Request To Change Existing Development Approval For A Material Change Of Use For Industrial Business Type 1 Warehouse (Self Storage Facility) & Operational Works Signage At 64-66 Rene Street, Noosaville (MCU14/0049.01)

REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR A MATERIAL CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 1 WAREHOUSE (SELF STORAGE FACILITY) & OPERATIONAL WORKS SIGNAGE AT 64-66 RENE STREET, NOOSAVILLE (MCU14/0049.01)

Document information

Author	Coordinator Planning, Denis Wallace
Planning & Infrastructure Department

Index	ECM/Application/MCU14/0049.01

Attachments	1.	Fire Truck Manoeuvring Plan

APPLICATION DETAILS
Applicant	Sharpe Enterprises Pty Ltd
Proposal	Material Change of Use of Premises – Industrial Business Type 1 – Warehouse (Self Storage)
Properly Made Date	30 June 2015
Decision Due Date	11 August 2015
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	64-66 Rene Street, Noosaville
RP Description	Lot 280 SP104321
Land Area	4,050m2

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosaville
Zone	Industry
Overlays	Medium Bushfire Hazard Area Low Potential Acid Sulphate Soils Area
Assessment Type	Change to Existing Approval

RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Organisation Committee Meeting dated 21 July 2015 regarding Application No. MCU14/0049.01 for a Request to Change an Existing Development Approval situated at 64-66 Rene Street, Noosaville and agree to:
A.	Amend Conditions 2 & 6 to read as follows:
2.	Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed below and are as amended by the conditions herein.
Plan No.	Rev.	Plan/Document Name	Date
11065-C-12	A	Fire Truck Turning Movement	17/03/15
OGSS-001-01	G	Site Plan Stage 2	18/9/14
OGSS-001-02	G	Stage 2 Basement Floor Plan	18/9/14
OGSS-001-03	G	Stage 3 Ground Floor Plan	18/9/14
OGSS-001-04	G	Stage 3 Level 1 Floor Plan	18/9/14
OGSS-001-05	G	Stage 3 Level 2 Floor Plan	18/9/14
OGSS-001-06	G	Elevations 1 & 2	18/9/14
OGSS-001-07	G	Elevations 3 & 4	18/9/14
OGSS-001-08	G	Sections A-A & B-B	18/9/14
OGSS-001-09	G	Basement Location Plan	18/9/14
6.	The maximum height of the development must not exceed Reduced Level 19.96 AHD.
B.	Delete Condition 7.

REPORT
PROPOSAL
The application seeks to change an existing development approval for a self-storage facility currently under construction.  The applicant seeks minor changes to the development and changes to 2 conditions.  The changes relate to the landscaping layout and the building’s height, specifically:
Conversion of a portion of landscaping area at the rear of the development to hardstand to cater for fire truck parking
A portion of the building’s roof exceeds the 10m height limit and the applicant requests modification
site details
Background
A report on the application to develop the site for a self-storage facility was considered by Council at its Ordinary Meeting on 20 November 2014.  The development comprised two self storage buildings on the site, with one being the refurbishment of an existing industrial shed and the other being a new 3-storey building.  Council approved the development subject to conditions.

The applicant also sought Operational Works approval for signage in excess of planning scheme provisions, Council refused that aspect and the matter was subject to an appeal, which was recently settled.

This application relates only to the Material Change of Use component issued by Council for the self-storage use.
Site Description and Location
The site is 4,050m2 in area and generally rectangular in shape but has an irregular rear boundary. The land slopes moderately down to the rear, with an overall fall of approximately 3 metres. The lot has a 71.6m frontage to Rene Street with one existing access driveway positioned along the eastern boundary.

The site has previously been excavated toward the Rene Street frontage and has been levelled to roughly the natural ground level at the rear. Only a small strip of ground at street level exists within the site along the frontage, which is either retained or battered back to the lower portion of the lot.

An existing 2 storey industrial building sits in the western portion of the site and has a footprint of approximately 1,000m2. Much of the remaining open space to the east of the building is concrete hardstand and there is no significant vegetation present. A locality map and aerial photograph of the site is shown below.

Figure A - Locality Map

Figure B – Aerial Photograph

Surrounding Land Uses
A mix of industrial uses are adjacent to the site to the north, east and west within the industry zone. Nearby uses include mechanical workshops, manufacturing, service industries, warehouses and some heavy/noxious industries. Smaller format industrial tenancies abut the site directly to the west and an approved concrete batching plant neighbours the site to the east.
Statutory Process
The proposed change to the development approval requested by the applicant is determined to constitute a permissible change in accordance with s367 of the Sustainable Planning Act 2009 on the grounds that:
The change would not result in a substantially different development because the changes do not propose a new use, or works, or apply to a new parcel of land.
The change would not trigger a new referral to the State Assessment and Referral Agency;
The development is code assessable and not subject to submissions; and
The changes do not involve prohibited development.
Assessment
An assessment of the applicants requested changes is provided below.
Condition 2 – Approved Plans
2.	Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed below and are as amended by the conditions herein.
Plan No.	Rev.	Plan/Document Name	Date
OGSS-001-01	G	Site Plan Stage 2	18/9/14
….			
Applicant’s Request
The applicant seeks to amend the approved site layout to accommodate a fire truck parking area shown on the plan included as Attachment 1. The new plan modifies an area of landscaping at the rear of the building to hardstand to allow a fire truck to park at the back of the site.  The applicant submits:
Prior to lodgment of the building plans, the applicant had initially been advised that fire trucks could park on the eastern driveway within 10 meters of the new building, provided there was a three metre high fire wall. When building plans were lodged with Queensland Fire and Rescue Service (QFRS) for approval, the applicant was advised that the new building blocked the fire hose path and that the proposed location was not acceptable and would not be approved.
A review of the site has indicated that there is no alternative hardstand area available that complies with QFRS requirements. The applicant was therefore instructed to provide a hardstand area for fire trucks at the rear of the site within an area previously calculated in landscaped open space requirements.
This layout reduces the area of landscaped open space provided on site. The applicant therefore requests that Council consider the reduced landscaped area. It is noted that this area will only be used for emergency fire vehicles and will be generally be an open area.
Assessment
The approved development provided the minimum 15% landscaped area listed as a Probable Solution within The Noosa Plan’s Landscaping Code.  The proposed amended layout still generally accords with the outcomes of the Code, with primary landscaping provided to the front and side boundaries and the rear buffered by environmental reserve.
Council’s Building Certifier has confirmed that the fire truck provision is a requirement for this site that arose from the building permit process.  The site is unusual for an industrial site in that access to the lower basement level is obtained from the rear of the site, with the land sloping up to the front boundary.  The building permit lodged with Council for its records includes correspondence from Queensland Fire & Rescue Service stating that the parking area is required.  As such the change to the external layout is supported.
Conditions 6 & 7 – Building Height
6.	The maximum height of the development must not exceed 10 metres above the finished ground level and the natural ground level.
7.	Certification must be submitted to Council from a Licensed Surveyor which certifies that the buildings do not exceed the maximum height requirement of this Decision Notice.
Applicant’s Request
A survey of the site has been undertaken to certify that the building complies with the stipulated height requirements. Unfortunately the survey has revealed that the building exceeds the 10 metre height limit by 700mm.  [A submitted plan] includes a survey of roof heights of the existing building whilst Figure 2 below indicates the location of the intrusion which relates to the middle portion of the roof. Due to the slope of the site this area is not readily visible from the street and has little impact on the surrounds.

Figures 3 and 4 below illustrate the visual presentation of the height intrusion to the Rene Street frontage. These photographs clearly demonstrate that the front portion of the building complies with height requirements and that the area of intrusion will not be noticeable from the Rene Street frontage as the building provides a stepped building form and the area of intrusion is located in the middle section of the roof.

The applicant therefore requests that Council delete conditions 6 and 7 and replace with a condition recognizing the area of intrusion.
Assessment
The Material Change of Use application plans submitted for approval demonstrated height compliance, in particular at the rear of the building, where natural and finished ground level is lowest. Discussions with the applicant indicate a discrepancy occurred between the design draftsman’s interpolation of existing (excavated) site survey levels to assume the historic Natural Ground Level and the contour levels now provided by the certifying surveyor engaged to comply with Condition 7.  As a result, a height incursion has occurred in the middle of the building at the rear of the front tier of the roof. The applicant advised it investigated whether modifications to the roof framing could be made to achieve compliance but a lift shaft in this area prevents that option.
The applicant’s submission about the negligible built form impacts for the section of non-complying roof is noted and the grounds generally agreed. Importantly, based on the submitted survey the front elevation of the building is no greater than 9.3m in height. A change to condition 6 to reflect the as-constructed roof level is therefore supported. Condition 7 can be deleted given the submitted survey information Council now holds.
cONSULTATION
IDAS Referral Agencies
Not applicable.
Other Referrals
Comment was provided on the application by Council’s Building Certifier.
conclusion
The applicant’s request to amend the existing development approval raises some planning concerns but submitted supporting information for both the landscaping and building height aspects demonstrate reasonable grounds and negligible impacts.  The changes are therefore supported, with amended conditions provided in the recommendation.

Departments/Sections Consulted:

	Community Services	X	Planning & Infrastructure
	Disaster Management & Public Order	X	Building & Plumbing Services
	Waste & Environmental Health	X	DA Planning
	Community Facilities		Strategic Land Use Planning
	Cultural Facilities		Asset Design & Investigations
			Asset Planning
			Civil Operations
			Environment
	Executive Office		Corporate Services
	Community Engagement		Finance
	Customer Service		ICT
	Executive Support		Procurement & Fleet
	Governance		Property & Facilities
	Human Resources		Revenue Services

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PLANNING & ORGANISATION COMMITTEE MEETING REPORT	21 JULY 2015

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PLANNING & ORGANISATION COMMITTEE MEETING REPORT	DD MONTH YYYY

[Attachment: image3.png (image text)]
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Steve McGregor
Design Serace
BAL 10% ©

FRONT BOUNDARY

ROOF SHEETING

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PROPOSED «STAGE 2

‘SELF STORAGE FACILITY

ROOF PROFILE
PLAN

STAGE 2
ROOF PROFILE PLAN

(OTHER SITE FEATURES NOT SHOWN FOR CLARITY)

 

oGss-001-15/A

Figure 2 - Plan illustration area of height intrusion


[Attachment: image4.png (image text)]
 

Figure 3 — Photograph illustration area of intrusion from front of site- east


[Attachment: image5.png (image text)]
Nil area of visible
roof above 10m

   

Figure 4 - Plan illustration area of height intrusion - west