practicably be
avoided, minimises wastewater
discharge to waterways by re-
use, recycling, recovery and
treatment for disposal to sewer,
surface water and groundwater.
PO3 AO3.1 Not applicable
Any non-tidal artificial waterway If the proposed development The proposal does not involve
is located in a way that is involves a non-tidal artificial non-tidal artificial waterways.
compatible with the land use waterway:
constraints of the site for
protecting water environmental a. environmental values in
values in existing natural downstream waterways are
waterways. protected, and
b. any groundwater recharge
areas are not affected, and
c. the location of the waterway
incorporates low lying areas of a
catchment connected to an
existing waterway, and
d. existing areas of ponded water
are included, and
AO3.2
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Non-tidal artificial waterways are
located:
a. outside natural wetlands and
any associated buffer areas, and
b. to minimise disturbing soils or
sediments, and
c. to avoid altering the natural
hydrologic regime in acid sulfate
soil and nutrient hazardous
areas.
PO4 AO4.1 Not applicable
Any non-tidal artificial waterway Where a non-tidal artificial The proposal is not located
is located in a way that is waterway is located adjacent to, adjacent to, or is connected to, a
compatible with existing tidal or is connected to, a tidal tidal waterway.
waterways. waterway by means of a weir,
lock, pumping system or similar:
a. there is sufficient flushing or a
tidal range of >0.3 m, or
b. any tidal flow alteration does
not adversely impact on the tidal
waterway, or
c. there is no introduction of salt
water into freshwater
environments.
Design to avoid/minimise new impacts
PO5 AO5.1 Not applicable
Stormwater does not discharge Any non-tidal artificial waterway The proposal does not involve
directly to a non-tidal artificial is designed and managed for any non-tidal artificial waterway.
waterway without treatment to of the following end-use
manage stormwater quality purposes:
management
a. amenity including aesthetics,
landscaping and recreation, or
b. flood management, or
c. stormwater harvesting as part
of an integrated water cycle
management plan, or
d. aquatic habitat, and
AO5.2
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The end-use purpose of any non-
tidal artificial waterway is
designed and operated in a way
that protects water environmental
values.
Construct to avoid/minimise new impacts
PO6 AO6.1 AO6.1 Complies
Construction activities for the An erosion and sediment control Erosion and sediment control
development avoid or minimise plan (ESCP) demonstrates that plans will be prepared and
adverse impacts on stormwater release of sediment-laden implemented for the project in
quality. stormwater is avoided for the accordance with Noosa Council
nominated design storm, and Requirements.
minimised when the nominated
design storm is exceeded, by
addressing design objectives
listed below in Table A
(construction phase) or local
equivalent, for:
a. drainage control, and
b. erosion control, and
c. sediment control, and
d. water quality outcomes, and
AO6.2
Erosion and sediment control
practices (including any
proprietary erosion and sediment
control products) are designed,
installed, constructed, operated,
monitored and maintained, and
any other erosion and sediment
control practices are carried out
in accordance with local
conditions and appropriate
recommendations from a suitably
qualified person, or
AO6.3
The ESCP demonstrates how
stormwater quality will be
managed in accordance with an
acceptable regional or local
guideline so that target
contaminants are treated to a
design objective at least
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equivalent to Acceptable
Outcome AO6.1.
Operate to avoid/minimise new impacts
PO7 AO7.1 AO7.1 Complies
Operational activities for the Development incorporate The proposal incorporates
development avoid or minimises stormwater flow control measure stormwater flow control measure
changes to waterway hydrology to achieve to achieve the design objectives.
from adverse impacts of altered
stormwater quality and flow. the design objectives set out For further details, please refer to
below in and Table B (post Volume 5 for the Stormwater
construction phase). The Management Plan.
operational phases for the
development comply with design
objectives in Table B (post
construction phase), or current
best practice environmental
management, including
management of frequent flows,
and peak flows.
PO8 AO8.1 Not Applicable
Any treatment and disposal of Implement the WWMP prepared A wastewater management plan
waste water to a waterway in accordance with AO2.1. is not required as the wastewater
accounts for: is connected the existing sewer
infrastructure.
the applicable water quality
objectives for the receiving For further details, please refer to
waters, and Volume 5 for the Stormwater
Management Plan.
adverse impact on ecosystem
health or receiving waters, and
in waters mapped as being of
high ecological value, the
adverse impacts of such releases
and their offset.
PO9 AO9.1 AO9.1 Complies
Wastewater discharge to a Wastewater discharge The proposal discharges
waterway is managed in a way waterways is managed to avoid wastewater to the existing sewer
that maintains ecological or minimize the release of infrastructure.
processes, riparian vegetation, nutrients of concern so as to
waterway integrity, and minimize the occurrence, For further details, please refer to
downstream ecosystem health. frequency and intensity of coastal Volume 5 for the Stormwater
algal blooms, and Management Plan.
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AO9.2 AO9.2 Complies
Development in coastal The proposal avoids and
catchments avoids or minimises appropriately manages soil
and appropriately manages soil disturbances.
disturbance or altering natural
hydrology, and For further details, please refer to
Volume 5 for the Stormwater
Management Plan.
AO9.3 AO9.3 Complies
Development in coastal The proposal avoids lowering
catchments: groundwater levels where
potential or actual acid sulphate
a. avoids lowering groundwater soils. The proposal discharges
levels where potential or actual wastewater to the existing sewer
acid sulfate soils are present, infrastructure.
and
b. manages wastewaters so that:
(i) the pH of any wastewater
discharged is maintained
between 6.5 and 8.5 to avoid
mobilisation of acid, iron,
aluminium, and metals, and
(ii) holding times of neutralised
wastewaters ensures the
flocculation and removal of any
dissolved iron prior to release,
and
(iii) visible iron floc is not present
in any discharge, and
(iv) precipitated iron floc is
contained and disposed of, and
(v) wastewater and precipitates
that cannot be contained and
treated for discharge on site are
removed and disposed of
through trade waste or another
lawful method.
PO10 AO10.1 Not applicable
Any non-tidal artificial waterway Any non-tidal artificial waterway The proposal does not involve
is managed and operated by is designed, constructed and non-tidal artificial waterway.
suitably qualified persons to managed under the responsibility
achieve water quality objectives of a suitably qualified registered
in natural waterways. professional engineer,
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Queensland (RPEQ) with specific
experience in establishing and
managing artificial waterways,
and
AO10.2
Monitoring and maintenance
programs adaptively manage
water quality in any non-tidal
artificial waterway to achieve
relevant water-quality objectives
downstream of the waterway,
and
AO10.3
Aquatic weeds are managed in
any non-tidal artificial waterway
to achieve a low percentage of
coverage of the water surface
area (less than 10%). Pests and
vectors (such as mosquitoes) are
managed through avoiding
stagnant water areas, providing
for native fish predators, and any
other best practices for
monitoring and treating pests,
and
AO10.4
Any non-tidal artificial waterway
is managed and operated by a
responsible entity under
agreement for the life of the
waterway. The responsible entity
is to implement a deed of
agreement for the management
and operation of the waterway
that:
a. identifies the waterway, and
b. states a period of responsibility
for the entity, and
c. states a process for any
transfer of responsibility for the
waterway, and
d. states required actions under
the agreement for monitoring the
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water quality of the waterway and
receiving waters, and
e. states required actions under
the agreement for maintaining
the waterway to achieve the
outcomes of this code and any
relevant conditions of a
development approval, and
f. identifies funding sources for
the above, including bonds,
infrastructure charges or levies.
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URBIS FINAL-160721-BA4090-TOWN PLANNING REPORT APPENDICES [OCR of page images] APPENDIX E STATE DEVELOPMENT ASSESSMENT PROVISION CHECKLIST URBIS
Page 63
Matter of Type Referral Relevant Relevant Module and Codes
Interest Required Provisions of the
Regulation
Regional Plans MCU NO Schedule 7, Table Module 2: Regional Plans
3, Item 12
2.1 SEQ Regional Plan
RoL N/A Schedule 7, Table
2, Item 39
Aquaculture MCU NO Schedule 7, Table Module 3: Aquaculture
2, Item 28
3.1 Aquaculture state code
Strategic MCU NO Schedule 7, Table Module 6: Strategic cropping land
Cropping Land 3, Item 27
6.1 Particular development on strategic
RoL N/A Schedule 7, Table cropping land state code
3, Item 28
Environmentally MCU NO Schedule 7, Table Module 4: Environmentally relevant
relevant 2, Item 1 activities
activities
4.1 Concurrence environmentally relevant
activity state code
Wild river area Op. N/A Schedule 7, Table Module 4: Environmentally relevant
– certain Works 2, Item 42 activities
agricultural or
animal MCU NO Schedule 7, Table 4.1 Concurrence environmentally relevant
husbandry 2, Item 41 activity state code
activities
Fish habitat Build. N/A Schedule 7, Table Module 5: Fisheries resources
area – works or Works 2, Item 25
other 5.1 Development in or adjacent to a
development in Op. N/A Schedule 7, Table declared fish habitat area state code
or adjoining Works 2, Item 26
All Dev. NO Schedule 7, Table
2, Item 27
Marine plants – Op. N/A Schedule 7, Table 2, Module 5: Fisheries resources
removal, Works Item 30
destruction or 5.3 Removal, destruction or damage of
damage RoL N/A Schedule 7, Table marine plants state code
2, Item 31
MCU NO Schedule 7, Table
2, Item 32
NO Schedule 7, Table
3, Item 25
Native RoL N/A Schedule 7, Table 2, Module 8: Native vegetation clearing
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vegetation Item 4 8.1 Queensland vegetation management
clearing state code
Op. N/A Schedule 7, Table
Works 2, Item 5
MCU NO Schedule 7, Table
3, Item 10
Queensland Build. N/A Schedule 7, Table Module 9: Queensland heritage
heritage Works 1, Item 12
9.1 Queensland heritage place state code
Various NO Schedule 7, Table
Dev. 2, Item 19
Tidal works or Op. N/A Schedule 7, Table 2, Module 10: Coastal protection
development in Works Item 13
a coastal 10.1 Tidal works, or development in a
management coastal management district state code
district
Schedule 7, Table Module 14: Maritime safety
2, Item 15
14.1 Marine safety state code
RoL N/A Schedule 7, Table Module 10: Coastal protection
2, Item 14
10.1 Tidal works or development in a
MCU NO Schedule 7, Table coastal management district state code
3, Item 5
Build. N/A Schedule 7, Table
Works 1, Item 11
Water – taking Op. N/A Schedule 7, Table 2, Module 7: Water resources
or interfering Works Item 9
with 7.1 Sustainable management of water
Schedule 7, Table resources state code
2, Item 10
Watercourse or All NO Schedule 7, Table Module 7: Water resources
lake – removal aspects 2, Item 12
of quarry of Dev. 7.2 Removal of quarry material state code
material
Levees- Op. N/A Schedule 7, Table 2, Module 7: Water resources
construction or Works Item 48
modification 7.3 Construction or modification of levees
state code
Waterway Op. N/A Schedule 7, Table 2, Module 5: Fisheries resources
barrier works – Works Item 29
constructing or 5.2 Constructing or raising waterway
raising barrier works in fish habitats state code
Wetland – land RoL N/A Schedule 7, Table 2, Module 11: Wetland protection and
in or near Item 43A wild river areas
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MCU NO Schedule 7, Table 11.1 Wetland protection area state code
3, Item 21A
Op. N/A Schedule 7, Table
Works 2, Item 43B
Contaminated RoL N/A Schedule 7, Table 2, Module 12: Contaminated land
land Item 22
12.1 Contaminated land state code
MCU NO Schedule 7, Table
3, Item 11
Major hazard MCU NO Schedule 7, Table 2, Module 13: Major hazard facilities
facilities Item 8
13.1 Major hazard facilities state code
Particular Dams Op. N/A Schedule 7, Table 2, Module 16: Particular dams
Works Item 11
16.1 Referable dams state code
Public Build. N/A Schedule 7, Table 1, Module 18: State transport
passenger Works Item 14 infrastructure protection
transport
18.1 Filling, excavation and structures
state code
RoL N/A Schedule 7, Table Module 1: Community amenity
2, Item 33
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 17: Public and active transport
17.2 Active transport state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
MCU NO Schedule 7, Table Module 1: Community amenity
3, Item 14
1.1 Managing noise and vibration impacts
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from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 17: Public and active transport
17.2 Active transport state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
Railways Build. N/A Schedule 7, Table 1, Module 1: Community amenity
Works Item 16
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
MCU NO Schedule 7, Table Module 1: Community amenity
3, Item 15A
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 17: Public and active transport
17.2 Active transport state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
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state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
Op. N/A Schedule 7, Table Module 18: State transport
Works 3, Item 15B infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
RoL N/A Schedule 7, Table Module 1: Community amenity
2, Item 34
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 17: Public and active transport
17.2 Active transport state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
State-controlled Build. N/A Schedule 7, Table 1, Module 18: State transport
road Works Item 8 infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
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APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT
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RoL N/A Schedule 7, Table Module 1: Community amenity
2, Item 2
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.1 Access to state-controlled road state
code
19.2 Transport infrastructure and network
design state code
Op. N/A Schedule 7, Table Module 18: State transport
Works 2, Item 3 infrastructure protection
Schedule 7, Table 18.1 Filling, excavation and structures
3, Item 1A state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.1 Access to state-controlled road state
code
MCU NO Schedule 7, Table Module 1: Community amenity
3, Item 1
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
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state transport infrastructure state code
Module 19: State transport network
functionality
19.1 Access to state-controlled road state
code
19.2 Transport infrastructure and network
design state code
State transport Various NO Schedule 7, Table 3, Module 17: Public and active transport
infrastructure Aspects Item 2
(thresholds) of Dev. 17.1 Public passenger transport state
code
17.2 Active transport state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
State-controlled RoL N/A Schedule 7, Table 2, Module 1: Community amenity
transport Item 34A
tunnels 1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
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Page 70
MCU NO Schedule 7, Table Module 1: Community amenity
3, Item 15C
1.1 Managing noise and vibration impacts
from transport corridors state code
1.2 Managing air and lighting impacts
from transport corridors state code
Module 18: State transport
infrastructure protection
18.1 Filling, excavation and structures
state code
18.2 Stormwater and drainage impacts on
state transport infrastructure state code
Module 19: State transport network
functionality
19.2 Transport infrastructure and network
design state code
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URBIS APPENDICES FINAL-160721-BA4090-TOWN PLANNING REPORT [OCR of page images] APPENDIX F NOOSA COUNCIL - CODE RESPONSES URBIS
Page 72
F.1 NOOSAVILLE LOCALITY CODE
Specific Outcomes Probable Solutions Response
11. 9 Effects of Use
Amenity
O1 Uses are located, designed No solution provided. O1 Complies
and operated to avoid
significant adverse changes to The proposed service station is
the light, air quality, noise, located in the industry zone and
accessibility or other therefore maintains the amenity
conditions enjoyed by users of that is expected in an industrial
associated, adjoining or area.
nearby uses.
The proposal is well separated
from residential uses and will not
impact on the residential amenity
The proposed design ensures
the majority of the site remains
open to access light and air
throughout the site. The
proposal also does not impact on
Eumundi Noosa Road, please
refer to Volume 4 for the Traffic
Impact Report for further details.
Major Road Network
O2 Through traffic in Noosaville No solution provided. O2 Complies
uses Gibson Road or Eenie
Creek Road, ensuring the visual The proposal will collect traffic
amenity of Gympie Terrace is heading northeast along
protected with a consequent Eumundi Noosa Road. The
enhancement of visitor and proposal does not impact on the
recreation opportunities and visual amenity of Gympie
benefit to businesses along Terrace.
Gympie Terrace.
Visual Amenity
O3 The visual amenity and No solution provided. O3 Complies
character surrounding the major
road network is protected and The proposal is setback and
enhances the recognisable designed to ensure a high
entrance to Noosaville through— standard of appearance, safety
and amenity is achieved along
a) retaining and enhancing the Eumundi Noosa Road.
visual and physical separation of
Noosaville from other localities; The site does not contain
and vegetation along Eumundi Noosa
Road. There is an entrance to
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b) ensuring development does the rear of the site fronting
not encroach upon existing project Avenue. The
native vegetation along the road development requires the
frontage other than for removal of some trees. The
accessways. proposal provides landscaping to
ensure the amenity of the site is
maintained. For further details,
please refer to Volume 2 for the
Landscape Report.
Neighbourhood Identities
O4 The separate identities of the No solution provided. O4 Complies
various residential
neighbourhoods remain The proposal provides for distinct
important and distinct elements design in order to be sympathetic
of the residential character of to the current residential
Noosaville. character of Noosaville. The site
is located within an area or hub
that provides for several other
commercial, industrial and retail
uses. Therefore, the
implementation of a service
station will provide for a transition
from these commercial uses for
the surrounding residential
neighbourhoods but also conform
to the current surrounding land
uses’ frontages.
Lake Entrance Boulevard
O5 There is no increase in the No solution provided. Not Applicable
number of lots that gain access
via Lake Entrance Boulevard. The site does not have direct
access to Lake Entrance
Boulevard.
Airport
O6 Development and use of Figure 11 – Airport traffic area Not Applicable
premises within 750m of the
airport do not cause an The site is not located within
obstruction or other potential 750m of the Noosa Aerodrome.
hazard to aircraft movement
associated with the airport by the
way of—
a) the physical intrusion of
buildings or other structures into
aircraft take-off and approach
flight paths;
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b) attracting birds or bats to the
area, which could cause or
contribute to bird-strike hazard;
c) providing very bright lighting or
lighting similar to runway lighting,
which can distract or confuse
aircraft pilots;
d) interfering with navigation or
communication facilities;
e) emissions that may affect pilot
visibility or aircraft operations;
and
f) transient intrusions into the
airport’s operational airspace.
See Figure 11.1 – Airport traffic
area
11.10 Built Form
Density
O7 The density of development O7 Complies
within the site area—
The proposal comprises a
a) is compatible with surrounding service station and food outlet.
development; and Given the convenience nature of
the proposal, customers are
b) does not exceed— likely to use the service station
and food outlet short term. It is
i. for the Semi-Attached Housing
considered that the proposal is
Zone:
compatible with the surrounding
A. for sites between 500m2 and development in the industrial
599m2 inclusive—4.8 persons; area.
B. for sites 600m2 or more — 6.6
persons or 100 persons per
hectare whichever is the higher;
ii. for the Attached Housing Zone
a maximum population density of
100 persons per hectare with the
exception of Lot 21 on RP815864
situated at 11-13 William Street
which has an allowable
population density of 320
persons per hectare exclusively
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for the purpose of a visitor hostel
iii. For the Visitor Mixed Use
Zone— 160 persons per hectare;
and
iv. for the Business Centre Zone
a maximum population density of
100 persons per hectare with the
exception of Lots 3 & 4 on
RP122928 situated at 14-16
Mary Street which have an
allowable population density of
320 persons per hectare
exclusively for the purpose of a
visitor hostel
v. for the Shire Business Centre
Zone 160 persons per hectare or
320 persons per hectare
exclusively for the purpose of a
visitor hostel
vi. for the Community Services
Zone maximum population
density of 320 persons per
hectare exclusively for the
purposes of Residential Aged
Care and 160 persons per
hectare for any other form of
Retirement & Special Needs
Housing; and
c) has a low site impact to
enhance the opportunity to
maintain natural site
characteristics, including native
vegetation and natural landforms.
Height
O8 Buildings and other S8.1 Buildings and other S8.1 Complies
structures— structures have a maximum
building height of— The proposal is located in the
a) are low rise and have a industry zone. The proposal
visual bulk and an architectural a) if in the Attached Housing involves the following building
scale consistent with Zone – 8m, with the exception of heights:
structures on adjoining or those properties with frontage to
nearby land; the following streets: - Russell St, Service station and food outlet
William St and Howard St, or tenancy –
b) do not exceed a building Weyba Rd, James St and Albert 4.3m along the Eumundi
height of — St north of their intersections with Noosa Road frontage;
Elizabeth St (as well as
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i. for the Attached Housing properties fronting Gympie 7.85m along the Project
Zone 2 storeys unless located Terrace or Noosa Parade Avenue frontage
on property with frontage to between Weyba Road and Fuel canopy – 5.55m; and
the following streets: - Russell Russell Street) where they have
Pylon sign – 7m.
St, William St and Howard St, a maximum building height of
or Weyba Rd, James St and 12m;
Albert St north of their
intersections with Elizabeth St b) if in the Visitor Mixed Use
(as well as properties fronting Zone – 12m;
Gympie Terrace or Noosa
c) if in the Business Centre or
Parade between Weyba Road
Industry Zones — 10m;
and Russell Street), where
they are not to exceed a d) if in the Shire Business Centre
maximum building height of 3 Zone –8m, except in Precinct E1
storeys; or E2 where 12m or in Precinct
REC/MU where 6m;
ii. for the Visitor Mixed Use
Zone– 3 storeys, although e) in all other zones—8m.
present only 1-2 storey
façades to Gympie Terrace;
iii. for the Shire Business
Centre Zone– 2 storeys,
except in Precinct E1 and E2
where 3 storeys and Precinct
REC/MU where 1 storey; and
iv. for all other zones— 2
storeys;
c) do not visually dominate the
street or surrounding spaces;
d) preserve the amenity of
surrounding land;
e) ensure that development
responds to the site
topography; and
f) are well articulated with
strong horizontal and vertical
design elements to provide an
interesting streetscape and to
complement landform changes
and landscapes.
Setbacks
O9 Buildings and other structures S9.1 Buildings and structures O9.1 Complies
are appropriately designed and comply with the setbacks
The proposed development
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sited to— identified in Schedule 1 - complies with the setback in
Minimum Boundary Setbacks. Schedule 1 – Minimum Boundary
a) provide amenity for users of Setbacks.
the premises as well as preserve
the visual and acoustic amenity The proposal provides an
of adjoining and nearby 18.94m frontage setback from
properties; Eumundi Noosa Road and a 6m
frontage setback from Project
b) provide adequate distance Avenue.
from adjoining land uses;
As per schedule 1 there is not
c) allow space for required requirement for setbacks on the
vehicle parking; boundaries of adjoining Industry
Zones.
d) preserve any existing
vegetation that will buffer the
proposed building;
e) allow for landscaping to be
provided between buildings;
f) maintain the visual continuity
and pattern of buildings and
landscape elements within the
street;
g) avoid large areas of
continuous wall planes by
varying the building setbacks and
using appropriate techniques to
provide visual relief; and
h) help protect the natural
character and visual amenity of
the Noosa River system and
other watercourses.
Site cover, gross floor area and plot ratio
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O10 The site cover, gross floor No solution provided O10 Complies
area and plot ratio of buildings
and other roofed structures— The proposed development does
not present as a bulk appearance
a) results in a building scale that in comparison to the surrounding
is compatible with surrounding developments.
development;
The proposal will also retain
b) does not present an several existing trees in order to
appearance of bulk to adjacent preserve the vegetation onsite.
properties, roads or other areas Any loss of vegetation will be
2
in the vicinity of the site; restored with 202m of
landscaping to the development
c) maximises the retention of site.
existing vegetation and allows for
soft landscaping between Stormwater management and
buildings; vehicular access will be provided
in accordance with Noosa
d) allows for adequate area at Council’s provisions.
ground level for outdoor
recreation, entertainment, clothes
drying and other site facilities;
and
e) facilitates onsite stormwater
management and vehicular
access.
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O11 Site cover— No solution provided O11 Not Applicable
a) for a class 1 or class 10a The proposal is not within the
structure within the Detached parameters stated in O11.
Housing Zone, does not
exceed—
i for a single storey building -
50%; or
ii for a building of 2 or more
storeys - 50% on the ground floor
and 30% for the upper storey(s),
or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes with the
Detached Housing Zone, does
not exceed—40%;
c) for the Semi-Attached Housing
Zone does not exceed 40%;
d) for the Attached Housing Zone
does not exceed 40%;
e) for the Visitor Mixed Use Zone
does not exceed 40%; or
f) for the Shire Business Centre
Zone in Precincts E1, E2, E6 and
E7 does not exceed 50%.
O12 For the Semi-Attached No solution provided O12 Not Applicable
Housing Zone buildings do not
exceed a plot ratio of 0.45:1 The proposal is not within the
Semi-Attached Housing Zone.
O13 For the Attached Housing No solution provided O13 Not Applicable
Zone the maximum gross floor
area is equivalent to the The proposal is not within the
maximum allowable population in Attached Housing Zone.
persons multiplied by 40m2.
O14 For the Visitor Mixed Use No solution provided O14 Not Applicable
Zone, the maximum gross floor
area equals the allowable The proposal is not within the
population in persons multiplied Visitor Mixed-Use Zone.
by 40m2, provided that the gross
floor area does not exceed
13,600m2.
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O15 For the Business Centre No solution provided O15 Not Applicable
Zone, outside of the Mary
Street/Thomas Street Precinct The proposal is not within the
the maximum plot ratio is — Shire Business Centre Zone.
0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of
the site area in excess of
2000m2.
O16 Within the Shire Business No solution provided O15 Not Applicable
Centre Zone, the maximum plot
ratio for development within the The proposal is not within the
following precincts is — Shire Business Centre Zone.
a) Precincts B1 and B2
combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and Drainage
O17 Buildings and other works S17.1 For new buildings or Not Applicable
are designed and sited to— structures or additions of more
than 50m2 gross floor area to an The proposal is not located in the
a) provide flood free access to existing building or structure, flood hazard area. In addition
premises and flood free habitable floor levels for habitable rooms the proposal involves a service
areas; are not less than the specified station and food outlet. The
minimum floor levels; proposal does not involve
b) allow only minor, short term habitable rooms.
and infrequent flooding of non- AND
habitable areas;
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c) ensure carparking areas can S17.2 Where Council S17.2 Complies
be adequately drained; infrastructure is available—
The proposal ensures that the
d) ensure drainage does not a) any drainage (including infrastructure is designed and
adversely impact upon other buildings and yards) flows to that constructed to withstand the
premises; and infrastructure; and impacts of flood and storm tide
hazard events. Due to an existing
e) ensure filling or excavation b) the infrastructure has the building on site that operated
does not adversely impact upon capacity to accept any additional with the use of the existing
other premises by— loading; drainage flows to infrastructure,
this drainage infrastructure
i. causing ponding on the site or AND
should therefore withstand future
nearby land;
flows.
ii. increasing flooding, which
S17.3 For Residential Uses— S17.3 Not Applicable
adversely affects the safety or
use of any land upstream and a) where slab on ground The proposal is for a service
downstream; and construction is used, filling does station and does not include
not extend more than 1m beyond residential uses.
iii. adversely affecting the flow of
the building footprint and access
water in any overland flow path.
to car parking areas, measured
from the outer walls of the
building ; or
b) the design consists of a
suspended floor construction;
AND
S17.4 Car parking and S17.4 Complies
manoeuvring areas are
constructed at a level that The proposed lawful point of
permits the parking area to drain discharge for the stormwater is
from the site by gravity means, the existing gully pits located on
without the need for mechanical Project Avenue. The details for
pumping; the proposed stormwater
management and detention tank
AND are outlined in Volume 5 of the
Stormwater Management Plan.
S17.5 Basements for residential S17.5 Not Applicable
uses have flood immunity above
the Q100 where alternative The proposal does not include
means to mechanical pumping the provision of a basement for
are used to achieve such residential uses.
immunity; or
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S17.6 Basements for non- S17.6 Not Applicable
residential uses have flood
immunity above the Q100 that The proposal does not include
may be achieved by means of the provision of a basement for
mechanical pumping where the non-residential uses.
mechanical feature is installed
with adequate holding tanks and
an alternative back up power
source.
Sloping Sites
O18 Development on sloping S18.1 Buildings and associated S18.1 Complies
sites— accessways are not constructed
on land with a slope greater than The accessways to the proposal
a) is responsive to the natural 1 in 4 (25%); are not constructed on land with
topography of the site and a slope greater than 1 in 4 (25%).
minimises cut and fill; AND The access of Eumundi Noosa
Road is relatively flat and the
b) does not visually dominate the access of Project Avenue has a
hill slope or interrupt the skyline; grade of approximately 10%.
c) is integrated with the natural
site characteristics including S18.2 Buildings are of split level O18 Complies
vegetation; and design that step down the slope
or have a suspended floor Please refer to Section 7.1 for
d) for Multiple housing, takes the construction; further details regarding O18.
form of small separate buildings;
AND
AND
S18.3 Cut or fill is less than 2m in
depth;
AND
S18.4 The distance between the S18.4 Complies
ground and the lowest part of the
floor of the building does not The proposal does not involve
exceed 3m to avoid large under under building area.
building areas;
AND
S18.5 Buildings present no more S18.5 Complies
than 3 storeys at any one point
The proposal does not consist of
buildings that present more than
3 storeys at any one point.
O19 On sites which are visible S19.1 No solution provided O19 Complies
from the major road network,
areas of public open space, the The proposal is located on
Eumundi Noosa Road and is
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Noosa River or the beaches new designed to ensure it does not
buildings and structures including dominate or detract the amenity
outbuildings, are designed so as of the area. It is noted that the
not to dominate or detract from proposal is located in an Industry
the scenic and environmental zone. The proposal provides
qualities of the site and its setting landscaping along Eumundi
Noosa Road to ensure the
proposal contributes positively to
street frontage.
Roof Form
O20 Rooflines— S20.1 With the exception of Not Applicable
buildings within the Industry
a) contribute positively to the Zone, the main roof of the The proposal is identified within
local skyline; building has a roof pitch no less the Industry Zone.
than 5 degrees and has minimum
b) complement the character of
600mm eaves to at least 75% of
the locality;
the perimeter of the building;
c) are articulated, pitched or
AND S20.2 Complies
skillion;
S20.2 Buildings and structures The proposal does not include
d) avoid low pitched (eg. less
do not include roof top terraces. roof top terraces.
than 5 degrees) or box roof
profiles/parapets; and
e) do not create opportunities for
residents to
Materials and Finishes
O21 Buildings and other S21.1 With the exception of Not Applicable
structures use materials and buildings within the Industry
finishes that complement the Zone, buildings The proposal is within the
Noosaville character and Industry Zone.
integrate with the surrounding a) use a mix of lightweight and
natural and built environment. textured external building
materials, including timber
finishes; or
b) use masonry construction
where variation is provided in
texture, detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
11.11 Environment, conservation and recreation
Environment and cultural heritage values
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O22 There are no significant No solution provided. O22 Complies
adverse effects on biodiversity,
native vegetation, native fauna The proposal does not physically
habitat, landscaped quality, water change the natural drainage,
quality or cultural heritage increase the erosion and the
values, including those related transport of sediments off-site,
to— the effluent disposal and
changes to fauna habitat and
a) changes to natural drainage; behaviour on site. This is due to
the fact that the development will
b) management of fire risk; occur on land that is already
improved with a structure and will
c) erosion and the transport of
not result in any changes to
sediments off site;
adverse effects on biodiversity,
d) unmanaged public access; native vegetation and native
fauna habitat.
e) effluent disposal;
The proposal involves
f) changes to fauna habitat and landscaping along the street
behaviour; and frontages to appropriately
address the street and to
g) disturbance of buildings and
improve the amenity of the area.
features, including natural
For further details please refer to
features of cultural heritage
Volume 2 for the landscape
significance.
report.
A Stormwater Management Plan
has been prepared to address
the stormwater runoff. For
further details please refer to
Volume 5 for the Stormwater
Management Plan.
The proposal will maintain the
relevant management of the risk
of fire through the necessary
provisions related to the
operation of service stations.
Public access will be managed
accordingly due to the provision
of specific entrances and
signage.
The site also, does not include
any changes to the natural
features of cultural heritage
significance.
Open Space Network
O23 An integrated open space S23.1 Open space corridors and Not Applicable
network is established existing native vegetation in
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throughout the locality and— areas indicated in Schedule 5 – The proposal site is not located
Map 4 are protected from in open space corridors or areas
a) allows for both passive and fragmentation and encroachment of existing native vegetation.
active recreational pursuits; by development.
O24 Complies
b) provides safe and convenient S24.1 No solution provided.
connectivity for pedestrians and Physical and visual links between
cyclists to neighbourhood public open spaces areas and
centres, community services and watercourses are retained
other key destinations such as through the implementation of a
public open space, the Noosa built form and scale similar to
River and Wallace Estate; development within the site’s
vicinity.
c) provides habitat connectivity
for wildlife;
d) protects watercourses and
drainage lines in the lowlands;
and
e) forms a scenic backdrop for
the locality’s residential
neighbourhoods.
AND
O24 Physical and visual links
between public open space
areas and watercourses are
retained.
Pedestrian and bicycle pathways
O25 Safe and convenient S25.1 Pedestrian and bicycle S25.1 Complies
pedestrian and bicycle pathways pathways are provided and
are provided and retained retained where indicated in the The Priority Infrastructure Plan
between and around key Priority Infrastructure Plan in Part requires a paved path along
destinations including— 15; Eumundi Noosa Road. The site
contains existing pathway along
a) an east-west link between the AND the Eumundi Noosa Road
Tewantin & Doonan Locality and frontage. The proposal will retain
the Noosa Heads Locality along the pathway
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the Noosa River foreshore; S25.2 Contributions toward Not Applicable
pedestrian and bicycle pathways
b) a north-south link between the are provided in accordance with The proposal is not contributing
Shire Business Centre and the Priority Infrastructure Plan in to pathways.
Wallace Park to the Noosa River Part 15.
foreshore
c) recreation areas off
Shorehaven Drive and Seacove
Court;
d) scouting facilities at Gympie
Terrace and Gibson Road;
e) the Australian Rules field at
Weyba Road; and
f) camping and caravanning
facilities at Munna Point.
Foreshore character
O26 The natural landscape No solution provided. Not Applicable
character and vegetation along
the foreshore areas of the Noosa The site is not located on the
River, Lakes Doonella and foreshore of any of the areas
Weyba and Eenie Creek, Noosa listed in O26.
National Park, Keyser Island and
Weyba Creek Conservation
Parks is protected.
Watercourses
O27 The environmental, No solution provided. Not Applicable
economic, amenity and
transportation values of the The proposal is not located near
Noosa River system are the Noosa River system. The
protected. proposal will not impact the
environmental, economic,
amenity and transportation
values of the Noosa River
system.
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F.2 NOOSAVILLE LOCALITY CODE – SPECIFIC OUTCOMES AND
PROBABLE SOLUTIONS FOR THE INDUSTRY ZONE
Specific Outcomes Probable Solutions Response
11. 9 Consistent Uses
O186 The following defined No solution provided. O186 Complies
uses and use classes are
consistent uses and are The proposal involves a Service
located in the Industry Zone— Station with an ancillary shop
and a food outlet. The Planning
a) Industrial business Types 1 Scheme definitions include:
or 2;
Retail Business Type 5 Vehicle
b) Retail business Types 3, 5 Uses
or 6;
Retail Business Type 2 Shop and
c) Retail business Type 4 if a Salon (shop)
vehicle sales premises and
located with frontage to Lionel Entertainment and Dinging
Donovan Drive; Business Type 1 Food and
Beverages.
d) Education Type 3 if trade
related vocational training The service station is a
consistent uses within the
e) Emergency Service Type 2; Industry Zone.
f) Service and utility; The Retail Business Type 2 Shop
and Salon (shop) and
g) Transport Types 1, 2 or 3; Entertainment and Dinging
and Business Type 1 Food and
Beverages uses are discussed in
h) Ancillary dwelling unit.
O187 below.
11.52 Inconsistent uses
O187 The following defined uses No solution provided. Specific Outcome 187
and use classes are inconsistent
uses and are not located in the Please refer to Section 7.2 of
Industry Zone— this report for further discuss
regarding O187.
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining
business;
d) Home-based business;
e) Industrial business Type 3
f) Retail business Types 1, 2 or
7;
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g) Retail business Type 4 if not a
vehicle sales premises located
with frontage to Lionel Donovan
Drive
h) Education if not Type 3 and
trade related vocational training;
i) Emergency Service Type 1;
j) Open Space;
k) Wellbeing;
l) Transport Type 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation
11.53 Effects of use
Amenity
O188 Uses are predominantly of No solution provided. O188 Complies
an industrial nature ordinarily
expected in an industrial estate The predominant use of a service
with ancillary uses compatible station is compliant with the
with industrial planning scheme and supports
the specific outcomes of the
industry zone. The ancillary uses
identified as part of the proposal
are necessary in fulfilling a
community need and
compliments the industrial
specific outcomes anticipated for
the service station.
O189 Industry business uses are No solution provided. O189 Complies
located, designed and operated
to avoid significantly changing The proposed development is
the amenity enjoyed by users of setback form the road to ensure
surrounding premises a high standard of appearance,
businesses. safety and amenity is achieved.
The design of the proposal
ensures that the development
contributes to the character and
amenity of the streets by
providing areas free of building
and enclosed space to facilitate
pedestrian movement, vehicular
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circulation and landscaping.
Frontages
O193 The frontage of each site S193.1 A landscaped building S193.1Complies
contains landscaping without setback of 10m is to be provided
adversely screening the business to Walter Hay Drive, Eumundi- The site contains two street
or visitor carparking; Noosa Road and Eenie Creek frontages, Eumundi Noosa Road
Road, unless this is the only and Project Avenue. The
AND frontage to the site, in which case proposal provides a maximum of
it can be reduced to 6m; 6m landscaping along the street
frontages where not conflicting
AND with the ingress and egress of
the site.
For further details please refer to
the Volume 2 for the Landscape
Report.
S193.2 This setback area is to S193.2 Complies
include a minimum of 2m of soft
landscaping behind which The proposal provides soft
uncovered visitor carparking may landscaping.
be located;
For further details please refer to
AND the Volume 2 for the Landscape
Report.
O194 Vehicle display is focussed S194.1 There is no display of S194.1 Complies
on and orientated towards Lionel motor vehicle for sale or hire on
Donovan Drive rather than Walter Hay Drive, Eumundi- The proposal does not include
Walter Hay Drive, Eumundi- Noosa Road or Eenie Creek the provision of motor vehicles
Noosa Road or Eenie Creek Road frontages; for sale or hire.
Drive;
AND
AND
O195 Development fronting S195.1 No direct vehicular S195.1 Not Applicable
Walter Hay Drive, Eumundi- access is taken off Eenie Creek
Noosa Road and Eenie Creek Road or Walter Hay Drive where The proposal does not front
Road is sympathetic to the the property has access to any Eenie Creek Road or Walter Hay
character of the area and other road. Drive.
suitable for its position along the
entry roads to the coastal urban
part of Noosa.
Environmental Protection
O196 Industrial development is No solution provided. O196 Complies
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conducted in an environmentally The proposed development will
responsible manner, operating be operated and maintained in
without deleterious impacts on way that is environmentally
immediate, surrounding or responsible. Systems and
downstream communities, procedures will be provided in
environments and environmental order to prevent and monitor
processes. spills and leaks with appropriate
responses to these events.
There will be no adverse impacts
on the immediate, surrounding or
downstream communities. Refer
to Volume 5 for the Stormwater
Management Plan for more
information.
11.54 Built Form
Visual amenity and character
O197 Buildings are designed and No solution provided. O197 Complies
sited to provide visual interest
and amenity by— The proposal fronting Eumundi
Noosa Road is sympathetic to
a) providing well-articulated the character of the area and is
buildings with strong horizontal appropriately positioned along
and vertical design elements and this major road. The proposal
features; can be seen as an improvement
to the existing site features and
b) using a variety of external diversifies the current area. The
building materials within external proposal contains a unique
walls where such walls are layout with the provision of areas
visible from the street; and that do not have enclosed
spaces or buildings, encouraging
c) providing for interesting and
pedestrian activity.
varied site layouts and roof
designs;
AND
O198 Buildings are designed to No solution provided. O198 Complies
provide for a range of potential
users by allowing for adaptable The proposed development is
floor plans and adequate floor to designed and positioned to
ceiling heights. service a wide range of potential
users and service the area of
Noosa through its vehicle, retail
and dining services. The
proposal involves an electric
charge station and a bike fix
station which encourages the use
of electrical cars and active
transport. The height of the
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development is consistent with
the surrounding developments
and is only one storey in height.
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F.3 BUSINESS USES CODE – FOR ALL BUSINESS USES
Specific Outcomes Probable Solutions Response
14. 16 Effects of use
Electricity Infrastructure
O18 The development does not S18 .1 No solution provided O18 Complies
adversely impact on existing or
future electricity supply The proposal is to be developed
infrastructure; on a site that has an existing
building improved on the land.
AND Due to this improvement, the
existing or future electricity
supply infrastructure will not be
adversely impacted.
O19 All uses and works maintain S19.1 Development for uses S19.1 Complies
an adequate safe distance from adjacent to or within 50m of an
electrical infrastructure including existing electricity substation The proposal is not within 50m of
substations, overhead incorporates noise attenuation electricity substation.
powerlines, power poles and measures to mitigate noise
transformers. impacts;
AND
S19.2 Buildings and structures Not Applicable
(including swimming pools,
sheds, tennis courts and The site does not contain
outbuildings) are not constructed overhead electricity transmission
under overhead electricity lines, or electricity easements.
transmission lines, or within
electricity easements.
Noise
O20 Development is designed No solution provided. O20 Complies
and sited to avoid noise
emissions that unreasonably The proposed service station and
diminish the amenity of the area food outlet is located in an
or surrounding uses. industry zone which anticipates
an increase in noise emission
compared to other zones. The
proposal will maintain the level of
amenity of the industry zone.
Mechanical plant and equipment and storage areas
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O21 Mechanical plant and S21.1 Mechanical plant and S21.1 Complies
equipment (including air equipment are—
conditioning equipment) and The service area at the rear of
storage areas are designed and a) located more than 2m from the food outlet is fully contained
located to— any property boundary; within the building and cannot be
viewed from the street. The
a) avoid adverse visual impacts b) where located at ground level, service area is more than 2m
when viewed from the street and screened by fencing 1.5m in from the side boundary.
adjoining properties; and height or dense vegetation of at
least 1.5m in width incorporating
b) visually integrate with the grouped trees and shrubs with
building design. maximum separation distance of
1m measured from the centre of
the tree or scrub; and
c) are visually integrated into the
line and plane of the building and
roof design and do not project
beyond the height or width of the
building when viewed from the
street and adjoining properties;
AND
S21.2 For Industrial business Not Applicable
and Retail business Type 3,
materials stored outside of a The proposal does not involve
building do not exceed 4m in Industrial business and Retail
height or half the height of the business Type 3.
on-site buildings whichever is the
For further details please refer to
greater.
Volume 1 for the Architectural
Plans.
Safety and security
O22 All property boundaries are S22.1 Boundaries are identified S22.1 Complies
clearly identifiable with public and by such means as –
private spaces clearly defined. Boundaries are identified by
a) fencing; or fencing and landscaping
treatment.
b) changes in surface materials
or levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas S22.2 Complies
are well lit or can be locked after
hours. The loading and storage areas
will be well lit and locked after
hours.
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O23 All premises and access S23.1 All premises are identified O23 Complies
routes are clearly identifiable to by the provision of the street
all persons, particularly number in a prominent location, The access routes of the
emergency services personnel. preferably near the site entry, premises will be easily
(i.e. on the kerb or letterbox or by identifiable and will provide
signage on the building or site). efficient access for emergency
vehicles and personnel.
O24 All building entries are S24.1 The number of entrances O24 Complies
designed to be obvious and and exits are limited and main
easily identifiable. building entrances/exits are The building entry will be clearly
located at the front of the site, in identifiable and will face the
view of the street. Where this is frontage of the site. Access will
not possible, due to site or be clearly seen upon entrance to
existing building constraints, a the site.
well defined path is provided to
the entrance/exit;
AND
S24.2 All entrances/exits to S24.2 Complies
buildings, are well lit and signed,
and signage includes hours of The proposal will be well let and
operation; signed.
AND
S24.3 Entrances/exits are S24.3 Complies
located to provide a direct link to
driveways and carparking areas; The vehicle access/exit is gained
from Eumundi Noosa Road
AND which directs to the fuel bowsers
and car parking areas.
S24.4 Recessed doorways are S24.4 Complies
avoided where the recess is of
sufficient size to conceal a The proposal does not involve
person. Where recessed recessed doors.
doorways are unavoidable,
measures are used to enhance
safety, as follows—
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided;
or
d) gates which restrict access
provided.
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O25 Uses are arranged within S25.1 Windows and main S25.1 Complies
buildings and on sites to enable entrances are positioned to allow
external areas to be monitored. for casual surveillance. The tenancies’ windows are
orientated to offer casual
surveillance over the fuel bowers
of the service station.
O26 Communal open space, S26.1 Communal open spaces, Not Applicable
including congregation and including congregation and
seating areas, is located where it seating areas are situated where The proposed service station
can be monitored. they are in the line of sight of does not involve communal
windows, doors and/or balconies space.
of buildings, or can be seen from
The proposal provides causal
a street or other public space.
surveillance to overlook the
pathway fronting Eumundi Noosa
Road.
O27 Buildings and structures are S27.1 Buildings or structures that S27.1 Complies
designed to minimise are visible from a public street or
opportunities for vandalism. laneway— The service station and food
outlet is design is visible from
a) avoid the use of solid fences Eumundi Noosa Road and
and blank walls which attract Project Avenue.
graffiti. Where solid blank
surfaces are unavoidable, The decorative wall sheeting,
measures in the form of horizontal metal wall cladding
landscaping, creepers, murals, and other materials and finishes
vandal resistant paint, etc. are have been selected to minimise
used; opportunities for vandalism.
b) use toughened glass, security For further details, please refer to
screens and other measures (but Volume 1 for the Architectural
not including security shutters Plans.
that obscure the view of
shopfronts) are used in windows
which are provided at ground
level, to deter break and enters;
and
c) use hardy vandal proof
materials and anti-graffiti paint
are used in the construction of
buildings.
O28 Lighting of appropriate S28.1 Lighting of appropriate S28.1 Can be Conditioned
intensities is provided to intensities is provided which
maximise safety. satisfies the requirements of The proposal can be conditioned
Australian Standard AS1158: to comply with the Australian
Public Lighting Code, unless Standard AS1158: Public
otherwise specified in this Code; Lighting Code.
AND
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S28.2 External lighting of a S28.2 Can be Conditioned
graduated intensity is provided
which starts at a lower level of The lighting used on site can be
brightness at the perimeter of the conditioned.
site and rises to a higher level at
the entrance to buildings or at the
centre of the site;
AND
S28.3 Lighting is directed onto S28.3 Complies
the site and away from
neighbouring properties; The proposal will ensure that
lighting is directed away from
AND neighbouring properties.
S28.4 Vandal-resistant lighting is S28.4 Can be conditioned.
used in public and publicly
accessible areas. Vandal-resistant lighting can be
conditioned if required.
O29 Public toilets are designed S29.1 Public toilets are located in S29.1-29.3 Not Applicable
and constructed to— high traffic areas;
The proposal will provide toilets
a) ensure the safety of all people AND within the tenancies which will be
using them; and managed and maintain by the
S29.2 Features that may owners.
b) take advantage of informal legitimise loitering, such as
surveillance from adjoining uses seating or public telephones are
and activities, discouraging non- not located within 20m of toilet
legitimate uses. entrances;
AND
S29.3 Entrances to public toilets
are visible from the street,
footpath and other activity areas
on the site or adjoining sites.
O30 Premises have accessibility S30.1 Safe and convenient S30.1 Complies
to public transport. pathway access is provided from
the site to link to existing The site contains and existing
pathway networks that services pathway along the Noosa
public transport facilities; Eumundi Road frontage. The
proposal will provide a pedestrian
OR footpath for the full frontage of
the site in order to provide
linkages to public transport
facilities.
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S30.2 Direct pathway access is Not Applicable
provided to the public transport
facility if the facility is contained Please refer to S30.1.
on site or within 50m from the
property boundary.
O31 Business Uses are designed S31.1 Safe and convenient cycle S31.1 Complies
and constructed to encourage access to and from the site from
users of the development to the existing road and bicycle The proposal provides bike racks
access the site by means of foot network, and safe pathway of Project Avenue which involves
or bicycle through provision of movement within the site is less vehicle movement.
appropriate end-of-trip facilities provided;
The bike fix station is located off
including bicycle parking and
AND the pathway on the Eumundi
shower/change rooms.
Noosa Road frontage.
31.2 Secure and convenient S31.2 Will Comply
parking space for bicycles is
provided on site in accordance The proposal will comply with
with AS2890.3 Bicycle Parking AS2890.3 Bicycle Parking
Facilities and Figure 14-1 Facilities and Figure 14-1
Minimum Requirements for Minimum Requirements for
Bicycle Parking; Bicycle Parking.
AND
S31.3 Where at least 5 bicycle Not Applicable
parking spaces are required in
accordance with Figure 14-1 The proposal is required to only
Minimum Requirements for provide 4 bicycles.
Bicycle Parking, end-of-trip cycle
facilities are provided at the
following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle
spaces or part thereof;
AND
S31.4 Bicycle parking spaces S31.4 Will Comply
and cyclist facilities are designed
in accordance with AUSTROADS The proposal will comply with
Guide to Traffic Engineering AUSTROADS Guide to Traffic
Practice , Part 14 –Bicycles, Engineering Practice , Part 14 –
Section 10; Bicycles, Section 10
AND
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S31.5 On-site pedestrian S31.5 Complies
facilities such as seating and
shade structures are provided in The proposal provides 4 bicycle
developments for the spaces.
convenience of persons walking
The requirements are as follows:
to the site.
Entertainment & Dining Business
Figure 14-1 Minimum 2
– 90m GFA = 2 spaces
Requirements for Bicycle
Parking 2
Retail Business Type 2 – 200m
GFA = 2 spaces.
Use Minimum Bicycle
Parking
Commercial 1 bicycle parking space
Business per 50m2 or part thereof
of gross floor area.
Entertainment 1 bicycle parking space
& Dining per 50m2 or part thereof
Business of gross floor area.
Industrial 1 bicycle parking space
Business per 100m2 or part
Type 2 thereof of gross floor
area.
Retail 1 bicycle parking space
Business per 50m2 or part thereof
Type 1 (if not of gross floor area.
a roadside
stall)
Retail 1 bicycle parking space
Business per 100m2 or part
Type 2 thereof of gross floor
area.
Retail 1 bicycle parking space
Business per 100m2 or part
Type 3 thereof of gross floor
area.
Retail 1 bicycle parking space
Business per 100m2 or part
Type 6 thereof of gross floor
area.
Retail 1 bicycle parking space
Business per 100m2 or part
Type 7 thereof of gross floor
area.
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