3. FINAL-160721-BA4090-Town Planning Report

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
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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
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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.



30 KEY PERFORMANCE OUTCOMES                                                                                    URBIS
                                                                                                NOOSA ENERGY CENTRE