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Attached to the e-mail MCU14/0096 Development Application - Aquaculture 3 & 4 / 15 Production Street, Noosaville.
PROPOSAL REPORT Development Application seeking a Development Permit for Material Change of Use - for Aquaculture (Animal Husbandry Type 1 – Traditional) at 15 Production Street, Noosaville described as Lots 3 and 4 on RP 814213 in CTS34929 Applicant: Oceanic Technologies Pty. Ltd. Prepar ed: December, 2014 R01744 –01-A Application for Material Change of Use Development Permit for Material Change of Use for Aquaculture (Animal Husbandry Type
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1 – Traditional) located at 15 Production Street, Noosaville described as Lots 3 and 4 on RP 814213 in CTS34929 Prepared for Oceanic Technologies Pty. Ltd. Prepared by Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567 T +61 7 5455 5425 F +61 7 5455 5725 © Martoo Consulting Pty Ltd 2014 The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Martoo Consulting Pty Ltd. 01744 Proposal Report 2014
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 5
3.3 Site Contamination 5
4 The Characteristics of the Surrounding Environment 5
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 5
5 The Proposal 7
6 Development Assessment 8
6.1 Applicable Codes 8
6.1.1 Noosaville Locality Code 9
6.1.2 Agricultural Uses Code 21
6.2 State Planning Matter 21
7 Conclusion 22
Annexure 23
Appendix A: Development Plans for the Proposal
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 1
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
1 Introduction
This planning report has been prepared for Oceanic Technologies Pty. Ltd. being the applicant of a
development application proposing a Material Change of Use of Premises for Aquaculture (Animal Husbandry
Type 1 – Traditional) over two of the four premises at 15 Production Street, Noosaville.
The subject site is described Lots 3 and 4 on RP 814213 in CTS34929 and is within the Noosa Council local
government area.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the Sustainable
Planning Act 2009. The proposal is identified as being impact assessable development under the provisions
of the 2006 Noosa Council Planning Scheme (i.e. The 2006 Noosa Plan).
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against The Noosa Plan 2006; and
Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for the above development application for material change of
use.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed by
The Noosa Plan.
The report concludes that the proposal to establish an aquaculture use is consistent with the provisions of
The Noosa Plan, and should be approved subject to reasonable and relevant conditions from Council and any
referral agency.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
2 Basic Information
Basic information relating to this development application includes:
Applicant: Oceanic Technologies
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: 15 Production Street, Noosaville
RPD of Site: Lots 3 and 4 on SP184294 in CTS34929
Owners: I & I Robinson Pty Ltd ACN 125501466
2
Area of Site: 2853 m (base parcel)
Current Use of Site: Two existing industrial buildings within Industry Zone of Noosaville locality
Land Use Zonings: Industry Zone
Proposal: Aquaculture (Animal Husbandry – Type 1- Traditional)
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: Nil
Existing Easements: Yes – Easement A on SP156940
Consultants for
development
application: Town Planners: Martoo Consulting
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
3 The Characteristics of The Site
3.1 Site Characteristics
The subject site comprises a rectangular lot with street frontage of 36 metres, located within the industrial
estate south of Eumundi-Noosa Road in Noosaville. The site is located in Lots 3 and 4 on SP184294 in
2
CTS34929, situated at 3 & 4 / 15 Production Street, Noosaville. Lots 3 and 4 have total areas of 283 m and
2 2 2 2
288 m respectively whereby the ground floor level has areas of 259 m and 264 m whereby 24m of each lot
2
is located on the upper level. The parent parcel (previously Lot 259 on MCH4594) has an area of 2285 m .
The hybrid map and aerial photographs show the location of the site and its surrounds is provided below in
Figure 1.
Figure 1: Site Location and Surrounds
The site currently contains a two storey industrial building which has been subdivided into four (4) building
format lots. The existing building is positioned at right angles along the southern boundary of the site. The
aerial photo in Figure 2 shows the existing development on the site noting that the cadastral boundaries as
depicted on the photograph as obtained from Nearmap.com are not accurately shown.
The proposal is to use two of these lots being Lots 3 and 4 and obviously having access to the common
property as provided for in the community management statement for in CTS34929 which is known as “Noosa
Production”. The applicant has approval of the Body Corporate to place two movable water storage tanks in
common property as seen in Figure 2 below.
The site has a two-way access off Production Street which provides manoeuvring areas through the centre of
the subject site into each of the four existing lots. There are also parking spaces along the northern boundary
of the subject site off this central driveway.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Figure 2: The Existing Development on The Site (nearmap.com Sept, 2014)
3.2 Existing Infrastructure Servicing the Site
The subject site is serviced by standard community infrastructure for urban commercial and industrial uses
including telecommunications, electricity supply, water supply, sewerage services, bitumen roadways, kerb
and channel and related stormwater management, footpaths, and associated street lighting.
3.3 Site Contamination
The site is not understood to be on either the Contaminated Land Register or the Environmental Management
Register, established under the Environmental Protection Act 1994 and to the best of our knowledge is not
contaminated.
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
The subject site is located in an area of Noosaville which is largely characterized by industrial uses. There
is also a level of commercial uses near the Noosa Civic (n.b. coloured Blue in Figure 3 over the page
) which is about 150m to the east, for a variety of businesses offering the supply of services and
manufacture of goods. The industrially-zoned area in Noosaville is a significant area of industrial
development supporting the wider Noosa region.
The site is in close proximity (approx 550 metres) to a four lane section of Eumundi-Noosa Road, and is in
the vicinity of the Noosa Civic development (approx 190 metres). The surrounding zoning of the site, as
included in The Noosa Plan, is shown over the page in Figure 3, with the red ‘X’ identifying the site.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
x
Figure 3: Zoning Map Over Land
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
5 The Proposal
As indicated in Section 1 of this report, this development application proposes a Material Change of Use of
Premises for Aquaculture (Animal Husbandry – Type 1 -Traditional). The applicant intends to retain the
existing buildings on site, proposing a staged development occupying first Lot 4 on the site in Stage 1, and
Lot 3 on the site in Stage 2 as shown on the Site Plan in Annexure A.
The only relevant external works is the installation of two above ground dark green PVC water tanks noting
that each can store 22000 litres.
Both stages would involve the interior fit-out of the existing buildings for establishing an aquaculture use as
illustrated in Annexure A. This essentially involves the establishment of internal infrastructure including
tanks, process units (i.e. filters, skimmers, degassing units), control equipment, site office, a sump, and
2
service/maintenance areas in each existing lot. The total pondage area for the combined stages is 144 m .
The proposed development is to occur in two stages, subject to market demand for the applicant’s product.
Vehicle parking within the subject site currently exists to the north and east of the existing building. Access is
proposed to continue through the existing two-lane paved driveway off Production Street. No change to this
parking area or driveway arrangements proposed as part of this proposal and is considered sufficient for the
level of service required by this proposed aquaculture use.
The traffic generated by the proposed use is likely to include mainly of a small number of staff (between 1 and
2 staff), with deliveries and service vehicles on an as-needs basis. It is considered that sufficient on-site car
parking exists, and the loading area is sufficient, to mean that the use will not generate an off-site demand for
vehicle lay down areas.
Solid general refuse will be stored in the existing areas designated within the common property. Refuse
disposal and collection is to occur on an as-needed basis, by a contractor approved by Council. The nature
of this solid general waste is to largely originate from office and lunch wastes.
Liquid waste generated as part of the proposed use will be discharged to sewers in agreement with Unity
Water.
The hours of operation proposed are obviously 24 hours per day 7 days a week hours staff are expected on
site commonly between 7am-7pm. daily however there may be a need to for staff to be working outside of
these hours in case of emergencies.
The proposed aquaculture use is defined as a Animal Husbandry – Type 1 Traditional use under the 2006
2
Noosa Plan noting that the total proposed pondage area (i.e. Stages 1 and 2 combined) is less than 200 m .
The term Animal Husbandry – Type 1 Traditional is defined as follows under this planning scheme
Animal Husbandry – Type 1 Traditional - The use of premises for dairying, cattle grazing, animal
breeding establishments, holding yards or hatcheries. The term includes aquaculture with a combined surface
area of all ponds or tanks of 200m2 or less but does not include uses defined as Animal husbandry Type 2
Intensive. The term includes keeping animals at or above the following rate:
rate:
Bee Hives 4
Caged Birds (excluding poultry) 19
Cats 4
Cattle, camels, goats, sheep, and the like 2
Dogs 4
Horses 4
Pigs 1
Poultry (excluding roosters) 10
Roosters 1
Such a proposed use is impact assessable development under the Noosa Plan (2006) in the Industry Zone.
The planning scheme possibly did not envisaged to be undertaken in that such a use would be likely to be
undertaken in an industrial zone when the current planning scheme was adopted in 2006.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
6 Development Assessment
The Noosa Plan (2006) includes the site in the Noosaville locality, within the Industry zone. An extract from
The Noosa Plan zoning map is shown below, with the red boundary delineating the parent parcel for the
subject site.
Figure 4: Zoning Map Extract (The Noosa Plan)
The Noosa Plan defines the proposed agriculture use as a Animal Husbandry – Type 1 traditional use.
As indicated above, the assessment table for the Industry Zone within the Noosaville locality indicates that an
Animal Husbandry – Type 1 use is inconsistent impact assessable development in The Noosa Plan.
6.1 Applicable Codes
In accordance with Division 11 – Assessment table for the Industry Zone, within the Noosaville Locality of The
Noosa Plan, the proposed development is inconsistent, and therefore has no locality-specific code
assessment criteria. The applicable codes are therefore considered to primarily consist of:
• Noosaville Locality Code – General (Part 11, Div 16, 17);
• Noosaville Locality Code – Industry zone (Part 11, Div 26)
• Agricultural Use Code (Part 14, Div 2);
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
6.1.1 Noosaville Locality Code
The proposal has been reviewed against the provisions of the Noosaville Locality Code and is considered to
comply with the Overall outcomes, Specific outcomes and Probable solutions (Table 11.13). The table
below is an extract from The Noosa Plan, being Table 11.13 – Division 17 – Specific Outcomes and Probably
Solutions for the Noosaville Locality. The table has been completed with Column 3 denoting the level and
type of compliance considered to be achieved by the proposal.
Table 1: Assessment against Table 11.13 - Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
11.9 Effects of use
Amenity
O1 Uses are located, No solution provided Complies – No significant adverse emissions
designed and operated to of noise, air or light are anticipated due to the
avoid significant adverse proposed use. Due to the greater pressures
changes to the light, air maintained within each lot, there should not
quality, noise, accessibility be an issue with reverse amenity for such a
or other conditions enjoyed use in an industrial area.
by users of associated,
adjoining or nearby uses.
Major Road Network
O2 Through traffic in No solution provided Complies/ N/A – A large separation distance
Noosaville uses Gibson exists between the site and Gympie Terrace.
Road or Eenie Creek Road,
ensuring the visual amenity
of Gympie Terrace is
protected with a
consequent enhancement
of visitor and recreation
opportunities and benefit to
businesses along Gympie
Terrace.
Visual amenity
O3 The visual amenity No solution provided Complies - No change upon the areas
and character surrounding amenity due to external site works is
the major road network is proposed, aside from the somewhat
protected and enhances the innocuous installation of two water tanks. It is
recognisable entrance to considered that the site’s location within an
Noosaville through— industrial area would permit such a change in
a) retaining and amenity as being inconsequential.
enhancing the visual
and physical
separation of
Noosaville from other
localities; and
b) ensuring
development does
not encroach upon
existing native
vegetation along the
road frontage other
than for access
ways.
Neighbourhood identities
O4 The separate No solution provided Complies – The proposal has no detrimental
identities of the various impact on surrounding neighbourhood
residential neighbourhoods identifies or character.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
remain important and
distinct elements of the It is considered that although The Noosa Plan
residential character of (2006) classifies the proposed use as an
Noosaville. Agricultural Use, that the operation and effect
of the use as proposed is such that it may
also appropriately be located in a building
within an industrial area. An aquaculture use
as proposed is dramatically different from
most other agricultural and traditional animal
husbandry uses in that it doesn’t require fertile
soils or large open or even penned areas to
operate. The use can be contained within a
regularly-sized industrial building (i.e. the
above existing building), and does not require
and level or standard of community
infrastructure and services normally provided
in urban industrial areas; such as access to
reticulated sewerage, water supply and
electricity supply. Accordingly, for these
reasons, the proposed aquaculture use is
considered to be appropriately sited within the
neighbourhood identity of the Noosaville
industrial precinct.
Airport
O5 Development and use No solution provided Not applicable
of premises within 750m of
the airport do not cause an
obstruction or other
potential 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;
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.
11.10 Built form
Density
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
O6 The density of No solution provided a) Complies – no external building work
development within the site is proposed, or extensions to GFA, with
area— the addition of two external water tanks
a) is compatible with being the only alteration proposed to
surrounding the site outside the bounds of the
development; and existing building.
b) does not exceed— b) N/A
i. for the Semi-
Attached Housing
Zone:
A. for sites
2
between 500m and
2
599m inclusive—4.8
persons
B. for sites
2
600m or more —
6.6 persons or 100
persons per
hectare
ii. for the Attached
Housing and
Business Centre
Zones—a maximum
population density of
100 persons per
hectare with the
exception of the
following sites which
have an allowable
population density of
320 persons per
hectare exclusively
for the purpose of a
visitor hostel—
A. Lots 3 & 4
on RP122928
situated at 14-16
Mary Street; and
B. Lot 21 on
RP815864
situated at 11-13
William Street;
iii. For the Visitor
Mixed Use Zone—
160 persons per
hectare; and
c) has a low site impact c) Complies – as with a) above, no
to enhance the external building work or extensions to
opportunity to GFA are proposed, with the addition of
maintain natural site water tanks being the only alteration
characteristics, proposed to the site outside the bounds
including native of the existing building. The site is
vegetation and located within an already developed
natural landforms. industrial area, and as such this
application is not considered to require
significant regard to on-site vegetation
or landforms.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
Height
O7 Buildings and other
structures— S7.1 Buildings and other Complies – no additional buildings or
A. are low rise and have structures have a extensions to existing buildings are proposed
a visual bulk and an maximum building height as part of this proposed Material Change of
architectural scale of— Use. The water tanks to be situated outside
consistent with a) if in the Attached the existing buildings will be less than 3m in
structures on adjoining Housing Zone – 8m, height.
or nearby land; with the exception of
B. do not exceed a those properties with
building height of — frontage to the
C. for the Attached following streets: -
Housing Zone 2 Russell St, William St
storeys unless located and Howard St, or
on property with Weyba Rd, James St
frontage to the and Albert St north of
following streets: - their intersections
Russell St, William St with Elizabeth St
and Howard St, or where they have a
Weyba Rd, James St maximum building
and Albert St north of height of 12m;
their intersections with b) if in the Visitor Mixed
Elizabeth St, where Use Zone – 12m;
they are not to exceed c) if in the Business
a maximum building Centre or Industry
height of 3 storeys; Zones — 10m;
D. for the Visitor Mixed d) if in the Shire
Use Zone– 3 storeys, Business Centre
although present only Zone –8m, except in
1-2 storey façades to Precinct E1 or E2
Gympie Terrace; where 12m;
E. for the Shire Business e) if in the Industry Zone
Centre Zone– 2 – 10m
storeys, except in f) in all other zones—
Precinct E1 and E2 8m.
where 3 storeys and
Precinct REC/MU
where 1 storey; and
F. for all other zones— 2
storeys;
G. do not visually
dominate the street or
surrounding spaces;
H. preserve the amenity
of surrounding land;
ensure that
development responds
to the site topography;
and
I. are well articulated
with strong horizontal
and vertical design
elements to provide an
interesting streetscape
and to complement
landform changes and
landscapes.
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
Setbacks
O8 Buildings and other S8.1 Buildings and Complies – No buildings are proposed as
structures are appropriately structures comply with the part of this Material Change of Use, and the
designed and sited to— setbacks identified in water tanks are movable and not permanent
a) provide amenity for Schedule 1 - Minimum structures.
users of the premises Boundary Setbacks.
as well as preserve
the visual and
acoustic amenity of
adjoining and nearby
land uses;
b) provide adequate
distance from
adjoining land uses;
c) allow space for
required vehicle
parking;
d) preserve any existing
vegetation that will
buffer the proposed
building;
e) allow for landscaping
to be provided
between buildings;
f) avoid large areas of
continuous wall
planes by varying the
building setbacks
and using
appropriate
techniques to provide
visual relief; and
g) protect the natural
character and visual
amenity of the Noosa
River system and
other watercourses.
Site cover, gross floor
area and plot ratio
O9 The site cover, gross No solution provided Complies – The site cover is not proposed to
floor area and plot ratio of increase with any additional significant
buildings and other roofed structure; with the proposal including only the
structures— addition of two water tanks on the eastern
a) results in a building side of the existing building. Hence, the
scale that is increase in site cover is very minimal, and
compatible with further is not considered to be a relevant
surrounding consideration in the Industry Zone.
development;
b) does not present an The GFA and plot ratio are not proposed to
appearance of bulk to be altered with this application.
adjacent properties,
roads or other areas
in the vicinity of the
site;
c) maximises the
retention of existing
vegetation and allows
for additional soft
landscaping between
buildings;
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
d) allows for adequate
area at ground level
for outdoor recreation,
entertainment, clothes
drying and other site
facilities; and
e) facilitates onsite
stormwater
management and
vehicular access.
O10 Site cover does not
exceed—
a) for the Detached
Housing Zone–50% for
a single storey building
and 40% for a double
storey building;
b) for the Semi-attached
Housing Zone–40%;
c) for the Attached
Housing Zone–40%;
d) for the Visitor Mixed
Use Zone–35%; or
e) for the Shire Business
Centre Zone in
Precincts E1, E2, E6
and E7–50%.
O11 For Multiple Housing
Type 2 buildings do not
exceed a plot ratio of—
a) 0.6:1 if in the Attached
Housing Zone with
frontage to the following
streets: Russell St,
William St and Howard
St, or Weyba Rd,
James St and Albert St
north of their
intersections with
Elizabeth St; or
b) 0.45:1 otherwise.
O12 For Multiple housing
Type 3 or 4, Visitor
accommodation Type 4
and the accommodation
unit component of an
Entertainment and dining
business Type 3—the
maximum a gross floor area
is equivalent to the
maximum allowable
population in persons
2
multiplied by 40m .
O13 For the Visitor Mixed
Use Zone, the maximum
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Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
gross floor area equals the
allowable population in
2
persons multiplied by 40m ,
provided that the gross floor
area does not exceed
2
13,600m .
O14 For the Detached
house Zone and Semi-
attached Housing Zone—
soft landscaping is provided
and retained over a
minimum of 20% of the site
area.
O15 For the Business
Centre Zone, outside of the
Mary Street/Thomas Street
Precinct the maximum plot
ratio is —
a) 0.8:1 for site areas up
to and including
2
2,000m ; plus
b) 0.3:1 for the balance
portion of the site area
2
in excess of 2000m .
O16 For the Business
Centre Zone within the
Mary Street/Thomas Street
Precinct the maximum plot
ratio is 0.5:1.
O17 Within the Shire
Business Centre Zone, the
maximum plot ratio for
development within the
following precincts is —
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.
1
Flooding and drainage
O18 Buildings and other S18.1 Floor levels for 18.1 – Not applicable
works are designed and habitable rooms are not
sited to— less than the specified
a) provide flood free minimum floor levels
1
Council has mapping of minimum floor levels and flood levels for some parts of the Shire. Contact the Land Development Section of
Noosa Shire Council.
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 15
Page 18
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
access to premises AND
and flood free S18.2 Where Council 18.2 – Complies – drainage is to continue to
habitable areas; infrastructure is available— flow to the existing infrastructure.
b) allow only minor, a) any drainage
short term and (including buildings
infrequent flooding of and yards) flows to
non-habitable areas; that infrastructure;
c) ensure drainage does and
not adversely impact b) the infrastructure
upon other premises; has the capacity to
and accept any
d) ensure filling or additional loading;
excavation does not AND
adversely impact S18.3 For Detached
upon other premises houses and Multiple
by— housing—
i. causing ponding on
where slab on ground
the site or nearby
construction is used,
land;
filling does not
ii. increasing flooding,
extend more than 1m
which adversely
beyond the building
affects the safety or
footprint, measured
use of any land
from the outer walls
upstream and
of the building ; or
downstream; and
iii. adversely affecting the design consists of a
the flow of water in suspended floor
any overland flow construction.
path.
Sloping sites & ridgelines
O19 Development on S19.1 Buildings and N/A – The site is not a sloping site
sloping sites— associated access ways
a) is responsive to the are not constructed on
natural topography of land with a slope greater
the site and than 25% (1 in 4);
minimises cut and fill; AND
b) does not visually S19.2 Buildings are of split
dominate the hill level design that step down
slope or interrupt the the slope or have
skyline; suspended floor
c) is integrated with the construction;
natural site AND
characteristics S19.3 Cut or fill is less
including vegetation; than 1.2m in depth;
and AND
d) for Multiple housing, S19.4 The distance
takes the form of between the ground and
small separate the lowest part of the floor
buildings; of the building does not
exceed 3m to avoid large
AND under building areas;
AND
S19.5 Buildings present no
more than 2 or 3 storeys at
any one point.
O20 On steep slopes or S20.1 No solution provided N/A – The site is not a sloping site
ridgelines which are visible
from the major road
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 16
Page 19
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
network, areas of public
open space, the Noosa
River or the beaches—
a) new buildings and
structures including
outbuildings, are
designed so as not to
dominate or detract
from the scenic and
environmental qualities
of the site and its
setting.
Roof form
O21 Rooflines— S21.1 The main roof of the N/A – no change to the existing roof form is
a) contribute positively building has a roof pitch proposed.
to the local skyline; no less than 5 degrees
b) complement the and has roof overhangs a
character of the minimum of 600mm wide;
locality; AND
c) are articulated, S21.2 Buildings and
pitched or skillion; structures do not include
d) avoid low pitched roof top terraces.
(eg. less than 5
degrees) or box roof
profiles/parapets;
and
e) do not create
opportunities for
residents to overlook
the private open
space areas of
neighbouring
properties.
Materials and finishes
O22 Buildings and other No solution provided. Complies – the only additional visible
structures use materials materials/finishes are considered to be
and finishes that the water tanks. These are dark green
complement the Noosaville average ground poly tanks and no
character and integrate with visible from the public domain. This is
the surrounding natural and considered to be in accordance with the
built environment by— nature of the character expected within
a) using a mix of an Industrial Zone.
lightweight and
textured external
building materials,
including timber
finishes; and
b) using masonry
construction where
variation is provided
in texture, detailing
and the like.
1.1.1 Environment, conservation and recreation
Environment and cultural
heritage values
O23 There are no No solution provided Complies – no adverse affects likely upon
significant adverse effects any of the environmental values mentioned,
on biodiversity, native including all the changes listed from a) to g),
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 17
Page 20
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
vegetation, native fauna Advisory note are considered to occur as a result of this
habitat, landscaped quality, PSP24 – Effluent proposal. The only relevant point may be
water quality or cultural Disposal details liquid waste disposal, however this is to occur
heritage values, including to a sewer as a result of previously liaison
requirements for the
those related to— with and pending approval by Unity Water.
design and siting of
a) changes to natural
drainage; effluent disposal
b) management of fire systems where located
risk; outside a sewerage
c) erosion and the service area. Compliance
transport of with PSP24 will be
sediments off site; considered as part of
d) unmanaged public Council’s assessment of
access; the plumbing and
2
e) effluent disposal ; drainage application.
f) changes to fauna
habitat and
behaviour; and
g) disturbance of
buildings and
features, including
natural features of
cultural heritage
significance.
Open space network
O24 An integrated open S24.1 Open space Complies – the site exists within a well
space network is corridors and existing established industrial area, which is
established throughout the native vegetation in areas appropriately zoned. Accordingly, sufficient
locality and— indicated in Schedule 5 – pedestrian and cyclist linkages exist and the
a) allows for both Map 4 are protected from proposal does not result in any increased
passive and active fragmentation and need for these services.
recreational pursuits; encroachment by
b) provides safe and development.
convenient
connectivity for
pedestrians and
cyclists to
neighbourhood
centres, community
services and other
key destinations such
as public open space,
the Noosa River and
Wallace Estate;
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
O25 Physical and visual S25.1 No solution provided Not applicable
links between public open
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information Council May Request.
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 18
Page 21
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Assessment
(if code assessable)
space areas and
watercourses are retained.
Pedestrian and bicycle
pathways
O26 Safe and convenient S26.1 Pedestrian and S26.1 – Not applicable – not in a corridor
pedestrian and bicycle bicycle pathways are nominated in Schedule 5 Map 2
pathways are provided and provided and retained
retained between and where indicated in
around key destinations Schedule 5 – Map 2;
including— AND
a) an east-west link S26.2 Contributions S26.2 – Not applicable
between the Tewantin toward a Pathways
& Doonan Locality and Network are provided in
the Noosa Heads accordance with PSP20.
Locality along the
Noosa River
foreshore; and
b) a north-south link
between the Shire
Business Centre and
Wallace Park to the
Noosa River
foreshore.
Foreshore character
O27 The natural No solution provided. Not applicable – due to site’s location away
landscape character and from these foreshore areas.
vegetation along the
foreshore areas of the
Noosa River, Lakes
Doonella and Weyba and
Eenie Creek, Noosa
National Park, Keyser
Island and Weyba Creek
Conservation Parks is
protected.
Watercourses
O28 The environmental, No solution provided Not applicable – due to the site’s location
economic, amenity and away from the Noosa River.
transportation values of the
Noosa River system is
protected.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if Assessment
code assessable)
1.1.2 Inconsistent uses
O29 The following defined uses and No solution provided Complies - It is considered that
use classes are inconsistent uses although The Noosa Plan
and are not located in the Industry classifies the proposed use as
Zone— an Agricultural Use, that the
operation and effect of the use is
a) All Agricultural Uses; such that it may also
b) Commercial business; appropriately be located in an
Industrial area. The proposed
c) Entertainment and dining
indoor aquaculture use with a
business; 2
ponded area less than 200 m is
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 19
Page 22
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if Assessment
code assessable)
d) Home-based business; different from most other
e) Industrial business Type 3 agricultural and animal
husbandry uses in that it doesn’t
f) Retail business Types 1, 2 or
require fertile soils or large open
7;
or corralled areas to operate.
g) Retail business Type 4 if not a The proposed use will be
vehicle sales premises contained within a regularly-
located with frontage to sized industrial building (i.e. the
Lionel Donovan Drive existing building), and requires
h) Education; the level of services provided in
i) Emergency Service Type 1; an industrial estate; such as
access to sewerage, water
j) Open Space;
supply and electricity supply.
k) Wellbeing; Discussions with Unity Water
l) Transport Types 4, 5 or 6; have confirmed that liquid waste
m) Detached house; can be accepted and treated by
their sewerage scheme. It is
n) Multiple housing; and also relevant that Noosa
o) Visitor accommodation Spanner Crabs operates in one
of the other two premises within
the parent parcel. Accordingly,
for these reasons, the proposed
aquaculture use is considered to
be appropriately sited within the
Noosaville industrial precinct.
Effects of use
Amenity
O30 Industry uses are located, No solution provided. Not Applicable
designed and operated to avoid
significantly changing the amenity
enjoyed by users of surrounding
premises.
Storage of materials
O31 Materials stored outside of No solution provided Complies – As explained above
buildings do not exceed half the
height of the on-site buildings;
OR
O32 If there are no on-site
buildings, the stored materials do not
exceed 5m;
AND
O33 Storage areas are screened
from the street and adjoining
properties by buildings, landscaping
or fencing.
Frontages
O34 The frontage of each site S191.1 A landscaped building Complies – the site’s frontage is
contains landscaping without setback of 10m is to be provided currently landscaped and there is
adversely screening the business or to Walter Hay Drive, Eumundi no intention to change existing
visitor carparking; Road and Eenie Creek Road, landscaping other than the
unless this is the only frontage to placement of external water
AND the site, in which case it can be storage tanks to the east of the
reduced to 6m; existing building
AND
S191.2 This setback area is to
include a minimum of 2m of soft
landscaping behind which
uncovered visitor carparking may
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 20
Page 23
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if Assessment
code assessable)
O35 Vehicle display is focussed on be located;
and orientated towards Lionel AND
Donovan Drive rather than Walter S192.1 There is no display of
Hay Drive, Eumundi Road or Eenie motor vehicle for sale or hire on
Creek Drive; Walter Hay Drive, Eumundi Road
AND or Eenie Creek Road frontages;
O36 Development fronting Walter AND
Hay Drive, Eumundi Road and Eenie S193.1 No direct vehicular
Creek Road is sympathetic to the access is taken off Eenie Creek
character of the area and suitable for Road or Walter Hay Drive where
its position along the entry roads to the property has access to any
the coastal urban part of the Shire. other road.
Environmental Protection
O37 Industrial development is No solution provided.
conducted in an environmentally
responsible manner, operating
without deleterious impacts on
immediate, surrounding or
downstream communities,
environments and environmental
processes.
1.1.3 Built form
Visual amenity and character
O38 Buildings are designed and No solution provided
sited to provide visual interest and
amenity by—
a) providing well articulated
buildings with strong
horizontal and vertical design
elements and features;
b) using a variety of external
building materials within
external walls where such
walls are visible from the
street; and
c) providing for interesting and
varied site layouts and roof
designs;
AND
O39 Buildings are designed to
provide for a range of potential users
by allowing for adaptable floor plans
and adequate floor to ceiling heights.
6.1.2 Agricultural Uses Code
The above code and in particular Table 14-2 Animal Husbandry is not applicable to the proposed
2
aquaculture use whereby the total ponded area is less than 200 m and fully within an existing building.
6.2 State Planning Matters
The State Assessment and Referral Agency’s mapping indicates that no triggers apply for the assessment of
the proposed use on the subject site.
No other assessment triggers under the Sustainable Planning Regulation 2009 were considered to be
relevant to this proposal.
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 21
Page 24
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
7 Conclusion
The above development application has been submitted to Noosa Council as the Assessment Manager of the
application under the Sustainable Planning Act 2009. This application seeks a Development Permit Material
Change of Use of Premises for Aquaculture (Animal Husbandry Type 1 – Traditional) which is a impact
assessable application under The 2006 Noosa Plan.
This report has documented a number of grounds that support the proposed development. In summary these
grounds include:
2
the proposed use involves less than 200 m of ponded area;
the proposed aquaculture use will be undertaken within an existing building and no external
alterations are proposed to the existing building to accommodate the proposed use. The only
external work swill include the installation or two external movable poly water storage tanks;
the proposed use will not impact on the existing amenity and there will be no reverse amenity
issues given the manner in which the proposed use operates;
the liquid waste will not be discharged to a watercourse but rather into Council’s sewerage
scheme with the consultation with and approval by Unity Water;
The proposed use will not place a greater demand of onsite carparking, loading or maneuvering
than that required by consistent industrial uses;
The proposal is considered to comply with the appropriate outcomes identified in The 2006
Noosa Plan
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 22
Page 25
Proposal Report Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry – Type 1 Traditional) at Units 3 & 4 at 15 Production
Street, Noosaville described as Lots 3 and 4 on SP184294 in CTS34929
Applicant: Oceanic Technologies Pty. Ltd.
_______________________________Annexures
Appendix A: Development Plans for the Proposal
Proposed Site Plan numbered D-01774-01-A as prepared by
Martoo Consulting
Proposed Floor Plans (un-numbered) as prepared by the
applicant
martoo consulting - Town Planners + Land Surveyors + Urban Designers + Development Managers 23
Page 26
5 SP264847 -—— Landscaping Area 4 SP244573 180°0"15” 2/4 MCH4891 90°0" 56.9 ggg ee _l Exisiting Driveway, “J Emt. A : = SOT Parking & Loading Area m= |~§ £pPrerrrr—-------------------- Lu Lu ce _ (7) = ols 8 oS als 8 — S 8 otal Ar 2 otal Ar — & 1 2 S 2 SP184294 SP184294 Qa oc 3 3 a. 5 C 63.5 Landscaping Area 270°0' | | | Emt. S 304 | $P 104321 SP104321 IMPORTANT NOTE: This plan was prepared for Oceanic Technologies as a proposal plan to accompany a development application to Noosa Council and should not be used for any other purpose. The dimensions, areas and total number of lots shown hereon are subject to the issue of all relevant development permits by Noosa Council; a field survey by a Consulting Cadastral Surveyor and also any additional requirements of Noosal Council and any other authority which may have requirements under any relevant legislation. In particular, no reliance should be placed on the the information on this plan for any financial dealings involving the land. This note is an integral part of this plan. Scale 1:250 - Metres i>— 2x 2200It Movable StorageTanks Ro SSS EE —— Eee 10 15 20 25 30 martoo consulting m= pty Itd town planners + urban designers + surveyors Sunshine Coast: 13/6 Bottlebrush Ave NOOSA HEADS P.O.Box 1684 Noosa Heads QLD 4567 Ph: 07 5447 2550 Fax: 07 5455 3322 Gympie: 38 Nash Street P.O. Box 391 Gympie QLD 4570 Ph: 07 5482 7440 Fax: 07 5482 4952 a RP.D “f= Lots 1 - 4 on SP184294 15 Production St, NOOSAVILLE Local Authority: NOOSA COUNCIL DEVELOPMENT —F" SUMMARY Total Site Area: 2285m? approx. Total Pondage Area: 144m? PROJECT “is Proposed Material Change of Use of Premises for Aquaculture (Animal Husbandry - Type 1 Traditional) Applicant: Oceanic Technologies Detai Site Plan Scale: Date: 1:250 (A3) 02/12/2014 Drawn By: LMc - MARTOO CONSULTING Reference No. D-01744-01-A
Page 27
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Page 28
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