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Planning Statement
Attached to the e-mail Development Application MCU17/0025 & OPW17/0095.
Our Reference: 02163 L02 NG M2C Contact Person: Nadine Gorton th 15 March 2017 Chief Executive Officer Noosa Council Po Box 141 TEWANTIN Q 4565 Attention: Planning & Development Confidential Email Transmission: [email protected] Original in Post: No Dear Sir/Madam, RE: LODGEMENT OF A DEVELOPMENT APPLICATION Material Change of Use – Development Permit for a Material Change of Use – Type 1 Warehouse (Self Storage) and Operational Works (Advertising Device) over land situated at 62 and 64-66 Rene Street, Noosaville and described as Lot 59 on RP228906 and Lot 280 on SP104321. Martoo Consulting has been engaged by the applicant Sharpe Enterprises to submit a development application seeking approval for a Material Change of Use for a new Type 1 Warehouse for self storage which will form stage 3 of an existing storage facility known as OnGuard Self Storage. The application also seeks approval for Operational Work – Signage across the site. The Noosa Council is the Assessment Manager for this development application under the Sustainable Planning Act 2009. The applicant seeks approval to construct a new building on 62 Rene Street which is proposed to be used for self storage units and will link to the existing storage facility at 64-66 Rene Street. This letter supports the above development application by explaining the site and the applicant’s rationale for the proposed land use and concludes by providing our brief town planning assessment of the proposed extensions. THE SUBJECT SITE The site comprises two sites located at 62 and 64-66 Rene Street, Noosaville and is described as Lot 2 59 on RP228906 and Lot 280 on SP104321. The two sites have a total area of 6146m and are of a rectangular configuration with a combined street frontage of 110 metres to Rene Street. 62 Rene Street currently contains a number of single storied colorbond buildings and open carports with a central driveway and is currently used for the storage of vehicles and caravans associated with OnGuard Storage. All access to the site is from the existing driveway to the east of the frontage. 64-66 Rene Street contains two colourbond buildings that are used as the main storage facility for OnGuard Storage. This site has two access driveways to Rene Street, the western driveway which provide access to the upper level as well as linking to the eastern driveway that provides access to ground level storage units at the rear of the site.
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The site is located on the southern edge of the Noosaville industrial estate and industrial uses adjoin
the site the west and east and opposite the site. The southern boundary adjoins an environmental
reserve.
The site has access to public infrastructure including water, sewer and underground
telecommunications and overhead electricity supply which is appropriate for urban development.
The aerial photograph below illustrates the sites location and surrounding uses.
Subject site
Figure 1 Subject site
THE DEVELOPMENT APPLICATION
The applicant seeks to demolish the existing structures on 62 Rene Street and construct a new
industrial building to complement the existing storage facility at 64-66 Rene Street. The new building
is to be utilised for self- storage consistent with the adjoining storage facilities on site.
The industrial building is to be partially excavated into the site and comprises three levels. The
proposal plans detail a partially excavated basement floor plan for caravan, boat and car storage as
well as air-conditioned and dehumidified storage units. The upper two levels of the building are to be
used for self storage facilities of varying sizes and accessed by a central loading dock which will
contain trolleys and a lift for access. A small office for sales of packaging and storage items is
provided to the front of the site.
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The storage sheds are to be rented out by individuals for self storage purposes and have areas
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ranging from 5.7m to 24m .
The proposed building is to comprise reinforced concrete block walls on the basement level with the
upper two levels comprises a steel frame with an insulated wall system.
Carparking for 4 vehicles is provided at the front of the site with access to the rear basement from the
existing driveway across 64-66 Rene Street and over Councils pathway.
Proposal plans prepared by Steve McGregor Design Service are included in Attachment 1.
The applicant also seeks approval for signage across the two sites and three buildings. In this regard
the applicant is seeking approval for a number of signs that would be defined as General Signs under
the Advertising Devices Code of the Noosa Plan. The signs include wall and awning type signs on the
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existing and proposed building. The signage will total 31.98m for the three buildings.
th
The signage application has been discussed with Ms Kerri Coyle at a meeting with the applicant on 9
February 2017, where Ms Coyle agreed with the proposed signage would be appropriate for the site.
NOOSA PLAN
The Noosa Plan 2006 defines an Industrial Building Type 1 as:
Industrial business means the conduct of an industrial business activity, where goods or products are produced,
manufactured, dismantled, altered, repackaged, repaired or stored at a scale of greater than that defined by retail
business. The use includes the sale of goods, resulting from such operations, provided that sales space does not
exceed 20% of the use area. Any space dedicated for administration or accounting work in connection with such
operations does not exceed 20% of the use area. The term includes the following types:
Type 1 Warehouse: The use of premises for the storage of goods, merchandise or materials in large stocks
(whether or not such storage is required for an adjoining shop or other commercial premises), pending their
distribution or wholesale. The use includes a warehouse or self-storage facility.
The proposed use is consistent with the above scheme definition and Type 1 Warehouse uses are
indicated as being consistent code assessable uses in the Industry zone in which the site is contained.
(refer Figure 2)
Figure 2 Extract of Noosaville Locality Map
The Noosa Plan 2006 indicates that Industrial Building Type 1 are to comply with the following
codes:
• Noosaville Locality Code;
• Business Uses Code;
• Landscaping Code; and
• Engineering Works Codes.
The proposal has been reviewed against the Noosaville Locality Code in Attachment 2 and is
generally considered to comply with the specific outcomes.
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The proposal complies with the Business Uses Code as the proposed building and use are consistent
with the provisions of the code. With regard to waste disposal it is noted that only two wheelie bins are
required on site for waste generated by the office. Patrons of the storage sheds are not able to
dispose of rubbish on site. The premises are also appropriately lit and well secured.
The proposal has also been reviewed against the Engineering Works codes and is considered to be
consistent with detailed requirements.
In accordance with the Driveways and Carparking Code, carparking is to be provided on site at the
following rate:
Four designated vehicle carparking spaces are provided on site as well as a loading dock capable of
parking three trucks or four vehicles in tandem. This carparking configuration is considered to meet the
requirements of the use as ground floor patrons will park in front of their unit and unload whilst upper
levels will utilise the loading dock and front carparking spaces.
The planning scheme requires 1 bicycle parking space per 100m 2 or part thereof of gross floor area
which would result in the provision of 21 spaces for the site. The self storage nature of the site
generally means that most people drive to the site to deposit goods on the units and therefore 21 bike
spaces should not be required.
SIGNAGE
The applicant is also seeking approval for Operational Works for Signage across the site. In
accordance with the Advertising Devices Code several General Signs and one Medium Impact sign
are proposed for the site and include:
General Signs
• Awning face sign
• Wall sign
Medium Impact Sign
• Freestanding sign
Plans included as Attachment 2 provide dimensions and locations of the proposed signs. The
Advertising Devices Code indicates the maximum combined sign face area of all signs on the
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premises is 10m and refers to the Sustainable Planning Act definition of premises which includes a
.
building or land.
2
The applicant is proposing a combined sign face area of 31.98m which the applicant has discussed
with Council staff who agree that the proposed area is acceptable. The applicant further notes that the
signage complies with the Code as detailed below:
O2 Advertising devices—
f) are compatible with the human- scale and character of the locality in which they are situated;- The signs proposed
on site are reflective of the modern building form on site. The site comprises three buildings with the signage
distributed across the buildings providing a coherent presentation to the area. The signs are consistent with the design
of the industrial buildings on site and in the surrounding area.
g) are compatible with the scale, proportion, bulk and other characteristics of buildings, structures and landscaping;
- As above
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h) are designed, sited and integrated so as not to contribute to the proliferation of visual clutter. – The signs have
been professionally designed and placed on the building to integrate with the rectangular form and colours of the
building.
This development application has been prepared in accordance with the Sustainable Planning Act
2009 and is submitted electronically with the following attachments:
1. Proposal plans prepared by Steve McGregor Design Service; and
2. Completed IDAS Forms 1, 5 and 6;
Councils application fees will be paid electronically upon confirmation of Councils file reference and
fee link.
Please contact our Sunshine Coast office if you require any further information and/or clarification in
relation to this proposal.
Yours sincerely,
Nadine Gorton
Senior Planner
martoo consulting pty ltd
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Page 6 ATTACHMENT 1___________________________________________________________________ PROPOSAL PLANS
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Page 7 ATTACHMENT 2__________________________________________________________________ Noosaville Locality Code